Aug. 17, 2022

Homes on Acreage - Denver Metro Area


Need room for the dogs to run?       Tired of neighbors right next door?   There are several options and still be close to town.   


There are housing options with acreage just outside the Denver metro area where a buyer could find an acre or more with a home with space for extra vehicles and/or toys.



Douglas County offers many properties with more than one acre of land with a home -

Homes for Sale on Acreage in Douglas County CO

These properties are located in Castle Pines, Castle Rock, Elizabeth, Franktown, Larkspur, Littleton, Lone Tree, Parker, and Sedalia.   

Click on the city you are interested in to see what currently is available for sale with acreage.  (we are experiencing VERY low inventory, so don't be surprised if there are no listings in some cities)

In Arapahoe County, there are options for one acre of land or more with a home -

Homes for Sale on Acreage in Arapahoe County CO

These properties are available in Aurora, Bennett, Centennial, Cherry Hills Village, Denver, Foxfield, Greenwood Village, LittletonStrasburg, and Watkins.

Click on the city you are interested in to see what currently is available for sale with acreage.



If living in the country with acres of land around you and you see wildlife daily, give me a call and see what you could purchase!

Aug. 13, 2022

What are Buyers Looking For in a Neighborhood?


When buyers start their search, oftentimes they have a neighborhood or at least a zip code in mind.   I have had Buyers look specifically in one neighborhood, but once they venture out a bit, they find the perfect home.   Some items Buyers consider  - 




~ proximity to outdoor activities

~ age of homes

~ amenities in the neighborhood (Pool, tennis courts)

~ proximity to shopping or dining

~ proximity to entertainment

~ schools

~ what the neighboring homes look like 

~ number of cars on the street in the area

~ is there an HOA, are they restrictive

~ does it have easy access to highways

~ distance from work (not as important now with many working from home)


Driving through a neighborhood on a Friday or Saturday evening gives a Buyer a good idea of what to expect from a neighborhood (and the neighbors).    Are there party animals living nearby?  There are a few things to think about when choosing a neighborhood!





Posted in Buyer Tips
Aug. 3, 2022

PENDING - Anthology Townhome - Parker CO


This property is now pending, and with an agent that wanted a 2nd home.   I knew this property would be perfect for the "lock and leave" buyer that wanted no maintenance.   This will be a pretty quick close, and the Sellers are looking forward to their next chapter.


There are not many of these paired homes (26 total) in Anthology, so you don't see many come on the market often.   This two-story home is ready-to-move-in condition and shows beautifully.

18326 E. Saskatoon Place

Parker CO  80134


This Anthology beauty has 4 bedrooms and 3.5 bathrooms and a total of 2,477 square feet including the basement (95% finished).    This patio home has the largest lots in the area, with 5,227 square feet and backs to open space.     The open floor plan is perfect for entertaining as the living room, dining room and kitchen are all open.    The island is perfect for prep space, along with a pantry for additional storage.   Off the kitchen, you will find a small office space for homework or paperwork.   The two-story living room has 19' ceilings and provides so much natural light!

The upper floor has the spacious primary bedroom with a five-piece ensuite and walk-in closet.   There are two secondary rooms, both with walk-in closets and a full bath with two vanities along with the laundry closet.

The basement is garden level, allowing light into the family room and 4th bedroom.   There is additional storage under the stairs.   

The large Trex deck is covered and overlooks a great backyard along with an open space.  A wonderful space to end your day and relax!



The HOA amenities include a community pool, clubhouse, playground, and many trails in the area.   There is snow removal, trash/recycling, grounds maintenance, and exterior building maintenance without roof.

The home has been radon mitigated, and these are newer -  water heater, microwave, deck paint, exterior paint and a new furnace, roof, main breaker panel, and a whole house surge protection system.


You don't want to miss this new listing - call today for your private showing!

Joan Cox - House to Home, Inc.   720-231-6373


Posted in New Listings
July 27, 2022

Things to See in Colorado - Amazing Waterfalls

Colorado doesn't have a lot of water, but you will find five waterfalls that should be on your MUST SEE list.    We have so much beauty in our state, these Falls just add to it!


1.  Bridal Veil Falls

Located near Telluride in the SW section of Colorado, you will find a 365-ft.-high waterfall plunging over dramatic cliffs forming the head of Telluride's box canyon.

2.  North Clear Creek Falls

Located several miles East of Telluride, you will find these falls.  There are North and South falls - be sure not to miss them.

3.  Fish Creek Falls

Located east of Steamboat Springs, you will find Fish Creek, Middle, and Upper Fish Creek Falls.    You will find one with a 280-foot waterfall with lots of trails.


4.  Box Canyon Falls Park

Located near Ouray, you will want to spend some time here!   It is a beautiful part of our State.   There is an 85-foot cascade of water plus picnic spots and a visitor center along with many trails.

5.  Rifle Falls

Located outside of Rifle off I-70, you will find large waterfalls, limestone caves, and diverse wildlife, plus camping and hiking trails.

I know I have a few to visit and now have this on my list!

July 21, 2022

Relocating To Denver as a First-Time Buyer

Have you thought about relocating to the Denver metro area, and you are a first-time buyer?

HOW EXCITING!    Many want to live in the Denver area for all of what is offered here.   We can have really nice weather in mid-winter, and snow in May.  You just never know!   That is what is nice around here, it isn't ever the same!


Being a first-time buyer in Denver has been a bit tough the last couple years, with very slim inventory, and multiple offers.   Buyers were paying thousands over list price to secure a property.    Now that the market has shifted, we have triple of the inventory we did earlier this year, and Sellers are seeing fewer showings!


The rates have increased, but this is the norm, NOT 3.25%!   


WalletHub has listed a few Denver metro cities as great cities in which to buy.    Check out this link.


Here is a link for you to use to start your search for a home in the Denver metro area.   You can select a city, or search only by price.   Today, our average price is $735,000.


If/when you have questions, reach out to me, I answer my phone, unless I am with a client or on the phone.

Joan Cox - 720-231-6373

July 20, 2022

OPEN HOUSE - 18326 E. Saskatoon Pl, Parker CO 80138 Sat 7/23 10-2

Open House - Saturday July 23, 2022     10 am to 2 pm

18326 E. Saskatoon Place, Parker CO  80134



Looking for a paired patio home with a yard?    Need a lock & leave property?  The HOA maintains the front and back yard! This could be the right property for YOU!    Come drop by the open house and check it out - ready to move in!   Backs to open space, large covered patio, 4 beds, 4 baths, two-story living room and more!




Posted in Open Houses
July 20, 2022

Denver's Luxury Sector is Showing Signs of Slowing Down

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 for over $1.3 million.  (Over the years I have used $1 million as luxury, but with our rising home values, had the need to increase this amount.)  Some have mountain and/or city views, and some properties 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 acreage.     Whatever a Buyer is looking for, most likely if you have over $1.3 million, you can find it in Denver or in the surrounding suburbs.   


Here is how the luxury market fared for the month of June 2022 -

Total sales - 339 homes ranging from $1,300,000 to $8,550,000 (last month was 359 homes, 2021 was 563)   

Average Days on Market - 27 days (last month was 13 days last month and 2021 was 19 days)

Sellers saw - 100.94% to list price

Average price per SF (Total) - $415.51 (last month was $390.06)

These homes were built from 1885 to 2022

It was interesting to see a bank-owned property sell in Brighton for $1,789,500.   It was a brand new property.  Have not seen a short sale or a bank-owned property for sale in quite some time.


The highest-priced home sold was $8,550,000 in the Denver Metro and is in Cherry Creek.  This home was built in 2014, on .32 acres.  It has 5 bedrooms, 6 bathrooms, and a 4-car garage.  This home has 8,281 square feet and was sold off-market and never went on the market.     (this is what happened in May also)


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?  

Short Sale homes for sale

Contact me for bank-owned properties for sale


Summer is here in full force, and many are looking to spend time outdoors with family and friends.   Need a better outdoor space?  Maybe with a view?


There are 580  homes for sale in the Denver metro area listed over $1,300,000 up to $24,700,000.   They have been on the market for an average of 55 days and these homes were built from 1886 to 2023.   This amount has increased from last month (545).  There are no bank-owned properties currently on the market, nor any short sales active.


There are 331 homes currently pending over $1,300,000 up to $6,995,000 with an average of 50 days on market.    These homes were built from 1859 to 2023.    (This amount has decreased from 396 last month.)   


Here is how 2020 compared to 2021

Total Sales             2020 - 2,739                  2021 - 4,487

Days on Market      2020 - 53 days              2021 - 27 days

Average Price Sold   2020 - $1,302,500       2021 - 1,350,000

% Seller Saw to List    2020 - 97.06%             2021 - 100%


With home values on the rise, we are seeing more sales over $1 million.    I did bump the price point to $1.3 million for 2022.    It isn't unusual to see a million-dollar home.   With such low inventory even in the luxury sector, homes were not on the market long.


I have obtained my luxury marketing certification which 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.   



July 14, 2022

Denver's Average Home Price is now $735,827

The stats are out for the month of June, and all the numbers revolve around the increase in the inventory along with the lack of buyers.   The inventory climbed 39% from May.  Most weekends in March we saw 2,000 or less.   April's high hit 3,200 for one weekend.   May we saw it top 5,000, and for June we saw a high of 6,300.



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


I track data daily for the Denver metro area, and are seeing between 1,500 and 2,000 price reductions every week (to 6,300 listings) and almost 400 homes returning to market in a week's period of time.   Both of these numbers have been steadily increasing daily.


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


Buyers - If you have thought about buying a home this year, rates have increased, but the good news, there are fewer multiple offers on properties.    Be sure to be pre-approved and know what your budget is!  Be prepared, many homeowners are asking for a 60-day rent-back to find a replacement home.   Even though the inventory has increased, it is still at a very low level, you may need to be more flexible in the features you want.   Select the home with the items that cannot be changed (location, layout, school district).   We are also seeing a high number of homes returning to the market, so it would be a good idea to write a back-up offer if you did not "win the bid", as you may get a second chance.


Sellers - My sellers are seeing a nice bottom line!    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 or ask for a 60-day rent-back to enable you to locate the replacement home.    Seasonally we see a slowdown around the end of June or at least mid-July.   (Kiddos returning to school and families taking a summer vacation)


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.



July 6, 2022

What will it Cost to Maintain This Home?


We just closed on our first home and wondering how much we should put aside each year for home maintenance or upgrades each year?

So glad you are thinking ahead, as you do need to keep up home maintenance to keep your home in good condition.    This can depend heavily on the age of your home!


~ Have furnace and A/C cleaned and serviced

~ Blow out your sprinklers in the fall and possible replacement of sprinkler heads

~ Exterior paint and caulking - usually every 5 years

~ Change the batteries in the smoke alarms & CO detector, and change out smoke alarms every 10 years (there are smoke alarms now that last for 10 years without changing batteries)

~ Seal granite countertops every year

~ Carpet every 8-10 years (depending on how it is maintained)

~ Wood flooring can use screening and sealing every 5-8 years (depending on how it is maintained)

~ Interior paint (baseboards) every 5 years


These are just a few items to think about, but there are times the garage door spring breaks when it is the worst timing!     Kitchen appliances will need to be replaced after a few years, and hopefully not all at the same time.    Washer/Dryer also are appliances that don't last forever.    On occasion faucets and toilets need to be repaired/replaced as they age.    Keep an eye out for leaks, as it doesn't take long, and water can do a lot of damage!    Windows are a huge expense, and will push up the budget A LOT!    If you have to have trees cut down and removed, this can be pricey.  Water heaters usually last 12-15 years.


A conservative amount per year would be $8,000, but nice to have a cushion for those years it seems like everything is falling apart, and you want to be prepared.    If you are wanting to do upgrades, I would increase this amount to $12K per year or more.   Everything is more expensive nowadays.


All remodels and upgrades do not equate to dollars on your bottom line.   It is assumed homeowners will maintain their property, but most kitchen and bath remodels will reap about 60-70% when you sell the home.    Be careful about how much is done on landscaping.   This makes a home desirable, but little will result in your home value.  


If you have questions when contemplating a remodel or upgrading, give me a call.


Posted in Buyer Tips
June 30, 2022

When MLS Says AS IS - What Does that Mean?

Over the last couple of years, Denver has seen a frenzied market, with Sellers definitely "driving the bus".    The prices have skyrocketed, and buyers are still trying to secure their Dream Home.


Many of my buyers ask when it says AS-IS in the MLS, what does that mean for them?    USUALLY, that means the Seller will do NOTHING when it comes to repairs/replacements.    What you see, is what you get!    BUT, I have had buyers write a very good offer (over list price) and get some things done.    ALWAYS put a termination date for inspection, just in case you find items that need repair/replacement, and the Seller won't do it.   You can terminate if you can't live with this answer.


Many times this has everything to do with how the listing agent does business.   Sometimes it is a hard-headed Seller.     If a Buyer writes a good offer over list price and has an appraisal gap included with the offer, there could be a chance if it is important, you may get something fixed by the Seller or at least a credit towards closing costs.    It doesn't hurt to ask - they can't shoot you.   😀



Posted in Buyer Tips