When you have web visitors that you work with for almost two years, it is a joy to then see them become clients!    This buyer was relocating from Texas to Colorado, but then her brother was relocating from Albuquerque to Denver, and was thankful I was able to assist him with his Colorado home.    It is always a beautiful day when you get a rave review like this one!  I like to give my clients the service I would appreciate myself!      06/15/2021

 The stats are out for the month of May, and it was another very busy month!   As of almost mid-June, we are seeing more new listings than previous months, but down 76.6% over one year ago.  I think many Sellers are nervous about listing their homes and not knowing if they would be able to locate a replacement home!  We are seeing many listings with a 30-60 rent-back for the seller.  In the earlier months this, Buyers were having to offer thousands over list price to their contract price just to "win the bid" and were seeing up to 20 offers per home.   There are still multiple offers, just not as many now.Seeing just 12 days on market for the entire metro area, and for all property types is amazing!   Most are going pending within 3-4 days (a weekend).   Sellers saw 105.3% to listing pr... 06/09/2021

 This is the time of year Sellers are thinking of preparing their home to put on the market, doing repairs, cleaning, decluttering and there is one more item that should be done prior to signing that listing agreement. If the plan is to sell the primary property and purchase another home, you should contact a lender for a pre-qualification to ensure you are able to qualify for the next home. Many potential buyers have taken great care of their stellar credit but can find out that there has been erroneous items applied to your credit or lender requirements have changed.     These small items can delay your approval, and best to know up-front that you can purchase and move smoothly into your next home.  After you begin the listing process and search for your next dream home, it will becom... 06/08/2021

 You are out viewing properties and BANG, you find THE property and write that day.   You find out the Seller needs to locate their replacement property and is asking for a 60-day rentback.   How does this affect you? First, do you have this kind of time to wait to move into a property?    Two, in today's environment, most buyers are offering the seller FREE rent for those two months, so are you OK paying two payments for one month? Also, another item to be sure you get correct - is your insurance on your purchase.    If you will not be residing in the property after closing, your insurance agent needs to know it will need to be landlord insurance.     You may need to purchase for longer than needed, but some will let you cancel early and change to regular homeowner's insurance, and get... 06/06/2021

 The State of Colorado is offering five prizes in the Colorado Lottery of $1,000,000.    Those who have had at least one shot will be entered into the sweepstakes.   Our Governor is calling this - the Colorado Comeback Cash!   The first drawing is Friday June 4th.   Those who have been vaccinated prior to Friday will be entered into the drawing. Subsequent drawings will be held on June 11, 18, 25 and July 7.   Only those over the age of 18 will be entered into the drawing. The State of Colorado has 57% that have been partially or fully vaccinated. Who is eligible to win?You are eligible to win if you: are a living resident of the State of Colorado.  are at least 18 years of age.  are not an administrator of the Colorado Immunization Information System, a Colorado Lottery employee conduc... 05/26/2021

  In this Seller's market, Buyers are writing on everything just to be able to get a home.  Would you purposely go out and look for a home that backs to a six-lane busy street? Would you purposely go out and look for a home that has a transformer and power lines directly behind the house? Would you purposely go out and buy a home, pay top dollar that needs $10,000 worth of work done on it and waive the inspection?  In this frenzied Seller's market, Sellers are holding the cards and listing homes needing work, commanding top dollar and getting it. Buyers need to be reminded - homes less desirable will sell in a strong Seller's market, but down the road when the home needs to be sold, will it STILL be so desirable?   Or, will the home need to be sold at a discount due to location?   05/20/2021

 The stats are out for the month of April, and it was another very busy month!   As of almost the end of May, we are experiencing SERIOUS low inventory, down 69.5% over one year ago.  I think many Sellers are nervous about listing their homes while we are seeing the virus, and not knowing if they would be able to locate a replacement home!  But they sure are seeing a great bottom line!   Buyers are having to offer thousands over list price to their contract price just to "win the bid".   Multiple offers are being seen on most homes.  The following data is courtesy of Joan Cox - House to Home, Inc. We are seeing some homeowners pricing their homes higher than "fair market value", and also seeing offers WAY over list price and multiple offers.   Appraisers are trying to make it work, but ... 05/19/2021

 When you have quite a few buyers, you end up viewing many homes, and all kinds of updates and remodeling projects.     Do all of them increase the value of their home? OH MY NO!   Just because you like slate, it SHOULD NOT be all over the home - floor, countertops, backsplash.   It was too much.    You really like accent walls, so you did one in each room of the house -- all different colors.    Buyers are most likely thinking - we need to buy lots of paint to cover up all those colors!     You see hardwood flooring in a home, then when viewing you see some is sand & finish wood, some is engineered wood, and some is laminate.    This sure stops the flow, and doesn't look good, let alone the height between these types of floors causing trip hazards. You wanted to try tiling a floor, and... 05/16/2021

 The Denver metro real estate market is a bit frenzied right now, and we are seeing some interesting happenings.   My buyer sent me an email once they got notice of a new listing, and wanted to set a showing right away.  After looking at the listing, I noticed all three dates - Active, Pending, and Closed were all the same date.     I explained to the buyers that this does happen on occasion, and must have been a deal between parties outside of MLS.   Maybe the buyer and seller knew each other, or the tenant bought the home.   Maybe the agents were friends and shared an upcoming listing.   One will never know, as in MLS it states -- for informational purposes only.   05/15/2021

 In Denver right now, there are limited listings for the number of buyers looking for homes.   This is causing multiple offers, and many offers are way over list price.   When you work for the buyer, you HAVE to do comparables to see if the list price is "fair market value", which is what an appraisal would come in at. Right now, we are seeing offers coming in THOUSANDS more than list price, and buyers should address whether they are able to make up the difference between the appraised value and their contract price. The lender will only lend the appraised value, so if a buyer offers $50k more than list price, the difference needs to be addressed. IF the buyer is willing to make up this difference, this amount will be needed at closing, ALONG WITH their down payment and closing costs.It... 05/12/2021

Veteran’s Home Loans for Fort Logan ColoradoIf you are reading this, you or a family member have likely served in our military.  First off, we would like to say a sincere “Thank You” for your service!  We recognize that not only do our Veterans sacrifice by serving, but their families do as well-, and we owe you all a debt of gratitude!One of the best benefits Veterans and their families receive due to their service to our great country is the VA home loan benefits.  We are going to outline just a few of these significant benefits in this article for you. Here are some of the major benefits you may receive by using your VA home loan benefits:*100% financing available- one of the very few loans available with no down payment!*Lower rates available than most loan programs- which saves you... 05/04/2021

Veteran’s Home Loans for Denver ColoradoIf you are reading this, you or a family member have likely served in our military.  First off, we would like to say a sincere “Thank You” for your service!  We recognize that not only do our Veterans sacrifice by serving, but their families do as well-, and we owe you all a debt of gratitude!One of the best benefits Veterans and their families receive due to their service to our great country is the VA home loan benefits.  We are going to outline just a few of these significant benefits in this article for you. Here are some of the major benefits you may receive by using your VA home loan benefits:*100% financing available- one of the very few loans available with no down payment!*Lower rates available than most loan programs- which saves you mon... 05/03/2021

 We are at the time of year where the Denver metro Cities put restrictions on residential watering.  From May 1st to October 1st, homeowners are not to water from 10 am to 6 pm, and water only three times per week.  Hand watering follows this same guideline.   When you first turn on your sprinklers, it is wise to check to be sure you are not watering the concrete. New sod, seed, or irrigation systems will need a permit from the City.  Installing a rain sensor is helpful to determine if you need water. Currently, we are not as bad as some years, as we had quite a bit of snow this past year, but every metro city wants to ensure we have water for the future. There are fines for the infraction and major fines for those afterward.  05/03/2021

When you receive this type of email --- you can't stop smiling from ear to ear!   THANK YOU, and so enjoyed working with you both too! What your clients are saying ---- Professional and caring Realtor that delivers great results!Joan is a true professional and a master of her craft! She is a Realtor with a Capital R and takes great pride in her work. You can tell that she loves her job and everything that comes with it: She stays up to date on the market, she knows all about local areas, she is extremely knowledgeable about the entire real estate process, she will advise you along the way. Joan is also very responsive and she treats every client as though they are her only client (even when she is juggling multiple buyers and sellers in a crazy market) and communicates well.  Joan is al... 04/29/2021

 A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1 million.   Some have mountain and/or city views, some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or on acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.     Here is how the luxury market fared for the month of March 2021Total sales - 343 homes ranging from $1,000,000 to $6,075,000 (last month was 207 homes, 2020 was 161)Avera... 04/29/2021

 Since the information on Zillow acquiring ShowingTime, our local MLS scurried to find a suitable showing service for its members.    They did A LOT of research and found Broker Bay out of Canada, which can provide great service and a platform easy to manage.  This new service should be available to the REALTORS in June sometime, but right now, as a broker, I was asked to do a "tour" and see what I thought, and give comments back to the company.   It will be fun to be on the cutting edge of this new company. Right now probably 95% of the listings are entered into ShowingTime and is quite easy to set showings, so hope once Broker Bay comes out, we have the same participation.  04/29/2021

 The stats are out for the month of March, and it was a busy month!   As of almost the end of April, we are experiencing SERIOUS low inventory, down 75% over one year ago.  I think many Sellers are nervous about listing their homes while we are seeing the virus, and not knowing if they would be able to locate a replacement home!   The following data is courtesy of Joan Cox - House to Home, Inc. We are seeing homeowners pricing their homes higher than "fair market value", and also seeing offers WAY over list price and multiple offers.   Appraisers are trying to make it work, but it helps when buyers "make up the gap" between the purchase price and appraised value. See what homes are currently available - Active Homes for sale in Denver Buyers - If you have thought about buying a home thi... 04/26/2021

  When: April 24, 2021 10:00: AM - 2:00 PM   Where: Here is the link to every Colorado City   Description: On Saturday, April 24, 2021, the DEA will offer law enforcement agencies nationwide to remove potentially dangerous controlled substances from our nation’s medicine cabinets. The DEA's National Prescription Take-Back Day provides an opportunity for the public to surrender expired, unwanted, or unused pharmaceutical controlled substances and other medications for destruction. These drugs are a potential source of supply for illegal use and an unacceptable risk to public health and safety.Check out the drop-off locations in your county on Saturday, April 24th from 10 a.m. - 2 p.m.This one-day effort is intended to bring national focus to the issue of increasing pharmaceutical contro... 04/24/2021

 If you are looking for an attached property near the Denver Tech Center (DTC), this neighborhood could fit the bill.   Those who choose not to do exterior maintenance on their property - this is it!    No lawn work, no house painting, and no snow removal needed by the homeowner.  Stoney Brook is located south of I-225, West of Yosemite, North of Belleview in zip code 80237.    This community has a picturesque & park-like feel with plentiful mature trees, bushes, plants, and ponds.    You will find both townhomes and condos, but all have two-car garages.   These properties were built from 1971 - 1992 and have from 1,020 to 2,872 square feet above ground, and all townhomes have basements, some are finished.    The condos have a storage unit.  The townhomes have fenced in small back yards... 04/22/2021

  This has happened over the years .....  Listed a townhome, and was standing out front talking to the Seller, and a neighbor stopped and wanted my card.  She plans to sell in the next 6 months.   She wants your card so she can stay in touch.   Put her on my database, and she will start receiving my newsletter. Another neighbor called me and inquired as to the price it was listed, as she was thinking of selling too.   With both of the neighbors having the exact same property - style, square feet, year built, etc. the research was already done.    The condition was different and easy to do the adjustments!    ALWAYS be visible to the neighbors when you are getting ready to list a property, as you never know how many around will want to list too!    In our market, we could use more listin... 04/16/2021