CURB appeal...MORE important than ever in Denver

Today, it is likely that the first "showing" of your Highlands Ranch Home listed for sale will be on the internet, with the pictures contained in the virtual tour taking center stage. Therefore, the "curb appeal" must be presented to its top level. And as most properties are listed with their address, the second "showing" may be the buyers driving by later in the same day.
Lets talk pictures for a minute...have you ever gone on-line and dismissed a property simply because there were no pictures? A full time Realtor will know the system to get you the maximum exposure. You do not want your home discarded before it even really hits the market so make sure the marketing plan addresses this important issue.
CURB APPEAL for that 2nd all important drive by. Here are some tips from a good friend and marketing guru Darlene LiCastro:

• To enhance property, use the lawn rather than hiding it. A bag of weed & feed is a great investment.
• Repair the driveway. Cracks are normal, but un-attended cracks tell others you do not care.
• Have a clean garage and be sure to keep the garage door closed until the buyer inspects it.
• Remove all debris from the lawn and keep nicely trimmed and edged. Toys & lawn tools get stored
• Repair all damaged fencing. Loose boards are easy to nail back up.
• Replace any damaged paving blocks around the entrance .
• Make sure front is inviting and clean. NO cobwebs or sparrow nests.
• Kill mold and mildew on the house, sidewalks, roof, or driveway.
• Stow away unnecessary garden implements and tools.
• Clean windows and gutters.
• Pressure wash dirty siding and dingy decks.
• Trim tree limbs that are near or touching the home’s roof.
• Rake and dispose of leaves.
• Low voltage lighting along the driveway, sidewalks, and near important landscaping elements create the perfect evening curb appeal.

Pete Doty is a Full Time Licensed real estate broker since 1985 and lives in Highlands Ranch. "I go to work everyday for you & your friends, learning about our home town!" It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Residential, Industrial, Retail, Farm & Ranch?

This morning I was considering Doctors and how they have specialties, oncology, internal medicine, etc... I would not want an anesthesiologist prescribing what I need for my eyes?

I guess it is the same in Real Estate and yet different. The basics of buying and selling real property is the same. People have to want to buy and people want to sell. The seller needs to grant, convey, let, etc etc. to the buyer. However getting to the deed is really the issue.

With residential, we use allot of experts to determine the "condition" of the property. Home inspectors, radon testers, septic pumpers, well flow tests, electricians, sewer scopers, and more I am sure I have forgotten.

In Farm and Ranch it is similar, yet different too. Is there a farm "dump"? Are all abandonned wells properly plugged and the same approved by the state engineer? How about the boundry corners...are they well documented? How are the fence lines? And right of ways are all recorded or are they just verbal license agreements?

Industrial might conotate EPA studies.
Office Leasing have CAM expenses.
Retail have TI issues and utilities.

One of the reasons I do not "operate on" industrial, or business brokerage, or a number of other real estate specialties is because I, just like my GP, do not know all the specifics required by each set of circumstances. But I do know when you do need someone else to give you advice. And that is the point...whoever you deal with you need to have the faith that they will tell you when you need a better provider.

I can tell you I am pretty good at residential real estate as well as land and horse property sales. Real estate has so many facets, one needs to be confident in their abilities. Call me if you want a "consult" about your situation.

Pete Doty has been a Full Time Licensed real estate broker in Denver since 1985 I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Local moves across Denver...checklist

Some of it may seem obvious, but here is a short checklist to help you when the time to move actually comes. http://www.denverrelocation.com/MovingChecklistLocalMoves.html.
Relocations can be just across town too. Denver is not so small that you will still want to go to the same dentist, or doctor and certainly not the same grocery. So it might be a landscaper or plumber you need. That stuff is in DenverRelocation.com too

Pete Doty is a full time licensed Colorado real estate broker since 1985. "I go to work everyday for you & your friends, learning about our home town". Sometimes it is Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to him for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop him a note to pete@Denverrelocation.com

Lots of folks ask...

"what are the returns on re-modeling projects?" Here is an article you might wish to read from US News & World Report, which in turn the data is from the annual Remodeling Magazines 2009-10 Remodeling Cost vs. Value Report. The Article is here http://tinyurl.com/yaoc2oo and the complete report can be found at http://www.remodeling.hw.net/2009/costvsvalue/national.aspx.
Additionally the REALTOR magazine publishes a similar report annually and the last one can be found at: http://www.realtor.org/rmohome_and_design/Articles/1001_costvsvalue_2009


Pete Doty has been a Full Time Licensed Colorado real estate broker since 1985. "I go to work everyday for you & your friends, learning about our home town!" Pete says. "It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com." 2nd opinions are welcome. Drop me a note to pete@Denverrelocation.com

Carbon Monoxide in Your Home?

From my friend Tom D'Agostino at Kimmel Mechanical:

After several deaths due to carbon monoxide poisoning in Colorado last winter, Governor Bill Ritter helped pass new laws surrounding carbon monoxide detectors in new and resold homes. However, many homeowners who purchased their homes before the new laws went into effect on July 1, 2009, may have concerns about how to protect their families from carbon monoxide poisoning during the cold winter months.

First, what is carbon monoxide or CO? It is a toxic gas that is completely odorless, and can be fatal to both humans and pets within minutes of exposure. Some people will experience symptoms with lower levels of carbon monoxide, but others have no idea that it is in their homes. If your home uses gas, wood, fuel, coal or kerosene as its major heat source, you should make sure your home is safe from carbon monoxide.

How do you protect yourself and your family? You can purchase carbon monoxide monitors from any HVAC contractor or hardware store, but you want to make sure you are purchasing one that is effective in monitoring the levels of CO in your home. If you have questions about which CO monitors are the best, contact Kimmel Service at 303-952-8668 or email Tom at tomd@kimmelservice.com.

It is also important to have maintenance done on your furnace or boiler each year to ensure that it is not emitting dangerous levels of CO. This is especially important if your furnace is over 10 years old. A trained service technician can determine through the maintenance if there is cause for concern.

Also, if you experience any symptoms such as repeated headaches, flushed cheeks, nausea or shortness of breath, be sure to leave your home immediately and call either Xcel Energy or the fire department to come check your home to make sure it is safe and determine the source of the CO. Your furnace, water heater or other gas appliance could be the source, and needs to be checked out by someone with a trained eye.

For more information or with other questions regarding CO in your home, please contact Kimmel Service at 303-952-8668. Be sure your home and family are safe this winter!

Pete Doty is a Full Time Licensed Colorado real estate broker working in the south metro Denver area. "I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, Aurora, Lakewood, or anywhere in metro Denver Colorado". Talk to Pete for real estate advice, properties for sale, Denver property listing service, all available at www.DenverRelocation.com. OR drop him a note to pete@Denverrelocation.com

My hobby and relaxation

Not sure this belongs on a website about Denver Real Estate but seeing as it is something that some folks consider when buying a home, maybe it does.
I am a TRAINAHOLIC. My basement is full of model trains and even my rock garden has track and trains running through it. I enjoy the aspect of building stuff that looks real. I am not sure I enjoy counting all the rivets, nuts and bolts, but I do enjoy the realism versus the whimsy of trains.

Take a look for your self www.denverrelocation.com/trains.html .

And if you know anyone who would like to talk trains, especially the Colorado narrow gauge roads or the Great Northern, please make that introduction.

Now of course, when you hear of someone who needs to buy or sell a home in Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado, please make that introduction too.
They can talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Just drop me a note to pete@Denverrelocation.com

13 Reasons to List During the Holidays in November and December

1. There is less competition for buyers.
2. Winter prospects are more serious buyers.
3. Your home looks better during the holidays.
4. One of the highest percentages if “the listing sold” to “listing taken” occurs during this time of year.
5. Expanded Home Buyer Tax Credit, for First-Time Home Buyers and Existing Home Buyers (specified criteria applies as defined by law).
6. You may receive more money for your home now because you have less competition.
7. Throughout the holiday season, you may restrict showings during your personal family events.
8. Buyers have more time to look at homes during the holidays, especially during vacations.
9. January is traditionally the biggest transfer month and you must be on the market to capture that market.
10. By selling now you can have a delayed closing or extended occupancy until the beginning of the following year if you want it.
11. When you sell during the winter you have an opportunity to buy during the spring, when many homes are on the market.
12. You may have fewer actual showings, but more qualified and motivated prospects.
13. Corporate transfers, who need to buy a home now, can’t wait until spring.

A Full Time Licensed real estate broker since 1985 I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Can't you find a REAL job in Denver?

Those words still ring in my ears from 24 years ago when I told my mother I was going to sell real estate. So what got you there and what has kept you there some folks ask. Well, long stories longer, here goes…

In 1984 I was a successful young Landman in the oil and gas business with the company car, the expense account, and all the benefits except one; a contract. Do not get me wrong. I had a great boss who was fair and kind, but who had said to me when he hired me in 1982 that “when the money runs out, the job runs out”. “Fair enough” I had responded. My work should cause the money to keep flowing! And I worked!

Well, sometime in the late summer of 1984 the price of crude oil fell to an especially low point. It was sometime in September or October, Vince poked his head in my office door and reminded me of our conversation and added “well the money has run out!” effective November 30th. Being the young confident guy I was, I decided I could do the oil business better and stepped out and sold some prospects to other companies that they drilled, all dry holes though. And there was that last prospect that just about broke us as it was bought by a guy who went bankrupt. Never a word! But just in case as a contract landman I had gotten my Real Estate license so I could collect in court.

And that young confident nature caused me to never file for un-employment either. My wife did daycare in the home, I plowed snow and did day work in the old office. I sold a couple of homes for my partner too as I had a brokers license. I even tried to manufacture and sell the next pet rock called a "What Knot". I was trying to do too many things and not doing any well! It was an unsettled time!

So I am “working at home” one day in Englewood Colorado in late 1985 or early 1986 and there is a knock on the door. I open it to find a foreclosure notice! Well, as you can imagine, my wife and I had some agitated words that night but we succeeded in formulating a plan: We could either sell the house and buy another smaller one and stay in Denver; we could take a job in Midland (and get laid off again there); or I could sell real estate. We needed some money to get out of hole we were in and so I called the first national bank of MOM the next day. We explained our alternative plans and she politely agreed the first 2 were not good at all but when I came to #3 I heard the words: CAN’T YOU FIND A REAL JOB?" There were no jobs in Denver at that time as we had just had about 40,000 folks lose jobs in the past 2 years in the oil business alone. It was a very depressed market and we had 16% home interest rates too!

That is what started my real estate career(there will be more to come). However,
I have been A Full Time Licensed real estate broker since then and I love helping nice folks buy and sell homes. I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Denver State of the Market

There is a corrolary between the number of homes on the market and the number of sales. The number of NEW listings entering the market is another good indicator. The more the difference between the two shrinks, the more towards a Sellers market we move. Last year, 2008 was the end of the Buyers Market, but this chart only reflects August data since 2003. Tell me what you think.

A Full Time Licensed real estate broker since 1985 I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Even Better...not JUST DENVER!

The stats everyone is quoting as gospel from Metrolist, the Denver MLS service, are based upon statewide data, not Denver data. As an example the 15,302 active residential listings at the end of August include the Pikes Peak MLS (Colorado Springs) and Boulder MLS listings, two areas just a little seperated from DENVER. The real number for metro Denver is more on the order of 12,840, but no one knows for sure as Metrolist has not defined their core area of business as metro Denver. 90% of their data is from that demographic, but there is no "metro Denver in their searches. Gotta love an outfit that grabs data from all over and then , by default, it assumed that it is local data only. Therefore, understand that any data you see coming from Metrolist could be off by as much as 16-17%. Could that change a perspective or 2?
So I guess the purpose of this post is:
Be careful what dat you rely on.

A Full Time Licensed real estate broker since 1985 I go to work everyday for you & your friends, learning about our home town! It could be Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado. Talk to me for real estate advice, properties for sale, multiple listing service, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Down Payment with Tax Credit is Available in Colorado

From another lender friend:
The only place you can get a portion of the $8000 to use toward your down payment is CHFA. While FHA may say yes, I don’t know any mortgage lender that would advance the funds. CHFA’s program is called Jumpstart and you can get $6000 of the $8000 to use for your purchase. No interest or payments, but must be repaid by June 1, 2010 or payments and interest accrue.
See www.chfainfo.com for details. Biggest downside is CHFA’s interest rates are high.

Now for a note to any first time buyer: Take the FIRST TIME BUYER COURSE CHFA University offers online:
http://www.chfainfo.com/homebuyer/Homebuyer_Education_course_schedule.icm

Since 1985 I have been going to work every day for you and your friends, learning about our home town! Whether it is Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado, we offer real estate advice, properties for sale, multiple listing service, property listings, mls, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Denver Real Estate Market is SHRINKING! Fewer Deals!

Over the last 6 months I have been surprised that the market has been much more competitive than in the past 2 years, especially when representing BUYERS in the purchase of their new home. Most Buyers have been required to make offers on more than one home as you will see below. I researched data from each of the south geographic areas of town as defined by the local Denver Multiple Listing Service, Metrolist:

100k-250k Area active/u/c = month's supply (previous month)
(AUS) Aurora South 508/415 1.2 (1.4)
(DNW)Denver Northwest* 125/93=1.3 (2.5);
(DSE)Denver Southeast 257/128=2.0(2.2)
(DSW)Denver Southwest 446/309=1.4(1.85)
(DEP)Douglas County Parker Elbert County 143/94=1.5(1.7)
(DCW)Douglas County Castle Rock West 201/96 =2.1(2.8)
(DHL)Douglas County Highlands Ranch Lone Tree 58/55=1.1(1.2)
(JFS)Jefferson County South 143/108=1.3(1.2)
(SSC)South Suburban Central 171/140=1.2(2.0)
(SSE)South Suburban East 34/24=1.4(3.3)

250.1k -350k active/u/c = month's supply (previous month)
Aurora South 180/72=2.5(4.3)
Denver Northwest* 127/55=2.3(3.3) (not really south);
Denver Southeast 362/147=2.5(3.4)
Denver Southwest 127/33=3.8(4.3)
Douglas County Parker Elbert County 265/95=2.8(3.0)
Douglas County Castle Rock West 239/61=3.9(3.8)
Douglas County Highlands Ranch Lone Tree 236/96=2.5(2.2)
Jefferson County South 193/58=3.3(3.8)
South Suburban Central 137/42=3.3(4.3)
South Suburban East 129/46=2.8(4.0)

As you can see from the previous month's data the inventory of homes available to buy in south Denver continues to shrink. My continued comment is the Denver market is shrinking and there are very few “deals” left. If you want to take advantage of the tax credit, or just make a move, please do not wait. The bottom of the Denver market is behind us.

To see the previous 2 months reports click here for April and here for March.

For "NEW LISTING" statistics by month and year for Denver click here

Click to see Denver Property Sales Data by month and year

Since 1985 I have been working for you and your friends, getting ready to help you learn about your new home town! Whether it is Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Parker, Denver, Elizabeth, Larkspur, Franktown, Kiowa, or Englewood, Colorado. We offer real estate advice, properties for sale, Buyer Agency, multiple listing service, Seller property listings, mls, all available at www.DenverRelocation.com. Drop me a note to pete@Denverrelocation.com

Denver is a Seller's Market!

Last month I did a rudimentary search of homes under contract and active in the south end of Denver including most suburbs. The saying REAL ESTATE IS LOCAL is so true. I did the same search this month but increased the scope a bit...adding another price range. So this month I have 2 sets of numbers for each geographic area of town:

100k-250k
Area active/u/c = month's supply
Aurora South 514/378=1.4
Denver Northwest* 168/66=2.5 (not really south);
Denver Southeast 179/79=2.2
Denver Southwest 325/176=1.85
Douglas County Parker Elbert County 154/90=1.7
Douglas County Castle Rock West 205/73=2.8
Douglas County Highlands Ranch Lone Tree 67/55=1.2
Jefferson County South 123/105=1.2
South Suburban Central 206/103=2.0
South Suburban East 56/17=3.3

250.1k -350k
active/u/c = month's supply
Aurora South 225/52=4.3
Denver Northwest* 138/41=3.3 (not really south);
Denver Southeast 266/77=3.4
Denver Southwest 69/16=4.3
Douglas County Parker Elbert County 270/89=3.0
Douglas County Castle Rock West 232/61=3.8
Douglas County Highlands Ranch Lone Tree 230/106=2.2
Jefferson County South 178/47=3.8
South Suburban Central 129/30=4.3
South Suburban East 151/38=4.0

Once I did the above I started totaling the numbers, just to see how they looked and compared to the MLS download for the same areas. Here is the MLS numbers 1843/1141=1.6 months and for the higher price range 1659/536=3.1 months.

What does all this prattle tell you? Supply is being reduced at a good rate so houses are selling FAST, if you are in the right price range. That means demand is up! Yet things still have not trickled up to the slightly higher price points as yet, so bargains can be had, if you get it done BEFORE the press tells you about it. So hurry and get your home on the market. And hurry to get a good deal. South Denver is a great place to buy right now.

Also note some of these areas do not support lower price points, or higher price points. That is why ALL REAL ESTATE IS LOCAL. Make sure to visit with a "local expert" before buying or selling your home in metro Denver. It would be my pleasure to visit with you.


Since 1985 I have been a full time licensed Colorado Real Estate Broker. Put over 23 years of experience to work for you or your friends, learning about your new home town! Whether it is Highlands Ranch, Lone Tree, Littleton, Castle Rock, Centennial, Englewood, Parker, Elizabeth, Larkspur, Franktown, Kiowa, or anywhere in metro Denver Colorado, we offer real estate advice, properties for sale, multiple listing service, property listings, mls, all available at http://www.denverrelocation.com/. Drop me a note to pete@Denverrelocation.com