You may have seen advertisements for title lock services, or even stories in the news about title theft recently. To protect Arapahoe County residents, the Clerk and Recorders Office offers Property Alert, a free service that will alert you if a new document has been recorded under your name.    This is mostly for those who are mortgage-free.

To sign up:

• Go to www.arapahoegov.com/documentsearch
• Click on “Register” in the upper right corner to create an account. 
• Enter your email address, then verify it in the email you receive from “@govos.com.”
• Once you are logged in on the Clerk and Recorder’s public search website, click on “Property Alert”
• Either click on “Enter a Name” to enter individual names, or click on “Search for a Document” to select multiple names from a recorded document. Individual names must be entered LAST NAME FIRST NAME. (It is recommended you create a profile for all variations of your name, as well as any other names associated with the property. For example: Smith John, Smith John J, Smith John Joe, etc.)
• If a document matching the name(s) you enter is recorded, you will be notified by email.
  (Please note, if you have a common name you may receive alerts for documents regarding other individuals with the same name.)

You can use the document search website to view the document in question. You can also run a search on your name to see what has already been recorded under your name prior to setting up a profile. Please call 303.795.4520 or email recording@arapahoegov.com for further assistance.

This year has been tough for buyers, with the interest rates hovering around 7%.    Every time the rates increase, buyers lose some buying power, so many are sitting tight and waiting until the rates come back down.  

Since there are fewer buyers out right now, we are seeing a huge increase in price reductions!   This morning there were 1411 price reductions, and only 1138 new listings.  More price reductions than new listings, haven't seen that this year!

Buyers - this may be the right time to buy and ask for some seller concessions and buy down your rate!    This will enable you to qualify for more of a property!    I can get you connected with a great lender to get this done!

Recently there have been articles on the news and in newspapers about the lack of housing under $500,000 in the Denver Metro area.    It is true, finding a single family home for under $500,000 can be a challenge.

I have removed those homes listed as multi-family or condos, and this link shows 164 properties around the area.   You may need to be a bit flexible on the location or amenities within a home.

Check out this link to view the homes currently active under $500,000.

Before you start your search, you will want to talk with a lender and get pre-approved, as homes in this price range usually go quickly, and you will need this letter to accompany the offer.

5280 has done their 5th annual announcement of the Best Neighborhoods in the Denver area, and many were not surprising.  Denver boasts abundant sunshine, sensational restaurants and bars, a vibrant arts and music scene, and cutting-edge businesses.   (5280 is a local based magazine for Denver)

They evaluated 78 different neighborhoods for home values, school quality, safety, and those distinctive aspects that set a place apart like its cultural offerings, food access, bike-ability, open spaces, and more.   The result - the 25 best places to live now. 

The population in Denver proper is 713,252, with the median home price at $607,500 at this writing.   Below you will see the actual numbers and how a neighborhood got to the top of the list.

Denver

The stats are out for the month of May, and the numbers reflect an increase in the spring and early summer buying season.   The inventory increased from last month but still not many homes to choose from!   

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

I track data daily for the Denver metro area, and the amount of price reductions has been hovering around 1100-1350 each week and homes returning to market have been around 275 per week.   The inventory this time of year is seasonally low, and is around 5500 during the week, and today saw 5,804.    (includes land up to high-end homes)

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

Buyers - If you have thought about buying a home this year, rates are bouncing around, and now seeing some multiple offers on properties.  Showings have picked up too.   Rates may be holding you back, but you no longer have to pay thousands over fair market value, there are sellers possibly willing to give you concessions for your closing costs and no one is waiving inspections right now!

Be sure to be pre-approved and know what your budget is!    With increased inventory, you now have a bit more of a selection and don't have to narrow your criteria.    We are also seeing a few homes returning to the market, so it would be a good idea to write a backup offer if you did not "win the bid", as you may get a second chance.

Sellers - My sellers are seeing a nice bottom line!    Even though the inventory is holding steady, there are buyers out looking for their dream homes.   Patience is key, we are seeing the number of showings increase and if priced right and shows well, you could see multiple offers.     Buyers are looking for homes ready to move-in, so fix those items you know are issues before listing!

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.

Q & A - Do all of my kitchen appliances have to be the same brand?   I know they should all be the same exterior - whether it is stainless steel, black or white.    I need to replace my dishwasher as it does a very poor job of cleaning.    Think I will go with a different brand, but wonder how Buyers will view it if I should sell down the road.

I do believe Buyers do look at the brands, wondering if they will need to buy appliances to match once they move in, especially if the appliances are low-end models.    We have seen many high-end homes sporting different brands, but all of them are the top models.

As long as they are all the same exterior, as you said, I think if you need to replace your dishwasher with one that actually cleans and does a good job, that won't be a deal breaker.   Unfortunately, not all the appliances under one name fit the bill for each family.    Maybe you like the refrigerator that tells you what you need at the grocery store, but like the gas stove from GE.     

In the end, buy for YOU, not for the resale, unless you are replacing the appliances because you are going to list your home.  In that case - buy all the same brands.

The inspection is a critical part of a purchase transaction.    I ALWAYS recommend having an inspection, even if the Seller says AS IS!    This is a small insurance policy, as you may find some issues with big-ticket items.

I have had many buyers ask "What is important in this inspection"?   EVERYTHING!  

Replacing a new roof, a new sewer line (or even major repairs), replacing an electrical system or electrical panel, a furnace or structural damage could cost thousands.   Unless you already have this budgeted, it is very important to know what your out-of-pocket expenses will be.

Over the last couple of years, buyers were "accepting" a home AS IS, even if they did a home inspection, just to win the bid.   Now that the market has shifted a bit, we are seeing contingencies again, and buyers are able to ask for repairs to be done if needed.   The home inspector (in most cases) will send over the report the morning after the inspection, and good to go over the entire report.   The inspector will usually put the items of concern on the summary page.   It is still a good idea to keep the items requested as "health & safety" items.   The cosmetic repairs should be addressed in the sales price.

There still could be items on the summary the Seller will not take care of.   They usually call out the absence of GFCI outlets in the basement and garage, the stove doesn't have a tip protector, and trip hazards in the sidewalks and/or patio.    The inspector lets you know what today's codes are, and if a home is older, the GFCI's were not required in those areas in earlier years.

Your REALTOR® can help you with these items and go over each item with you!

The stats are out for the month of April, and the numbers reflect a slight decrease in the spring buying season.   The inventory increased slightly from last month but increased 6.6% over last year.  

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

I track data daily for the Denver metro area, and the amount of price reductions has been hovering around 950-1050 each week and homes returning to market have been around 250 per week.   The inventory this time of year is seasonally low, and is around 5,000 during the week, and today saw 5077.   This will be a holiday weekend, so probably lower new listings this weekend.  Last weekend we saw almost 5,500 listings.  (includes land up to high-end homes)

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

Buyers - If you have thought about buying a home this year, rates are bouncing around, and now seeing some multiple offers on properties.  Showings have picked up too.   Rates may be holding you back, but you no longer have to pay thousands over fair market value, there are sellers possibly willing to give you concessions for your closing costs and no one is waiving inspections right now!

Be sure to be pre-approved and know what your budget is!    With increased inventory, you now have a bit more of a selection and don't have to narrow your criteria.    We are also seeing a few homes returning to the market, so it would be a good idea to write a backup offer if you did not "win the bid", as you may get a second chance.

Sellers - My sellers are seeing a nice bottom line!    Even though the inventory is holding steady, there are buyers out looking for their dream homes.   Patience is key, we are seeing the number of showings increase and if priced right and shows well, you could see multiple offers.     Buyers are looking for homes ready to move-in, so fix those items you know are issues before listing!

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.

Keeping a house clean and tidy can and usually is a never-ending chore!   No matter how much you dust, vacuum, sweep/dust, it usually doesn't last long before it needs to be repeated.    Here are a few areas of your home that can go overlooked.   

The Bathroom

The walls need attention after a while with hot steamy showers.   Use a microfiber cloth or soft sponge to thoroughly wipe down the walls.

The shower curtain will last longer if you throw it in the washing machine on a regular basis.    You can clean it by itself with detergent and if it needs more attention, add a cup of baking soda to the water.   Wash on gentle, and add white vinegar during the rinse cycle.   Hang the curtain to dry.  (be sure it is machine washable)

The Kitchen

The coffeemaker is usually the most overlooked item and definitely needs cleaning.   This depends on what type of coffee maker you have, but should all be cleaned once a month for everyday drinkers.   If you use a grinder for the coffee, this needs to be included.

Garbage Disposal Splash Guard may be the source of some unwanted smells.   A soapy scrub sponge should do the trick to remove the gunk from the folds and grooves.   (BE SURE to unplug it before cleaning!)

The dishwasher filter needs a good hot water rinse and a good idea to use a toothbrush to gently scrub the mesh screen and plastic to remove any residue.

How often do you see crumbs in the silverware drawer?    They find their way in, and on occasion, you need a quick wipe down of this drawer.

Around the House

The doorknobs, light switches, handrails, cabinet handles, and TV (and remotes) need to be wiped down with disinfectant wipes or antibacterial cleaner.

Now that we are using reusable shopping bags, these bags can quickly become the perfect environment for bacteria.   Hand wash fabric bags in warm water w/soap or laundry detergent, then hang them to dry.   Disinfecting wipes are also a good choice.

SO, turn on your favorite energy-boosting playlist, and get cleaning!

Denver has seen a huge increase in home values, which eventually equates into a property tax hike!  

The property tax assessments have been mailed in all the counties around the Denver metro area, and some homeowners are thinking their home value is a bit high.    The current assessment is from 7/1/20-6/30/22.   The assessor looks at all the closed sales during this 2-year period only, not current values.

Right now our legislators are talking about waiving this reassessment period, or lowering the Mill Levy for this period.   So far, nothing has been approved, so fingers crossed.

So, if you have received your assessment, and thinking it should be lower, give me a call to pull the appropriate comparables if you would like to fight your assessment with the County.   No guarantee, but can't hurt to try.

Joan Cox, Broker/Owner

720-231-6373

www.JoanCox.com