Competence + Experience + Trust = the right Realtor

Competence: You expect this because the State of Colorado issues a license to a real estate broker that assumes they “know” what they need to. And they may know the law, but in reality the business is so much more complex today. True competence comes from experience plus training. Every real estate broker is required to complete continuing education courses each year to renew their license. In my mind just doing the required continuing education courses is not enough as there is additional course work which is beneficial both myself and you, my client. The Colorado Department of Regulatory Agencies issues and monitors the real estate broker’s licenses and their CE credits before they allow a renewal.

Experience: It may take years and years to acquire yet it can be accelerated with designations, advanced training as well as transaction volume.  However, every deal has it’s own twists and turns that require the knowledge that can only be obtained by being going through that situation. Just as the “experience of life” teaches you that fire is hot, sometimes the only way to recognize a pitfall is to have seen it before. Experience plus advanced education and “personal” transaction volume is what to look for. Some designations you want to look for are GRI, CRS, CNE. There are many more.

TRUST: It should be a foregone conclusion that you trust your real estate professional, but is that a matter of salesmanship or one of confirmation? Trust is built upon statements that are verifiable, so the answers you get need to line up with what you already know. One of the benefits of dealing with a Realtor® who is a member of the National Association of Realtors® is that you already know  they subscribe to the Code of Ethics and re-affirm that every year as they re-new their membership. A real estate broker who is not a member of the National Association of Realtors® cannot display the logo:

REALTOR_Logo

 

BUYERS Agent or SELLERS Agent or BOTH?

YES, I can represent you as both the agent to sell your home in Littleton and as your representative to Buy your new place in Denver. As the broker/owner, as well as the  managing broker of my own company, I can choose who to work with and in what capacity. There is no conflict of interest unlike what may occur in a larger firm. Therefore I can assist you in making decisions that will help you make the most economic sense out of the transaction. I will often say that “in this way you will always know what side of the fence I am on…yours!”

KNOWLEDGE of the neighborhood: The words “neighborhood specialist” is an advertising effort by a local real estate agent …they are farming for your business. When I first started in the business I “farmed” Cherry Creek Vista in Englewood. An experienced Realtor® will present you with the facts of today’s market, not just in your neighborhood but also in the surrounding area, and assist you in identifying those critical features of your home that help make it more valuable to the buyers. And while reviewing the market facts will help you develop a strategy that will maximize your homes exposure while reducing the inconvenience of having a home on the market. Often it is the places and people who make up your community plus an un-teachable sense of where the real estate market is going that makes the job of Realtor® seem easy.

Representing a Seller is in large part helping the Seller set a price for the market. It is interesting that homes can be priced per the appraisal, which looks back in history, or by a Realtor® who is obligated to not just look at history but to know the current trends to help you price your home. If more foreclosures are coming on the market that may push prices down while more Buyers tend to push prices up. Some folks use the “my house is worth more than theirs was, because…” pricing approach, which often cause longer time on the market. A real estate broker who accepts that pricing premise needs to be vetted further on his pricing matrix.

The BUYER’s Agent uses similar skills to determine what may be a good offer price for a home or even where somebody might like to live. While much of that decision is based upon the Buyer’s financial abilities and desires, some of it might be decided upon leisure activities or on a work location for the Buyer. Knowing there is mountain biking on Green Mountain in Lakewood is one thing, but folks Relocating to Denver might not know about Dinosaur Ridge or even the old ghost towns above Idaho Springs and Georgetown making the location decision easier. Yet “screwing down” into a neighborhood’s current listings, recent sales and properties under contracts can make for a much clearer pricing picture for the buyer.

I WANT A REALTOR WHO IS HUNGRY! I used to describe myself that way until I realized it made me sound 1. Desperate: and 2. Like a rookie. Neither one is good for the client because the desperate agent may inadvertently negotiate away some of the client’s benefits while the rookie was just being “helpful”.  A Realtor® who can disassociate themselves from the outcome of the negotiations can be a much more effective advocate for their client than someone who is relying on this closing for a house payment.

Why did I take the time to write this? Well, sometimes there is a little kernel of doubt as to whether the person you are currently interviewing or thinking about hiring to represent you in your next Denver real estate transaction is in fact the right person for the job. I often find folks want a 2nd opinion as to pricing or marketing style. It would be my pleasure to sit and visit with you to show you how I work.

 

Posted in Castle Rock, Centennial, Denver, Denver Real Estate, Denver Realtor, Englewood, Highlands Ranch, Littleton, Lone Tree, www.DenverRelocation.com | Tagged , , , , , , , , | Leave a comment

Denver real estate predictions for 2015

DENVER HOME PRICES will continue going up but not as quickly as the last year. ONLY 3-5%. In 2014 Denver had a couple of “pocket neighborhoods” where prices had been severely depressed and the sales of homes were inhibited early in the year with appraisals not meeting the contract price. Later in the year the prices in those neighborhoods “caught up” with the rest of the market however because the prices had been so low their catch up inflated the appreciation rate being reported. The average sale price increased in December 2014 over December 2013 to $339,636/ from $305775 or 11%.
AVAILABLE HOMES TO BUY will increase. This is part of what will slow the PRICE increase and there is good news – bad news here. The price of oil in mid 1984 went from about $35 per barrel to about $15 per barrel; that is when I got laid off from the oil business. We have seen a similar reduction percentage wise and we have a large number of office workers who support the oil field in Denver. They may need to sell their homes and relocate, and just as in 1984, prices are high so it may just work out for the Denver economy. Let’s hope we add just enough homes to the market to make for steady, versus explosive growth. Active Listings decreased in December 2014 over December 2013 5352/7347 or down 27%.
DAYS ON MARKET WILL INCREASE because of the increase in inventory of available homes. While our blistering hot 37 days on the market is great for sellers, a balanced market of 90 days on the market is better for all.
OTHER MARKETS LAG DENVER as in the 1980s’, Denver led the way and we see a similar path today. My Realtor friends from across the country keep me up to date.
As always your neighborhood will be specific to you and the demographics of the current buyers and sellers. It would be my pleasure to visit with you about these predictions and what is going on wherever you might want to move to.
Littleton residents: The special election on March 3rd needs your attention…please vote NO on 300 and yes on 2A. Both are redevelopment issues.

Denver Relocation

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Fall lawn care in Denver

Here is an interesting article from the National Association of Realtors that pretty well fits Denver’s grass growing seasons, and why it is important to fertilize in the fall.

I will make a personal comment though about mulching the grass in our south Denver community… if it is so good why do we power rake in the spring? Our grass clippings and leaves simply do not decompose as quickly as those in a more humid climate. They stay dry.

In Highlands Ranch I do use those leaves after being bagged in my mower along with the last couple of mowings, for mulch around my roses.

Check out the story and let me know if you agree with it for Denver: http://www.realtor.com/advice/make-break-season-lawn-care/

Check out Denver Relocation.

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Littleton Networking Group

I am in a group that meets in SouthGlenn…This system is about LEADS for our businesses, not just glad hand networking and business card stabbing. How do I know? I have been in the group for over 21 years. If you are in the area and want to expand your business success, join us November 12th for our open house.

Here are some comments from our members and why you should consider joining Our LEADS CLUB:
“We have fun with each other in a professional way”. “Regular mixers too”.
“The number of quality outside leads that come in”
“The quality of the people make the leads STRONG; not soft & fuzzy”
“2/3rds of our members have been here for over 4 years”
“We are intentional in our efforts to help each other”
“Our members have longevity in their industries which equals competence and confidence in them”
“We get lots of presentation time to polish our skills”

So who do we need to join?
We always are looking for quality folks who work in the Littleton area and our chapter currently has openings for
Commercial Realtor, Dentist, Florist, Photographer, Event Planner, Landscaper, Acupuncturist, Interior Designer, CPA/Accountant, Advertising Specialties, Marketing Consultant, House Cleaning, Caterer/Chef and more…just ask.

www.LeadsClub.com.
You can look for the SouthGlenn Co-ed Chapter.
Our chapter has been around for 24+ years.
We meet every Thursday at 7:30 AM at The Egg & I at 6890 S University just east of Southglenn.
Daily cost for breakfast is $10.
If you only drink coffee there is an arrangement of some kind.
We do not require leads. We do want your attendance. So we focus on quality, not quantity.
Our normal sequence, 30 second intro, announcements, pass leads, 3-10 minute member presentations, 30 second “good leads for me”, dismiss (the target is 8:45 but we are out by 9:00). With 22 members it can be hard but I have seen it done with 27.

Contact me if you think you can make it.

Posted in Castle Rock, Centennial, Denver, Englewood, Highlands Ranch, Littleton, Lone Tree, Uncategorized | Tagged , , , , | Leave a comment

Highlands Ranch Hometown Holiday

The tradition continues on December 5th with this old fashioned celebration, including hayrides, strolling carolers, local choirs, reindeer, not to mention Santa & Mrs. Claus. They arrive at 5 to light the tree but must leave to get back to the North Pole at 7:30 so don’t be late getting to Town Center South in Highlands Ranch (Broadway & Highlands Ranch Parkway).

By the way, there is no charge for this Highlands Ranch homeowners association activity. More info at HRCAonline.org
Also look at  Denver Relocation.

Posted in Centennial, Denver, Denver Realtor, Englewood, Highlands Ranch, Littleton, Lone Tree | Tagged , , , , , , | Leave a comment

What will happen to…

The phrase “hang up the phone” when there are no cradles to hang the phone in?

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Denver Real Estate needs winterization

Living in Denver* can allow winter to sneak up on us sometimes, and so a reminder to do some things around the house before the snow flies can be valuable. Here are some tips I have learned over the years:

  1. Remove hoses from the faucets. Drain the hose and store.
  2. Replace the batteries in the thermostat
  3. I like to use a winterizer lawn food with weed & feed
  4. Shut down the sprinkler system
  5. Pansies & Mums are great plants for color this time of year.

Winterizing a VACANT home in Denver is another thing all together. Often when showing homes, or when we represent relocating sellers, the relocation company requires the property to be winterized, in case the heat goes off. We do not want the toilets to freeze & crack, or the p traps under the tub to do likewise. If you need craftsmen to assist in this go to Vendors that have performed well in the past

*Did you know only about 25% of the population in the Denver Metro area actually live in “Denver”. The rest of us live in the outlying towns or suburbs like Littleton, Highlands Ranch, Englewood, Centennial, Parker or Castle Rock. Oh there are more but the point is out of about 2.25 million in the Denver metro area only about 650,000 live in the city limits of Denver.

 

Posted in Castle Rock, Centennial, Colorado, Denver, Denver Real Estate, Denver Realtor, Englewood, Highlands Ranch, Littleton, Lone Tree | Tagged , , , , | Leave a comment

Just 29 days in Denver, Average!

That is how long it takes to sell a home in Denver, on average.
Here are the graphs that tell the story…can you “time” a market like this?

 

Capture average PriceHere are the average sale prices for the last 3 years in Denver. I am sure you can see the peaks and valleys.

 

The inventory of homes compared to the sales of the month in Denver. Sure, more are selling, but there are fewer to choose from!  See more at http://www.petedoty.com/Newsletter and denverrelocation.com

Capture-inventory & Solds

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Hot Denver Real Estate market creates a Lease Back

Denver is a very hot real estate market with an average of 28 days on the market, so how do you sell and then buy a home? There are a couple options and tools you might use…
1. Buy a new home contingent upon the sale of your home….but most sellers will not accept that deal; would you?
2. Require a long closing period so you can go find a home…however interest rate “locks” will expire sooner than we might like.
3. Ask for a fast closing and offer to lease the property back from the buyer…this allows a good interest rate, and the buyer benefits from the appreciation they may gain. You may not have to move twice. This is a win – win.
Before you decide list your Denver home or to go out to look for a home lets talk about the process. Coordinating two sales or a daisy chain is something we have done for years, so it is not new. Sitting down and talking costs you nothing.

Posted in Castle Rock, Centennial, Colorado, Denver, Denver Real Estate, Denver Realtor, Englewood, Highlands Ranch, Littleton, Lone Tree, Uncategorized, www.DenverRelocation.com | Tagged , , | Leave a comment

Real Estate news from Denver CO

Denver real estate data

Weekly bar chart showing sales, under contract & new listings

In Denver 1652 properties came on the market in the last 7 days while 1705 had contracts accepted and went off the market. There is still more demand in the Denver Real Estate market than supply. In addition 187 were withdrawn from the market. More homes are selling in Denver than those going on the market. Therefore, new home builders will rush, from across the country to fill the void. Builders we have never seen or heard of before. They will need land and that land will need to be developed with curbs & gutters, street lights, sewers, and power, so that is good for the local economy. But watch the no name builders. They are not always as good as they appear. Another thing to watch are the sales reps will be moving and so will your main contact. It is good to have a Realtor involved.

Here is a chart showing Denver’s average sale price with a trend line imposed:

Denver real estate price trend

Denver real estate price trend

Posted in Colorado, Denver, Denver Real Estate, Denver Realtor, Highlands Ranch, www.DenverRelocation.com | Tagged , , , , | Leave a comment