The Boulder and Broomfield Counties Open House Google Map for Sat. Aug 3rd and Sun. Aug 4th

Google Map of Boulder and Broomfield County Open HousesThe Best Open House Google Map!

Courtesy of the Gazaway Group

No need to register. No form to fill out.

Just click here to see every Open House in Boulder and Broomfield Counties this weekend.

Hover over the location marker for:

  • Price

Click on the location marker for:

  • Address
  • Price
  • Number of bedrooms and baths
  • Square feet

When you see a property you are interested in click on the address for:

  • Date and time of open house
  • All available photos and virtual tours of the home
  • Full MLS data sheet with complete description and details
  • link to all the info found on the MLS and more (from our Gazaway Group IDX feed.)

If you see any homes that you would like to see at a time other than the open house please give us a call at 303-579-1617.  We’ll be happy to set up a showing for you.

Summer Fun in Boulder County

Our family loves these long days of summer.  Evenings full of gardening, BBQ or music and friends make us so happy. It feels like summer is in full bloom.

In front of the stage at the Louisville Street FaireThe other day Jeff and I were looking at all the fun concerts and festivals still to come and it occurred to us you might like to know about these fun things too. Maybe we’ll even see you there!

Festivals:

Summer festivals are the best.  Here’s a list our family’s favorites:

Louisville’s Labor Day Fall Festival  We admit to being totally biased but this festival has always been our family’s favorite and even more so now that Kay has organized it for six summers running.  When our kids were little they were always in the parade, now they help organize it.

Lafayette Peach Festival  Eating peach cobbler and slurping peach milkshakes while browsing booths and listening to music makes for a great Saturday.

Boulder County Fair  Colorado’s oldest County Fair is great fun for everyone.  Our family loves the midway rides and the horses.

Nederland Miners Days Experience what it feels like to be a miner in Nederland’s Miners Days.

Boulder Creek Hometown Festival  Join in the great zucchini races and taste some of the best chili around.

Outdoor concerts

Outdoor concerts are the best and fortunately live music is as abundant as the garden’s zucchini in Boulder Valley in the summer time.

Louisville Street Faire Again we’re biased, but we LOVE the Street Faire.  This year our son Ben took on the big job of managing all the vendor booths, food booths and kids inflatables for the Street Faire and we’re so proud of him!  The end of the summer line-up is fantastic so make your way to downtown Louisville on a Friday night.

Lafayette Summer Concert Series

Flatiron’s Summer Nights Concert Series in Broomfield

Boulder’s Band on the Bricks on Pearl Street Mall

Rock N Rails in Niwot

So much summer fun yet to be had in Boulder Valley!

If you think you’d like to live in one of our communities check out our IDX home search tool that uses *both* Front Range MLS lists.  Its free, fast and completely up to date.  Or set up a free Email Listing Alert so you can get notified as soon as a new listing comes on the market in the community and price range you are looking for.  We hope you’ll try one or both and if you would like to see any home in person please call us at 303-579-1617 and we’re happy to take you out for a showing.

 

How To Make A Buyer Happy in the Kitchen

9972204_sThe kitchen is truly the heart of the home and Realtor Magazine’s recent buyers survey proved that.

We always love peaking inside a homebuyer’s brain so here’s a look into what features are important to buyers this year in the kitchen.

56% wanted new appliances and of those 76% got it
Stainless appliances are by far the most desirable appliances in the Boulder area.

50% wanted an eat-in kitchen and of those 89% got it
Eat-in kitchens are so perfect for families. Lots of our buyers have this feature on their wish list.

42% wanted a kitchen island and of those 75% got it

39% wanted granite countertops and of those 75% got it
How about a kitchen island topped with granite? Bingo!

Happily, new appliances and granite countertops are relatively inexpensive and fairly easy to have installed. That’s good news if you are thinking of upgrading your kitchen. These are nice features for you to enjoy now and it makes your kitchen more desirable for buyers in the future.

Want to know more about the new listings that come on the market every day in the Boulder Valley?  Then sign up for our free email alerts.  Its free, easy and comes to your email box every day there is a new listing that meets your customizable criteria.  Just click here to get started.

 

 

4 Common Seller Mistakes to Avoid in a Rising Market

4 Common Seller Mistakes to AvoidBoulder County housing prices are rising. Buyers are getting off their collective fences thanks to the recent nudge in interest rates. And now you are thinking maybe its time to list your home – finally! Congratulations.

Now is an excellent time to list your home – just be sure to do it the right way.

Four common mistakes to avoid:

Priced Too High

I know you don’t want to “leave anything on the table” and a recent poll reinforces this point. A whopping 75% of homeowners thought their agent’s suggested listing price was too low! There has been a lot of momentum building out there and the media has fanned the flames pretty hot. But please think again about testing the water with a higher price than your agent suggests. It could ultimately slow down your deal and cost you money in the long run.

An experienced agent will know how to guide you in pricing your home for current conditions. Carefully selected comps and recent solds along with market indicators will craft a competitively and successfully priced home that will generate solid interest. Then if the market should take it higher in the form of multiple offers, all the better! But overpricing a home to begin with, to test the water, is a surefire way of setting yourself up for disappointment as buyers will turn away and you’ll end up selling for less than market value. It happens too many times.

Want to know my favorite strategy for pricing a home in a rising market? I call it Leading the Parade and you can read about it in this post.

Dressing Up for the Open House

Let me clarify, dressing up your home for the open house is very important. But the timing should be such that you do the cleaning and beautifying long before Read the rest of this entry »

UPDATE: Price Per Square Foot is Climbing

853 W Linden LouisvilleBack in late May I posted about a new listing at 853 W. Linden in Louisville that was just on the market at a record breaking $399,999 for the typical bi-level floor plan commonly found in Louisville. You can see the video here. I’ve been watching for the closing data to hit the MLS because I promised I’d give you an update on the price per square foot.

Well, the house has closed and even I was surprised by the outcome.  This house was on the market with an asking price of $399,999 and closed on July 19th for $393,500 which is a price per square foot of $212.70 – up $25.70 per square foot from the other two comparable sold homes I had researched for the post.

You can read the whole story here.  

If you are considering selling your home all the indicators are pointing to a hot sellers market.  If you would like an experienced and caring realtor to help you through the process please give me a call at 303-579-1617.  I’d be happy to talk with you.

Can I Use Gift Money for My Downpayment?

Gift Money for DownpaymentFirst time home buyers usually work hard to save up enough money for their downpayment.  It takes a focused, serious effort to put away 20% for a downpayment and we say “Congratulations” if you’ve done just that.  But some of our home buyers are realizing the low interest mortgages are just too tempting to pass up even though they don’t quite have their downpayment saved in full.

Its not uncommon for them to ask us “Can my mom/dad/grandparents give me money so I can buy this house?”

And the answer is Yes – if you follow a few carefully documented steps.

When you accept a downpayment gift please don’t randomly deposit the money into any old bank account.  There is a 3-step process for accepting a cash downpayment gift and if you follow the steps exactly your mortgage underwriter should have little problem approving your loan.  This 3-step process is the same for all loan types – conventional, FHA, VA or other. Read the rest of this entry »

Boulder County Has Lowest Foreclosure Rate in Colorado

Our little piece of paradiseMore good news for Boulder County.

It was recently reported that Boulder County has the lowest foreclosure rate in the entire state of Colorado for the first quarter of 2013.  There was one completed foreclosure for every 1,783 households.  Across the state of Colorado the average rate was double that of Boulder’s with one completed foreclosure sale for every 670 households.

Boulder County saw a 15.6% drop in foreclosure filings in the first quarter of 2013 with a total of 124 compared to 147 for the same time last year.  Completed foreclosures are counted when a home is sold in auction and Boulder County had 68 for the first quarter which was a drop of 29% from last year’s 96 completed sales.

This is all good news for homeowners in Boulder County.  Combine this with expected employment growth and continued low mortgage rates, foreclosure rates are expected to continue to drop here in our little piece of paradise.

 

 

Market Update for June 2013

Active listing comparison for June '12 - June '13Tracking statistics gives us a clear view into our real estate market and points out trends and helps us forecast into the next few months.  The numbers for June have been posted and we’d like to share some observations with you.  The statistics compare June ’12 to June ’13 and we have figures for the Denver MLS as a whole and then we drilled down into our Boulder County communities – which as always gives a very different picture.

Overall MLS highlights for the entire Denver metro area:

  • 19% increase in the number of closed sales year to date
  • 39.4% decrease in average days on the market – in June it was 43 days for entire MLS
  • 16.7% decrease in active listings
  • 7.7% increase in average price sold – $349,339 in June for entire MLS

When you compare these statistics to our local market you’ll see we are in line with the trend but here are a few standouts:

  • Most Boulder County markets saw a decrease in number of closed sales year to date instead of the 19% per MLS for entire Denver Metro area
  • Denver Metro along with Louisville and Broomfield had similar decreases in average days on the market.  But Boulder and Superior had huge reductions and saw their average days to contract plummet  57-61%.
  • Active listings are tight – especially in Louisville, Superior and Broomfield.  See chart above for details.
  • The average price sold increase of 7.7% is good for folks in Denver Metro area but our communities saw increases up to 22%.
  • The average price sold was $349,339 for our Denver Metro MLS but looking at our communities separately you’ll see the lowest average price sold is significantly higher at $418,000 in Lafayette and as high as $744,225 in Boulder.

Here are the MLS highlights by community: Read the rest of this entry »

Pending Sales and Available Inventory In Boulder County [Market Update]

Here’s a quick look at pending sales and what that means in terms of available inventory across Boulder County as of July 21, 2013.  What we are tracking today is the percent of homes under contract by a buyer waiting to close compared to the total active inventory of homes listed on the MLS for each community.  We’re looking at Boulder, Louisville, Superior, Lafayette and Broomfield.

Boulder has made a big surge in under contracts in the last 30 days and is now leading the market at 63% of active listings currently under contract.  That’s great news for Boulder sellers.  But what if you are a buyer?  Then Superior is your best bet right now.  “Only” 44% of Superior listings are under contract which means 56% are still available.  Shopping is a little more limited in Superior with 41 currently on the market but if you are looking in the $400,000-$750,000 price range there are several terrific choices and we’ve toured many of the newest listings already.

Most of these homes will be closing within the next 30-45 days.  But some buyer remorse is creeping with due to the bidding wars some buyers have found themselves in.  So don’t despair if you didn’t get the house.  A back up offer may be in order.  Talk to your agent on how to best approach it.

 

Exciting new listings in Broomfield for $500,000 – $550,000 [PHOTOS]

Many of our clients love living in Broomfield and we understand why.  Its a wonderful community with terrific schools like Legacy, Broomfield or Holy Family High School and amenities like the Bay Aquatic Park or the Paul Derda Recreation Center.  So when we noticed a very appealing selection of new listings hitting the Broomfield market  this week in the $500,000 to $550,000 range we thought you’d like to know.

Here are our top picks.  Two are in Broadlands and two are in Aspen Creek and all are less than seven days on the market so the timing is perfect.  Click the links to see all the pictures, maps and MLS details.  If you’d like to see any or all of these homes please give us a call at 303-579-1617.  Jeff will be happy to take you on a tour.

4490 Castle Lane4490 Castle Lane

Click here to see all the photos and MLS description

Details:

  • Bedrooms: 3
  • Baths: 3
  • Square footage: 4500
  • Gourmet kitchen with stainless appliances
  • Broadlands
  • Asking price: $525,000

13724 Sagar Drive13724 Sagar Drive

Click here to see all the photos and MLS description

Details:

  • Bedrooms: 6
  • Baths: 4
  • Square footage: 3948
  • Finished daylight basement with family room with wet bar and fireplace
  • Aspen Creek
  • Asking price: $519,000

13735 Teal Creek Court13735 Teal Creek Court 

Click here to see all the photos and MLS description

Details:

  • Bedrooms: 4
  • Baths: 4
  • Square footage: 4333
  • Gourmet kitchen with double ovens and granite
  • Aspen Creek
  • Asking price: $519,000

4330 Maroon Circle4330 Maroon Circle

Click here to see all the photos and MLS description

Details:

  • Bedrooms: 5
  • Baths: 4
  • Square footage: 4288
  • Master suite with 2 walk in closets and 5 piece bath
  • Aspen Creek
  • Asking price: $515,000

These four homes offer some of the best Broomfield has to offer in the $500,000 -$550,00 price range this week.  Sagar Drive and Teal Circle are offered by Keller Williams Preferred, Castle Lane by Metro Brokers Hinkson and Maroon Circle by ReMax Momentum.  If you would like to see one of these homes or others like it please give us a call at 303-579-1617.  Jeff will be happy to arrange a private showing for you.