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“Tracy is the best!! She sold our 1 bedroom condo in a Historic Register building in Capitol Hill in Denver. Unlike many realtors who are just looking to make a sale and move on to the next, Tracy really cares about her clients and their financial situation. She actually convinced us not to sell the first time we contacted her because the market was in the pits and our condo was worth less than 1/2 what we paid for it. By following her advice and waiting a few years, we ended up making money on the condo when it sold for OVER the asking price. She was incredibly patient with all of our concerns and questions, and knows more about the market than anyone. Also worth mentioning that we were out of state for the whole process, so she handled EVERYTHING; renovations, cleaning, staging, pricing, showing, you name it! She made this very stressful situation much less so, and we can’t imagine using anyone else.” – Keith Orell

By now you know the Denver real estate market has bounced back, now let’s look at it by the record-setting numbers.
At the end of 2013 there were:
7,275 homes for sale, (down 6%).
67,550 new listings came on the market for the year, (up 12%).
67,429 homes went under contract (↑20%)
54,024 homes closed (up 17%)
The average days on market was 58 days (↓25%)
Average sold price was $306,910 (↑10%) and closed dollar volume was $16.6 Billion (↑29%). If this sounds like Realtor crack, it is.
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But what does it mean for you?
1. Did ya take a look at that map? Go ahead, click on it. Remember when there was a whole lot of pink and red, lots of yellow…? I do. Now the map is predominantly green and the key shows you how much each neighborhood has improved over last year.
(If you’d like more detail about your own neighborhood, shoot me an email.)

Metrolist expert Gary Bauer observes it this way:

The inventory of active listings, homes available for sale, started a downward trend in 2011, which continued through 2013. In March, 2013, the inventory of active listings was 6,682 homes, an all time low. Active Listings continues to be a primary sustainability concern for the home market.
Home affordability declined due to median home price increases. The month’s supply of inventory started and finished the year at 2 months.
Once again, rental rates continue an upward trend and rental availability continues to decline. With declining distressed properties, foreclosures and REO, at less than 10% of the market and low active listings, new home builders will again be an alternate in the housing market. The largest number of Single Family and Condo properties sold in price range of $100,000 to $499,999 for 2013. The largest number of Single Family homes sold in the price range of $200,000 to $299,999. The largest number of Condo homes sold in the price range of $100,000 to $199,999.
Million dollar plus homes closed/sold were up 16% when comparing 2013 versus 2012. Million dollar plus home closings accounted for $1.5 Billion of the $16.6 Billion total 2013 volume.
Mortgage interest rates started to increase and then fluctuated downward to later increase again during the year, with an overall increase of approximately 1%.

And that’s good news for all of us!

limbo dancer
It’s “Cruiseship Limbo Contest” winning low.  It’s Barry White “Can’t Get Enough of Your Love” low. It’s “Bring out the charts and graphs!” kinda low. When you look at the housing market, it’s all relative. “Fewer people buying houses with a lot more people having to sell them”, that’s the kind of market we got used to after the shock of the bubble burst wore off. Then there was a stasis where the flood of foreclosures had receded and there was a nice level of inventory, but buyers wary of further market drop stayed on the fence: 2011 in a nutshell. Last January the shift began and like a flash flood, buyers filled the streets.  Now we have lots of buyers  and where are the sellers? Denver housing market inventory is at a 23 year low. What does that mean for you? Buyers should buy now, sellers should list while they have no competition, and you should call me with any questions you have about either.graph
 

And don’t we all need a little good news? Working in the real estate trenches I’ve been watching the steady turn around, especially evident in 2012 as the Denver real estate market took a sharp turn for the better. Today’s Denver Business Journal announced the data to back up my experience.

Colorado’s housing market stands out as the fifth-strongest in the country, according to the website 24/7 Wall Street.
Home prices across the state have increased by an average of 7.3 percent over the past year, putting Colorado between North Dakota (7.1 percent) South Dakota (8.3 percent). The ranking was based on a review of data from various sources, including the CoreLogic Home Price Index and foreclosure reports from RealtyTrac. 24/7 Wall Street forecasts Colorado home prices will increase by 3.7 percent between the first quarter of the year and the first quarter of next year.

Good news for the Dakotas, but we get to live in Colorado! If you’d like more information about your neighborhood or how you can make this market work for you, call, text, email or comment here and we’ll talk.

There was a time, early in my real estate career, when I would take buyers out “window shopping”, testing the waters to get a feel for what my clients liked, before they had talked to a lender. More seasoned agents would scoff, “I don’t let a buyer in my car if they’re not pre-qualified!” I felt this was harsh. After all, loans were easy to come by and “pre-qualified” lender letters weren’t worth much. (It’s a pre-approval you’re looking for, anyway.)
Those days are over.
Though interest rates are still at historic lows, loan approval is harder to get. Even those who think their ducks are all lined up may find something sneaky lurking in their credit report: that Victoria Secret card you forgot to pay in the rush to the alter, the seventeen applications you filled out to finance the wedding, the car you had to buy last month when you blew a gasket on the Civic and that FreeCreditReport.com service you’re paying for is not the same as the credit score your lender pulls. Other factors, like your debt-to-income ratio may be working against you if your credit card balances are high. Now that the market is hot, don’t let the numbers leave you out in the cold.
So when your agent tells you to talk to a lender and get pre-approved before you go house-hunting, assume she knows what she’s talking about. It will not only give you a pretty accurate assessment of how much house you can afford and what your payment will be, it will save you (and her) valuable time. I’ve found many buyers their dream home, watched them fall in love, and witnessed the heartbreak when what they thought was pre-approval didn’t pan out. Some lenders have you fill out online applications (a drag, I know) and zip out a BING! YOU’RE APPROVED! message without having enough information to be sure. Best practice is to set up an appointment, have an in-depth phone call, or follow-up on that online application with the necessary paperwork (tax returns, pay stubs, etc.) your lender asks for. Real estate agents are your best resource for mortgage brokers and lenders because we work with them all day long. We know who answers their cellphone at five o’clock on a Saturday, guides the loan through underwriting and shows up at the closing table. And we know who doesn’t.
These days, before I put a buyer in my car, I want them pre-approved. I also want them to schedule a clear window of time to look at houses and be prepared to write an offer on the first one they fall in love with, because by some miracle, in 2012 that house may not be there tomorrow.

The Denver rental market is more than just healthy; it’s got a rosy glow. With vacancy rates low, prices for rental properties have risen and according to Poppy Harlow of CNN’s Early Start, Denver is one of the top five cities for rent increases, 10.9% over the past twelve months. That’s great news if you’re a landlord!
As the market fell and foreclosures soared, I have been focused on helping clients build wealth through investing in rental properties. Where are you going to move when you lose your home? A clean, safe, single-family home to rent where their lives and families can live and recover from the ordeal they’ve been through would be ideal. Many of these tenants would have had no problem paying their mortgages had they stayed at the pre-adjusted interest rates, or the troubles that befell them has passed. They are willing and able to pay good rent for a well-kept property that makes them feel back in balance. A recent survey on the rental market bears this out.
After surveying property managers, TransUnion found that increasing prices aren’t keeping tenants away. Overall, managers reported they are doing better than the year before and are having an easier time attracting in residents despite the increase in prices.
The credit bureau’s June survey included 1,248 property managers across the U.S. who represented a range of property sizes.
Read the Survey: Rental Market Attracting Residents Despite Price Increases. and let me know what you think.
There are some very attractive deals out there for those who want a good annual cash-on-cash return on their investment that owning real estate investment property provides, but the market is moving swiftly. I would recommend you do as well. “I don’t want to be a landlord” you say? I can help you with that through a few concise classes or introduce you to some affordable pros.

Creativity is the strongest force on earth; artists, visionaries and innovators lead us into the future. We’ve got some mad skills that actualize potential where others may only see what is possible.  Be sure to click on the Thriving Artist Alliance page above and I’ve created a lovely video to inspire you. CLICK HERE TO WATCH