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Arvada CO Home Sales $150-200,000 April 2012

What this report tells you: Since I am out there, working in Arvada’s real estate market every day, I would have guessed that this price range would show a decrease in the days on market from previous years, and yet it is up. I am not surprised that the percentage of homes sold as short sales and foreclosures are increasing, as the banks have been telling us they’re going to start releasing their inventory. What I can tell you for sure, is that the best homes in this price range go very fast, usually with several competing offers.

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

The following information was obtained from Metrolist on May 10, 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 26 Arvada homes for sale between $150-200,000. 4 of these homes are short sales and 8 are foreclosures. That’s a 46% rate of distressed sales in this price range’s active homes

If you would like any more details or to see any of these Arvada homes for sale, please call me at 720-353-8031.

Currently there are 50 Arvada homes under contract, 21 are foreclosures and 6 are short sales; a 54% rate of distressed sales.
28 Arvada homes sold in April 2012 between $150-200,000, with 44 median days on market. 10 were foreclosures, 3 were short sales, for a 54% rate of distressed sales.

2011 saw 21 Arvada homes sell during April between $150-200,000, staying on the market for a median of 37 days. 5 of these were foreclosures, 1 was a short sale; that’s an 29% rate of distressed sales.
2010 saw 37 Arvada homes sell during April between $150-200,000, staying on the market for a median of 25 days. 8 of these were foreclosures, 3 were short sales, for a 30% rate of distressed sales.

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

Click this link to see Arvada Home Sales for March, 2012.

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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.

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

What this report tells you: The percentage of Arvada homes that sold as short sales and foreclosures has steadily increased over the past three years in this price range. However, even at its highest, it’s nowhere near the 40% that the Denver Metro Association of Realtors is reporting. The drop in days on market definitely softens the blow for folks hoping to sell an Arvada home between $250 and $300,000. Buyers – don’t lollygag if you find a home you like.

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

The following information was obtained from Metrolist on May 10, 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 50 Arvada homes for sale in this price range, 4 of them are foreclosures and 3 are short sales. 14% of Arvada homes for sale today between $250 and $300,000 are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please call me at 720-353-8031.

Of the 44 Arvada homes currently under contract, 3 are short sales and 7 are foreclosures. That’s a 23% rate of distressed sales for Arvada homes in this price range.

22 Arvada homes sold in April 2012 between $250,000 and $300,000. 23 median days on market. 3 homes sold as a foreclosure, none as a short sale. So in this price range 14% of Arvada homes were distressed sales last month.

2011 saw 18 Arvada homes sell during April between $250,000 and $300,000. 39 median days on market. None were short sales, 2 were foreclosures. 11% rate of distressed sales.
2010 saw 18 Arvada homes sell during April between $250,000 and $300,000. 34 median days on market. None were short sales, 1 was a foreclosure. A 6% rate of distressed Arvada home sales.

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

Click this link to see Arvada Home Sales for March, 2012.

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

Arvada CO Homes $300-400,000 April 2012

Filed under Arvada Real Estate News, Updates by Joetta Fort on May 10, 2012 at 11:19 am {no comments}

What this report tells you: A big drop in days on market and in percentage of short sales/foreclosures bodes well for this price range. Hopefully, these trends will continue through the ‘hot’ summer market!

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

The following information was obtained from Metrolist on May 10, 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 63 Arvada homes for sale in this price range. Five of them are foreclosures, none are short sales. That’s a 8% rate of distressed sales for Arvada homes in this price range.

If you would like any more details or to see any of these Arvada homes for sale, please call me at 720-353-8031

37 Arvada homes are currently under contract in this price range, two are foreclosures and 1 is a short sale. That’s an 8% rate of distressed sales.
20 Arvada homes sold in April 2012 between $300,000 and $400,000. 23 median days on market. 2 were foreclosures, none were short sales, for a 10% rate of distressed sales.

2011 saw 22 Arvada homes sell during April between $300,000 and $400,000. 53 median days on market. Three of them were foreclosures and 2 were short sales. 23% rate of distressed sales.
2010 saw 22 Arvada homes sell during April between $300,000 and $400,000. 45 median days on market. 2 were short sales and 4 were foreclosures, 27% rate of distressed sales.

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

Click this link to see Arvada Home Sales for March, 2012.

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

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.

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

Filed under Arvada Real Estate News, Between Denver and Boulder, Updates by Joetta Fort on April 16, 2012 at 2:58 pm {no comments}

What this report tells you: Days on market for Arvada homes in this price range have dropped all the way down below one month – most real estate pros would call that a seller’s market. However, there’s a pretty good supply of homes in this price range, so sellers are not yet in the position of demanding increased prices.

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

The following information was obtained from Metrolist on April 10, 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 47 Arvada homes for sale in this price range, 2 of them are foreclosures and 1 is a short sale. Only 6% of Arvada homes for sale today between $250 and $300,000 are distressed sales.

If you would like any more details or to see any of these Arvada homes for sale, please call me at 720-353-8031.

Of the 38 Arvada homes currently under contract, 2 are short sales and 4 are foreclosures.

13 Arvada homes sold in March 2012 between $250,000 and $300,000. 23 median days on market. 1 home sold as a foreclosure, none as a short sale. So in this price range 8% of Arvada homes were distressed sales last month.

2011 saw 15 Arvada homes sell during March between $250,000 and $300,000. 44 median days on market. One was a short sales, 4 were foreclosures. 33% rate of distressed sales.
2010 saw 15 Arvada homes sell during March between $250,000 and $300,000. 84 median days on market. None were short sales, 2 were foreclosures. An 13% rate of distressed Arvada home sales in March of 2010.

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

Click this link to see Arvada Home Sales for February, 2012.

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

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.

Arvada CO Homes Under $150,000 February 2012

Filed under Arvada Real Estate News, Between Denver and Boulder, Updates by Joetta Fort on March 3, 2012 at 11:42 am {one comment}

What this report tells you: Hmmmm – six homes for sale in this price range and 26 under contract? 8 of those under contract are short sales, so may not close in a timely manner (hahaha – I said ‘may not’!), but that still glaringly illustrates the fact that homes in this price range are rare finds right now. If you’re hoping to buy in this price range, get a good, full-time agent on your side. If you’re hoping to sell in this price range – please do!

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

The following information was obtained from Metrolist on March 2, 2012. This report includes only detached single family Arvada homes listed or sold for $150,000 or less. (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 6 Arvada homes for sale in this price range. One of those homes is a short sale, and 4 are foreclosures, so 83% of all homes available in the under $150,000 price range are distressed sales.

If you would like any more details or to see any of these homes, please give me a call at 720-353-8031.

There are currently 26 Arvada homes under contract, 11 are foreclosures and 8 are short sales. 73% are distressed sales.
6 Arvada homes sold in February 2012 under $150,000. 42 median days on market. 5 were foreclosures, none were short sales. So 83% were distressed sales.

Arvada homes that sold under $150,000 in February 2012 were found in the following neighborhoods:

Clara Belle * Vetting * Columbine Acres

Far Horizons * Arvada West * Lake View

2011 saw 22 Arvada homes sell during February below $150,000, with 71 median days on market. 15 Arvada homes were foreclosures, 5 were short sales. A 91% rate of distressed sales.
2010 saw 6 Arvada homes sell during February below $150,000, staying on the market for an unbelievable median of 13 days. 6 were foreclosures, none were short sales, for a 100% distressed sales rate.

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

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

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.

Arvada CO Homes Sales $500,000+ February 2012

Filed under Arvada Real Estate News, Between Denver and Boulder, Updates by Joetta Fort on March 2, 2012 at 4:35 pm {one comment}

What this report tells you: Compared to past years, February’s median days on market of only 42 is a huge improvement. If that trend continues, homes in this price point will begin to move. But, as so many have said before, one statistic is not a trend. It’s a number to watch, although right now there’s nearly a year’s supply of Arvada homes on the market at $500,000+.

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

The following information was obtained from Metrolist on March 1, 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 43 Arvada homes in this price range for sale, one is a short sale, 2 are foreclosures. That’s a 7% rate of distressed sales, and nearly an 11-month supply of homes on the market in this price range.

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 6 Arvada homes in this price range under contract, none are short sales or foreclosures.
4 Arvada homes sold in February 2012 at $500,000+. None were short sales, one was a foreclosure, for a 25% distressed rate. Homes were on the market for a median of 42 days before going under contract.

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

Trail Village * Spring Mesa

Alkire Estates

4 Arvada homes also sold for $500,000+ in February of 2011. 262 median days on market. None were distressed sales.
2010 saw only 1 Arvada home sell during February for $500,000+. 146 median days on market. It was not a short sale or foreclosure.

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.

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.

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. YOUR opinion is the one I’m interested in.

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 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.

How Many Homes are Underwater?

Filed under Arvada Real Estate News, Updates by Joetta Fort on November 9, 2011 at 7:41 am {no comments}

The number of homes that are underwater is something we hear on the news all the time, yet I still think this is an interesting question. Public perception is so completely skewed, it’s no wonder that even people who CAN buy a house AREN’T.

‘Underwater’ means more is owed on the house than it would currently sell for, which results in a foreclosure or short sale if the owners can’t make the payments. Obviously, that doesn’t apply to homes that are completely paid off. So, how many American homes don’t have a mortgage on them?

Here is the link to the US Census Bureau showing about 1/3 of homes in America are paid off: Mortgage Characteristics

So now the question remains, out of the ~70% of homes that have a mortgage, how many are under water?

That seems to be about 12 million out of 50 million homes with mortgages, or about 24% of homes with mortgages are underwater.

Scary statistic! But it’s often mis-quoted, not clarified that is referring to homes with mortgages. When in fact, the number of ALL homes in America that are under water is about 16%. (There are 75 million owner-occupied homes in America according to the US Census, 12 million under water.)

SO … 84% of homes in America are NOT under water after several years of corruption in the financial sector and mis-management in the government sector.

It’s true this varies largely by region, but overall it’s not nearly as scary as most believe. Too bad it’s so hard to get the whole story out there strongly enough to overcome the scare tactics or sloppy reporting of news organizations and pessimistic bloggers.

Here’s a link to a Forbes article where Morgan Brennan mis-states the number as “22.5% of all homeowners are under water”. Her statement is linked to a CoreLogic article that says, “22.5% of all residential properties with a mortgage were in negative equity“. (emphasis added) That’s what I mean by sloppy reporting.

So, readers, will you help me spread the news that it’s 16%, NOT 60% or 50% or even 24%?

And yes, I know – 16% is too many, and it might be worse in your area. What are those homeowners going to do? That’s for another post!

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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 Sold October 2011 $500,000 and Up

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house, Updates by Joetta Fort on November 2, 2011 at 3:22 pm {no comments}

What this report tells you: First of all, the high percentage of distressed sales is moot due to the fact that the sample size is so small. Only four homes selling in the month don’t tell much of a story. The REALLY interesting thing is how consistently the number of sales has remained so low, compared to the 51 homes currently on the market in this price range. That’s a 13 month inventory. Arvada home owners in this price point who are serious about selling had better be sure their home is in top condition, priced very competitively, and that they hire a real estate agent who’s a marketing wizard.

Arvada home buyers in this price range – well, I can say without hesitation that you are very securely smack dab in the middle of a strong buyer’s market!

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

The following information was obtained from Metrolist on November 2, 2011. This report includes only detached single family Arvada homes that sold for $500,000 and more.

4 Arvada homes sold in October 2011 for $500,000+. They had 60 median days on market. 1 was a foreclosure, none were short sales. In this price range 25% of Arvada homes were distressed sales in October of 2011.

Arvada homes that sold for $500,000+ in October 2011 were found in the following neighborhoods:

Westwood Ranch * Spring Mesa

2010 saw 4 Arvada homes sell during October for $500,000+ with 113 median days on market. None of them were short sales or foreclosures.

2009 also saw 4 Arvada homes sell during October for $500,000+ with 126 median days on market. Two were foreclosures, 0 were short sales. 50% of Arvada home sales were distressed in October of 2009.

In this price range, the most interesting info isn't in the graph!

Currently, there are 51 Arvada homes for sale and 5 under contract in this price range.

Of those that are for sale, 1 is a foreclosure and none are short sales. 2% of Arvada homes for sale at $500,000+ in October 2011 are distressed sales.

Of the Arvada homes currently under contract, 1 is a short sale and none are foreclosures. That’s a 20% 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 Sold $400-500,000 October 2011

Filed under Arvada Real Estate News, Between Denver and Boulder, How to buy a house, How to sell a house, Updates by Joetta Fort on November 2, 2011 at 2:52 pm {one comment}

What this report tells you: While the number of days on market went up last year at an alarming rate, it went back down just as quickly. The more interesting statistic is the increasing percentage of distressed sales. All lower price ranges saw this number going down. It’s being said that the country’s economic woes are just now arriving at the doorsteps of the financially better-off. This seems to confirm that, will have to see where it goes 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 November 2, 2011. This report includes only detached single family Arvada homes that sold between $400,000 and $500,000.

10 Arvada homes sold in October 2011 between $400,000 and $500,000. 82 median days on market. 2 were foreclosures, none were short sales. In this price range 20% of Arvada homes were distressed sales in October of 2011.

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

Westwood Ranch * Westwood Links * Northwood Acres

Saddlebrook * Village of Five Parks * Hills at Standley Lake

Wyndham Park * Ridge at Harvest Lane

2010 saw 9 Arvada homes sell during October between $400,000 and $500,000. 230 median days on market. None of them were short sales, one was a foreclosure. 11% were distressed sales.

2009 saw 10 Arvada homes sell during October between $400,000 and $500,000. 84 median days on market. 1 was a foreclosure, 0 were short sales. 10% of Arvada home sales were distressed in October of 2009.

DOM has had a crazy ride!

Currently, there are 39 Arvada homes for sale and 9 under contract in this price range.

Of those that are for sale, 2 are foreclosures and 1 is a short sale. 8% of Arvada homes for sale between $400 and $500,000 in October 2011 are distressed sales.

Of the Arvada homes currently under contract, none are short sales and 1 is a foreclosure. That’s a 11% 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

Arvada CO Home Sales $150-200,000 April 2012

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

Arvada CO Homes $300-400,000 April 2012

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

Arvada CO Homes Under $150,000 February 2012

Arvada CO Homes Sales $500,000+ February 2012

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

How Many Homes are Underwater?

Arvada CO Homes Sold October 2011 $500,000 and Up

Arvada CO Homes Sold $400-500,000 October 2011

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