Archive | How to buy a house | Homes Denver to Boulder

Open Houses – That’s How We’ll Find Our New Home!

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house by Joetta Fort on April 1, 2012 at 4:17 pm {no comments}

While visiting open houses unrepresented by an agent can be fun for folks just beginning to think about buying a home, or for curious neighbors who wonder how their home would stack up against the one for sale, it’s not a good idea for the serious home buyer.

Why not?

First – the friendly agent at the open house is working for the seller, not you. They are looking out for the seller’s best interests, not yours.

Second – it’s a very inefficient use of your time. Why visit a bunch of homes that don’t meet your needs, on someone else’s time schedule? If you were working with your own agent, they would find the best houses that fit your parameters, and maybe they’d even preview them for you, saving you a ton of time.

Third – you might miss out on the best homes. Yes, the real estate market is changing here in the Denver-Boulder front range area. The best homes (the ones that are priced right for condition and location) go fast. If you’re waiting for the weekend, then checking out only the homes that are open, you may have missed that just-right property, which came on the market on Monday and was under contract on Wednesday.

I’m not ‘down’ on open houses. Sometimes I hold my own listings open, if the seller wants me to. In fact, there’s a nation-wide open house day coming up (April 28-29). It could be fun to get out and see what’s for sale in your town. I’m just saying, for the serious home buyer with a good real estate agent, visiting open houses should not be your first choice for finding your new home!

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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 might enjoy my posts about gardening in Denver to Boulder’s front range.

Why Buy a House – Some Cute Answers!

Filed under Arvada Living, Between Denver and Boulder, How to buy a house by Joetta Fort on March 28, 2012 at 8:50 am {no comments}

Whyever YOU want to buy your own home in the Denver to Boulder vicinity, I’d love to help you find it!

(Note: Real people actually said these things.)

1. Because my car looks so cute in a garage.

2. Need. More. Cats

3. I want my address to stay the same from year to year, so Christmas cards and birthday cards can find me.

4. I need a place to keep my zombie apocalypse emergency kit

5. I found the greatest vintage wallpaper and my landlord won’t let me hang it.

6. Our grunge band needs a basement to practice in.

7. I need a woman! (Women prefer a man who owns a home 15 to 1 over one who rents.)

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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.

Whaddaya mean, You Want to Buy a House That’s in Decent Shape?

Filed under How to buy a house by Joetta Fort on February 5, 2012 at 11:43 am {no comments}

I recently read a post complaining that young, first-time home buyers want to buy homes that don’t need a lot of work. The author spoke about the days when she and her husband bought a little wreck of a house, fixed it up themselves, and sold it for a profit. Many of the commenters shared the same experiences, and opinions.

Hmmm.

So, todays’ homebuyers, who have watched the real estate market collapse in a dramatic way, impacting the lives of many of their own family and friends, AND who realize no one can guarantee we’re out of the woods yet, don’t want to buy a money pit?

How dare they?!?!

After all, whatever worked for us twenty, thirty or forty years ago will SURELY work now. There must be something wrong with today’s home buyers if they don’t want to do the same thing we did. Right?

Wrong.

The first-time home buyers I’ve worked with over the past few years were very savvy – paid attention when I gave them advice, took notes at the inspection, got online to do their own research, and made calls to professionals to get answers I wasn’t qualified to give.

Sometimes these young, eager clients start out wanting to buy a fixer-upper and do the renovation themselves. That’s a good idea if it can be done, because that’s the only sure-fire way to quickly increase the value of a Denver to Boulder home these days.

But it’s an all-new world of real estate. The monkey-wrench in that plan is, if they’re getting a loan it’s not just about THEM qualifying, the house must qualify also.

And yes – a 203K Streamline Renovation Loan might solve that problem. But that loan requires the use of a professional for every job covered by the renovation funds, which adds to the cost of the projects.

It’s not the same as the ‘good old days’ when a new homeowner could do all the work themselves, often learning as they went.

If you are thinking of buying a house in the Denver metro area, I can tell you this – whatever you are thinking you want to do, I will respect your choices and help you as much as I possibly can. I will also be honest with you, and assist you in considering the advantages and pitfalls of your plans.

Besides – the fond memories of renovating a house with a ‘significant other’ often present a sweeter picture than what reality actually looked like.

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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.

Buying a House – How to Get the Best Deal

Filed under Between Denver and Boulder, How to buy a house by Joetta Fort on January 23, 2012 at 7:25 am {no comments}

Someone asked me the question, “How can I get the best deal when buying a home?” I’ve already written an entire series of blog posts answering this question, but I offer the following few notes as a more concise answer.

Click here to read the series, How to Buy a House and Get the Best Deal.

First, don’t just look at foreclosed properties. They might be the best deal, but you don’t know for a fact you won’t find something better so keep all the options open.

Second, don’t get emotionally attached to a home. You need to be able to make a thoughtful decision about what you would pay, and don’t get caught up and end up paying more.

Third, look at several homes. I say this with a caveat – sometimes, your agent will find you the best home the first time out. You need to work with an agent you trust, and who will give you good advice. If your agent is ‘wowed’ by what a great deal a house is, even if it’s your first time out, pay attention.

However, I feel it is better for buyers to see several homes, so they actually know the market. It’s not long before clients can walk through a house and know whether it’s a great deal, or overpriced.

Fourth – know what your needs are and stick to it. The buyers who are most likely to miss the best deals are the ones who can’t make up their mind. Maybe this week they want one area, next week they want to look elsewhere. One week having four bedrooms is the most important thing, the next week a 3-car garage is the most important thing. If you do that to yourself, you never have the focus you need to find that best deal and grab it.

Finally, be ready to write that offer when you find that best deal possible. Because you won’t be the only one who’s looking at it, you will need to move quickly. That’s why so many of the previous answers advised talking to a lender right away.

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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 Under $150,000 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 14, 2012 at 2:07 pm {one comment}

What this report tells you: A couple of good trends in this price range are a reduction in the number of days Arvada homes stay on the market before going under contract, and a lowering percentage of distressed sales. Coupled with the fact that vacancy rates in residential rentals are so low means pressure should be showing up in prices.

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

The following information was obtained from Metrolist on January 14, 2012. This report includes only detached single family Arvada homes that sold for $150,000 or less.

17 Arvada homes sold in December 2011 under $150,000. 45 median days on market. 7 were foreclosures, 2 short sales. So 53% were distressed sales.

Arvada homes that sold under $150,000 in December 2011 were found in the following neighborhoods:

Allendale * Shannon * Highland Homes

Far Horizons * North Arvada Park * Columbine Acres

Ralston Hills * Koldeway * Club Crest

2010 saw 21 Arvada homes sell during December below $150,000, with 72 median days on market. 14 Arvada homes were foreclosures, 4 were short sales. A 86% rate of distressed sales.
2009 saw 8 Arvada homes sell during December below $150,000, staying on the market for a median of 117 days. 4 were foreclosures, 3 were short sales, for a 88% distressed sales rate.
Currently, there are 14 homes for sale and 10 under contract in this price range.

Of the 14 that are for sale, 4 are foreclosures, 5 are short sales, and the rest are being sold by individuals or estates. That’s a 64% rate of distressed homes.

If you would like any more details or to see any of these homes, please give me a call.

Of the 17 under contract, 4 were short sales and 12 were foreclosures. 96% distressed sales.

(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.)

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 $150-200,000 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 14, 2012 at 1:40 pm {no comments}

What this report tells you: With 61 homes on the market, it seems there’s a lot for Arvada home buyers to choose from in this price range. However, 19 selling in the month of December means there’s only slightly better than a 3-month absorption rate.

From what I’ve seen out there, I believe the high number of days an Arvada home sits on the market before getting under contract is due to the fact that homes in this price range are more likely to need a lot of work. And since this is the hottest price range for first-time buyers, who may not have the extra cash or skills to fix up a house, people are willling to keep looking until they find a better-maintained home.

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

The following information was obtained from Metrolist on January 14, 2012. This report includes only detached single family Arvada homes that sold between $150,000 and $200,000 in December 2011.

19 Arvada homes sold in December 2011 between $150-200,000, with 63 median days on market. 7 were foreclosures, 1 was a short sale, for a 42% rate of distressed sales.

Arvada homes that sold between $150-200,000 in December 2011 were found in the following neighborhoods:

Tennyson Park * Westree * Lamar Estates * Club Crest

Lake Crest * Alta Vista * Lamar Heights

Leyden Townsite * Koldeway * North Arvada Park

Patio Subdivision * Parkway Estates * Benbolt

Northridge * Arlington Meadow

2010 saw 23 Arvada homes sell during December between $150-200,000, staying on the market for a median of 23 days. 10 of these were foreclosures, 1 was a short sale; that’s a 50% rate of distressed sales.
2009 saw 29 Arvada homes sell during December between $150-200,000, staying on the market for a median of 31 days. 10 of these were foreclosures, 4 were short sales, for a 50% rate of distressed sales.
Currently, there are 61 Arvada homes for sale between $150-200,000, and 40 under contract.

Of the 61 that are for sale, 15 are short sales and 16 are foreclosed properties. A 49% rate of distressed homes for sale.

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

Of the 36 currently under contract, 20 are foreclosures and 3 are short sales; a 64% rate of distressed sales.

(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.)

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 $200-250,000 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 14, 2012 at 1:14 pm {no comments}

What this report tells you: Arvada home sales in this price range showed a year-over-year uptick in the percentage that were either short sales or foreclosures. This is unfortunate, but it is good to see this inventory getting cleared out. Home sellers will have competition from bargains, but homes in good shape in this price range still bring offers from first-time buyers who are busy working and maybe raising children, and therefore don’t want to buy a house that needs a lot of work.

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

The following information was obtained from Metrolist on January 14, 2012. This report includes only detached single family Arvada homes that sold between $200,000 and $250,000 in December 2011.

16 Arvada homes sold in December 2011 between $200,000 and $250,000. 60 median days on market. 16Arvada homes sold as a foreclosure, 1 as a short sale. So in this price range 44% of Arvada homes were distressed sales in December of 2011.

Arvada homes that sold between $200,000 and $250,000 in December 2011 were found in the following neighborhoods:

Lake Arbor (Click to read neighborhood report)

Ralston Valley * Vada Heights * Landing at Stanley Lake

Cameo Estates * Arvada Park View * Woodland Valley

MacArthur Park * Nancy Lyn Estate * Maple Ridge

Arvada West * Club Crest South

2010 saw 12 Arvada homes sell during December between $200,000 and $250,000. 66 median days on market. 2 Arvada home sold as a foreclosure, none as a short sale. That means 17% were distressed sales.
2009 saw 24 Arvada homes sell during December between $200,000 and $250,000. 49 median days on market. 3 Arvada homes sold as a foreclosure, 3 were short sales. A 25% rate of distressed Arvada home sales in December of 2009.
Currently, there are 66 Arvada homes for sale and 27 under contract in this price range.

Of those that are for sale, 7 are foreclosures and 12 is a short sale. 29% 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, 3 are short sales and 4 are foreclosures. That’s a 26% rate of distressed sales.

(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.)

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 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 14, 2012 at 12:21 pm {no comments}

What this report tells you: Last month’s report on Arvada homes in the $250-300,000 price range showed a big year-over-year improvement in days on market along with a pretty good uptick in distressed sales, and both trends continued into this month. A home buyer shopping in Arvada in December would have noticed a higher percentage of foreclosed properties, and would have had to act fast to get one for themselves.

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

The following information was obtained from Metrolist on January 14, 2012. This report includes only detached single family Arvada homes that sold between $250,000 and $300,000.

8 Arvada homes sold in December 2011 between $250,000 and $300,000. 29 median days on market. 1 home sold as a foreclosure, one as a short sale. So in this price range 25% of Arvada homes were distressed sales in December of 2011.

Arvada homes that sold between $250,000 and $300,000 in December 2011 were found in the following neighborhoods:

Westwoods Ranch (Click to read this neighborhood report)

Ralston Acres * Woodland Valley * Maplewood Estates

Columbine Acres * Ralston Estates * Cottonwood Ridge

Arbor Estates

2010 saw 12 Arvada homes sell during December between $250,000 and $300,000. 95 median days on market. 1 home sold as a foreclosure, 1 as a short sale. That means 8% of homes sold in Arvada in December of 2010 were distressed sales.
2009 saw 12 Arvada homes sell during December between $250,000 and $300,000. 67 median days on market. 1 home sold was a foreclosure, none were short sales. An 8% rate of distressed Arvada home sales in December of 2009.
Currently, there are 40 Arvada homes for sale and 11 under contract in this price range.

Of those that are for sale, 3 are foreclosures and 1 is a short sale. 10% 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, 1 is a short sale and 1 is a foreclosure. That’s a 18% rate of distressed sales.

(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.)

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 Homes $400-500,000 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 14, 2012 at 11:23 am {one comment}

What this report tells you: The most dramatic finding in this month’s report is the increasing amount of time Arvada homes in this price range stay on the market before they go under contract. With nine homes sold and 32 on the market, that figure probably won’t show much improvement any time soon. But this is a year of improving news for the Denver to Boulder real estate market, so we’ll see what the summer home-selling season brings!

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

The following information was obtained from Metrolist on January 14, 2012. This report includes only detached single family Arvada homes that sold between $400,000 and $500,000 in December 2011.

9 Arvada homes sold in December 2011 between $400,000 and $500,000. 112 median days on market. 2 of them were foreclosures, none were short sales. So in this price range 22% of Arvada homes were distressed sales in December of 2011.

Arvada homes that sold between $400,000 and $500,000 in December 2011 were found in the following neighborhoods:

Village of Five Parks * Wyndham Park (click to read about these neighborhoods)

Fieldstone * Sunrise Ridge

La Conte * Lakeshore

2010 saw 4 Arvada homes sell during December between $400,000 and $500,000. 71 median days on market. None of them were foreclosures, none were short sales. That means 0% were distressed sales.
2009 saw 5 Arvada homes sell during December between $400,000 and $500,000. 52 median days on market. 2 of them were foreclosures, none were short sales. A 40% rate of distressed Arvada home sales in December of 2009.
Currently, there are 32 Arvada homes for sale in this price range. Two are short sales, and one is a foreclosure, for a 9% rate of distressed sales.

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

Currently, there are 9 Arvada homes under contract in this price range, none are foreclosures or short sales. 0% of Arvada homes for sale and under contract today between $400 and $500,000 are distressed sales.

(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.)

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 Homes Sales $300-400,000 December 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house by Joetta Fort on January 11, 2012 at 3:31 pm {no comments}

What this report tells you: December home sales in Arvada have been amazingly consistent in this price range. Just take a look at that graph! Not many surprises here, hopefully activity will pick up in the next few months.

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

The following information was obtained from Metrolist on January 11, 2012. This report includes only detached single family Arvada homes that sold between $300,000 and $400,000 in December 2011.

9 Arvada homes sold in December 2011 between $300,000 and $400,000. 71 median days on market. 2 were foreclosures, none were short sales. So in this price range 22% of Arvada homes were distressed sales in December of 2011.

Arvada homes that sold between $300,000 and $400,000 in December 2011 were found in the following neighborhoods:

Westwoods Ranch * Skyline Estates * Whisper Creek

Arbor Estates * Village of Five Parks * Appleridge

Harvest Lane * Oberon Acres

2010 saw 9 Arvada homes sell during December between $300,000 and $400,000. 72 median days on market. None of them were foreclosures, 2 were short sales. That means 22% were distressed sales.
2009 saw 7 Arvada homes sell during December between $300,000 and $400,000. 73 median days on market. 1 foreclosure, 1 short sale. A 21% rate of distressed Arvada home sales in December of 2009.
Currently, there are 41 Arvada homes for sale and 12 under contract in this price range.

Of those that are for sale, 2 are foreclosures and 3 are short sales. 12% 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, none are short sales and 5 are foreclosures. That’s a 42% rate of distressed sales.

(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.)

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.

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Homes Denver to Boulder

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

Open Houses – That’s How We’ll Find Our New Home!

Why Buy a House – Some Cute Answers!

Whaddaya mean, You Want to Buy a House That’s in Decent Shape?

Buying a House – How to Get the Best Deal

Arvada CO Homes Under $150,000 December 2011

Arvada CO Home Sales $150-200,000 December 2011

Arvada CO Home Sales $200-250,000 December 2011

Arvada CO Home Sales $250-300,000 December 2011

Arvada CO Homes $400-500,000 December 2011

Arvada CO Homes Sales $300-400,000 December 2011

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