Colorado Real Estate Blog

Polaris RZR four seat cage soft top

Stuart Dobson (Surety Realty Inc.) — Mon, 05 Oct 2009 13:31:04 -0500

Polaris RZR four seat cage soft top

October 5, 2009

We recently purchased and installed the Vent Racing Four Seat Cage for our Polaris RZRs so we could all ride together as a family. The Polariz RZRs was a fairly easy choice for us because of the wider stance, superior suspension and we knew we were going to convert it to a four seater right away. Although we also ride dirt bikes, the differences in speed and ability was becoming a problem for group rides. By picking up the RZRs and making it a four seater that all of us could comfortably sit it, we solved the problem.

After getting and installing the cage from Vent Racing, one of the very next things we felt we needed was a soft top to keep the sun, rain and debris that gets kicked up from the wheels off of us when we were riding. Since we were planning a Labor Day trip to the San Rafael area in UT it was the perfect excuse to order the soft top for the trip.

The first thing we noticed when we got the Soft Top was how heavy the material was, it is a really heavy duty canvas. It comes with hook and loop fasteners and velcro areas to secure it to the four seat cage. It is definately a custom fit for the cage. We had to make a couple modifications to our top due to having a full factory Polaris windshield installed but all it took was a little cutting and sowing by the wife to make it perfect for our use.

The top installed very easily, about 5 minutes with two people putting it on. In fact, you could easily take it on and off depending on how you wanted to ride that day. Once we put it on though, the kids and us really noticed a huge difference in the amount of wind turbulence. It even helped get ride of that little counter rotating vortex that swirls right between the driver and passenger seats. We are pretty much planning on leaving it on all that time now. The other big benefit was with mud and small stones kicked up from the wheels. The soft top offered a lot more protection for the kids in the back seat.

Overall, I can't believe we waited to get the top, I wouldn't want to ride without in sun, sand, mud or even anu dusty conditions. So, for what it's worth, I would definately get the soft top along with the four seat cage from Vent Racing for the RZR.

Boulder Condo For Sale market statistics

Stuart Dobson (Surety Realty Inc.) — Thu, 01 Oct 2009 14:37:36 -0500

Boulder Condo for sale market statistics

August 2009

According to the leading third party showing service here are some numbers for the Boulder Condos for sale during the month of August. I was researching this info for a potential client listing and thought others may find it useful as well.

Here are the statistics for August for the 80301 zip code in Boulder.

Average number of showings per week by price range:

$180k to $200k average 5.8 per week
$200k to $220k average 3.4 per week

For the entire Boulder condo real estate market in August the average DOM (Days on market) was 56 for condos. There were 15 condos sold at an average price of $231,802. This represented 97% of list price.

If we analyze this data bit, we see that, properly priced to sell, a condo should take 8 weeks to sell and have an acceptable offer submitted within the first 15 -20 showings (assuming 30-45 days to close). This is just part of the data I use to see if the marketing of a property is 'on track'. But it does provide some useful overall information.

Please note, this information can be gathered for almost any residential property in the Denver metro area and should be used along with agent showing feedback data and web analytics to ensure that your property is being marketed correctly.

Stuart Dobson

Bachelors of Science in Finance; Real Estate

Certified International Property Specialist (CIPS)

Transnational Referral Certified (TRC)

Stuart@StuartDobson.com

http://www.stuartdobson.com/Boulder/Boulder-Colorado-Homes.php

http://www.linkedin.com/in/stuartdobson

http://twitter.com/COREbroker

http://activerain.com/blogs/stuartdobson

Infinity Real Estate Services LLC

Broker Associate

303.919.0309 cell

303.919.0309 txt msg

303.952.9453 fax

Arvada Colorado Townhome for Sale

Stuart Dobson (Surety Realty Inc.) — Thu, 24 Sep 2009 18:15:40 -0500

General

This townhome is FHA loanable (based upon owners vs. rentals percentage in the complex) with a very low $125 monthly HOA fee and a financially sound HOA.

Outside features include a small fenced area in back - great for coffee and reading the paper and a well treed and shaded courtyard area between the units. Also, the townhome has a new back door and back screen door as well as a screen door for the front.

Virtual Tour of Arvada Townhome

Interior

The interior has Oak 3" plank flooring on throughout first floor with a floor to ceiling brick wall on one side of interior of unit, offset with Oak crown molding and trim. All ceiling fans and the refrigerator stay with the home. Additionally the home has been upgraded with six panel white doors and the furnace and air conditioner unit are less than one year old with transferable warranties, plus newer double pane vinyl windows cut energy bills and reduce noise.

The upstairs has a space for a full size washer and dryer (NOT stackable) in the upstairs laundry area. Finally a large large crawlspace is great for storage

Garage

The garage is heated and has checkerboard racedeck flooring, an insulated garage door, and a garage door opener. The unit also has 2 additional parking spaces allocated to the townhome.

The City of Arvada has a hometown feel many of its citizens have cherished even through a century of change. With a rich historical culture and shared community pride, Arvada combines the luxury of todays society with the benefits of the past. Peaceful neighborhoods of homes, an eclectic business mix, and historical landmark restoration keep this metro area active, vibrant and healthy. The business and residential real estate opportunities are excellent.

Arvada is only a few miles west of Denver, close to Denver International Airport (DIA), the Downtown Denver business district, and the mountains. It is easily accessible from three interstate highways: I-70, I-76 and I-25. To search for other Arvada Colorado Homes for Sale.

Denver Commercial Retail Market forecast

Stuart Dobson (Surety Realty Inc.) — Mon, 21 Sep 2009 17:24:13 -0500

2010 Forecast for Denver Commercial Retail space

September 22, 2009

The Denver Commercial Retail space market forecast for 2010 and beyond does not look very good.

According to CB Richard Ellis, the demise of Circuit City and Linens n things has left over 50 big box retail spaces vacant. Cyberhomes Denver Commercial Market forecast takes a look at both office and retail space in September, 2009 and finds the outlook for sales and leasing to be very slow. To make matters worse, there is 1.2 million square feet of commercial retail space currently under construction.

Current CoStar statistics

However, according to CoStar analysis of the Denver retail market there is, as of September, 2009, 133 million square feet of retail space in the Denver area with 12.9 million vacant and 15.7 million square feet becoming available. This implies a vacancy rate of 10% currently with a soon to be available vacancy rate of 12%. Yet, the forecast from CoStar is for a 2011 vacancy rate dropping to 9.5%. Considering that the net absorption rate is currently zero, there will have to be a significant recovery in demand to fill that much space and that is not even accounting for the 1.2 million square feet that is under construction.

One Commercial Broker Opinion

I find it difficult to believe the rosy forecast coming from CoStar, unless landlords suddenly drop their asking lease rates dramatically. Many of these vacant retail properties will become REO's or go into default and be sold (or have their notes sold by the banks). These distressed properties will certainly create a downward pressure on lease rates and property sales prices going forward. As always marketing an REO property is more important than the pricing of the property. We are not saying that lease rates and price points are unimportant, simply that pricing is secondary to marketing. Currently the average lease rate in the Metro Denver area for commercial retail space is $16.5 dollars NNN, with a low of $5 and a high or $55.69.

Real Estate Sales Techniques - Marketing vs. Pricing

Stuart Dobson (Surety Realty Inc.) — Wed, 22 Jul 2009 10:04:09 -0500

Real Estate Sales Techniques - Marketing vs. Price

Most real estate agents will always tell a client that price is the determinate factor for selling a property. This is not true! Real Estate Marketing is the most important factor, with price being secondary.

Allow me to explain:

Let's say you have a house for sale that is fairly priced for the market at $400,000. If the sellers were willing to accept an offer of $1 for the house for a time period of one hour, but you couldn't advertise it, market it in any way, or tell anyone about the house for sale. In fact the only way it could be sold for that price was if a person happen to knock on the sellers front door and offered them $1 for the house, during the specified one hour time frame.

The other option;

The house is listed for $1 million dollars, but every single person in the world knows about it. It is plastered on every car, bus bench, billboard and road sign in the world. People washing laudry in the rivers in Asia are talking about this house. With that type of exposure, there just may be some exorbitantly weatlhy and eccentric individual who, despite knowing the fair value of $400,000, wants to own the most expensive house in that neighborhood, or perhaps they want to own the most advertised house in the world, whatever....

The point is that without any marketing, price is irrelevant, because no one will ever know that the property is for sale. On the other hand, if a property is overpriced, it may be the one in a billion chance that it sells!

Obviously, both of the above scenarios are ridiculous. But the point is that marketing is more important than price. Our job as professional, educated, and talented real estate agents, is to market the house better than the seller can, better than our competition can, and attract a price that is more toward the high end of the reasonably possible range of prices that the house will sell for in the quickest time possible.

Negotiating Real Estate Deals - Aggressive vs. Assertive

Stuart Dobson (Surety Realty Inc.) — Tue, 21 Jul 2009 19:45:13 -0500

Negotiating Real Estate Deals - Aggressive vs. Assertive

Many times I get asked by potential clients how aggressive I am in negotiating for their interests in real estate transactions. I always have the same answer, I try NOT to be aggressive, but rather assertive.

The Difference between Assertive and Aggressive

My definition of aggressive negotiation is always 'winning' at any cost. It's not really negotiation as such, it's more using every tactic, avenue, and technique to get your way and burning any bridge you need to at the time without consideration of the future.

Assertive negotiation may not always win every point of contention or issue, but when the issue is resolved, it is something that both parties can live with.

The advantage of assertive over aggressive techniques is that it is not the 'hard sell'. For example, let's say you have a minor inspection issue that you agressively negotiate for the buyers to the point where, as the buyer's agent, you make the seller bleed every last dollar. Not only are the sellers going to be upset that they got pushed so hard, but they will be looking for every opportunity to repay the favor. An opportunity may easily arise at the closing table, let's say a delay in funding from the lender thru no fault of the buyer. The seller could technically declare a default and take the earnest money as the seller may have no incentive left to keep the contract or sell the house at the terms that were aggressively pursued by the buyer's agent.

Should this scenario happen, the buyers didn't win, even though they got the last $10 from the sellers over some minor inspection issue.

Keeping the ultimate negotiating goal in mind

It is always important that the agent and client keep their ultimate goal in mind when entering into any negotiations. Winning at negotiation involves keeping the ultimate goal in mind, not trying to win every point just for the sake of winning.

2009 Polaris RZR S Four Seat cage

Stuart Dobson (Surety Realty Inc.) — Mon, 22 Jun 2009 23:07:54 -0500

Vent Racing Four Seat RZR S cage

We recently picked up a 2009 Polaris RZR S after looking at side by sides for over a year. I was pretty well set on a Kawasaki Teryx, but then our camping/riding friend sent me a pic and some message board threads about the RZR S four seat conversion cage from Vent Racing. Since we have a light hauler toyhauler, weight is a concern, I always like the Polaris RZR S from a weight, size, and sport perspective, but didn't think it could be converted to a four seater safely. Our kids are 8 and 12 respectively, but are light weight for their age, and my wife and I are not huge people either, so after looking at the pics we thought it might be possible for us to fit in safely as a family.

The Ultimate Customer Service company

After calling Vent Racing and talking with Mike about our needs for RZR S Four Seat, describing our riding style, where we wanted to use the side by side, our sizes, weights, etc. we were even more excited, but couldn't make a decision until we could actually sit in the machine with the the actual four seat cage and seat installed. Since we are in Denver, CO and Vent Racing is located in Utah, I thought we were at an impasse. However, it turns out that Jake from Vent Racing was at that moment on his way from UT to Denver with a converted four seater RZR. After Jake made the entire trip, with dealer stops along the way, he called me from the road and met us in a rainstorm in a parking lot with an offer to test ride the four seat RZR! At this time is was about 9:30pm, cold, raining, and I knew he had to be tired and just wanting to find a place to crash for the night.

Totally Satified with the Four Seat RZR S cage

After meeting with Jake, and sitting in the RZR with the Four Seat Cage, we went out the next day and bought a 2009 RZR S and ordered the RZR S four seat conversion from Vent. The install was a bit tricky, the key being to getting the top passeger side bracket lined up first. Once we figured that out, the rest of the install went ok. The kids fit in perfectly, the machine still feels balanced on the trails, and all our neighbors are jealous, lol!

First ride with the Four Seater impressions

After our first trip to the mountains with our new RZR S this last weekend, I can say that the whole family is thrilled with the performance. The four seat conversion looks great, and power sliding, climbing and just trail riding are smooth, controllable and fun for everyone. The next thing were adding are some lights, side view mirrors, and a soft top to go with the windshield and winch that are already installed.

Again, we would not have bought the RZR S if it wasn't for the exceptional service from Mike and Jake at Vent Racing. But now that some of our friends and neighbors have seen and ridden in the four seat version, they are planning on getting the conversion for their RZR's too.

Thornton Colorado - New Aquatic Center approved

Stuart Dobson (Surety Realty Inc.) — Wed, 20 May 2009 13:54:36 -0500

Thornton Colorado Aquatic Center finally approved.

The long awaited joint venture between the Adams 12 school district and the City of Thornton to build the district's new aquatic facility at the Holly Sports complex in Thornton finally received Thornton City Council approval this week. The Holly Sports Complex is located on the Southwest corner of 136th Avenue and Holly Street and will be known as the Thornton Trailwinds Park and Open space. The joint agreement betweent the city and the school district is a first according to city staff members.

The Aquatic Center is scheduled to open in the fall of 2010 and will eventually be attached to the new recreation center the city is also planning for the area. According to the city's agreement with the school district, the pool will be available to city residents up to 40 percent of the time, when not in use by the district. Also, the city is planning a new dog park in the area, which is great news to those of us who love our four legged friends. The overall cost of the new Aquatic Center is projected at $18.8 million dollars.

Finally, the achieve better access to the area, the city recently approved a 2.8 million dollar plan to fund a street widening along 136th Avenue between Cherry and Holly in front of Horizon High School. The current two lane road is slated to become a five lane with a continuous center turn lane. Naturally, in the interests of safety, new traffic signals are planned in front of the high school and for the Aquatic Center entrance.

Stuart Dobson

Infinity Real Estate Services LLC
Thornton, Colorado
Denver Metro Colorado Homes for Sale
303.919.0309
Stuart@StuartDobson.com

Search Denver Area Homes for Sale
Colorado Real Estate and Homes

The Best deal I ever made....

Stuart Dobson (Surety Realty Inc.) — Thu, 14 May 2009 15:27:21 -0500

The Best Deal I've Ever Made...

Is the one I didn't do! Allow me to explain a bit.

As real estate brokers we are often confronted with listing a property that is overpriced if we would list it at what the owner 'feels' it's worth. As most of us have learned the best thing to do is to walk away from the deal so as not to spend money, time and effort in what will undoubtedly become the fruitless pursuit of a sale.

This same rule also applies to investments that sound 'too good to be true' (aka Bernie Madoff funds). We are less likely the make 'the big mistake' with taking on a client that we shouldn't have or investing in something we should not have if we don't get too greedy, take a step back, and forecast a bit down the road to where this is most likely to take us.

Colorado and Denver MLS Search

Stuart Dobson (Surety Realty Inc.) — Thu, 30 Apr 2009 14:24:08 -0500

Searching for Colorado foreclosures or bank owned properties

If you want to search the Colorado MLS listings for Foreclosures or Bank Owned Properties, this simple interactive MLS IDX search will help. It allows an investor or potential home buyer to search in a number of ways including by the foreclosures in the pre-foreclosure process or once the home or property is already bank owned.

Searching with a map

A 'map' search feature is also built into this Denver MLS search which allows you to select a tab at the top of the search map and even select a terrain map that allows visual detail all the way down to sidewalks and swimming pools!

If you know the city or neighborhood you are searching for a house or land in, you can select the specific page for the neighborhood and the map will automatically show you which homes are available for sale in that neighborhood. At this point you can sign up to receive email updates as new listings become available and they will be automatically sent to your email account.

Of course there is the option to search by school district, and even by 5% or greater price drops! As the technology improves, we continue to try to provide you with the latest tools to help you find the land or homes you are looking for on your schedule and in the way you want to view the information.

Westminster Fire Station Open house and Barbecue

Stuart Dobson (Surety Realty Inc.) — Thu, 30 Apr 2009 09:50:45 -0500

Westminster Fire Station to host Open House and Barbecue

The City of Westminster's neighborhood outreach program will have their 14th annual Fire Station #5 open house and barbecue from noon to 3pm on May 2 at the fire station at 10100 Garland Street. This event is free and open to the public. This is a great opportunity to meet, eat and drink (soda), with some Westminster firefighters, members of the Westminster City Council and others in your Westminster Community.

Kids can ride in a vintage fire truck and see trucks, police cars, ambulances and other public work equipment. This is a great chance for eveyone to learn more about city services and get to know your neighbors.

The residential real estate market is probably going to get worse

Stuart Dobson (Surety Realty Inc.) — Thu, 30 Apr 2009 08:31:58 -0500

Not to burst anyone's bubble, but I think the Real Estate market is going to get worse.

I'm not trying to be pessimistic, and yes I've had my morning coffee. But the current environment with retail residential resales is likely to get worse in the next few years for the following three reasons:

Rising interest rates - We have had so much money creation, that higher rates (remember 1982?), are more than likely.
The Federal Tax credit incentive will expire - The $8,000 Federal Homebuyers Tax Credit for first time homebuyers will expire, that is a BIG incentive right now motivating a lot of buyers for the lower end of the market.
The economy will not improve that much, if at all - The economic forecast according to the FED is not expected to improve that much by next year at this time, in fact many experts expect it to get worse.

There are of course a couple ways to plan for this.

Change careers now - Although what many agents will do I don't know, it's not like there are a plethora of available high paying jobs available right now.

OR

Impress upon potential buyers and sellers that this year is probably the best time they are going to see in a VERY LONG time to buy of sell real estate.

Renegotiating your Commercial lease - Some tips

Stuart Dobson (Surety Realty Inc.) — Tue, 28 Apr 2009 10:42:05 -0500

Renegotiating your Commercial Lease - Tips and Tricks

This current recession has hit many commercial property managers particularly hard. Most, if not all shopping mall owners are doing everything they can to retain retail tenants. Businesses that utilize office space are in much the same situation. Most office space landlords are also in survival mode these days. There is a role for the savvy business owner to utilize a commercial real estate broker to renegotiate their lease with their landlord.

Negotiating Tips

Most business owners negotiate every day of their lives. They negotiate with their vendors, employees, customers, and probably every day at home as well with their family. However negotiating when you have a great deal at stake, are under stress, or do not fully understand the landscape (such as a real estate transaction) can leave you at a disadvantage. Imagine trying to negotiate in a foreign language that you do not speak! That is the situation for most business owners trying to renegotiate their leases.

There are some definate 'DO's' for negotiation:

Solicit the other person's perspective - What do you need from me on this?
State your needs - not just what you want, but WHY you want it.
Prepare options beforehand - have alternative resolutions in mind.
Do NOT argue - Do not try to prove the other person wrong, it's a waste of time.
Consider timing - right before lunch may not be the best time, consider re-scheduling in need be.
Do not give a point without receiving something in return - For every thing you concede, you should get something in exchange.

And, there are some definate 'DON'T's' for negotiation:

Viewing negotiation as confrontational - You are not trying to win, you are trying to work together to find a solution.
Trying to 'win' at all costs - This is likely to cause problems in the future.
Becoming emotional - It is important to maintain control at all times.
Focusing on personalities - focus on the issues, not the people.
Blaming the other side - take responsibility, their is NO benefit to arguing.

Negotiation is a tough but worthwhile skill to develop. If you follow the tips above, you will be much more likley to have a successful negotiation that achieves your goals.

Marketing Bank Owned Properties

Stuart Dobson (Surety Realty Inc.) — Fri, 17 Apr 2009 10:12:14 -0500

Best Way to dispose of Commercial Real Estate Assets

Most bank asset managers have way too many challenges disposing of real estate assets these days. From houses and homes, including condos and townhomes, to commercial properties and developer projects that went 'south'. They are being inundated with new 'bad' non performing loans, are not able to lend, the FDIC is increasing their insurance requirements, bank examiners are more stringent, public perception is poor, and their capital requirements are as strict as ever. Bankers are being told to lend money on one hand, and to shore up their capital on the other. It's an impossible situation that has been exacerbated by non-performing loans. Even performing projects are running into problems because the borrowers are unable to refinance their loans when they mature.

We have a solution to the bad real estate asset problems facing bankers

There seem to be three major concerns that bank asset managers have when selling properties:

Who will dispose of the property for the lowest cost?
Who will sell the real estate the quickest?
Who will get the bank the most money possible?

Selling for the lowest cost - This is fairly straightforward, how much cheaper than 0% commission can you get? Whether it is 0% commission to 6% or even 10%; what other marketing costs or fees do the real estate brokers want to charge you? For example: We'll be happy to sell a property for actual hard costs (and we'll provide the receipts), plus 0% commission if we are getting the 'buy' side of the deal. Why? Because we can be more efficient with our marketing and selling processes. (see below).

Selling the real estate in the quickest period of time- This is a function of advertising dispersion (signage, online, mailouts, word of mouth, affinity marketing, etc.), and price point. Every Real Estate Broker says that they are the best, they have the best resources to market the property, etc. The price argument is oftentimes the only excuse that most real estate agents use and the easy cop out as to why something isn't selling. The advertising, specifically online advertising (where we know that over 80% of home searches begin), is the dominant factor determining how many eyeballs see the property for sale. Additionally, how a property is described is as important. We're not talking about floral print kitchen window coverings or mountain views here. What were talking about is a 'Persuasion Architecture' methodology that appeals to the most likely buyer of a real estate property. A full description of this is beyond the scope of a single blog post, but we would be happy to explain it to you in depth in person. As for the superior online advertising example, rather than just saying we're pretty adept at it,

We would like to show you:

Do a Google search for:

'Colorado Commercial Real Estate Broker' - #3 out of 2,150,000 million results
'Commercial Colorado Real Estate Broker' - #3 and #4 out of 1,930,000 million results
'International Colorado Real Estate Broker' - #1 and #4 out of 2,110,000 million results
'Colorado Home Sellers' - #2 out of 7,160,000 million results
'Best Colorado Real Estate Broker' - #6 out of 29,700,000 million results

These results were obtained on April 16, 2009.

You get the idea. We have the proven ability to put your property in front of more people under almost any term you choose to market it under. More traffic means more potential buyers, more buyers equals a higher likely sale price and a property that sells quicker.

Selling for the Most Money Possible - This is closely related to the discussion above for primarily the same reasons. We are able to market the property better, to more people, which is more likely to lead to a higher price or multiple bids.

To Summarize, this isn't just about selling real estate for the lowest cost, selling it with a marketing 'trick' or 'gimmick', or just having knowledge and/or ability that doesn't have a practical application. This is about education, experience, hard work, and intelligence being applied in a manner which can maximize the returns for Bank Asset managers looking to reduce their real estate exposure of bank owned properties, or conceivably for those commercial or residential real estate property owners who just want to sell their building or house.

Unfortunately, it is not infinite. We cannot market all properties in an area, we can only help those sellers that list with us until our capacity is exhausted. Contact us now for more information.

Colorado First time Homebuyers Assistance Program

Stuart Dobson (Surety Realty Inc.) — Wed, 15 Apr 2009 19:01:03 -0500

Colorado First Time home buyer assistance program

The Colorado Housing and Finance Authority just announced a new program where First Time Colorado Homebuyers can get up to $6,000 or 3.5% of a homes purchase price, whichever is less, to cover closing costs and down payment costs. The full details of the plan are available here and is called the CHFA Jumpstart Program.

How it works

This program is essentially designed to work in conjunction with the $8000 Federal Home buyers tax credit by offering to 'loan' via a second mortgage on the property the $6,000 or 3.5%. That second mortgage comes with no interest and no payments due until June 30, 2010. The idea is that first time home buyers will use their Federal tax credit to repay the second mortage to the CHFA. Buyers must contribute $1,000 of their own money and take a homebuyer education course.

Colorado lawmakers say the program is for a limited time and are not guaranteeing that the program will be renewed next year. It will apparently depend on the state of the housing market.

10 best reason to be self employed right now

Stuart Dobson (Surety Realty Inc.) — Wed, 15 Apr 2009 15:28:10 -0500

The Safest place to be is Self-Employed

With all the talks of layoffs and large and small companies recently, it occurred to me again that IMHO the safest place to be is self employed:

10 Best reasons to be self employed

I go to work when I want to.
I can work as hard as I want.
I don't have negative or ignorant co-workers holding me back.
I can work as much as I want.
I can take the dogs for a walk in the middle of the day.
I'm the president AND chief janitor.
I'll be the last person laid off or RIF'd (Reduction In Force).
I smile as I'm sipping coffee in my house on snowy commute mornings.
The Gym isn't crowded in the middle of the day.
And finally, when I need a day off, I can take it.

Of course we all know how difficult it is to be self-disciplined, make efficient use of our time, and make a living in real estate, but to me the benefits are worth it and I still truly love getting up in the morning and getting to work.

How to find the Perfect Home

Stuart Dobson (Surety Realty Inc.) — Sun, 12 Apr 2009 14:58:14 -0500

Are you in search for the perfect Wheat Ridge Colorado houses ? Are you finding it hard to choose from the numerous houses for sale in Lafayette Colorado ? If you answer yes to any of the questions above, then you’re in luck, because you’ve found the right article that can help you choose the best home for your family.

Of course, in order to find the best home, you need to shop around Lafayette Colorado real estate listings. Here, you will be able to see different kinds of houses at different prices. Lafayette Colorado houses are also available in different styles, from Victorian to French homes, Foreclosure homes and other types. Also, you will be able to find homes in different locations, so if you want to houses located in the heart of the city, or if you want it in the more peaceful suburbs, then take you have several options.

Are you in search for more luxurious homes? Well, you can find Wheat Ridge Colorado houses that can meet your needs for a perfect home! You can find houses for sale in Wheat Ridge Colorado which has their own master toilet and bath, whose area is the same size as that of the master’s bedroom! You can also get a home with all closets built in and a king sized bed to match! Or if you want a quiet evening alone or with your loved one, then best choose a home with a veranda, or at least a great view of the city!

If you are looking for budget homes then you can choose from a number of homes which are previously owned. Pre-owned homes are perfect for newly married couples who are just starting their new life. Aside from the cheaper price, these have the furniture included in the package.

Though finding the perfect home is tedious, there are just two things you will need to keep in mind before you make your decision – what are your needs and how much are you willing to pay? When you know exactly what you’re looking for, then you can limit your house hunting to units you can afford. This will allow you to choose a home which is within your means.

Thornton Colorado named a 'Boomburb'

Stuart Dobson (Surety Realty Inc.) — Thu, 09 Apr 2009 14:34:19 -0500

Thornton has been named a 'boomburb'

The March issue of Planning magazine has Thornton Colorado as the only Colorado city named with that moniker. A 'boomburb' is defined as city with at least 100,000 residents that has experinced growth of at least 10 percent each decade since 1970, but that is still not the largest city in its metropolitan area. According to the US Census, Thornton has grown at least 30 percent each decade and doubled in size between 1970 and 1980. The current population is rated at almost 120,000 people.

Much of the city's growth has occured in the last 5 to 10 years as the city has annexed new real estate. However, Thornton Real Estate growth isn't just growth for growths sake according to the city's policy planning manager. To provide a perpective of how much growth there has been, when Thornton first became a city in 1956, it had 786 acres of land, now it has almost 23,000 acres of land! The city of Thornton has been planning for this land and housing growth, although it has somewhat stalled in the last couple years as the real estate boom and economy have soured.

Some of this growth is evidenced by the new Holly Sports Complex and the new Larkridge Shopping center at I-25 and Colorado Hwy 7. There are still mixed use development being planned along the E-470 corridor and transit oriented real estate development around the (temporarily in limbo) FasTracks stations. Additional new projects include the new Rangeview Library District's second city library that just broker ground March 28 at 128th Avenue and Holly Street, and the expansion of 136th Avenue between Cherry Street and Holly Street in front of Horizon High School.

Lower priced homes in Colorado

Stuart Dobson (Surety Realty Inc.) — Wed, 08 Apr 2009 22:29:33 -0500

All the action is on the lower end of the market

If you have a listing and it's not under the FHA loan limits ($417k in Denver), the odds of a quick sale are very low. It can be an $800,000 house selling for $500,000, it still is not going to move very fast, if at all. Right now, it's all about the FHA loans, and houses priced below $250k. In those neighborhoods, and at those price ranges we're getting alot of first time buyers and people who still have jobs and have the down payments. Not to mention that is where most of the real estate investors in Colorado are looking for bargains to flip or rent.

What's a broker to do? follow the market.

Although I'm not crazy about viewing $150k homes, it does feel really good to help out buyers who normally may be shunned by many agents. I hate to admit it, but it's almost kind of a rush. Like a big fish in a small pond sort of thing. The home buyers are very greatful for the help and guidance, and I love working with people who are younger and actually listen when I make a recommendation or try to educate them about the real estate transaction.

The commission's aren't there, that's for sure. $5,000 checks don't go very far, but the clients have become friends, and that is worth a lot!

Twitter on the scrap heap of technology?

Stuart Dobson (Surety Realty Inc.) — Thu, 02 Apr 2009 16:21:17 -0500

A few months ago, everyone was talking and offering advice on Podcasting.

If you weren't podcasting, you were doomed
Podcasting is the only way to get business
Your business will end without Podcasting
etc.

I haven't heard much about Podcasting recently, but Twitter seems to be all the rage now. If the same arguments;

If your not Tweeting, you are doomed
Tweeting is the only way to get business
Your business can't keep up, and will end without Twitter
etc.

I don't know for certain, but from what I do know, and with a perspective on historical technology innovations, I just dont see Twitter as being that great, different, or economicaly beneficial.

For the record, I think Twitter is the next VHS, it's just a matter of time.

Clean windows for selling a home

Stuart Dobson (Surety Realty Inc.) — Mon, 30 Mar 2009 16:56:11 -0500

One of the most important things I tell clients who list properties with me is that they must have clean windows, along with the curtains drawn back and the blinds open to let in the natural light.

This also goes along with having a cleaned house in general, but we all know the three most important things to clean:

Kitchen - No one wants to see dirty food in the sink.
Bathrooms - No one wants to see dirty anything here.
Windows - Finally, everyone wants to see through a window.

I happen to be fortunate enough to have run across a great couple of local college kids who have a window cleaning business here in Denver. I don't make it a practice to endorse businesses normally, but have been impressed by these guys so far.

Their info is:

Clear Choice Window Cleaning

Marcus Kirkwood

720-806-4849

They have done very well so far and I plan on using them in the future. I hope this helps if you have clients that need to have some pros clean there windows (inside and out) and screens.

$8000 Home buying Tax Credit details and Restrictions

Stuart Dobson (Surety Realty Inc.) — Mon, 30 Mar 2009 12:29:57 -0500

Details on the Governments new $8,000 Home Buyer Tax Credit

There seems to be some confusion still regarding the new Homebuyer Tax Credit available. Also, in researching this I discovered that most sites, blogs, etc. neglect to mention a key restriction on qualifying for this refundable tax credit regarding home purchase from a related party.

How Much, Who, and When

1. Eight grand, new buyers: This credit is equivalent to 10 percent of the purchase price of the home, although it's capped at $8,000, and applies only to first-time home buyers and principal residences (or $4,000 for married couples filing separately). But unlike an earlier $7,500 home buyer tax credit, this one does not have to be repaid.

2. First time buyers defined: For the purpose of this legislation, a "first-time home buyer" is someone who hasn't owned a principal residence for three years before buying a house. (The date of purchase is considered the day that the title is transferred.) That means if you've owned a vacation home, but not a principal residence, within the past three years, you would still qualify for the credit.

3. 2009 buyers only: Only those who purchase a home on or after January 1 and before December 1, 2009 are eligible for the credit. Anyone who bought a home last year won't be able to take advantage of it. Please reference #2 above, the purchase date is the Title Transfer Date.

4. Income limits: The tax credit is subject to income limitations. Single buyers need a modified adjusted gross income of $75,000 or less to qualify for the full credit, that's $150,000 for married couples. Those earning more than these thresholds may be eligible for reduced credits.

5. Refundable: Because the tax credit is "refundable," qualified buyers can take advantage of it even if they don't have much tax liability. This means, for example: that if you paid $1,000 in federal tax, and are eligible for the full $8,000 credit, you would receive a $7,000 refund check (lookout Vegas!)

6. Recapture: Buyers have to own the home for at least three years in order to capitalize on the credit. If they sell the home before then, they will have to return the credit to the government. (Exceptions will be made in certain cases, such as death or divorce.)

Frequently Asked Questions (FAQ's)

What's a Primary Residence?

A primary residence is a residence in which an individual lives most of the time. A primary residence can be a house, condominium, co-operative apartment, houseboat, or mobile home.
Because the tax credit is for people who purchase their primary residence, individuals may qualify for the tax credit even if they own a vacation home or rental property as long as those properties were not their primary residence for at least three years preceding the purchase of their new home.

Who Cannot claim the credit?

The first-time homebuyer tax credit is not allowed under any of the following circumstances:
• The property is acquired from a related person as defined (26 U.S.C. § 36(c)(3)(A)) (see below);
• The property is acquired by gift or inheritance (26 U.S.C. § 36(c)(3)(A));
• The buyer is a nonresident alien (26 U.S.C. § 36(d)(1)); or
• The buyer disposes of the property (or the property ceases to be the principal residence of the buyer and, if married, the buyer’s spouse) before the end of such taxable year (26 U.S.C. § 36(d)(2)).

What acquisitions from related persons do not qualify for the first-time homebuyer tax credit?

A buyer is ineligible for the first-time homebuyer tax credit if the property is acquired from certain related persons, including, but not limited to, the following:
• The buyer’s spouse, ancestors (such as parents and grandparents), or lineal descendants (such as children or grandchildren);
• A corporation in which the buyer owns more than 50% of the outstanding stock; or
• A partnership in which the buyer owns more than 50% interest. (26 U.S.C. § 36(c)(3)(A) (citing §§ 267 and 707).)

As with all real estate related decisions where tax and legal considerations are relevant factors, you should consult with your attorney or tax advisor. If you are a Realtor or Real Estate agent or Broker advising a buyer in regards to utilizing this credit or recommending a purchase partially due to this credit, I strongly suggest you have a signed document that specifically mentions your client should consult a tax advisor and legal advisor.

Kids, Vandalism and Realtors

Stuart Dobson (Surety Realty Inc.) — Mon, 23 Mar 2009 17:29:56 -0500

Kids, vandalism, and Realtors

This last Sunday as I was just getting ready to watch Supercross with my kids (it's somewhat of a Sunday afternoon tradition this year), we heard some noise coming from the small construction project behind our house. A couple of teenage boys were throwing rocks at the earth moving equipment. Before I could step out onto the back deck to tell them to knock it off, one of the rocks found a window and shattered it. At this point they decided to pick up their skateboards and walk away. Becuase I hate vandalism and don't want to see anyone take an unjustified economic loss in these times I called the police, gave a quick description, location, and mentioned that I could still see the kids and the police should hurry if they want to catch them...the dispatcher said the police would come when they could get around to it...

I thought about that as the kids disappeared around a corner, my kids were seeing all this too and decided to make sure the right thing happened this time. I hopped in the car, circled the block and saw them just as they were about to enter a local store. I pulled the car over, got out told them they should stay right there as the police were coming. At that point, I had my cell phone, I called the police back, told them I had the kids in front of me and they might want to respond a bit quicker...two squad cars rolled up in two minutes!

After a brief statement from me, one kid confessed, I wrote a statement, showed an officer the damage and went back home to watch the races with my son.

A hour or so later I saw what was probably some of the kids family come out with him to the construction site, take some pics and leave.

How this relates to us Realtors

What struck me about this little incident was how everyone makes mistakes in life, some pay for them now, some later in other ways, but we all do the best we can with our kids, ourselves and our businesses (which may be like kids sometimes).

I think I set a good example for my kids. Hopefully the kids that were vandalizing property will not do it again and will think twice before getting into any trouble in the future.

In business we make mistakes, we pay for them and we move on to the best of our ability. I'm sure the parents or family of the kids are doing the best job they feel they can do too. This is the important thing though, what is right for some, is not necessarily right for all.

We are all different

Some agents like commercial real estate, some residential, some specialize in vacation areas. The list of differences goes on and on...We all do what we feel is best for us, our clients, our businesses, families, etc. There is no perfect way or one right answer. And at times we make mistakes and have to pay for them too.

Friday Mortgage rate update

Stuart Dobson (Surety Realty Inc.) — Fri, 20 Mar 2009 17:00:08 -0500

Happy Friday!

Well, the latest round of trillion dollar stimulus plans was announced this week and didn't quite have the effect on mortgage rates the media would have you believe. The good news is that conforming rates should remain in this sub-5% range for the immediate future. From a buyer's perspective, the current market is amazingly enticing for several reasons:

Prices down from their highs in most areas and starting to show some signs of stabilization
$8,000 tax credit for 1st- time homebuyers (the IRS intrepretation includes buyers who have not purchased in last 3 years!)
Current record low interest rates (under 5%)

Regarding this last point, these low rates are huge in context of where rates are most likely headed in the next couple years and very likely, well beyond that. This is a huge selling point to those "fence-sitters" that are waiting for that ideal time to buy. No one can time an exact low, but the high likelihood of mortgage rates being much higher in the years to come should be a huge impetus to buying now.

Retail space for lease in Broomfield Colorado

Stuart Dobson (Surety Realty Inc.) — Fri, 20 Mar 2009 13:37:51 -0500

Great Deal on Prime Retail Space for lease in Broomfield, CO

This is a 2,100 sq. ft. brand new retail location in Broomfield, CO. The lease terms have been neogtiated over a period of a few months and the tenant has hesitated at the last moment. This is a screaming deal!

$24 NNN with over $100k in incentives

Premier anchor tenant, great visibility, brand new building, build to suit for tenant and many other great location features make this space the best deal available right now for leaseable new space in the size range. I will be happy to provide complete deals once I have some information about your company to avoid any potential conflicts of interest. For additional info about what types of commercial properties and commercial tenants we work with, please visit Colorado Commercial Real Estate Broker.

Hurry, this deal will not last!