July 4, 2020

God Bless our Country - Happy Birthday America!


 

Happy 4th of July!

 

 

 

Happy 4th of July

 

 

 

 

 

May all of you enjoy a safe and Happy Holiday with your family or friends.  

 

 

Happy Birthday America!

 

 

Enjoy Life, Liberty and the Pursuit of Happiness!

 

 

God Bless America!  Thank you to the men & women who serve, and provide us freedom of living in the United States of America.

 

 

Remember in most municipalities, fireworks are illegal, and with the dry and HOT temerpatures, the fire danger is high.     Let the professionals set off the fireworks!

July 3, 2020

Preparing your Home for Sale

 

When putting a home on the market, a homeowner should look at many things to be sure their home is ready for the market.   It is a proven fact, that a "ready to move in" home will sell faster and at a higher price than a home that needs work.  Buyers will always estimate much higher for repairs than it will truly cost.

1.  Have your roof inspected.  I have a company that will inspect your roof for FREE, but will give estimates from 3 companies for your convenience if you need repairs, but you can always call your own roofer.

2.  Do the Touch-ups.   If you have nicks in walls, trim, doors or baseboards, get the paint out, and paint.   The buyers still may want to do their own color, but won't think they HAVE to paint when they first move in.   If you will be offering FHA or VA financing, check the outside paint as well.   Chipping paint will be an issue.

3.  Have leaks, get those repaired.   These will definitely be on the inspection objection, so best to get these repaired.  If the faucet leaks from above or below the sink, get this repaired.  Water is always an issue.

4.  How does the flooring look.   If you have hardwood flooring, but quite scratched, it is best to have it screened and resealed to make it look beautiful.   If carpet is stained or wrinkled, maybe time to order new carpet.   If you have tile, but the grout is really dirty, it is wise to get this cleaned.

5.  Have too much "stuff".    You will be moving, so get the extra stuff in every room packed up.   You want the buyers to look at your HOUSE, not your stuff.   If you have a wall of photos/pictures, scale that down, and fill in the nail holes.   Pack up on the knick knacks.   Professional photos will showcase your home better with less!  I always have recommendations if furniture needs to be rearranged to better showcase a room, especially for photos.   If you only have a "path" in the basement, time to evaluate and see if it is time to decide if you really need it rather than moving something you don't.  

6.  Clean, Clean & Clean More.   This is the time you want your home to sparkle.   Clean the vents (high and low), the baseboards, window treatments/blinds, light fixtures, cabinets and corners in every room.   I have seen where buyers want a cleaning done paid by seller if the home shows dirty.

7.  Old Light Fixtures/Old faucets.   These items don't cost much, but will give a home a boost.  

8.  Curb appeal.   When you have your home listed, your home should look the best on the block!  The grass should be nice and green and weed-free.   The borders need to be weed-free and bushes trimmed.   Fresh plants with color add a pop, and if you have a porch, it is inviting to have chairs and/or a small table.   Same with the back yard, make it inviting, so the buyers WANT to see themselves entertaining in that back yard!   Have branches, or miscellaneous stuff laying on the side of the house - REMOVE IT.   Have the dead trees/dead bushes removed.

9.   Smells.    This is a BIG one.   If you have pets, this is a turn-off if you walk in the door and can smell the cat box, or it smells like a wet dog, or even baby diapers.  Don't purchase plug-in air fresheners that over-power the air.  This will make buyers feel like you are covering something up.   Keep everything clean, and buy candles for some rooms.  You don't have to light them, they have a scent by themselves.   If you do buy a plug-in, keep it to vanilla scents.  After a good deep cleaning, you should have a fresh and clean smell.

10.   Furnace & Air Conditioner.   Have you had your furnace and/or your air conditioner serviced lately?  Like the roof, this could be a huge expense, and having it serviced and cleaned prior to listing, you will know if you have any issues.   In most every inspection, the inspector recommends cleaning and service.

11.  Appliances.   Do your appliances match?   Are some white, some stainless?   Do they all work properly?   Again, another area that buyers are looking and estimate much more than they truly cost.   On large Holiday weekends, there are sales on appliances, if you have to upgrade.   Gas stoves/cook-tops are the most popular.

12.  Closets.  And finally, if you open closets, and things fall out, time to scale down what is in the closet.   Don't use all the clothes, pack up the clothes/shoes you won't be wearing for that season.   It will make your closet look larger, especially the Master closet.

 

I will always walk a home, and make notes for a homeowner, and they can pick and choose what they want to do.   My job is to get the highest and best price in the least amount of time, and want to do everything I can to accomplish this.    In our current market, with a home prepared completely, priced right and has a great location, there is a good chance you will see multiple offers.    That always feels good!

 

Thinking of Selling?  Call me, let's put together a plan of action.

 

 

 

June 27, 2020

More Information on Lightning Strikes in Colorado

 

It is that time of year once again where we see afternoon storms pass over Denver almost every afternoon.   Some areas are spared, some are hit hard with rain and/or hail.   Yesterday there were even tornado warnings around Colorado Springs.

 

Lightning was plentiful, even if there wasn't much rain.   According to the experts, lightning rarely will strike someone directly.   The lightning usually hits another source, like a tree, and then transferred to a person under the tree.    You are safe in a car, and in a home.  However, if lightning hits a home, stay away from the plumbing, that can transfer also.

 

We are ranked 19th in the Country for the number of lightning flashes that hit the ground, and tied for 7th for the amount of fatalities from lightning.   Below find the chart of how your state ranks.

 


This chart is off the National Weather Service's web site.

 

June 26, 2020

Need Space? Are you Thinking of Acreage for your New Home?

I have many web visitors looking for space for their families and lifestyles.   They want out of town, out of the hustle and bustle of the traffic and noise.    Maybe they want to start a giant garden, or farm.    How about having cows and pigs and start being sustainable on your own.

 

 

There are many listings just out of town a bit with 20+ acres to enable you to set up this type of lifestyle.   Maybe you work on cars and need a giant workshop?  Maybe you are looking for a multi-generational home, and want a separate area for your parents or grown kids?    Maybe you want to have a location to stable horses or llamas.    Many of the large acreages have outbuildings already in place, or maybe you will need to add on to current outbuildings.  Lots of options.

 

 

To locate the home of your dreams - here are current active listings in these counties with 20+ acres with a home -

ADAMS COUNTY homes for sale with acreage

 

ARAPAHOE COUNTY homes for sale with acreage

 

BROOMFIELD COUNTY homes for sale with acreage

                                                  (today there were none)                                                                       

DENVER COUNTY homes for sale with acreage(today there were none)  

DOUGLAS COUNTY homes for sale with acreage

ELBERT COUNTY homes for sale with acreage

JEFFERSON COUNTY homes for sale with acreage

WELD COUNTY homes for sale with acreage

 

In looking at the listings by county, not all listing agents enter the correct information with each listing.   Some condos/townhomes auto-populate this field, and the agents do not even look at it.   I just saw one listing in Adams county (a home) that had over 6000 acres, OOPS, they meant 6000 SF lot.   

 

If this has been a dream for you --- it could come true!   There are 122 listings from $425,000 (in Limon) to $37 million in Golden, and lots in between.   Take a peek, and let me know when you will be ready to start your search for your own SPACE.   Or find your little bit of heaven!

 

 

 

June 24, 2020

Town of Parker CO - Market Update Post Virus May 2020

 

You will find this quaint town Southeast of Denver proper, and about 20 miles or 30 minutes.  It is easy to catch the light rail at Lincoln, if you work downtown, or somewhere along the line.    There are about 64,000 residents in the Town of Parker, and Main street is a fun place to dine or enjoy the retail outlets.

 

 

If you are looking to buy a home in Parker, there is quite a variety of price points.   You can buy a condo or a multi-acre ranch outside the city limits, yet just a few minutes into town.  


The month of April was quite unusual with no "in-person" showings, buyers had to buy sight unseen, then schedule a showing within one to two days after acceptance of an offer.  The buyer could move forward or terminate with no penalty.   It was AMAZING to see that this did not impact April sales much!  May's sales were slower due to no showings in April.

 

Sales for May 2020

138 homes sold ranging from $299,000 to $2,025,723 (up from 153 sold last month, 217 sold May 2019)

Average days on market - 27 days (down from 29 last month and there were 30 days in May 2019)

Average sales price was $514,583  (last month was $530,000 and May 2019 was $515,000)

Sellers saw 100% to list price

These homes were built from 1975 to new builds (2020)

 

The highest sale was in Colorado Golf Club, and sold for $2,025,723.  This home is on 1.02 acres, is a custom home built in 2020, has 5 bedrooms, 7 bathrooms, and a 4-car garage.    The home has 5,167 total square feet and was on the market for no days.  (most likely was a dirt start)

  

Looking for a home in Parker CO?    Check out this link for the current active listings - 

HOMES FOR SALE IN PARKER CO

 

 

Are you looking for a home on acreage?  The best price I found today is a home in Deer Creek Farms on 1.6 acres listed for only $542,900!

  

Want to know what a home looks like for $12,900,000?    This home was built in 2001, has 11 bedrooms, 24 bathrooms, and a TWENTY-NINE car garage!   There are 45,212 total square feet including out-buildings on 35 acres. 

 

 

 

If you would like to know more about the Town of Parker, please give me a call.  720-231-6373 

 

June 15, 2020

Denver Real Estate Market Update - May 2020

The Denver real estate market usually starts with a flurry either January or February, and this year again we were faced with razor-thin inventory.  Buyers were in multiple offer situations UNTIL COVID reared its ugly head in our State in March.  We were seeing new listings come on, then the Attorney General said we no longer were able to show homes. 

For the month of April, most of the Denver metro area was not allowing "in-person" showings, which led to many withdrawn listings, and hundreds less listings each week.  Beginning 5/8, all counties in the Denver metro area once again were able to show, and listings hit the market daily.  

 

For the month of May, the days in MLS increased from 20 to 23 days, which is amazing considering the Virus situation.  The sales decreased 44.2% over last year's sales, and down over last month's sales also.   The number of homes that went pending increased dramatically (understandably when you cannot view a home until you have it under contract) from last month.

The following data is courtesy of Joan Cox - House to Home, Inc.

 

Denver saw an increase in active listings, and we have 18.1% less new listings than we did this time in 2019.   The pending listings saw an increase (4.3%) over the same month 2019, and a sizable increase from March 2020.  Sold properties saw a decrease from last year.   With 23 days in MLS, this still indicates we are experiencing a Seller's market.  (May 2019 we saw 25 days in MLS)   Sellers should remember to list a home properly, as those over-priced homes will sit on the market.  (this includes land, attached properties, single family homes and up to the mega million dollar homes)  

 

See what homes are currently available - Active Homes for sale in Denver

 

Stats for the Month of May 2020

New Listings - 7,317 - up from 4,695 last month  (in 2019 it was 8,801) 

Pending Listings - 7,566 - up from 3,711 last month (in 2019 it was 7,251)

Closed Listings - 3,438 - down from 3,855 last month (in 2019 it was 6,164)

Days in MLS - 23 days - up from 20 days last month (in 2019 it was 25 days)

Average Sold Price - $495,491 - down from $502,207 last month (in 2019 it was $502,491)

Percent of Sold Price to List Price - 99.4%, same from 100%  last month

 

Buyers - Usually the spring buying season starts mid-January or early February and did not disappoint, and started with a fury.   Razor-thin inventory had buyers again making crazy offers, and most saw multiple offers.  Once we saw the virus in Denver, the ability to show a home "-in-person" was stopped for a few weeks.  The new "normal",  you will see gloves, booties & sanitizer in listings, don't touch the light switches or doors.   We are seeing many multiple offers, especially with homes priced below $500,000.

 

Sellers - Pricing your home is very important, and not start too high, or you will be sitting on the listing for a while, as you now have competition.  If you don't have showings, you won't see an offer!   If you are thinking of selling, but worried you won’t find a replacement home, I can enter into MLS the fact you require a contingency of a replacement home.   I may recommend unless you HAVE to sell right now, it may be easier once showings are allowed.

 

 

Homeowners - if you have thought about selling and like like a home evaluation, please let me know, I will contact you right away.  Relocating to Denver, and need some advice - see my Relocating to Denver information.

 

 

June 3, 2020

Luxury Real Estate Market in Denver Colorado - Market Update May 2020

 

A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area over $1 million.   Some have mountain  and/or city views, some back to a golf course or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or on acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.   

 

With COVID-19, listings and sales slowed down in every price range, not only the luxury sector.   However, some buyers that had planned to buy a home with cash made other decisions once the investments plummeted.  April's sales were down 25% from March.  Since mid-May, the showings have picked up, even though we still have stringent regulations on showings, we are seeing the market escalating.

 

 

Here is how the luxury market fared for the month of May 2020

Total sales - 97 homes ranging from $1,000,000 to $4,500,000 (last month was 122 homes)

Average Days on Market - 60 days (increased from 40 days last month)

this was due to no "in-person" showings

Average price per SF (Total) - $266.68 (last month was $251.96)

These homes were built from 1885 to 2006

 

The highest-priced home sold was $4,500,000 in the Denver Metro and is in Cherry Hills Village.   This expansive home was built in 1999, on pristine grounds of 2.21 acres with a 5-car garage.   This home has 6 bedrooms, 10 bathrooms, and 14,106 total finished square feet.  This home was on the market for 150 days. 

 

There were no short sales sold, and no bank foreclosures sold this month.

I was predicting an interesting year of sales with the election in November, but had no idea we would be facing this pandemic and affecting not only our real estate sales, but our entire economy.   Sales were very strong prior to COVID and definitely saw an early spring buying season.   As of 5/8, we can again perform "in-person" showings, which makes all the difference.    Not many buyers wanted to buy a home sight unseen.   The stock market is rebounding nicely, so the cash buyers will hopefully feel better about their cash purchases.

  

Looking for a home on acreage and private?    With mountain views?    Or would you like to see what homes are for sale over $1,000,000?   There are currently no bank-owned properties for sale and there are no short sales listed.

Short Sale homes for sale

Contact me for bank-owned properties for sale

 


 

 

Today, you will find 828 homes for sale in the Denver metro area listed over $1,000,000 up to $37,000,000.   They have been on the market for an average of 102 days and these homes were built from 1885 to 2005.   This amount has increased significantly from last month.

 

This listing listed for $37,000,000 is off I-70 after climbing into the mountains on 157 acres.  This home was built in 1999 and called Bear Mountain Ranch.   This home features 9 bedrooms, 10 bathrooms with a total finished 17,017 square feet and a 7-car garage.   It also has two barns, an arena, workshop and caretaker quarters.

 

There are 324 homes currently under contract over $1,000,000 up to $6,650,000 with an average 62 days on market.    These homes were built from 1890 to 2021.    (This amount increased from 267 last month.)

 

Here is how 2018 compared to 2019

Total Sales     2018 - 1,625        2019 - 1,810

Days on Market      2018 - 86 days     2019 - 61 days

Average Price Sold     2018 - $1,295,000      2019 - 1,300,000

% Seller Saw to List        2018 - 97.72%     2019 - 97.65%

 

With the equity increases we have seen over the last several years, it is not unusual to see homes priced over $1,000,000 now all over the City.  In October 2015 there were only 30 homes sold in Denver proper, this month there were 75 homes sold.

 

I have obtained my luxury marketing certification and has given me a multitude of new ideas.    If you have seen a home in this post this intrigues you, give me a call - 720-231-6373.   

 

 

May 28, 2020

Looking for Listings on Acreage with Outbuildings?

 

Are you looking for property on acreage?   Maybe you need an outbuilding for a workshop?   Or, have animals and would like a barn and/or chicken coop?

I get these requests several times a month, and depending on your budget, there are listings in many areas outside the Denver metro area.   There are some homes on one acres, many on acreage over 5.    Do you have horses or cattle -- there are listings for YOU!

 

Listings in Adams County with one+ acres -

https://www.joancox.com/search/results/?county=Adams&city=all&zip=all&neighborhood=all&type=res&list_price_min=50000&list_price_max=all&short_sale=all&beds_min=all&baths_min=all&area_min=all&acres_min=1&amenities=all&lot_size_min=all&year_built_min=all&style=all&school_district=all&basement=all

 

Listings in Arapahoe County with one+ acres -

https://www.joancox.com/search/results/?county=Arapahoe&city=all&zip=all&neighborhood=all&type=res&list_price_min=50000&list_price_max=all&short_sale=all&beds_min=all&baths_min=all&area_min=all&acres_min=1&amenities=all&lot_size_min=all&year_built_min=all&style=all&school_district=all&basement=all

 

Listings available in Douglas County with one+ acres -

https://www.joancox.com/search/results/?county=Douglas&city=all&zip=all&neighborhood=all&type=res&list_price_min=50000&list_price_max=all&short_sale=all&beds_min=all&baths_min=all&area_min=all&acres_min=1&amenities=all&lot_size_min=all&year_built_min=all&style=all&school_district=all&basement=all

 

Listings available in Elbert County with one+ acres -

https://www.joancox.com/search/results/?county=Elbert&city=all&zip=all&neighborhood=all&type=res&list_price_min=50000&list_price_max=all&short_sale=all&beds_min=all&baths_min=all&area_min=all&acres_min=1&amenities=all&lot_size_min=all&year_built_min=all&style=all&school_district=all&basement=all

 

Nothing better than getting out of the hustle and bustle of the Denver proper area, and hearing the sounds of nature!    If you are ready to check out your options - check out the links above and see what is available within your budget.

 

 

 

May 21, 2020

Town of Parker CO - How did the Virus affect sales for April 2020

 

You will find this quaint town Southeast of Denver proper, and about 20 miles or 30 minutes.  It is easy to catch the light rail at Lincoln, if you work downtown, or somewhere along the line.    There are about 64,000 residents in the Town of Parker, and Main street is a fun place to dine or enjoy the retail outlets.

 

 

If you are looking to buy a home in Parker, there is quite a variety of price points.   You can buy a condo or a multi-acre ranch outside the city limits, yet just a few minutes into town.  

The month of April was quite unusual with no "in-person" showings, buyers had to buy sight unseen, then schedule a showing within one to two days after acceptance of offer.  The buyer could move forward or terminate with no penalty.   It was AMAZING to see that this did not impact April sales much!

 

Sales for April 2020

153 homes sold ranging from $392,000 to $1,875,844 (up from 151 sold last month, 163 sold April 2019)

Average days on market - 29 days (down from 30 last month and there were 31 days in April 2019)

Average sales price was $530,000  (last month was $534,000 and April 2019 was $523,300)

Sellers saw 100% to list price

These homes were built from 1973 to new builds (2020)

 

The highest sale was in Spirit Ridge, and sold for $1,875,844.  This home is on 1.6 acres, is a custom home built in 2008, has 7 bedrooms, 9 bathrooms, and a 6-car garage.    The home has 9,271 total square feet and was on the market for a total of 399 days.

 

Now that the weather has warmed, and have not experienced severe spring weather yet, buyers are starting to get out and view homes.  We are still seeing some homeowners and buyers still nervous about the spread of COVID-19.

 

Looking for a home in Parker CO?    Check out this link for the current active listings - 

HOMES FOR SALE IN PARKER CO

 

There are no short sales currently for sale, nor any foreclosures for sale in Parker at this time.   

 

Are you looking for a home on acreage?  The best price I found today is a home in Deer Creek Farms on 1.6 acres listed for only $542,900!

  

Want to know what a home looks like for $12,900,000?    This home was built in 2001, has 11 bedrooms, 24 bathrooms and a TWENTY-NINE car garage!   There are 45,212 total square feet including out-buildings on 35 acres. 

 

 

 

If you would like to know more about the Town of Parker, please give me a call.  720-231-6373 

 

May 12, 2020

Denver Real Estate Market Update - April 2020

 

The Denver real estate market usually starts with a flurry either January or February, and this year again we were faced with razor thin inventory.  Buyers were in multiple offer situations UNTIL COVID reared its ugly head in our State in March.  We were seeing new listings come on, then the Attorney General said we no longer were able to show homes. 

For the month of April, most of the Denver metro area was not allowing "in-person" showings, which led to many withdrawn listings, and hundreds less listings each week.

 

For the month of April, the days in MLS decreased from 30 to 20 days, which is amazing considering the Virus situation.  The sales decreased 15.1% over last year's sales, and up over last month's sales also.   The number of homes that went under contract decreased substantially (understandably when you cannot view a home until you have it under contract) from last month.

The following data is courtesy of Joan Cox - House to Home, Inc.

 

Denver saw an increase in active listings, and we have 15.1% less new listings than we did this time in 2019.   The pending listings saw a decrease (48.1%) over the same month 2019, and a sizable decrease from March 2020.  Sold properties saw a decrease from last year.   With 20 days in MLS, this still indicates we are experiencing a Seller's market  (March 2019 we saw 28 days in MLS)   Sellers should remember to list a home properly, as those over-priced homes will sit on the market.  (this includes land, attached properties, single family homes and up to the mega million dollar homes)  

 

See what homes are currently available - Active Homes for sale in Denver

 

Stats for the Month of April 2020

New Listings - 4,695 - down from 6,675 last month  (in 2019 it was 7,526) 

Pending Listings - 3,711 - down from 5,912 last month (in 2019 it was 7,148)

Closed Listings - 3,855 - down from 4,635 last month (in 2019 it was 5,205)

Days in MLS - 20 days - down from 30 days last month (in 2019 it was 28 days)

Average Sold Price - $502,207 - down from $513,795 last month (in 2019 it was $495,759)

Percent of Sold Price to List Price - 100%, same from 99.9%  last month

 

Buyers - Usually the spring buying season starts mid-January or early February and did not disappoint, and started with a fury.   Razor-thin inventory had buyers again making crazy offers, and most saw multiple offers.  Once we saw the virus in Denver, the ability to show a home "-in-person" was stopped for a few weeks.  The new "normal",  you will see gloves, booties & sanitizer in listings, don't touch the light switches or doors.   

 

Sellers - Pricing your home is very important, and not start too high, or you will be sitting on the listing for a while, as you now have competition.  If you don't have showings, you won't see an offer!   If you are thinking of selling, but worried you won’t find a replacement home, I can enter into MLS the fact you require a contingency of a replacement home.   I may recommend unless you HAVE to sell right now, it may be easier once showings are allowed.

 

 

Denver’s unemployment latest rate is 4.6% for March. (sure this number will significantly increase.)  The national average of 4.4% was for March 2020.   Colorado’s population is 5.557 million, with the Denver metro area seeing 3.075 million and Denver proper is 683,096.   Denver has outpaced most large cities across the Country and expect to see by 2020 a population of over 3.3 million.   We are seeing many corporations relocating their headquarters or putting in a hub into the Denver metro area, creating job growth.   Lockhead Martin announced they are hiring many more employees.   See who else is adding employees.    Our state government is working hard on affordable housing issues for both the elderly and first time home buyers, with so many relocating into the Denver metro area.  I recently got a first time buyer into an affordable housing development at a lower price than found elsewhere in the City.  The builder was offering first-responders a fabulous deal!

 

 

Homeowners - if you have thought about selling and like like a home evaluation, please let me know, I will contact you right away.  Relocating to Denver, and need some advice - see my Relocating to Denver information.