Bob's Blog

New Construction

2008-04-10T14:25:50Z

Funny how everyone thinks that the Denver real estate market is in the tank. I've had several clients relocate to the area recently, and their impression of pricing is that the 20% discount is a possibility given the meteoric rise in real estate prices over the last several years. This kind of flawed thinking just goes to reinforce that all real estate is local.

The fact of the matter is that the Denver and even the Boulder real estate markets never saw the huge double-digit gains in real estate appreciation over the past several years that places like Florida and California have seen. The result is that list pricing is pretty accurate for the most part. It's fairly common to see about 3%-4% difference between list and sold prices.

There are still many neighborhoods (including Louisville) and Metro area cities that remain very strong. We've been involved in several competing offers recently. Yes, that still happens.

While we may not have the best real estate market in the country, we certainly aren't in the tank. Foreclosures continue to rise, and they'll continue to place downward pressure on homes in many neighborhoods. That said, we're seeing an increase in the number of buyers who are simply looking for a place to live...not the quick-flippers. And this market seems to reward conservative buyers looking for mid to long-term purchases.

Boulder Beauty in Table Mesa

2008-04-09T09:01:42Z

The ever-popular Table Mesa neighborhood continues to thrive in this difficult market. With open space, trail systems, and park-and-ride to Denver just steps away, Table Mesa remains popular for all the right reasons.

Take a look at 3310 Emerson Ave presented by Re/Max of Boulder. Four beds and two baths and 2700 square feet for $699,000. Give us a call at 303-415-2541 if you'd like to schedule a private tour of this hot new piece of Boulder real estate.

And remember, Real-a-Save offers our buyer clients 2/3rds of our commission in the form of a cash rebate. On this particular home your rebate would be approximately $12,000.00. See our Buyers Program page for more information.

And if you'd like some more Boulder neighborhood information, then just take a look at our neighborhood pages. They're packed with useful information.

Awesome Brick Ranch

2008-04-04T11:08:44Z

If you're looking for a terrific piece of Denver real estate in move-in condition, then you must check out 1380 S Eaton Ct. Priced at $235,000, this remodeled home has 3 bedrooms and 2 bathrooms. It also boasts a finished basement with a 4th non-conforming bedroom, workout area, and entertainment area. The backyard is huge, and the home features 2 covered patios.

Give us a call at 303-415-2541 if you'd like to schedule a private home tour. And remember, Real-a-Save rebates a large portion of our commission to our buyer clients. On this particular home your cash rebate would be approximately $3,500.00.

You can also check out Denver neighborhood information on our neighborhood pages. We've put together a great resource for buyers who are looking for some local insight into various popular Denver neighborhoods and Metro Denver cities and towns.

Highlands Ranch

2008-04-02T06:51:36Z

The Denver real estate market has something for everyone. Highlands Ranch remains a very popular destination even in this difficult market. We've created a wonderful resource to help our clients research this area- our Neighborhood Pages. Check out some interesting Highlands Ranch information here.

Also, take a look at one of our newest listings in Highlands Ranch. 10632 Baneberry Street has an incredible location backing to open space, and offers Front Range views along with ample room for your large family. With 4 bedrooms and 3 bathrooms, you'll have plenty of room to stretch out. The home also boasts mountain views, an open floor plan, and lots of light. Energy efficiency features include Low-E glass and R-rated blinds, and the current owners boast of very low utility bills in both winter and summer.

Give us a call at 303-415-2541 if you'd like to schedule a private tour.

And remember, Real-a-Save offers commission rebates to all of our buyers. On this particular home the rebate to our buyer would be approximately $8,000.00. See our Buyer Program pages for more information.

FHA vs Sub-prime

2008-03-19T15:09:47Z

We're seeing many more Denver real estate shoppers using FHA programs as opposed to the ridiculous sub-prime deals.

It's also the VERY rare deal that sees 100% financing or the dreaded "Stated Income" programs that were so popular over the last 5 years. I won't miss these programs at all. The stated income programs have their place- I have many clients who work as consultants and so have "spotty", though lucrative employment histories. These programs were perfect for such folks. But the stated income programs were also abused by lenders and borrowers alike.

Even though FHA requires more paperwork, they are a great alternative to the recent programs which brought the lending industry to it's knees.

Your Perfect Neighborhood

2008-03-18T09:36:14Z

The problem with most real estate search engines is that you have to search by zip codes, cities, or VERY LARGE areas. Sometimes you may have a very specific area that you'd like to search. Wouldn't it be wonderful to be able to limit your Denver real estate search to an area on a map by drawing your own boundaries? You could create your own "perfect neighborhood" and limit your search to this region. Even better, you'd be notified by email whenever a new home came on the market in this neighborhood of your creation.

Our new Polygon Search is almost ready for launch. And it will allow our users to draw a shape on our Google Map and limit their home search to this very specific "neighborhood". Pretty cool, right?

We've had so many requests from people searching the Denver and Boulder regions for this type of feature that we just had to do something about it. I'm proud to say that this feature is now in its testing phase and will be ready for launch shortly.

Thanks for your feedback!

Short Sale Madness

2008-03-12T16:08:21Z

Note to all short sale agents: honesty is the best policy. The Denver real estate market continues to be a hotspot for short sales. The main problem here is that there is sometimes a complete lack of communication between lenders and listing agents. Even to the point where listing agents DO NOT consult the lenders on price changes, or even the initial list price. This makes for some horrible waiting for potential buyers, followed by massive disappointment when the offer is turned down by the lender.

That's right. Even full price offers have been turned down by lenders because the listing agents did not share their pricing strategy with the lender. Seems odd, doesn't it?

What's even worse is the dreaded BPO. Banks will pay random agents fifty bucks to do a BPO- broker pricing opinion. They get a couple of these (from brokers who may or may not have ANY experience, and who are not listing the property) and this helps the bank justify pricing. Incredible. The banks once again are creating a mess for themselves.

Anecdotal vs. Actual

2008-02-04T17:22:51Z

Sometimes you have to take what you read and watch in the news with a grain of salt. Then there are times like these, and news like the foreclosure rate in the Denver real estate market.

I've been reading about this trend for months and months, just like everyone else. And I've seen evidence that there are still pockets of real strength in this market. Ever-popular places like Wash Park and Highlands may weather this storm pretty well. Places like Boulder and Louisville and Golden still seem pretty strong.

But I had to take a moment when I realized that 75% of our pending contracts are on short sale and foreclosure properties.

It's sad to say that the market will likely get much worse before it gets better. No new news here, just the continuing realization that we are seeing something extraordinary in this real estate market.

Do Emotions Rule Markets?

2008-01-29T09:43:57Z

I love investing in the stock market. I got started managing our families investments years ago when I looked at the fees we were being charged by the large firm who was managing our portfolio, as well as the rate of return we were getting. That was enough to make me dedicate several hours a week to managing our own portfolio. I'm doing a much better job that the "professional" who was managing our money, and I've grown to love the research and patience it takes to make money in the stock market.

One of the first lessons you learn is to divorce yourself from emotional selling and buying. Put it this way: if you see it on CNBC then it's too late. If they're reporting a down day in the market and you or your broker sold stock that day then you're just one of the lemmings. Emotional down markets are simply like the flashing blue light at KMart: sale time for smart investors.

Can the same be said for real estate markets? I've seen some recent evidence of this in the Denver real estate market. It will take years for me to understand if some of the investors I've seen scooping up properties (using cash much of the time) are ahead of the game, or unwise. I tend to think they're ahead of the curve...mostly for obvious reasons like: if you're using cash to buy properties (plural) then you likely have a good head for investing.

It will be interesting to watch how this unfolds.

Arvada Loyalty

2008-01-22T06:40:48Z

So many of my clients discover Arvada only after focusing on other popular neighborhoods and towns. It's funny, but a handful of clients over the last year discovered Arvada almost entirely by accident while searching the Denver real estate market.

The same thing tends to happen to new residents of this lovely town: they become Arvada enthusiasts. Total converts. The seem almost shocked that they didn't know about the town before they started their search.

If you take the time to stroll historic downtown Arvada, or to drive the winding roads snaking through open space and eclectic housing choices, then it's really easy to see what the residents love about this place. It's the perfect combination of prime location (very near Denver), abundant variety of housing (your home will NOT look like your neighbor's home), and a wonderful small-town feel.

Take a look at the incredible variety of homes currently listed on the MLS in Arvada. You're sure to find something unique, and to your liking. And remember, Real-a-Save rebates an average of $7,000.00 to each of our clients when they use us to purchase a home.

Denver's Other Market

2008-01-21T07:40:39Z

Short sale and foreclosure properties are all over the Denver real estate market. Our company is writing more and more offers on behalf of our clients on these types of properties. Not the best sign for our local market, but also not surprising given then news over the past year. The media stories are based on something. And the truth is that we ARE seeing more and more of these types of deals.

A word of warning: if you put an offer in on a short sale or foreclosure then you are often in for at least a month-long wait. And that initial month-long wait is just to hear back from the bank. They will likely counter your offer, or ask for a "highest and best" if there are multiple offers. Then you start the normal 3-4 weeks til closing.

Yes, there are some good deals out there. But if you are shopping Denver's short sale or foreclosure market then you should prepare yourself for a long wait. And there is little or nothing that your buyer's rep can do to speed things along.

The other wonderful little treat when dealing with short sales or foreclosures is that the listing agents will ALWAYS leave the status as "ACTIVE" in the MLS even if they have one, two, or three or more offers pending. So that means you will likely be in a multiple offer situation right out of the gates.

The Markets

2008-01-18T07:12:48Z

Stocks and real estate. Can anyone predict with any amount of accuracy what will happen in either of those markets? Probably not. But we are seeing an increasing number of commentators using the word recession.

The Denver real estate market continues to be a confirmed buyers market. There are high number of foreclosures and short sale properties, and we've seen a dramatic drop in the number of investors that we deal with.

The truth is that anyone shopping for real estate right now should be looking at the mid to long term range- at least 7 years and maybe longer. I think that the days of moving every couple of years are gone.

The Boulder/Denver mortgage market is also becoming increasingly cautious. Yes, it's about time. And nobody should feel sorry for the banks and lenders who are going out of business as they created their own problems. Doesn't it seem crazy in hind sight that banks were lending money to people who had no proof that they could pay the money back? Well, we're seeing more stringent lending policies coming into place. We're even seeing bank-owned properties requiring buyers to sign an addendum stating that they are not even SHOPPING in the sub-prime mortgage market. That's new.

Louisville, Colorado

2008-01-17T09:52:34Z

The Denver real estate market continues to stay relatively flat, with increasing inventory and stagnant or dropping prices. But just like every market in the country, our little corner of the world has pockets of strength. Places like Louisville seem to be weathering our current housing storm pretty well.

After being named to America's best places to live a few years ago, Louisville has remained on the map as a great place to live in Boulder County. Residents enjoy an old fashioned Main Street, bristling with activity, restaurants, and shops

People who are actively shopping for homes in the Metro Denver area can expect a large variety, with higher than average prices, and plenty of inventory to choose from. Take a quick look at the active homes for sale in Louisville right now.

And feel free to give us a call at 303-415-2541 if you'd like to set a private home tour. Remember, all of our clients receive cash rebates equaling 2/3rds of our commission. That comes out to about $9,200.00 on a $500,000 home purchase.

See our Buyer's information page if you'd like more information on our incredible rebate programs.

Take a look at Superior

2008-01-16T10:31:27Z

The town of Superior, Colorado offers a variety of housing choices, great schools, proximity to the mountains, and so much more. It's no wonder that so many of our clients end up choosing this pretty town as their new home.

The Denver real estate market is made up of so much more than just LoDo lofts, Wash Park wonders, and Highlands remodels. The surrounding cities and towns of the Metro area offer a siren song that is irresistible to many.

Whether you work in Denver or Boulder you will find an easy commute along Highway 36. Easy access to incredible shopping at Flatirons Mall, and wonderful local restaurants like Gordon Biersch offer residents a variety of local perks.

Just take a look at the current homes for sale on the local MLS in Superior. There is bound to be something for even the pickiest of buyers.

You can also find out more about the town of Superior on our information pages.

Feel free to give us a call at 303-415-2541 if you'd like to schedule a private home tour, or if you have any questions about Superior.

Broomfield Colorado

2008-01-15T12:25:02Z

The Denver Metro region is filled with some wonderful cities and towns including:

Superior
Golden
Westminster
Louisville
Lafayette

...just to name a few.

Broomfield stands out as a city that has it all: tons of wonderful homes, easy access to both Denver and Boulder, great shopping, and more.

The impression that many Denver city-dwellers have of Broomfield is that it's a sleepy community out in the burbs. But this great corner of Colorado has so much more to offer. You might consider expanding your Denver real estate search to include homes in Broomfield.

Take a look at some additional Broomfield information here, and you can also find some additional Denver neighborhood information here as well.

Here's a quick peek at all of the active listings in Broomfield. Feel free to play around with the settings once you arrive on this page.

Platt Park: Future Looks Bright

2007-12-28T17:19:27Z

If you have lived in Denver for even a short time then you've probably driven past the defunct Gates Rubber Factory near Sante Fe and I-25. Not the most attractive sight in the world, is it? But then you've probably heard that redevelopment is in the works. Just Google the term "Gates Redevelopment" and see what you find.

Platt Park stands to benefit tremendously from this massive redevelopment project, and many savvy Denver real estate buyers have snapped up properties over the last few years in anticipation of the coming boom. But Platt Park is a great place to live regardless of what does or does not happen with the Gates Project. People have been moving to this popular Denver neighborhood for a long time.

Take a closer look at Platt Park in our Denver neighborhood information pages. You'll see that there are a multitude of restaurants, parks, easy access to transportation, and easy access to downtown. There are so many reasons to live in Platt Park that it is beyond the scope of this little blog.

Our spotlight property of the week falls on 1653 S Logan Street being offered by Coldwell Bankder Residential. This 4 bed 4 bath beauty has an amazing kitchen, lovely master suite with its own balcony...and the prime location right in Platt Park. Give us a call at 303-415-2541 if you'd like to schedule a private tour.

And if this home is not to your liking then just take a look at all of the current listings available in Platt Park.

Sunnyside: Denver Neighborhood With Much To Offer

2007-12-27T20:01:26Z

So many neighborhoods are overrated that it's hard to keep track of what the current "best neighborhood" really is. Sunnyside is Denver's most under appreciated neighborhood, and it deserves some serious consideration from Denver real estate shoppers.

Stop in to San Carlos someday for a lunch featuring homemade tortillas and tamales. I'm something of a tamale fanatic- my other favorite tamales are found every Saturday at the Boulder Farmer's Market...but that's another story.

Sunnyside is a place that still feels like a neighborhood- with tons of trees, great looking Victorian houses, and plenty of wonderful ranch homes scattered throughout. It's the kind of neighborhood where folks still use their front porches, and once you move in you're likely to really get to know your neighbor.

Our spotlight property of the week falls on 4229 Alcott Street presented by Prudential Colorado. Three beds, and two baths of modern loft living in the heart of this lovely neighborhood. A complete remodel, this terrific home is worth a look. Give us a call at 303-415-2541 if you'd like to schedule a private tour.

And remember that if you purchase this home using Real-a-Save as your buyer's agent you will receive a rebate equaling 2/3rds of our commission. That's around $7,500.00 for this particular home. For more information on this cash rebate program visit our website.

There is much variety to choose from for the picky home shopper. Take a look at the current homes for sale in the Sunnyside area.

Real-a-Save is also your best resource for Denver neighborhood information. With a multitude of neighborhood profiles available, you're bound to find something you love.

Capitol Hill in Denver

2007-12-26T09:38:53Z

Capitol Hill offers Denver real estate shoppers lots of value in an area that is packed with excitement, variety, and great hang outs.

Take a stroll out the doors of the new Denver Art Museum and work your way over to Governor's Park, and you'll have a pretty good idea of great variety that Capitol Hill has to offer. Rest for a while over some great food at City O'City, then head back out to tour a few homes.

What does Capitol Hill have to offer the serious real estate shopper? Take a look at 1019 Emerson Street offered by Leonard Leonard and Associates. This gorgeous 2 bedroom, 1 bathroom has a terrific gourmet kitchen, private yard, and incredible location that is within walking distance of the best that Denver has to offer.

Give us a call at 303-415-2541 if you'd like to schedule a private tour. And remember that Real-a-Save offers cash rebates to buyers. On this particular property your cash rebate would be approximately $5,000.00. Click here for more information on our buyer rebate program.

Real-a-Save has also put together a great resource for those who are looking for more Denver neighborhood information.

And if this property is not exactly what you have in mind, don't worry. You can see all the Capitol Hill homes for sale here.

This wonderful Denver neighborhood deserves a second look. Enjoy the best of city life in Capitol Hill.

Table Mesa: Got Hills?

2007-12-20T10:57:45Z

One of the best things about life in Boulder, Colorado is the easy access to outdoor activities. Boulder real estate shoppers come from all over the Front Range as well as from all over the country to settle in this area due to the stunning location flush up against the Flatiron Mountains.

While most neighborhoods in Boulder are just a few minutes from the great outdoors, the Table Mesa neighborhood stands out as having some of the easiest access to incredible hiking, biking, and climbing in the entire region.

Drive to Boulder from Denver and exit the Boulder Turnpike at Table Mesa Drive and you'll immediately see what I mean. This wonderful neighborhood is tucked perfectly against the Flatirons. Home owners in the area often hike right out their front doors and up a trail. It's that easy.

What kind of homes can you expect to find in Table Mesa? Here are all the properties currently available in Table Mesa in on an easy to view Google Map.

For more Boulder neighborhood information take a look at our neighborhood pages on Real-a-Save.

Stapleton: Denver Neighborhood is a Suburban Oasis

2007-12-11T20:28:38Z

As the builder's website says, "This place is something else.." Stapleton is the Denver real estate answer to the question: Where do I live if I love the city, but want more room, more house, and easy access to everything downtown?

I'll go easy on the sales-talk after this, but if you simply take a drive through Stapleton on a clear, Colorado afternoon, you will agree that this neighborhood feels different. The view tells you all you need to know about how close it is to the city. And the gorgeous homes tell you all you need to know about the quality of life.

Need some proof? Our spotlight property of the week falls on 8001 E 29th Ave presented by MB Turning Point Realty. This 3Bd/3Ba beauty has a gourmet kitchen that must be seen to be believed. The deck alone is worth a tour. Give us a call at 303-415-2541 if you'd like to set up a private tour. This isn't your style? Okay, see all the Stapleton listings for yourself right here.

For more Denver neighborhood information, see Real-a-Save's neighborhood information pages. You can easily see why we love Stapleton.

And don't forget- buyer's receive an average cash rebate of $7,000 when they use Real-a-Save as their agent. On 8001 E 29th Ave your rebate would be approximately $13,000.00.

Union Station: Small Denver Neighborhood Packs A Punch

2007-12-01T08:50:27Z

While Union Station in Denver is only about six blocks long, it really packs a lot of the best that Denver has to offer in this small area.

Formerly (only about 8 years ago) packed to the gills with railroads and warehouses, this mixed-use area has seen a residential boom over the last few years. With architectural attention-to-detail, and a stunning mix of glass and steel, Union Station has risen from the ashes to take it's place as one of Denver's coolest neighborhoods.

Residents can wander a few blocks from their doorsteps to such popular hangouts as Vesta Dipping Grill and Rodizio Grill for some of the finest food Denver has to offer.

Take a look at all of the Union Station homes for sale here if you are actively pursuing a Denver real estate purchase.

For more information on Union Station and other neighborhoods, take a look at Real-a-Save's Denver neighborhood information pages.

Cherry Creek: Denver Neighborhood Has It All

2007-11-30T11:30:04Z

Cherry Creek seems to have everything that a serious Denver real estate shopper could want: cool restaurants, awesome homes, great shopping, and a central location. Go check out Cherry Creek Mall for some of the best shopping in Denver, and then take a walk over to Bella Fiore Day Spa for a relaxing afternoon. Now you've had a nice taste of Cherry Creek.What more could you want?

The Cherry Creek School District is one of the great advantages to living in this neighborhood. As a former high school teacher, I know that this school's reputation is well-deserved. They recruit and retain some of the most talented teachers in the state.

If you are currently looking for a home in Cherry Creek, you can see all the Cherry Creek homes for sale here.

Real-a-Save has created a comprehensive guide of Denver neighborhood information on our neighborhood pages. Check out lots of local info on Cherry Creek, Wash Park, Highlands, and other popular Denver neighborhoods.

Lowry: Denver Neighborhood With Something For Everyone

2007-11-27T15:56:48Z

Lowry is one of those spots in Denver that seems to get more and more popular every year. The developers who transformed this former Air Force Base into the vibrant community that it now is must be pleased indeed.

Just stop by The Tavern Lowry for some beer, good food, and conversation, and you're likely to hear customers sing praise to their neighborhood.With everything from converted airplane hangers, to condos, to mansion-like homes, there is something for everyone in Lowry.

Check out our Denver neighborhood information pages for more information on Lowry. Just scroll down the left nav area and pick "Lowry" to view that page. And if you're looking for a home in the area, take a moment to visit this page for all of the homes for sale in Lowry. You can also adjust the search criteria to look for Denver real estate in any other neighborhood you'd like.

And remember that Real-a-Save offers cash rebates to buyers who use us as their agent on any home purchase in Lowry, or any other Denver or Front Range neighborhood.

Give us a call at 303-415-2541 if you'd like more information.

Boulder Neighborhood Profile: A Closer look at Wonderland Hills

2007-11-26T23:45:31Z

Stop by Lucky's Market or Dagabi for some quick Italian next time you're in Wonderland Hills and you'll see that there's more to this stunning corner of Boulder than meets the eye. Parents may be interested in the Waldorf School right around the corner as well.

Of course, what does meet the eye in Wonderland Hills is a pristine mountain lake, the beautiful Flatirons, and gorgous homes with plenty of access to hiking and biking. For comprehensive Boulder neighborhood information, including lots of local insight into Wonderland Hills visit Real-a-Save's neighborhood pages. Wonderland Hills offers residents an incredible retreat right in the heart of one of the West's most beautiful towns. The nearby college campus, shops on Pearl Street, and even fishing make this a very desirable neighborhood.

If you're actively looking for Boulder real estate in this area, see all of the active Boulder MLS listings here. The map is focused over Wonderland Hills, but feel free to move it around a bit and change your parameters. You can search the entire Colorado MLS from this page.

Give us a call at 303-415-2541 if you have any questions or would like to schedule a private tour.

Spotlight on Denver Neighborhoods: Berkeley

2007-11-25T15:23:56Z

I've gotten several calls and emails recently about Berkeley. This is a great Denver neighborhood with a vibrant, creative feel. See more Berkeley neighborhood information here, as well as lots of additional Denver neighborhood information including local restaurant reviews, bars, schools, and housing.

A couple recent clients were looking for homes they could put a little work into in a neighborhood with tons of character and lots of stuff to do within walking distance. I think that's a perfect description of Berkeley. It's Denver's own artistic corner. And for those of you who picture Denver as having only downtown loft spaces, expensive Cherry Creek real estate, or suburban enclaves- then you've never been to Berkeley.

Take a look at all of the current homes for sale in the Berkeley neighborhood- there are around 120 homes available in this area. There are even 40-plus condos and townhomes available in the Berkeley area if that is more your speed.

And give us a call at 303-415-2541 if you'd like to schedule a private home tour.