Colorado Springs Real Estate-Joe Boylan

Low Cost Stimulus Plan!

Joe Boylan (Boylan and Company) — Sat, 10 Jan 2009 08:58:52 -0600

Here is a simple, straightforward plan to stimulate the economy. I received this in a cc: from my favorite lender. It was a message to Carmen Wong Ulrich at CNBC. I've been waiting but it hasn't made to air, I thought I'd post it here!

I am a 16 year mortgage veteran with a real idea on a low cost stimulus plan.
The biggest problem with refinancing people that are paying their mortgage on time is appraisals.

Many worthy people bought their home at the peak of the market and now can't refinance because they are upside down on value. They don't have enough equity to take advantage of the current low rates. They are missing out on lowering their payments by $100 to $400 dollars per month because their home won't appraise at value, with enough equity. They have paid on time and will continue BUT they don't have enough equity.

Let's let them refi without appraisals. This would pump BILLIONS of dollars back into the market monthly.The new investors that would be buying these loans would be guaranteed the top 25% to 40% of each mortgage. Just like V.A. and F.H.A. loans now. The only cost to the government would be the foreclosures which would be minimal because these are the GOOD borrowers who have been paying their mortgages on time and will continue to.

This is a LOW COST bail out that would stimulate the economy with much less cost than many proposed plans.

Makes sense to me!

Colorado Springs Northgate-Sales Data for December 2008

Joe Boylan (Boylan and Company) — Wed, 07 Jan 2009 18:15:15 -0600

Northgate Real Estate Sales Report For December of 2008:

The Northgate area actually had a pretty good December. Northgate is a small MLS area so seeing 19 sales in what is traditionally a slower month is actually quite impressive.

Northgate is one of the fastest growing areas in all of Colorado Springs, both residential and commercial.

Here is a look at the sales statistics for the Northgate Area:

Status	MLS	Zip	List Price	Sold Price	Acres	Beds	Baths	Garage	Year Built
Sold	460284	80921	$756,000	$649,754	0.28	5	4	3	2007
Sold	537037	80921	$334,000	$310,000	0.36	6	5	2	1988
Sold	434788	80921	$301,000	$297,000	0.21	5	3	2	2000
Sold	449913	80921	$499,900	$475,000	0.22	4	3	3	2005
Sold	554053	80920	$257,220	$250,000	0.087	4	4	2	2008
Sold	489537	80908	$369,000	$369,000	0.22	4	4	3	2006
Sold	529945	80921	$565,900	$555,900	0.22	4	4	3	2008
Sold	500165	80921	$295,000	$292,000	0.21	3	3	2	1999
Sold	500557	80921	$197,150	$195,000	0.089	3	3	2	2008
Sold	571032	80921	$184,900	$179,900	0.074	3	2	2	2006
Sold	426286	80921	$429,900	$432,900	0.20	4	4	3	2008
Sold	497136	80921	$216,200	$220,000	0.34	3	4	2	1988
Sold	565570	80921	$229,900	$220,000	0.16	3	2	2	2005
Sold	514636	80921	$335,000	$340,000	0.14	5	3	3	2006
Sold	452816	80921	$337,500	$315,000	0.20	4	3	3	2001
Sold	552754	80921	$295,000	$275,000	0.39	4	4	2	1986
Sold	440803	80920	$259,900	$255,500	0.24	5	3	2	2002
Sold	592754	80921	$640,864	$640,864	0.37	2	2	3	2008
Sold	521544	80921	$528,339	$523,339	0.36	4	3	3	2008

If you are considering selling your home, make sure you choose a Realtor that knows how to price, stage and market your home.

Choose Real Estate Professionals Joe and Jennifer Boylan: Click Here to take a look at our Seller Marketing Plan

Monument and Tri-Lakes Sales For December 2008

Joe Boylan (Boylan and Company) — Wed, 07 Jan 2009 16:33:11 -0600

Here are the sales results for the Tri-Lakes market for the month of December 2008. Although this is a weak showing the good news is the Tri-Lakes market is leveling off. Sales in December were close to the same as the November numbers.

The activity has picked up an interest rates a bound to bring some of the pent up buyer demand in off of the bench.

Here is a closer look at the sold data for December:

Status	Mls Number	Zip Code	Listing Price	Sold Price	Acres	Bedrooms Total	Total Bath	Garage Spaces	Year Built
Sold	596344	80132	$595,000	$595,000	0.5693	5	5	3	1992
Sold	517362	80132	$349,900	$339,900	0.6084	4	4	3	1987
Sold	574279	80132	$700,000	$625,000	2.52	5	5	3	2007
Sold	532974	80133	$214,700	$197,500	0.1313	4	2	2	1998
Sold	473483	80908	$549,000	$525,000	3.27	4	5	3	2000
Sold	554923	80132	$705,000	$660,000	2.5	4	5	3	2004
Sold	573758	80132	$545,000	$510,000	2.55	4	5	3	2003
Sold	473078	80921	$525,000	$523,000	0.5986685	4	4	3	1998
Sold	501698	80921	$474,900	$450,000	2.52	5	4	3	2003
Sold	424968	80132	$400,000	$375,000	0.63	5	3	3	2007
Sold	592339	80132	$154,900	$154,900	0.23	3	2	2	1984

If you are considering selling, make sure you choose a Realtor that knows how to price, stage and market your home.

Choose Real Estate Professionals Joe and Jennifer Boylan: Click Here to take a look at our Seller Marketing Plan

Colorado Springs Real Estate-Days On Market For November 2008

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 17:29:11 -0600

In a month that's shown some not so impressive numbers, one of the highlights for November of 2008 is the Days on Market statistic. We are currently sitting at an average of 82 days on market.

This is actually the fewest Average Days on Market for this year. Here is an overview of the Year To Date, Average Days on Market.

This number really isn't a reflection of the health of our market but more a reaction of the market to the market place. Many sellers have chosen the rental market or to just sit on the sidelines. On the other hand there aren't a lot of buyer in the market either.

Colorado Springs Real Estate-Listing Discount For November 2008

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 16:43:42 -0600

In a month that's seen a lot of lack luster numbers the Listing Discount for November of 2008 actually looks pretty good. The current number is at 2.6 % of list price, this number has been as high as 3.7% in recent history.

Take a look at the Year To Date Listing Discount numbers for Colorado Springs Real Estate in 2008.

This information provided by Joe Boylan: http://www.springshomes.com

Average Sales Price For Colorado Springs Real Estate-November 2008

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 16:26:55 -0600

With the final numbers in from the Pikes Peak Association of Realtors for the month of November 2008. The Average List Price has reached a new low for the year.

I think this is more a reflection of lack of listing activity as opposed to lack of value. In other words, we are seeing fewer listings and certainly fewer higher end listings. Sellers are opting to get into the rental market or sit on the sidelines as opposed getting in the game and risking a sack.

Here is a look at the Year to Date Average Listing Prices for the Colorado Springs Real Estate Market. As you can see the decline has been gradual. Colorado Springs is for the most part a very conservative/stable market, so as this graphic shows, we don't tend to see dramatic swings i nour market statistics.

Setting the Record Straight on Pikes Peak vs. Pike's Peak

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 14:26:22 -0600

I was recently chastised by a reader for not including an apostrophe in Pikes Peak.

Just to set the record straight, according to Wikipedia in 1891, US Board on Geographic Names recommended against the use of apostrophes in names.

Additionally, in 1978 the Colorado state legislature passed a law mandating the use of "Pikes Peak" only.

So if you're an Old Timer, pre 1891 or 1978, go ahead and use Pike's Peak...Just understand, the rest of us have the State Legislature on our side.

Colorado Springs Real Estate-Median List Price November 2008

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 14:11:54 -0600

Colorado Springs Real Estate numbers are on from the Pikes Peak Association of Realtors for the month of November of 2008. The news is not great, at least for home sellers.

The Median List Price is an important number as it points to the direction of housing prices in general. Having said that, the Median List Price is now $192,000 it's lowest point of the year.

Here is a look at the 2008 Year To Date numbers for the Colorado Springs Median List Price.

Colorado Springs Real Estate-Inventory Statistics November 2008

Joe Boylan (Boylan and Company) — Sun, 14 Dec 2008 13:21:21 -0600

Colorado Springs Listing Inventory Numbers:

The November 2008 numbers have been released by the Pike Peak Association of Realtors. Although there are some numbers of serious concern, (499 sales for the month) There are some promising numbers. The number of months of standing inventory is down to 7.5 months.

My hunch is that this is based more on sellers choosing to sit on the sidelines then is some indication of market health. Having said that, I am still happy to see this number drop as we've seen it as high as 10 months earlier this year.

Here is an overview of our Colorado Springs Real Estate Market inventory times.

Video Marketing For All Listings

Joe Boylan (Boylan and Company) — Wed, 10 Dec 2008 18:14:08 -0600

Here is a brand new video for a 1,600 square foot home we have listed for sale in Monument, Colorado. When people learn we do video marketing for our listings they usually make the assumption we only do video for the true luxury properties. We have actually found video to be really effective for all of our listings, regardless of price or size.

Here's a great home in excellent condition, priced aggressively at $210,000

1417 Red Mica Way

Jackson Creek-Location and Convenience

Joe Boylan (Boylan and Company) — Sun, 16 Nov 2008 18:01:30 -0600

Jackson Creek is popular residential community located close to the northern edge of El Paso County, Colorado. Jackson Creek is just minutes from the north end of Colorado Springs and approximately 30 minutes south of Denver, Jackson Creek is one of the fastest growing parts of the Front Range.

Jackson Creek is a master planned community featuring 1,200 acres of traditional neighborhood, featuring shopping, restaurants, schools, open space and some of the most awe inspiring views along the entire front range of Colorado.

Jackson Creek offers a wide range of housing options from maintenance free patio homes and smaller single family homes to large estate quality custom homes.

This map shows the boundaries and amenities of the Jackson Creek neighborhood.

View Larger Map

Provided by Joe Boylan: http://www.springshomes.com

Abert Estates-The Equestrian Life with Amenities

Joe Boylan (Boylan and Company) — Sun, 16 Nov 2008 11:21:04 -0600

Abert Estates is located in the northern part of Colorado Springs, Colorado. This community offers residents the opportunity to live in a relaxed equestrian community while staying in close proximity to some of the best amenities Colorado Springs has to offer.

Homesites in Abert Estates average 5 acres in size and allow for up to four horses per property. Thia area features some of the most incredible views in along the entire front range and is in close proximity to the Club at Flying Horse, The Promanade Shops at Briargate as well as the rapid growth and development we are seeing in the Interquest area.

This map will give you a sense of just how convienient the location is:

View Larger Map

Provided by Joe Boylan: http://www.springshomes.com

Colorado Springs Real Estate-Median List Price October 2008

Joe Boylan (Boylan and Company) — Sun, 09 Nov 2008 20:41:07 -0600

Median Sales Price is an important number as it shows what direction the market is trending towards. In other words, what is selling, higher end homes or more affordable.

Month	Median Sales Price
January 2008	$198,750
February 2008	$197,500
March 2008	$202,000
April 2008	$207,750
May 2008	$210,000
June 2008	$223,000
July 2008	$223,950
August 2008	$199,900
September 2008	$200,000
October 2008	$189,000

"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period January, 2008 through September, 2008 . RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market.

Colorado Springs Real Estate-Average Sales Price, October 2008

Joe Boylan (Boylan and Company) — Sun, 09 Nov 2008 18:15:55 -0600

Average sales price is a bellwether market indicator. Although month to month fluctuations can be misleading, we generally try to keep an eye on the big trends this statistic creates.

This number is not so much an indication of general pricing trends but more an indication of what price homes are selling.

Month	Average Sales Price
January 2008	$235,023
February 2008	$226,692
March 2008	$236,503
April 2008	$239,578
May 2008	$251,543
June 2008	$256,829
July 2008	$252,549
August 2008	$235,098
September 2008	$239,385
October 2008	$230,012

This information provided by Joe Boylan: http://www.springshomes.com

"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period January, 2008 through October, 2008 . RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market.

Colorado Springs Real Estate-Listing Discount through October, 2008

Joe Boylan (Boylan and Company) — Sat, 08 Nov 2008 14:23:30 -0600

This is the average percent difference plus or minus between asking price and selling price. This is an important number, especially in our current environment of “Low Ball” offers.

When homes are well priced, this is close to the percentage we are seeing sellers come off of their price.

Month	Listing Discount
January 2008	3.6%
February 2008	3.1%
March 2008	2.1%
April 2008	2.5%
May 2008	2.8%
June 2008	2.9%
July 2008	2.8%
August 2008	3.4%
September 2008	3.5%
October 2008	3.7%

This information provided by: Joe Boylan http://www.springshomes.com

Colorado Springs Real Estate-Average Days On Market- October 2008

Joe Boylan (Boylan and Company) — Sat, 08 Nov 2008 14:12:28 -0600

Days on Market is a average number of days it takes a home to selll. This is an important number because it shows how long the average home takes to sell. When we see homes that have a significantly higher number of days on market then the average, we tend to look for red flags.

This statistic is very price sensitive, the higher the price range the longer the days on market tends to be.

Here are the Average Days on Market through the end of October, 2008 in Colorado Springs.

This information provided by: Joe Boylan- http://www.springshomes.com

Colorado Springs Real Estate-Inventory Report

Joe Boylan (Boylan and Company) — Sat, 08 Nov 2008 12:48:31 -0600

Inventory is established by the rate at which our market can absorb a particular classification of property. In this case we use Single Family, Detached residences (a.k.a. Houses).

This rate of absorption is based off of historical sales data. Here is a look at our current and historical inventory numbers.

The interesting observation here is that after a really rough first quarter, the Colorado Springs Real Estate market has been slowly correcting back to reasonable inventory numbers.

Month	Months of Inventory
January 2008	10 Months
February 2008	10 Months
March 2008	10 Months
April 2008	10 Months
May 2008	9 Months
June 2008	9 Months
July 2008	9 Months
August 2008	8 Months
September 2008	8 Months
October 2008	8 Months

"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period August, 2007 through October, 2008 . RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market.

This information provided by Joe Boylan : http://www.springshomes.com

King's Deer Colorado-Market Update November 2008

Joe Boylan (Boylan and Company) — Thu, 06 Nov 2008 18:56:09 -0600

There are currently 43 homes available for sale in the King's Deer area according to the Pike's Peak Multiple Listing Service. Click Here to see a complete list of homes.

King's Deer has seen 22 sales in the past 12 months according to the MLS as well. This means there is a 23 month inventory of homes for sale in the King's Deer area, according to the Pike's Peak MLS. Here is a brief outline of the homes that have sols in the last 12 months, Click Here

King's Deer's price point fits squarely into the Jumbo Money dead zone. So buyers have been few and far between, that's the bad news. The good news is that King's Deer has always been a cyclical area. King's Deer has historically sold well when it feels like a value when compared to the rest of the Tri-Lakes area.

Inflated land prices in the latter years of the development teams reign are going to make it difficult for newer homes to be priced at what seems like a reasonable number but older homes, the ones that rode the wave of appreciation should have more success in the market, as long as they price realistically and market aggressively.

comScore Reports 6.5 Million Americans Watched Mobile Video in August

Joe Boylan (Boylan and Company) — Fri, 31 Oct 2008 14:07:01 -0500

comScore, the leader in measuring the digital world, reports that 6.5 million Americans tuned into mobile video in the month of August. I think this is an incredible number. 6.5 Million people in the United States viewed mobile video in the month of August, 2008.

Now granted, most of it was “Evolution of Dance” type clips but I think this statistic points a big, flashing “Turn Here” (no pun intended) sign to any real estate professional that video is a marketing tool we need to embrace.

The big question is what is that going to look like? I think Real Estate video is very young, at least from a development standpoint. I think these numbers open the door for some great opportunities, especially for the entrepreneurial spirits out there.

So, although I don’t know how real estate video is going to look when it arrives, I do have a pretty good idea about where it’s headed.

Provided by: Joe Boylan http://www.SpringsHomes.com

New Google Map Search-Video

Joe Boylan (Boylan and Company) — Wed, 29 Oct 2008 08:00:41 -0500

We have just built a new map search tool using the Google Maps API (application programming interface). Our analytics programs and conversations with users have taught us that visual learners tend to like the map based search while the analytical types prefer the traditional text based search.

So in the spirit of accommodating different style of learning we have created a new video that give a general overview of how the new map search works.

Walden Property Video

Joe Boylan (Boylan and Company) — Tue, 21 Oct 2008 21:16:32 -0500

We have just finished a new property video for a new home for sale in Walden. Walden is a beautiful community located just northeast of Colorado Springs, Colorado.

This area features towering Ponderosa Pines and some incredible views.

This is a beautiful custom home and has been meticulously maintained

17692 Sawmill Road

This information provided by Joe Boylan: http://www.springshomes.com

Squidoo...Makes a Great Single Property Website!

Joe Boylan (Boylan and Company) — Tue, 21 Oct 2008 18:21:40 -0500

I am a big fan of single property websites. I love the idea of having that kind of space to stretch out and tell potential buyers all about a listing.

I also realize that creating a single property site has technological or financial limitations for some Listing Agents.

I have found a great alternative to the bona-fide single property site. Seth Godin has created a website called Squidoo. Squidoo is a great platform for people that know stuff, all kinds of stuff. This site allows people with knowledge to share their expertise with the world.

Squidoo, calls the individual pages you can create Lenses. Lenses do a great job of incorporating a wide range of social media types. You can incorporate, Flicker Photos, YouTube videos, Del.icio.us links etc…you get the idea. Oh, and here’s the good news, it’s all free!

This got my thinking, I know the homes we list and sell, so why not use Squidoo to tell the world? So I have created a lens for one of our listings. This lens incorporates images, video, descriptions and links…hmm, sound a little like a single property website!

Click Here to take a look at my Lens. I think you'll find the opportunity to add any information you want for your listings

Hope This Helps!

Provided By Joe Boylan: http://www.springshomes.com

Video Teaches Old Dog, New Tricks!

Joe Boylan (Boylan and Company) — Fri, 17 Oct 2008 18:59:32 -0500

We have been pitching the benefits of property videos for a long time, especially to our seller clients. For the most part, they agree and are happy to see the video and share it with friends, family and neighbors. Every now and then we run across someone that just doesn’t understand video especially as it relates to selling homes.

We work with a custom home builder whom is “Old School” to say the least. Now this is a desirable quality for a homebuilder to posses as he builds a great home. On the other hand, the idea of video of an inventory home, much less one where he is the star, was not in the scope of what he thought a marketing plan should look like. But hey he’s a great guy so he humored us and went ahead with the video. Here are the results.

Now, let’s flash ahead a couple of months. The home is under contract and the builder is doing a walk through with the buyer. As the buyer and the builder shake hands and meet in person, for the first time the buyer says, “I feel like I already know you, I’ve been watching the video of this house for weeks.” The walk through went great, and one “Old School Builder” is sold on video!

Ten Tips For Property Videos

Joe Boylan (Boylan and Company) — Wed, 15 Oct 2008 17:40:57 -0500

We have been shooting video of our listings for just about a year now. We have made a TON of mistakes and learned from most of them. Here is our top ten list of things we wish we would have known a year ago:

1. Think, Elevator Pitch-Attention is a valuable commodity so brevity is essential. We follow a simple rule of thumb when creating a property video. We dedicate about 30 seconds of footage to the area and 90 seconds per 3,000 square feet of home. Videos should scale in proportion to the size and scope of the home.

2. Use a Tri-Pod- On my first couple of video shoots I didn't want to deal with the hassle of lugging a tri-pod along to the shoots. When I got back and started editing, my real estate videos had that "Blair Witch Project" feel. The camera shook, even when I thought I was panning smoothly. The lesson I learned was, Always use a Tri-Pod.

3. Area info- Make sure to include a little background footage of local amenities. Relocating buyers are buying the home and the area. This kind of area background also gives you some credibility as an expert in that specific area.

4. Get Close-Show some textures and surfaces. Stuff like counter top bull noses, tile, fixtures etc...

5. Have a Tour Guide-Our experience has taught us that viewers tend to stick with a video longer when there's someone leading the way. It can be voice over or someone actually leading the viewer through the home. Have a host either voice over or interview. If you interview don't spend too much time on the host this tends to eat up a lot of valuable time.

6. What to shoot-Get all the big rooms, the outside and the yard

7. Give them a hook-When buyers look at homes they usually identify them by a dominant characteristic or something unique "The Green Carpet House" or the "kitchen island with the red vegetable sink house". Dictate the dominant feature you want them to focus on, try to find a couple of truly unique things about the house and make those the focus.

8. Appeal to the Ears-I like background music, even if it's cheesy, OK especially if it's cheesy. Music sets a mood and it makes transitions flow a little better. Just make sure the level is appropriate, don't make the background music the focus.

9. Don't be afraid to go Ken Burns-Still image slide-shows masquerading as video get a lot of flack in video circles. Having said that, I think one of the best tools in a real estate video production toolbox is the "Ken Burns effect" this is a technique that uses panning and zooming effects to give a still photo some motion. Sometimes stills just look a lot better then video, if this is the case by all means, use it.

10. Easy On The Transitions-Transitions are a great tool. They are especially effective at giving the viewer a sense of moving to a different time or place. Be careful to not overuse the transition effects in your editing software.

I hope this helps!

Provided by Joe Boylan: http://www.springshomes.com

East Colorado Springs Market Update For - September of 2008

Joe Boylan (Boylan and Company) — Sun, 12 Oct 2008 17:14:22 -0500

All in all September was not a stellar month for the east side of Colorado Springs. Having said that this area seems to be falling into a consistency that might be described as the new normal. Prices are stabilizing as are number of sales and days on market. This area seems to be falling into a predictable pattern.

If you'd like to take a look at all of the available homes for sale in East Colorado Springs Click Here

This information is provided by Joe Boylan: http://www.springshomes.com