Archive | February 24, 2012 | Homes Denver to Boulder

Joetta’s Real Estate Newsletter February 2012

Joetta’s Neighborhood Newsletter

February, 2012

To All My Friends & Neighbors –

Greetings!

What My Readers Said:

I posed a question, ‘Why aren’t more people buying houses now?” and got a couple of well-thought answers. This is the second of those two:

“They could be dying to move and take advantage of the market right now, but are stuck! For example if they had a job change in the past year with lower pay. Or they would need to sell their house for a down payment, but at this time would be losing money on the sale. Or maybe they could rent that house, but would have no way of coming up with a hefty down payment required to buy a new place. Possibly all those situations???”

My responses: First of all, thank you for responding, I love it!

It’s hard to know exactly how many people are stuck, but we do know that there are still a lot of homes that are underwater (more is owed on them than what they could sell for). Some of those people would sell if they could, but they’re not willing to ruin their credit by attempting a short sale.

However, many people who could sell their house won’t do it for less than they paid for it. As you mentioned, they think of it as ‘losing money on the sale’. I would encourage these folks to remember that if they plan to move into a more expensive home, waiting for prices to go up will almost certainly cost them more than what they will gain by waiting.

Here’s an example. Say your house is worth $200,000, you wait five years for it to go up 5%. Your house is then worth $210,000. You ‘made’ $10,000 by staying in a house that doesn’t meet your needs for five years. In the meantime, the house you want is currently $300,000, it also goes up 5% in the next five years. So that home will cost $315,000.

So, by staying in the house you’re not happy with for five years, it actually cost you $5,000 more. And I’m not even going to talk about how much more it will cost if interest rates go up.

As far as down payment goes, FHA requires 3.5%, conventional requires 5%, and I know of at least one bank now offering 100% loans. So renting out your current house may be a real option. The rental market is HOT!

But for those of you who really are stuck, I just want to encourage you with a cliché: ‘Don’t worry, be happy!’ Your house is still your home. You can settle into the idea of really living in it, enjoying the good things about it, and know the day will come when it’s your time to move on.

When Will the Housing Crisis be Over?

I’ve been shocked lately to see some predictions that the housing crisis will be over this year! Then, I realized that ‘housing crisis’ is another one of those terms that doesn’t have a specific definition.

What the housing crisis means to you personally may be very different from what the folks at the National Association of Realtors mean, and also different for every news reporter and politician out there.

So – what does the term ‘housing crisis’ mean to you? I would love ANY answer – even ‘I don’t know’ or ‘It means this is an election year’.

What would the real estate market look like, in order for you to say, “Yes – the housing crisis is over”?

For March’s Newsletter:

I would love to answer YOUR questions. Please call or email with any questions you’d like addressed in the newsletter. And don’t forget to send in anything you’d like me to include, like contractor recommendations, favorite restaurants, events you want to advertise, etc.

Some of my blog posts for the past month

Whaddaya Mean, You Don’t Want to Buy a Money Pit?

January 2012 Report on Arvada Home Sales

Colorado Lingo – Front Range, Eastern Plains, Western Slope

See all my listings – in fact, every home listed – at www.DreamHouseHunting.com

If you’d like daily updates of homes on the market, or monthly updates of sales in your neighborhood, let me know.

And if you love gardening, please visit BeautyofGardening.com

If you have input for, or a response to, this newsletter, I’d love to hear from you.

Joetta Fort~ Equity Colorado ~ 720-353-8031 ~ Joetta.fort@me.com

The Housing Crisis is Almost Over!! Or is it?

Filed under Arvada Real Estate News, Between Denver and Boulder, Updates by Joetta Fort on February 21, 2012 at 9:49 am {no comments}

Look closely at the faces on this Dracula benedictii.

I’ve been shocked lately to see some predictions that the housing crisis will be over this year! Then, I realized that ‘housing crisis’ is one of those terms that could mean just about anything.

So – what does the term ‘housing crisis’ mean to you?

What would the real estate market look like, in order for you to say, “Yes – the housing crisis is over”? Would it only need to be ‘over’ here in Colorado, or in the nation as a whole? Hint – Colorado does seem to be recovering faster than most states, which is great because we went down the tubes earlier than most of the nation.

When I first earned my real estate license back in 2001, Colorado was #1 in the nation for foreclosures. Now, we are #38 – that’s great, but considering the fact that all the states have higher than ‘normal’ foreclosure rates, it doesn’t mean the crisis is ‘over’, in my opinion. (See Colorado Division of Housing’s report, Foreclosure Rates in Colorado by clicking this link.)

The graph below is from the same article mentioned above, you can see that even though foreclosures are coming down, we still have twice as high a percentage as we had in 2005, and we’re really not very far from the high point.

Personally, I believe we are in a slow recovery, despite continuing high unemployment rates, government bungling, and cautious investors. As long as people need a place to live, most of them are going to want a home of their own. But I’d still love to get your opinion!

PS – the inclusion of the photo of the monkey-faced orchids is not an attempt to say those who believe the housing crisis will be over this year are a bunch of monkeys. Really, it’s not!

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I write posts on real estate issues and local events in the Denver metro area, especially those *communities between Denver and Boulder, as a public service. My hope is to give people an idea of the ‘flavor’ of our community, in case they’re new or moving to the Denver area.

I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Icicles – Beauty or Beast?

Filed under Arvada Living, Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 18, 2012 at 10:05 am {no comments}

I’ve always thought icicles were very pretty, as they glitter off the eaves of a house, or the branches of a tree. But now that I know about ice dams, I have other thoughts when I see icicles forming off the edges of a house.

How do you like this ominous-looking icicle, with its sharp fingers reaching towards the house instead of hanging straight down? I have some theories how that happened, but of course I had to get a picture of it to share with ya’ll!

Icicles are a sign of ‘ice dams’, which can damage shingles, gutters, paint and soffitts. Once water backs up under the shingles or behind the siding it can drip into the attic or leak into the homes ceiling or walls, where warmer temperatures can encourage mold growth.

Homes in Colorado’s front range don’t usually have a huge problem with ice dams, because normally when we have snowfall, it all melts off of roofs within a day or two. But this year we had a 2-foot snowfall two weeks ago, and roofs are still partially covered with snow. Even so, we only had icicles for the first two days or so after the storm.

For those of you who agree that ‘safe’ is better than ‘sorry’, you’ve got some research to do before you settle on a fix. Industry professionals disagree about the solutions, and lots of folks have great products to sell you. I recommend speaking to a trusted roofing professional who has maintained a good local reputation for a substantial length of time.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Home Sales $500,000+ January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 3:24 pm {no comments}

What this report tells you: Arvada home sales at $500,000+ are sluggish in January. Very sluggish.

Click this link to see Arvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 12, 2012. This report includes only detached single family Arvada homes listed or sold for more than $500,000. I’m using the term ‘distressed sales’ to refer to short sales and foreclosures.

Currently, there are 37 Arvada homes in this price range for sale, one is a short sale, 1 is a foreclosure. That’s a 5% rate of distressed sales.

If you would like a private showing or any details of these Arvada homes for sale, please contact me at 720-353-8031.

Currently, there are 9 Arvada homes in this price range under contract, none are short sales and one is a foreclosure. 11% rate of distressed sales.
8 Arvada homes sold in January 2012 at $500,000+. None were short sales, one was a foreclosure, for a 12% distressed rate. Homes were on the market for a median of 45 days before going under contract.

Arvada homes that sold last month for $500,000+ were found in the following neighborhoods:

Westwoods Ranch (click this link for a neighborhood report.)

Trail Village * Saddle Brook

Oberon Acres * Meadow Ridge

Golden Gate Estates * Gardner Minor

No Arvada homes sold for $500,000+ in January of 2010.
2010 saw 2 Arvada home sell during January for $500,000+. 111 median days on market. Neither of them were a short sale or foreclosure.

Click this link to see Arvada Home Sales in the other price categories.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Home Sales $400-500,000 January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 2:58 pm {no comments}

What this report tells you: Since no Arvada homes sold in this price range in January of 2010 or 2011, expectations aren’t high, to say the least. 5 did sell this January, and 11 are currently under contract. Still, with 31 more currently for sale the spring months will hopefully bring more good news.

Click this link to see Arvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 15, 2012. This report includes only detached single family Arvada homes listed or sold between $400,000 and $500,000. I’m using the term ‘distressed sales’ to refer to short sales and foreclosures. A ‘regular’ sale may also have been ‘distressed’ in the sense that the home was in need of major work.

Currently, there are 31 Arvada homes for sale in this price range. None are short sales, or foreclosures.

For a private showing or more details of any of these homes, call me at 720-353-8031.

Currently, there are 11 Arvada homes under contract in this price range, none are foreclosures 1 is a short sales. 9% of Arvada homes currently under contract between $400 and $500,000 are distressed sales.

5 Arvada homes sold in January 2012 between $400,000 and $500,000. 112 median days on market. None of them were foreclosures or short sales.

Arvada homes that sold between $400,000 and $500,000 in January 2012 were found in the following neighborhoods:

Village of Five Parks (click to read about this neighborhood)

Whisper Creek * Sunrise Ridge

Skyline Estates * Birch Valley

Surprisingly, Metrolist shows no Arvada homes sold in this price range in January of 2010 or 2011.

Click this link to see Arvada Home Sales in the other price categories. One was a foreclosure, none were short sales.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Home Sales $300-400,000 January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 1:46 pm {no comments}

What this report tells you: The number of days Arvada home sales were accomplished in this price range has steadily increased over the past three years. Coupled with the appearance of a couple of foreclosures tells you this price range is a difficult one for sellers, but provides opportunity for buyers.

Click this link to see Arvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 15, 2012. This report includes only detached single family Arvada homes listed or sold between $300,000 and $400,000. (I’m using the term ‘distressed sales’ to refer to short sales and foreclosures. A ‘regular’ sale may also have been ‘distressed’ in the sense that the home was in need of major work.)

Currently, there are 36 Arvada homes for sale and 14 under contract in this price range.

None of those that are for sale are foreclosures or short sales. 0% of Arvada homes for sale today between $300 and $400,000 are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please contact me asap.

Of the Arvada homes currently under contract, one is a short sale and 3 are foreclosures. That’s a 29% rate of distressed sales.

8 Arvada homes sold in January 2012 between $300,000 and $400,000. 85 median days on market. 2 were foreclosures, none were short sales. So in this price range 25% of Arvada homes were distressed sales in January of 2012.

Arvada homes that sold between $300,000 and $400,000 in January 2012 were found in the following neighborhoods:

Boyd Ponds * Wild Grass

Sunrise Ridge * Skyline Estates

Cameo Estates * West Chase

Hackberry Estate * Bridle Dale

2011 saw only 4 Arvada homes sell during January between $300,000 and $400,000. 79 median days on market. None of them were foreclosures or short sales. 0% rate of distressed sales.
2010 also saw only 4 Arvada homes sell during January between $300,000 and $400,000. 47 median days on market. 0% rate of distressed sales.

Click this link to see Arvada Home Sales in the other price categories.

* * * * * * * * * * * * * * * * * * * * * * * *

I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Home Sales $250-300,000 January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 1:16 pm {no comments}

What this report tells you: In this price range, distressed sales are a much higher percentage in the ‘sold’ category compared to the ‘for sale’ and ‘under contract’ categories. There is good news in the number of Arvada homes that sold last month in this price range, but the percentage of distressed sales shows an uptick over the past three years. These distressed sales will keep home prices in check in this price category.

Click this link to see Arvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 15, 2012. This report includes only detached single family Arvada homes listed or sold between $250,000 and $300,000. I’m using the term ‘distressed sales’ to refer to short sales and foreclosures. A ‘regular’ sale may also have been ‘distressed’ in the sense that the home was in need of major work.

Currently, there are 40 Arvada homes for sale and 14 under contract in this price range.

Of those that are for sale, none are foreclosures and 2 is a short sale. Only 5% of Arvada homes for sale today between $200 and $250,000 are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please contact me asap.

Of the Arvada homes currently under contract, none are short sales and 2 are foreclosures. That’s a 14% rate of distressed sales.

13 Arvada homes sold in January 2012 between $250,000 and $300,000. 67 median days on market. 3 homes sold as foreclosures, one as a short sale. So in this price range 31% of Arvada homes were distressed sales in January of 2012.

Arvada homes that sold between $250,000 and $300,000 in January 2012 were found in the following neighborhoods:

The Pond (Click to read this neighborhood report)

Westwoods Ranch (Click to read this neighborhood report)

Lake Arbor * Maple Ridge

Shadow Mountain * Club Crest

Overlook at Stanley Lake * Meadowglen

Ralston Valley * Ralston Estates

2011 saw only 4 Arvada homes sell during January between $250,000 and $300,000. 102 median days on market. None were foreclosures or short sales. 0% rate of distressed sales.
2010 saw 3 Arvada homes sell during January between $250,000 and $300,000. 13 median days on market. None were short sales or foreclosures. An 0% rate of distressed Arvada home sales in January of 2010.

Click this link to see Arvada Home Sales in the other price categories.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Home Sales $200-250,000 January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 12:39 pm {no comments}

What this report tells you: While homes sold in Arvada last month in the $200-250,000 price range show a slight increase in days on market, the percentage of sales that were short sales or foreclosures is the lowest it’s been in three years. The inventory is pretty high – 60 Arvada homes for sale with only 10 sold last month – so the number of days a home stays on the market will probably not decrease dramatically any time soon.

Click this link to seeArvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 12, 2012. This report includes only detached single family Arvada homes that sold between $200,000 and $250,000 in January 2012. I’m using the term ‘distressed sales’ to refer to short sales and foreclosures. A ‘regular’ sale may also have been ‘distressed’ in the sense that the home was in need of major work.

Currently, there are 60 Arvada homes for sale and 30 under contract in this price range.

Of those that are for sale, 8 are foreclosures and 9 are short sales. 28% of Arvada homes for sale today between $200 and $250,000 are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please contact me asap.

Of the Arvada homes currently under contract, 2 are short sales and 6 are foreclosures. That’s a 27% rate of distressed sales.

10 Arvada homes sold in January 2012 between $200,000 and $250,000. 65 median days on market. 3 Arvada homes sold as a foreclosure, 0 were short sales. So in this price range 30% of Arvada homes were distressed sales in January of 2012.

Arvada homes that sold between $200,000 and $250,000 in January 2012 were found in the following neighborhoods:

Lake Arbor (Click to read neighborhood report)

North Arvada Park * Westdale * Lamar Heights

Club Crest * Huntington Heights * Woodland Valley

Ralston Park * Ralston Valley * Maplewood

2011 saw 12 Arvada homes sell during January between $200,000 and $250,000. 56 median days on market. 7 Arvada home sold as a foreclosure, none as a short sale. That means 58% were distressed sales.
2010 saw 8 Arvada homes sell during January between $200,000 and $250,000. 90 median days on market. 3 Arvada homes sold as a foreclosure, none were short sales. A 38% rate of distressed Arvada home sales in January of 2010.

Click this link to see Arvada Home Sales in the other price categories.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Colorado Lingo – Front Range, Eastern Plains, Western Slope

Filed under Arvada Living, Between Denver and Boulder by Joetta Fort on February 15, 2012 at 11:49 am {no comments}

Where exactly is Colorado’s ‘front range’? Is it the same as the ‘foothills’? ’Western slope’ seems pretty obvious, but where do the ‘eastern plains’ actually start?

I remember hearing all these terms when we first moved to Colorado. Then, when starting my gardening blog I was torn between using the term, ‘high plains’ (which seems to describe completely flat geography) or ‘high country’ (which seems to mean ‘mountain’) to describe the gardening style. So you see – there’s still some confusion after living here for 20 years!

If you’re new here I’d like you to know there is some overlap, but also some pretty basic definitions of which is which.

The Denver to Boulder corridor, where I mostly work helping folks buy and sell houses, is one of those overlapping areas. Denver is more of an ‘eastern plains’ kind of place, because it’s quite flat. Boulder, however, is definitely foothills, as it backs right up to the flatirons (oops – another local term!). The region where towns like Wheat Ridge, Arvada, Broomfield, Westminster, Longmont, Louisville, Lafayette lie is viewed as ‘front range’ in geography, although more like ‘foothills’ in climate.

So, if you want to buy a home in the Denver area where you can enjoy views of the Colorado Rockies (the mountains, I mean!), and yet not have the more severe weather and high home prices of mountain life – you should stick to the lovely area between the foothills and Interstate 70. If mountain grandeur isn’t important to you, homes are less expensive east of I-70.

Here’s a great article by Chris Spears of the Denver Channel, for more info: What Do You Mean by Foothills, Palmer Divide, Denver?

While you’re at it, you might as well learn how to pronounce ‘Arvada‘, since it’s the best small town between Denver and Boulder!

Broker, The DiGiorgio Group

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Arvada CO Homes Sales $150-200,000 January 2012

Filed under Arvada Real Estate News, Between Denver and Boulder by Joetta Fort on February 14, 2012 at 4:23 pm {no comments}

What this report tells you: The best news in this price range is the improvement in the percentage of sales that are foreclosures or short sales. There’s still enough inventory to have about a 2-month inventory, but that’s what is considered a balanced market.

Click this link to see Arvada Home Sales in the other price categories.

The following information was obtained from Metrolist on February 12, 2012. This report includes only detached single family Arvada homes listed or sold between $150,000 and $200,000. I’m using the term ‘distressed sales’ to refer to short sales and foreclosures. A ‘regular’ sale may also have been ‘distressed’ in the sense that the home was in need of major work.

Currently, there are 49 Arvada homes for sale between $150-200,000, and 44 under contract.

Of the 49 that are for sale, 11 are short sales and 9 are foreclosed properties. 41% of Arvada homes currently for sale in this price range are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please contact me asap.

Of the 44 currently under contract, 18 are foreclosures and 6 are short sales; a 55% rate of distressed sales.

21 Arvada homes sold in January 2012 between $150-200,000, with 79 median days on market. 9 were foreclosures, 0 were short sales, for a 43% rate of distressed sales.

Arvada homes that sold between $150-200,000 in January 2012 were found in the following neighborhoods:

Sierra Estates * Allendale * Arvada West

Lake Arbor * Alta Vista * Lamar Heights

Far Horizons * Ralston Estates * Trader

King Crest * Maplewood * Huntington Heights

Lakecrest * Club Crest * Tannehill

2011 saw 18 Arvada homes sell during January between $150-200,000, staying on the market for a median of 46 days. 7 of these were foreclosures, 3 were short sales; that’s a 56% rate of distressed sales.
2010 saw 18 Arvada homes sell during January between $150-200,000, staying on the market for a median of 87 days. 6 of these were foreclosures, 3 were short sales, for a 50% rate of distressed sales.

Click this link to see Arvada Home Sales in the other price categories.

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I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly *suburbs northwest of Denver.

*Arvada, Broomfield, Lafayette, Louisville, Superior, Westminster; also Thornton, Golden, Wheat Ridge, Northglen, Lakewood

Find Homes for Sale, no Matter Who Listed Them, at Dream House Hunting.

Gardeners – please visit my blog about high plains gardening, Beauty of Gardening.

Page 1 of 212 »

Homes Denver to Boulder

Joetta Fort's blog about Cities Between Denver and Boulder – Westminster, Broomfield, Golden, Lakewood, Wheat Ridge

The Housing Crisis is Almost Over!! Or is it?

Icicles – Beauty or Beast?

Arvada CO Home Sales $500,000+ January 2012

Arvada CO Home Sales $400-500,000 January 2012

Arvada CO Home Sales $300-400,000 January 2012

Arvada CO Home Sales $250-300,000 January 2012

Arvada CO Home Sales $200-250,000 January 2012

Colorado Lingo – Front Range, Eastern Plains, Western Slope

Arvada CO Homes Sales $150-200,000 January 2012

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