Broomfield Heights 1st Filing 5th Annual Neighborhood Garage Sale June 24, 2023

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 13949 Cook St, Thornton

Move-in ready or take your time making plans for a cosmetic upgrade! This well-maintained 2-story in The Vistas at Cherrywood Park backs to a greenbelt that can take you to Cherrywood Park in just moments. The large primary bedroom has a full bath with dual sinks and walk-in closet with organizer. Doing laundry is convenient when it's upstairs, and the loft with built-in shelving will keep your office tidy, provide a third common area or convert to a third bedroom! 

1620 square feet, wood floors on the main level, gas fireplace, security system, extra storage in the garage, newer carpet and water heater, fenced-in patio, close to I-25 and the Orchard Town Center where you can enjoy shopping, restaurants and breweries.

Showings have begun - don't hesitate to reach out! At $510,000, this house is the lowest priced in the neighborhood. Why rent when you can buy?

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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Broomfield Heights 1st Filing Neighborhood Garage Sale

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 2835 Prince Circle, Erie

 

Wouldn't you want this to be your view at the end of the day? Maybe you prefer to garden while listening to the babble of the water feature, or sit in the hot tub enjoying an adult beverage? Either way, this backyard with lake and mountain views is to die for, while eagles and hot air balloons soar over Prince lake.

This Arapahoe Ridge 2-story is updated throughout with plenty of spaces to enjoy each other or get some privacy. Over 3700sqft with 3 bedrooms up plus loft, one bedroom on the main and a fifth in the basement, all on more than 1/4 acre. 

Everything is done for you already - the kitchen appliances are new, the roof, driveway and carpet are only a few years old. There's a NEST thermostat, surround sound speakers, wine cellar (wine not included!), and so much more!

Showings have begun and will run through the weekend so contact me if you'd like to schedule a private showing!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 4575 W 111th Ave, Westminster

What do you do when there is too much competition to buy a house? Find one in a great location that you can can make yours with a little elbow grease. This Cotton Creek multi-level has no neighbors behind and a mountain view to boot! 3 beds, 3 baths, 1562 sqft, stainless appliances, granite counters, slate tile, closet organizers and a chance to build sweat equity on this corner lot. $520,000, sold strictly AS-IS. Contact me for a private showing!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 2568 Syracuse St, Stapleton

Live in the exciting Stapleton area of Denver for under $500,000! This townhouse-style condo has an open floor plan with a fireplace and huge pantry, two bedrooms up plus loft, 5-piece primary bathroom plus a giant walk-in closet, two balconies and a 2-car attached garage. The HOA takes care of all grounds and exterior maintenance so you can fly off to Rome on a moment's notice! The development is quiet, and the location is walkable to many neighborhood amenities including parks, restaurants and gyms. Contact me for a private showing!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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Best of Boulder East County 3rd Year in a Row!

 

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 1242 S Mesa Court, Superior

Rock Creek Ranch is a popular place to be, with its mature landscaping, great neighborhood amenities, and Boulder Valley schools. With over 2800sqft, this 2-story has a living room, family room and rec room so there is space for everyone and all their activities. The three upstairs bedrooms have a desirable separation between the primary and other bedrooms. There is a main level bedroom with adjacent 3/4 bath which is convenient for guests. The basement bedroom is currently being used as an office but is a conforming bedroom with egress window. The owners moved the laundry room to the basement (washer and dryer included) so they would have more space in the mudroom, but the taps are still there if you'd like to bring it back up to the main floor.

The kitchen has been recently remodeled with stainless appliances, beautiful counters and refinished hardwood floors. It looks out onto a large, low-maintenance, composite deck. The lot is just over a quarter acre, with mature trees shading the deck, sprinklers in the front and back, and a drip irrigation system. All the windows in the house have been replaced except for one in the primary bathroom.

Other features include a gas fireplace in the family room, Nest thermostat, shed and desirable cul-de-sac location. The listing price is $849,000 and the home will be available to view until Sunday evening when offers are due. If you'd like a private showing, don't hesitate to contact me!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 8460 Decatur St #132, Westminster

Looking for that lock and leave lifestyle, a reliable investment property, or maybe your own cozy retreat? This Prospectors Point condominium is the answer. This 1-bedroom, 1 bath unit has some great features like plantation shutters, a large walk-in closet, central A/C, and the clothes washer and dryer included. The bedroom is big enough to accommodate a home office or work out space. The murphy bed cabinet in the living room adds an extra bed for guests, or remove it to enjoy the wood-burning fireplace. As an end unit, there is plenty of natural light plus a covered patio to enjoy the Colorado weather. Just 15 minute to downtown Denver, the location is convenient for work or play, and at $190,000 you can't find better value in the area. Contact me for a showing!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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2Q21 Boulder County Stats

The first half of the year's numbers are in and they are still maintaining the trend from the first quarter. We've seen an uptick in listings this month, although that wasn't hard to do since we were so low to begin with.

Buying activity seems to have slowed a bit as people go on vacation. This was not something we saw last year with Covid - could be that we are returning to a more predictable seasonal pattern. If so, things will pick up a bit after Labor Day until November.

If you need a market activity report for your county or neighborhood let me know. It's still a good time to sell!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 1562 E Riverbend Street, Superior

This one will not disappoint! The owners of this Rock Creek 2-story have taken great care of their home, and polished up the cosmetics, too! Let's start with the the 3 bedrooms up and 5 piece primary bathroom. Two of the bedrooms share a full bath and have some separation from the primary bedroom. All of the windows in the house have been replaced in the last few years and let in a ton of natural light. The main floor has a renovated eat-in kitchen with counter seating along with a formal living and dining room. The family room has vaulted ceilings, wood floors and a gas fireplace. Top it off with a main floor bed/office, remodeled powder room and laundry.

The finished basement has a 3/4 bath near the conforming guest bedroom, storage space, plus a large bonus room that serve many purposes at once. The basement carpeting is brand new and the water heater is just two years old. The private backyard has a play structure and deck, with patio furniture that can be thrown into the deal. Since this is a corner lot, the 2-car garage side loads with a south facing driving so the snow will melt by midday. A radon mitigation system is already installed and a pre-listing inspection has been done to give the new buyers peace of mind and offers are due by the evening of July 18. Asking price is $849,000 and includes the neighborhood amenities - tennis courts, pools, clubhouse, exercise room and walking trails. Just minutes to shopping and restaurants in a few directions - drive over and see why people love Superior!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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Broomfield Heights 1st Filing 2Q21 Stats

Are we returning to a more normal real estate schedule? Last year, nothing was normal. Like everyone else, we were completely shut down for a few weeks. When things started going again they didn't slow down, not even very much in July and during the holidays.

This summer we're seeing the typical slump in showing activity while people head out on vacation, excited to be out in the world again. We are still low on inventory, and properties under $600,000 are still moving quickly.

Broomfield Heights 1st Filing saw 15 houses close in the second quarter, keeping pace with last year and exceeding the three years prior. 

The median $/sqft foot dropped slightly, but I'm not very concerned about that being a trend. That number moves from month to month depending on what is on the market. Also, I noticed more houses than usual in the neighborhood were sold off-market, at least one to a family member at a steep discount. Houses that don't make it to the MLS generally sell for less than they would have had they been given adequate market exposure and had a real estate expert negotiating and advocating for the seller's needs. If you'd like a Comparative Market Analysis of your home, contact me anytime, no obligation!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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Another Satisfied Customer

My business operates mostly on referrals. My goal is to make happy clients that talk to me about their friends and family. Not only does this help my business survive, but if I get along with a client chances are I'll get along with the people they know. This is a great way to work.

Robin and Patrick bought a condo in Boulder about 6 years ago and just moved up to a detached home. The process was a little tricky in that we had to find a seller who would accept a contract contingent on the sale of their condo first. In this seller's market, it's unlikely in the Denver/Boulder area. As it turns out, they fell in love with a newer neighborhood in Loveland, so the seller gave us a week and a half to get the condo under contract and we were able to do so.

Communication with the other agent was not so smooth, as she was moving herself and her assistant quit. But she was good-natured and we eventually got all of the threads tied up. Robin left this review on my Google business page:

"I cannot say enough great things about working with Robbin. We first worked together seven years ago when we bought our first place, and she was the obvious choice when it came time to sell that place and buy a house. The process of selling and buying a home at the same time was so overwhelming and difficult, and having an agent like Robbin made all the difference in the world. Not only is she experienced, highly skilled and incredibly knowledgeable, she is also one of the most caring and genuine people I know. She has the remarkable ability to remain calm and levelheaded in extremely stressful situations, a quality that is vitally important in an agent. She is incredibly organized and on top of every detail. She also bent over backwards to help us throughout this process, and we are so grateful to her for that. With Robbin, it always felt like we were her top priority, day or night. We are so fortunate to have found her."

 

Thank you, Robin and Patrick! My only regret is that now that you've found your dream house, I won't get to see you as often. We'll have to plan a nice picnic at that lake!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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What You Need to Know about Metro Taxing Districts

Metro taxing districts are a part of a property's tax bill and are becoming more and more common in Colorado. Rather than including the costs of infrastructure such as roads and recreation facilities into the price of a newly built home, developers create a separate taxing district so that these expenses can be paid back over time. This keeps the prices of the homes lower, requiring less of a downpayment and creating more opportunities for home ownership.

Property Tax Certificate

The downside of these districts is the potential for unanticipated hikes in future property taxes. One study showed that a typical metro tax district payment increased by about 10% in the first four years. In addition, if houses in the new development are not built and sold as fast as anticipated, the existing homes will foot the bill for more of their share of the expenses. A Denver Post article not long ago cited both successful districts and those being abused, creating a source of revenue for the developer. 

Helpful information for evaluating metro tax districts can be found at the Colorado Division of Local Affairs. One thing to look for is the number of homeowners on the board; the more homeowners, the more likely decisions regarding the neighborhood will be made in the interests of the homeowners. Also, checking on the amount of total debt that can be issued in the future can help potential buyers determine what the worst case scenario for the tax bill would be. Smaller districts with fewer homes should be able to determine with a fair amount of accuracy what the total infrastructure costs will be versus very large developments that build for many years.

Evaluating the metro tax district is an important but confusing part of the home buying process. If you need help, the Colorado Division of Local Affairs should be able to answer questions, as would the tax assessor in the county where the development is built. The existence of a metro tax district is not, in and of itself, something to be feared, but it is important to know what you're getting into.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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Broomfield Heights 1st Filing Neighborhood Garage Sale 2021

Join us June 12, 8am-3pm!

130 Agate Way

269 Agate Way
299 Agate Way
235 Beryl Way
259 Beryl Way
280 Beryl Way
116 Daphne Way
260 Daphne Way
275 Daphne Way
124 Emerald Street
127 Emerald Street
178 Emerald Street
185 Emerald Street
289 Emerald Street
146 Flint Way
270 Flint Way
235 Garnet Street
295 Garnet Street
200 Hemlock Street
130 Iris Street
145 Iris Street
250 Jade Street
800 W 1st Avenue
320 W 3rd Ave Drive

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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How Will the Gallagher Amendment Repeal Affect Property Taxes?

I recently attended a webinar explaining the Gallagher Amendment, and how its repeal could potentially affect our property taxes. This hour-long video will also include some information on the federal governments proposed tax policies and 1031 Exchanges for investment properties.

Should you need more resources, don't hesitate to contact me!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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What the Heck is Clear Cooperation?

It sounds like something you might learn about on Sesame Street, but it's actually a policy enacted by the National Association of REALTORS® (NAR) in 2020. In keeping with its Code of Ethics, this rule was enacted by NAR to protect the consumer and advance the interests of home buyers and sellers.

You may be familiar with the real estate industry term "pocket listings," or perhaps you've driven past a home with a "Coming Soon" sign in the front yard. These are both ways that a real estate agent can begin to market a client's home and search for buyers. The debate has always been whether these practices are in the best interests of the seller and the public. 

A pocket listing is a property that an owner has expressed interest in selling and has given their agent permission to begin talking about but not list on the Multiple Listing Service (MLS). Sometimes there are good reasons for a client to want to do this. Perhaps they do not have a replacement home yet and are looking for a buyer who allow them to remain in the home until they have somewhere to go. Until an ideal situation presents itself, the owner is not quite ready to sell and move. Or maybe there is an occupant in the home who cannot accommodate showings and open houses and would rather quietly and quickly sell the home off-market.

Coming Soon listings are often used to generate anticipation and excitement about a new property for sale, so when the showing schedule opens up it fills up just as quickly. However, this approach can be abused when it's used specifically for the listing agent to find unrepresented buyers before the property is available to other agents, thus avoiding the obligation to share the commission with a buyer's agent.

There is an argument that these private sales hurt consumers in general, by depriving buyers of purchase opportunities before the sale, skewing data after, and not providing sellers with adequate market exposure which could result in a higher price than originally sought. Without a central database of properties for sale like the MLS, information can be fragmented and hard for the consumer to find and understand.

The MLS is an extremely important and useful industry tool. Agents who participate in the MLS already agree to cooperate with other members to find buyers and get their listings sold. NAR has attempted to level the playing field by requiring members to list their properties in the MLS once they are marketed to the general public. This ensures that the listing will be available to the largest group of agents and potential buyers, and minimizes business practices that are in the best interest of the agent or brokerage firm rather than the client.

Pocket listings may be used when the marketing of them is kept within a brokerage firm, as there are still situations when this may be in the client's best interests and at their direction. A Coming Soon listing must be put into the MLS within one business day of being marketed to the general public.

NAR has been accused by some private listing services of anti-trust law violation by discouraging listing on their systems. In February, a federal judge ruled for NAR in the case of The PLS.com, LLC v. The National Association of Realtors et al, noting that anti-trust laws were enacted to protect competition, not competitors. The court said that the Clear Cooperation Policy has "some plainly pro-competitive aspects," and does not have a restrictive effect on brokerage services to consumers. Other lawsuits are ongoing.

It makes sense to me that both sellers and buyers would benefit from the most eyeballs looking at the largest MLS repositories in each sales area. I've run across many properties in my research that were sold off-market, and sometimes it looked to me like the seller left money on the table. Was selling price always their biggest priority? Perhaps not, and I'll give the benefit of the doubt to those handling the transaction that the client's best interests were served. If you're a REALTOR® like me and not just a real estate agent, you've taken an oath to uphold the Code of Ethics. I believe that the Clear Cooperation Policy clarifies the duties of the REALTOR® and is a beneficial change for the consumer.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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April 2021 Boulder County Stats

We continue to speed along the real estate highway, stopping to catch our breathe and grab an occasional smoothie. 

If you need more specific sales data for your neighborhood or your home, please contact me for your no-obligation Opinion of Value.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 4658 White Rock Circle #1, Boulder

Boulder living without the Boulder prices! Have you been to Gunbarrel? It's just a few minutes from downtown Boulder and downtown Longmont, which are bustling now that vaccinations are being given! The lock-and-leave lifestyle is perfect for Colorado residents who have so much in the area to enjoy - exterior maintenance, snow removal, trash and water are all included so you can get into those mountains for the weekend! 

This 2 bedroom, 2 bath, garden-level condominium in Hunter Creek is great for a primary residence or investment property. The floors have been updated, as has the primary bathroom and walk-in closet. The unit comes with a washer and dryer, wood-burning fireplace, patio and two reserved parking spaces - one of them covered. The amenities are great - tennis courts, pool, clubhouse, workout room, not to mention the lovely grounds and nearby Gunbarrel Commons Park and Twin Lakes!

Contact me for a showing! At $324,900 I expect it'll be gone before the weekend!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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FOR SALE: 1567 E Riverbend Street, Superior

This is your Superior dream home! Located in Rock Creek, backing to ponds, this five bedroom 2-story house has enough square footage for everyone to get a little privacy but also big enough rooms to play a game of pool or enjoy a movie together.

The main levels boasts wood floors, tons of natural light, some newer windows, a formal living and dining room, half bath and good sized laundry room. The kitchen flows nicely into the family room with vaulted ceilings and skylights. Newer stainless steel appliances, huge pantry and leather-finished granite countertops round out the eat-in kitchen. There's even an EV charger in the garage! Spend the beautiful Colorado evenings on the deck overlooking green space while you grill up dinner. Or entertain friends down below on the brick patio around the fire pit and in the hot tub!

Upstairs, the primary bedroom has a walk-in closet and updated 5-piece bath with quartz countertops. The whole-house fan works great to cool the house down between seasons. If you like it a little colder, the new central air conditioning unit can be counted on for years to come. In addition, the three other upstairs bedrooms have fans and share a roomy full bathroom.

The finished basement is just as great as the two upper floors. Game room, fifth bedroom, full bathroom, plenty of storage and a giant bonus room with Ikea cabinets included. Because it's a walkout, it doesn't feel at all like a basement. The exterior was just painted a couple of year ago so there's plenty of life left.

You probably know demand is high in the Boulder Valley School District. Not to mention the great amenities that Rock Creek, Flatirons Mall and downtown Louisville offer only minutes away. Asking price is $820,000. There is an offer deadline of Monday, May 10 at 5pm, so don't wait to call me for your private showing!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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