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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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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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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Colorado Gives Day

Sometimes life gets away from us, and we are so busy tending to our lives and loved ones that we forget those who might be struggling. I believe in giving back to the community that allows me to have a career in real estate through volunteering and giving charitably. During the year I do have occasions to donate to programs like Crayons to Calculators and Meals on Wheels, but I know that many non-profits rely on events like Colorado Gives Day to refill their coffers. This year, I tried to find a variety of causes in several areas within which I've worked:

Boulder Emergency Squad - A volunteer technical search and rescue team serving the people of Boulder County.  BES is dedicated to the preservation of life and property. BES is the primary dive rescue agency for Boulder County and works closely with the Sheriff's department, EMS, and fire-rescue agencies providing mutual-aid support for a variety of technical rescue incidents and emergency situations.

Broomfield FISH - The mission of Broomfield FISH is to meet our neighbor's basic human needs and provide them with hope and tools to rise out of poverty. FISH provides food, emergency financial assistance, and one-on-one mentoring support to Broomfield residents in need.

Community Reach Center - Through the passion and training of our employees, unwavering commitment to evidence-based practices, advanced technology, collaboration with community partners and provision of services in locations that are most convenient to access, we will provide the quality of mental and physical health services that enhances the lives of our clients and the well-being of our communities.

Habitat for Humanity - Partners with people in your community, and all over the world, to help them build or improve a place they can call home. Habitat homeowners help build their own homes alongside volunteers and pay an affordable mortgage and achieve the strength, stability and independence they need to build a better life for themselves and for their families.

Foothills Animal Shelter - Dedicated to providing support to Jefferson County through education, services that strengthen the human-pet bond, and human care for the animals we serve. Our values include a commitment to stewardship, positive culture, an innovative and inclusive environment, and relationship building.

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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: 1375 Abilene Drive, Broomfield

Looking for a home in the Boulder Valley School District? Want a location that gets you to Denver and Boulder quickly? Check out this 2-story home in the Miramonte neighborhood. Plenty of room for everyone with 4 bedrooms up and an additional bedroom in the finished basement. Enjoy a coffee on the back patio while you dream up your landscaping plans, or read a book in front of the wood-burning fireplace while the Colorado snow falls. 

The eat-in kitchen opens up to the large family room, filled with natural light. The formal living and dining rooms give you places to get a little privacy or entertain family for a holiday meal. Two bathrooms upstairs, a half bath on the main and a 3/4 bath in the basement, plus large laundry room and bonus basement room for toys, crafts or movies - 2712 total square feet - plenty of space for everyone's activities!

New roof, gutters, garage door, dishwasher, water heater. Washer and dryer included. Be sure to check out the virtual tour! Updated homes in the area are selling in the low $500s - this one is priced at $489,000, so bring your decorating ideas and the moving truck!

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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 2Q20 Stats

Second quarter stats are in for 1st Filing! The number of sales remains strong despite the virus interrupting market activity. 

However, our $/sqft slid more than 6% from this time last year. This could be partly due to more than 40% of the properties being sold off market, or not in the Multiple Listing Service. A couple of those were severely under typical market value. This lack of exposure to the general market can result in a seller leaving money on the table. 

Of course, we don't know all of the factors - perhaps there were structural or other large issues that necessitated a discount, or one family member was selling to another at an intentionally lower price. But without this information, these kinds of sales can affect appraisals and neighborhood appreciation trends. If you'd like a free evaluation of your home, don't hesitate to reach out!

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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 Do May's Numbers Tell Us?

May Boulder County stats have been collected and they are showing moderate decreases across the board since this time last year. However, it's still too early to tell if these numbers are reflective of the quarantine time when showings weren't allowed and listings were delayed, or if they are going to continue. With unemployment up and the number of mortgages in forebearance, there is more of a possibility that future foreclosures will alter the market later in the year. Even so, Boulder County has a long history of holding steady through crises.

Lawrence Yun, Chief Economist and Senior VP of Research at the National Association of Realtors, points to the number of homeowners who elected mortgage forebearance out of caution and not necessity. This would indicate that less people are seriously in danger of foreclosure this year than the numbers seem to point to.

Just like detached dwellings, there are less condos and townhouses on the market right now, so the number of properties under contract and closing are correspondingly down. Sales prices are up a tick, though, which is consistent with properties listed under $500,000. I was just in another multiple offer situation with a client this weekend for a townhouse in Broomfield, and another for a home in Louisville in the mid-$800s. If you're a seller who's been waiting to see what the market was going to do, give me a call for a specific analysis for your home and your neighborhood. There's still a lot of pent-up buyer demand, so you may discover that now is a great time to get on the market!

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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: 12530 Utica St, Broomfield

Willow Park is in a great Broomfield location! Travel a minute south to restaurants and shopping convenience, or head the other way and take a jog on the Broomfield County Commons trails. Ride your bike over to enjoy vendors, music and fireworks on July 4! It's also midway between US-36 and I-25 for easy commuting.

This nicely maintained home greets you with a working fountain on the front patio. Enter and admire the freshly refinished hardwood floors and Hunter Douglas blinds throughout. There are four bedrooms up and an office on the main so no one has to sacrifice space. Lots of extras to enjoy, all for $619,000, including a stamped patio and retractable awning in the backyard, solar panels, newer A/C unit, hallway sensor lights, loft, and large master bedroom with 5 piece bath and walk in closet. The house is just a couple of blocks from one of the neighborhood parks and the HOA fee for common amenities maintenance is only $96/year.

The basement has been finished and boasts an in-law apartment - very comfortable living for your parent or young adult. Plenty of storage in this over 4100 square foot house, including an unfinished basement area, shed and 3-car garage. The security system lease is transferable to the new buyer.

Because of state restrictions, open houses and in-person showings are not currently allowed. You can virtually walk through the home HERE, and feel free to reach out with any questions. We are accepting offers from serious buyers with a pre-qual letter, and requesting an in-person visit during the initial inspection period after going under contract. While we are anxious to get back to business as usual, we want to keep everyone as safe as possible while still meeting the public's real estate and financial needs. If there's anything I can help with during this crisis, please don't hesitate to contact me. Stay healthy!
  

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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 Market Pulse

Last year I did a ton of research on my neighborhood, Broomfield Heights, with the idea of buying a rental property. The city is still planning to construct a civic center near the city buildings so it seemed a smart place to invest. Like most Denver areas priced under $450, this mid-century modern neighborhood  has appreciated quite a bit in the past few years. 

Those who are trying to become homeowners can purchase a fixer-upper in Broomfield Heights with good bones for the mid-$300s and live in the desirable Boulder Valley School District. Broomfield also makes open space preservation a priority, and the trail connectivity throughout the area and into other cities is invaluable. 

This March we are seeing multiple-offer situations again, with buyers waiving contract contingencies to make their offers more competitive. Buyers need to have started the pre-qualification process with their lender and review the contracts with their Realtor so they are ready to move quickly when the right property pops up.

You can see the seasonal cycles in the chart above, where sales go down in the winter and increase in the spring and summer. Property moves all year, as people still need to move for reasons they can't control. Properties that are in good shape and priced appropriately will sell during any month, so if an agent tells you they can't sell in the winter, move on!
  

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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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Multiple Offers are Here Again

Over the last week, two of my clients have encountered multiple offer situations for properties under $400,000, one in Loveland and one in Broomfield. This is probably the 7th spring season where I've helped clients navigate these stressful situations. There are a lot of things a buyer can do to make their offer stronger, but there are pros and cons to each approach:

• An offer that is contingent upon selling another home is unlikely to be accepted in a multiple offer situation, since the sellers are assuming more risk. If the buyer can't sell their home, the seller has lost valuable time on the market. The further down the timeline a buyer is, the more contingencies that have passed, the better the buyer's position. There are also some creative ways to help the seller feel better about their risk.
• Waiving the Inspection Objection is a common strategy buyers employ for sweetening the deal. This basically tells the seller that the buyer will accept the home as-is. It's important for the buyer to retain their right to terminate the contract should a big issue be revealed by the inspection, but waiving the Objection gives the seller assurance that the buyer won't renegotiate the sales price through expensive repairs or monetary concessions. This may be a useful strategy if the house is relatively new or the buyer is handy and can manage small repairs themselves after closing. There are also compromises to this contingency that may strike a happy medium for both buyer and seller.
• An escalation clause may be used to automatically top another offer. For instance, a buyer may submit a starting sales price and agree to pay $1000 over all other competing offers. However, if more than one offer includes this provision, the sales price could go up indefinitely. Sometimes it's preferred for the buyer to just state the number over asking price that they feel the house is worth.
• Waiving the Appraisal Objection is almost always necessary in a competitive situation. A sales price over asking doesn't mean much if the buyer plans to ask the seller to reduce the price in the even of a low appraisal. When waiving the objection, the buyer needs to be able to cover any amount between the contract price and the appraised value that the loan won't cover, meaning the buyer has to have enough cash for a down payment, the terms they want, and the appraisal "gap." It's important that your agent has a very good idea of what the appraised value might be so a buyer isn't paying an amount over asking that will not eventually be made up in appreciation and equity.

All of these clauses must be worded carefully so there are not unintended consequences for the buyer. For instance, a colleague of mine wrote an Appraisal Objection clause that committed the buyer to pay for the appraisal gap out-of-pocket, but neglected to account for an appraisal that was lower than even the listing price. The buyer had to bring much more money than they were planning to closing which was tough for them to afford. That's why it's important to hire a Buyer's Agent that has dealt with multiple offer situations - and it doesn't hurt to have a bit of healthy paranoia to prevent worst-case scenarios.

  

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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: 4 Carla Circle, Broomfield

A great combination of a quiet neighborhood and active community! Gate 'N Green is a 55+ gated community on Main Street in Broomfield with trails, pool and hot tub, activities and trips. Enjoy a cup of coffee on the patio or take a stroll around the pond!

This home boasts 2260 sqft with a sunroom in the center. 3 bedrooms, 2 baths with a walk-in shower in the master, 2 car attached oversized garage for a workshop and a ton of storage. It's also at the west end of the complex so there's plenty of elbow room. Plenty of natural light, an updated electrical box, new roof and all appliances stay. Broomfield is a great location, a short ride into either downtown Boulder or Denver. The city is also making plans to construct a civic center at Main Street and 1st Avenue. Designs are in development, you can check progress HERE.

If you'd like to see it in person, give me a shout. I'm only a few minutes away and would love to let you into your new home!
  

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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 Much Does It Cost to Paint a House in 2019?

One of the priorities of my business is education, both for myself, my clients and the community. The National Association of REALTORS (NAR) shares great articles with its members. Contact me if you'd like some referrals to terrific local painters!

• 

  How Much Does It Cost to Paint a House in 2019?

  Painting your home is a wise investment in time (if you DIY) and money. Here’s how much it’ll cost you. Read

Visit houselogic.com for more articles like this.

Copyright 2019 NATIONAL ASSOCIATION OF REALTORS®

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

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

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FOR SALE: 12707 Zenobia Street, Broomfield

This quality Century Communities cottage home is perfectly located! Just blocks to restaurants and shopping convenience, or head the other way and take a walk on the Broomfield County Commons trails. Your fur babies will love the dog park there, and you can stroll over to watch the July 4th fireworks. It's also midway between US-36 and I-25.

As a corner unit, it boasts a fenced in patio which the interior homes don't have. It also faces a green area and park which is maintained by the HOA, so you get the benefits of a lovely space with none of the work! There are 3 bedrooms upstairs with a loft and a large flex space which the current owner has set up as a home theater - the wiring is already there for your setup, as well as tinted windows and room darkening shades! 

The basement is mostly finished with an exercise room and full bath and built-in speakers - even in the shower! Four bathrooms total, 3074 sqft, clothes washer and dryer included; ready for you to just move in. The home also has a 10-camera surveillance system, video doorbell, local broadcast HDTV antenna, high-quality wood blinds, granite counters and stainless kitchen appliances, laundry tub and 2-car attached garage, all for $499,000. Relax in the quiet interior with the convenience and peace of mind. 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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That's Who We R

The National Association of REALTORS has begun a new campaign to help consumers understand that there is a difference between real estate agents and REALTORS. Click HERE to see a short video about how we are not just sales people, but people invested in our clients and neighborhoods.

If you'd like a better (and longer) explanation, let me know. I'm happy to buy you a cup of coffee or an adult beverage.
  

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

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

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PRICE ADJUSTMENT in Broomfield

This second floor condo in The Falls at Legend Trail has had a price adjustment to $357,500. Shout out to V1 Real Estate Photography in Golden, who virtually staged the living room and master bedroom this week. Christina did such a great job!

Check out this great golf club neighborhood and drive by the unit at 13939 Legend Trail #103. Call me before you leave and I'll meet you there!
  

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

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

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FOR SALE: 13939 Legend Trail #103, Broomfield

Great condo in The Falls at Legend Trail! Fresh interior paint, newer carpeting - a blank canvas for you to personalize or get ready to rent. At $364,900, with views and adjacent to green space, it's a great value!

Upper level ranch-style condo means no footsteps above your head. Master bedroom has a walk-in closet and 5-piece bathroom. Plenty of room for your lifestyle with both an eat-in kitchen and formal dining room, plus a laundry room - not just a little laundry closet! Two bedrooms, two bull baths, 2 car garage, and an office that could be turned into a third bedroom with a little modification.

The unit also boasts a gas stove, stainless steel appliances, solid wood doors, gas fireplace, 220 volt wiring in the garage and includes the clothes washer, dryer and an umbrella for the balcony. There, you'll be able to relax and you look out upon a green space and gaze into the distance to see the community golf course and mountains beyond. 

The refrigerator, garage door opener, garbage disposal, water heater and carpet are all less than 2 years old for your peace of mind. You can move right in with no projects that need your immediate attention, or you can choose to make some updates and get yourself some sweat equity. The community includes a pool, clubhouse and exercise room. The reasonable HOA fees include not only your exterior maintenance and snow removal, but trash and water/sewer as well!

The property is available to tour immediately, and I'll be hosting an Open House on Saturday, February 23, 1pm-3pm, or call 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@stauferteam.com

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FOR SALE: 13939 Legend Trail #103, Broomfield

Great condo in The Falls at Legend Trail - get that lock-and-leave lifestyle!

Brand new listing - 2 bedrooms, 2 full baths, 2 car garage. Upper level ranch-style condo means no footsteps above your head. Master bedroom has a walk-in closet and 5-piece bathroom. Plenty of room for your lifestyle with both an eat-in kitchen and formal dining room, plus an office with french doors and laundry room - not just a little laundry closet!

The unit also boasts a gas stove, stainless steel appliances, solid wood doors, gas fireplace, 220 volt wiring in the garage and includes the clothes washer, dryer and an umbrella for the balcony. There, you'll be able to relax and you look out upon a green space and gaze into the distance to see the community golf course and mountains beyond. 

The refrigerator, garage door opener, garbage disposal, water heater and carpet are all less than 2 years old for your peace of mind. Interior colors are warm earth tones. You can move right in and do no work, have no projects that need your immediate attention, or you can choose to make some updates as you go and get yourself some sweat equity. The community includes a pool, clubhouse and exercise room. The reasonable HOA fees include not only your exterior maintenance and snow removal, but trash and water/sewer as well!

The property is available to tour immediately, and we'll be hosting Open Houses on Saturday, October 13, 12pm-2pm, and Sunday, October 14, 10am-12pm, or call 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@stauferteam.com

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Broomfield Civic Center Planning

The City of Broomfield will hold a meeting on June 18 at 6pm in the Broomfield Auditorium to present plans for the new downtown and gather feedback. Click HERE for more details on this exciting project!

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

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

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FOR SALE: 1605 Abilene Drive, Broomfield

Great trilevel with a basement in the Miramonte neighborhood! With 1728 total square feet, there's room for gathering together or claiming your own private space. Fantastic price at $369,000.

The main level hardwood floors continue through the upper level and two bedrooms, one which leads onto a balcony overlooking the backyard. The lower level has family room with a wood burning fireplace, third bedroom and second full bathroom. Continue to the partially finished basement and fourth bedroom, plus a large laundry room with sink and storage.

Step onto the covered deck and enjoy the Colorado weather while listening to tunes on the whole house sound system. Mature trees would be great to hang swings or host treehouses. You may have to take up a new hobby to really take advantage of the shed with loft and electricity!

The city of Broomfield has a lot to offer residents. Not far from Abilene you'll find the County Commons where you can enjoy running trails, a playground, soccer and baseball fields and a dog park. Enjoy various entertainment events there, including the July 4th fireworks and Movies in the Park. Broomfield is such a great location, halfway between Denver and Boulder and US-36 and I-25. The city is also working on plans for a Downtown Civic Center near the city buildings on 1st Avenue, a place to drink coffee, eat great food, listen to music and hang out.

The property will be available to tour starting with the Open House on Saturday, June 2, 10am-12pm, or call 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@stauferteam.com

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