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: 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: 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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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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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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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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FOR SALE: 5485 W 73rd Place, Westminster

Unlike most properties, this listing lives up to the beautiful photographs! This 3128 square foot, 2-story home is located in the Shoenberg Greens development, blocks from Faversham Park, shopping and dining. The main floor has 9' ceilings, engineered hardwood floors, gas fireplace, eat-in kitchen with granite island, gas stove, pantry and stainless steel appliances.

Take the stairs to the light-filled second floor where you will find three bedrooms, each with their own bathroom, plus a loft and laundry room. The primary bedrooms has a large shower and walk-in closet and black-out curtains, and the finishes are tasteful and easy to accessorize.

The finished basement has a family room, utility room with storage, fourth bedroom and full bath. Also included are the clothes washer and dryer, radon mitigation system, Cat 6 wiring, whole house vacuum, and a 2-car attached garage. The listing price is $590,000.

If you're familiar with this neighborhood, you know most of the properties only have a small patio area. This property is at the end of the street, and boasts a huge backyard complete with composite deck and fire pit. Plenty of room still for a garden, dog run or volleyball court! Offers are due Monday, 5/3, and the market is hot so contact me quick 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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Boulder County March Stats

All I have to say is - Sellers, what are you waiting for? We have a national housing shortage, and the data is backing up all of the stories I keep hearing from colleagues.

42% decrease in inventory from this time last year, 50% down from 2019. When people find out I'm a Realtor they sometimes say, "Oh, I bet you like this market!" But I really don't. When buyers are having to pay much more than homes are really worth, make important decisions in a few hours, and give up a lot of their consumer protections, Realtors don't feel great about their transactions. Plus, we and our clients are getting burned out on touring homes for months and making offer after offer with nothing to show for it.

Although it might now sound like it right now, I really love my job. My home is my sanctuary, and I love helping other people find theirs. I love when the seller has so many good choices and their investment is paying off. I love the people I meet who sometimes become close friends. Don't even believe that you're bothering me when you have a question or would like to send a referral my way. Just know that The Word for 2021 is Patience.

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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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Showing Conditions - Hurry Up and Wait

Even people who are not currently in the market for a new home right now seem to have heard about the speed of the Denver and Boulder area markets. Lots of buyers, not nearly enough homes, even when you add in new construction. This can create a really stressful situation for buyers, especially first-timers.

My experience lately is this. A new home becomes active online and within hours most of the next three day showing slots are taken. Agents who think their clients might want to see the home are booking a window, sometimes 2 or 3 windows to try to find a convenient time for their clients, and then canceling the ones they don't want later. Frustrating for those of us trying to schedule an appointment, but I know that their first responsibility is to their buyer and not to me.

With COVID restrictions, showings are not supposed to overlap so not more than one party is in the house at the same time. So in order to accommodate the demand, listing agents are reducing the showing windows to 15 minutes. While that might be plenty of time for an agent to assess a property, it's not enough for most typical buyers to make such a huge investment decision. Often they even feel rushed by the next buyers hanging out on the porch, waiting for them to be done. It's also too easy to miss or be late for your showing when you only have 15 minutes. Get stuck by traffic or a train going from one house to another and your chance is gone.

A better solution would be to extend the offer deadline a few more days. Not only is it in the seller's best interests to have adequate market exposure, but the offers they end up with will be stronger as buyers get more time to examine the property and think about their terms. The argument against this that I've heard is that buyers who submit offers will then have to wait longer to get an answer back, potentially missing out on other opportunities. And I get this, I've had buyers ask if it was okay to put offers on more than one property at the same time, just in case. It does take a little planning and skill on the part of the buyer's agent to manage the offer timelines and figure out the possibilities of success but it can be done in good faith.

As agents, we always want to do the most and best we can for our clients. We also have a responsibility to set expectations and explain potential pitfalls of allowing the market to drag us along. If we know there is a best practice we can utilize, we should make the benefits of that clear so that our client gets on board. In a competitive fervor, people can lose sight of their own motivations and needs, but if the agents can hold the space well the outcomes will be better for all involved.

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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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Boulder County January Statistics

The trends from 2020 continue. The number of total active listings (detached single family homes) is down significantly from this time last year, almost 36%. Correspondingly, the average market time is down over 27% as buyer demand remains high.  Average and median sales price continues to go up as buyers compete for the homes for sale.

Townhouses and condos  are behaving similarly...

If you're a seller who's been on the fence about putting your house on the market, I advise you to seriously consider doing it soon. The property does not have to be in perfect condition to find interested buyers. Interest rate are still low and multiple offer situations can drive up the purchase price. If you're a buyer, I know a lot of ways to make your offer competitive and stand out. I also have a great app for house searching that is updated by both the Denver and Boulder MLS several times a day - just shoot me a text/email/phone call and I'll get it over to you!

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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: 11371 Fenton Street, Westminster

 

In this low-inventory market, buyers are being asked to waive many contract contingencies to compete for the few properties out there. Good news for sellers but can be nerve-wracking for buyers and their agents, especially if the expectation is that there will be no inspection. As a Buyer's Agent, I never recommend waiving an inspection altogether, although a buyer should limit their repair requests to serious issues. As a Listing Agent, I advise my sellers to get a pre-listing inspection done so that they can know the issues and ready the house for the market. 

For this new Arrowhead listing, the sellers want buyers to know that most of the major systems have been replaced within the last few years - high- efficiency furnace, central A/C, water heater, electrical panel, plumbing, garage door, patio, exterior paint. This translates to peace of mind for buyers, knowing that they won't be surprised by any large expenses once they get into the home. The biggest item that will need attention is the worn carpeting, for which the sellers are offering a $4000 credit at closing.

Arrowhead is not far from several places to shop, eat or watch a movie. It's also just a minute from US-36. This 2-story home has a main floor master with 5-piece bathroom, three bedrooms up with a loft, large eat-in kitchen and separate dining room, stainless steel appliances, wood floors on the main level, partially finished basement, sprinklers in front and back, washer and dryer included. With a total of 2875sqft, there's room for everyone to have their own space.

Contact me if you'd like to see it - we have dozens of showings already scheduled this weekend. Or check out the video tour or 3D tour and let me know if you want to tour it in person.

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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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2020 Boulder County Statistics

Compiled for the entire 2020. Not a lot of surprises here, if you bought or sold in 2020 you could feel these stats - low inventory, high demand. We're expecting much of the same for 2021.

Boulder County has averaged 5.5% appreciation since 1978, 5.6% in the past decade. If you'd like to see what your neighborhood has been doing and get a free, no-obligation opinion of value for your house just let me know. We can also talk about the costs associated with selling and how much you can expect to walk away with should you decide 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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Broomfield Heights 1st Filing Update

As my buyers could tell you, the market did not really see a seasonal slowdown this year. Yes, there were less listings in December but we've seen low inventory for years. More telling is that there are still multiple offer situations happening in many neighborhoods. To give you an idea, a bilevel in Northglenn fell out of contract a few days ago and was planning on beginning showings again on January 15. Within hours it was under contract again. The first time around, the sellers received 13 offers. The second time, four of those buyers came back, one buyer knocked on the door to ask the sellers to see it and submitted an offer, and the sixth wrote a bid sight-unseen.

Broomfield Heights, the neighborhood I live in, is no different. My neighborhood is the original filing in the city of Broomfield, built in the late 1950s - early 1960s. It's mostly brick ranches with full basements with a few bi- and tri-levels thrown in. Solid homes, good sized lots, many needing upgrades and some getting picked up by investors who are flipping them back onto the market within months. 

Despite the pandemic and election uncertainties, sales in 2020 exceeded 2019 and 2018 in the 1st Filing of Broomfield Heights, with quarterly sales pretty consistent across the year. 

The median $/sqft can vary, but the trendline is still on an upward trajectory. The $/sqft is only one factor to consider while evaluating the value of properties. When used in a fairly homogenous group, i.e., homes that are the same age, same construction, similar square footage, it can be a good indicator of appreciation. 

If you'd like a Broker Opinion of Value on your home, let me know. I just need a quick tour of your house and a list of upgrades you've completed since you bought. I can also provide you with an estimated net sheet that will show all of the costs associated with selling. This will give you a good idea of the proceeds you could walk away with if you decided to sell. No obligation, no high pressure, just information and a solid resource for your real estate needs.

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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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Homeowner's Insurance - What You Need to Know

Buying a home involved many decisions. It's easy to get preoccupied with finding the perfect house in the ideal neighborhood while overlooking other critical decisions, like homeowner's insurance. What is it, and why do you need it?

Don't find out you're under insured after disaster strikes. Check out this guide on homeowner's insurance, including what's covered, how much coverage you'll need, and what affects the cost of your premiums. I'm an Accredited Buyer's Representative (ABR), and am here as your resource when it comes to navigating the home buying process.

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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: 3202 Cimarron Place, Superior

 

Here is Colorado outdoor living at its best! Enjoy a coffee and watch the sunrise over the amazing open space behind this lovely 2-story home in Rock Creek. Step down from your deck and onto the trail that runs right behind the fence. Even the walk-out basement has a stamped patio and open space views! The basement is finished with a TV area and a large bedroom plus 3/4 bath. The owner was very thoughtful about maximizing storage with closet organizers, benches, and an impeccably neat pantry! And you won't believe the garage - decked out with a ton of Dream Garage cabinets and a ceiling hoist.

The interior boasts an updated kitchen with granite countertops, stainless steel appliances and a large island perfect for casual dining. The luxury vinyl floors are durable and can take whatever the kids or dogs dish out. Hardwood floors hide beneath them if that's your preference. The water heater, exterior paint and attic fan are newer, all the light fixtures have been replaced, the windows have plantation shutters and bottom-up/top-down blinds and the carpet upstairs has been replaced. 

There are 3 bedrooms upstairs plus a loft that could be converted to another bedroom if needed. With over 2500sqft there's plenty of room for everyone to have their own space or get together for game night! The Boulder Valley schools can't be beat, and the neighborhood amenities include pools, tennis courts, and a skate park. 

The listing price is $689,000. We've had a lot of activity in the past couple of days so if you'd like to see it you'll need to quickly - call/email/text me today!

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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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