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!
Friday, April 8, 2022
FOR SALE: 4575 W 111th Ave, Westminster
Saturday, September 4, 2021
FOR SALE: 8460 Decatur St #132, Westminster
Thursday, April 29, 2021
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!
Saturday, February 6, 2021
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.
Monday, April 27, 2020
Boulder County 1Q20
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| March showings are just above the 7-year low |
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| First quarter was promising another busy spring |
Despite showings only being allowed virtually, houses at the entry level under $450,000 are still seeing a lot of interest. My listing in north Westminster got 3 offers in 2 days before anyone had even set foot in the property. Pent-up buyer demand seems to indicate that our busy spring season will be pushed to late summer. If you have any questions about how to navigate this odd market, don't hesitate to reach out!
Saturday, April 18, 2020
FOR SALE: 13287 Vallejo Ct, Westminster
Don't miss this adorable ranch in Amherst! Located on a cul-de-sac and just a couple of minutes from amenities and schools, this home has 3 bedrooms up, main floor laundry, master bath with walk-in closet, and attractive laminate floors throughout. There are 2 additional bedrooms in the basement with family room. The bathrooms have been updated and the HVAC and water heater are only 4 years old - plenty of life left!
The current seller replaced the old windows a few years ago with double pane vinyl and has been working her way through the house replacing the flooring and painting as she goes. The solar panels were installed just a couple of years ago, are owned, not leased, and come with a lifetime transferable warranty. Vaulted ceilings, stainless appliances, pantry with roll out shelving and plenty of storage round out the interior.
The best feature of this home is the large, covered patio in the back. Facing west, you can sit in the great Colorado weather and enjoy the sunset or entertain friends around the firepit. If the evening gets too warm, close the curtains that surround the patio. Some of the patio furniture is for sale, so if you'd like it to stay please inquire.
Priced well at $429,000. We've had a lot of interest in it already, so if you would like to schedule a virtual tour let me know ASAP!
Thursday, September 21, 2017
Are You Seeing Everything There is to See?
You probably know that the local MLSs feed information to other public real estate websites, sometimes very quickly, sometimes not. You may not know that sellers on the MLS can choose for their homes NOT to be listed on some of these properties, for a variety of reasons. This means you can't always be sure that you are seeing all of the homes for sale unless you have access to the MLS directly.
Another snag - the Boulder MLS and Denver MLS haven't been playing very nicely together. Due to a failed buyout attempt, they have decided not to share information with each other. This means that real estate agents have to set up property searches for their clients twice. And because there is overlap in the service areas for both MLSs and some of us agents belong to both, clients are often getting duplicate emails and properties. Frustrating and time wasting for everyone, and it doesn't look like it's going to get resolved anytime soon.
Staufer Team to the rescue! In order to provide the best customer service we can, we have purchased a website that combines all of the listings from both MLSs. Even better, our clients can login, look for houses, and save properties searches themselves. They can mark their favorites, make notes and request showings directly through the site. One stop shop.
How do you find this dream come true? Login to robbin.viewboulderareahomes.com. Despite the name, it'll show you properties from Julesburg to Durango. It's never too early to get to know the market, and I won't bug you (too much) ;)
Image: J i J y
Thursday, August 31, 2017
Buyers, Don't Stress!
https://homebuying.realtor/content/terrified-buy-home-put-your-biggest-fears-rest?om_rid=AABel6&om_mid=_BZqIbmB9fseWK2&om_ntype=REBACWeekly
I look forward to hearing from you!
Thursday, May 11, 2017
FOR SALE: 11785 Stuart Place, Westminster
The neighborhood also provides several park areas, tennis courts and a clubhouse with pool and hot tub. Bradburn Village is designed for resident comfort and socialization. Between the ice cream socials, happy hours, parades and food trucks, you'll have a hard time deciding whether you should stay in and enjoy a fire or go out and mingle with your neighbors!
Showings begin Friday, May 12. I'll be holding an open house on Saturday from 1-3pm if you'd like to stop by. Or feel free to contact me if you have any questions or would like a private showing. Inventory is still low and buyers are circling so don't lose out!
Saturday, April 15, 2017
You Want Anchovies on That?
I've also discovered that if you make your intentions known to the people around you, they will often help you achieve your goals. For the most part, people want to help. Especially those of us in the service fields - we'd like to feel that years of schooling and training hasn't all been for nothing. 😉
Why am I telling you this? I've been meeting a lot of younger people lately who were interested in buying a home but were hesitant to ask for help. Some, like me, felt pressure to know all of the answers going in. Some were afraid to waste my time when they didn't yet know what they wanted. Some didn't want to get a high-pressure sales pitch from an industry professional. One thing they all had in common was a lack of time.
There is so much information on real estate available these days; it can be overwhelming. Searching thousands of listings, not knowing for sure if what you are looking at is even available any more, perhaps not knowing for sure what you can afford. Reading articles on mortgages and insurance and interest rates, wondering if your resource is credible. Frustrating and time-sucking.Like so many things in life, you don't have to do it alone. DON'T HESITATE TO CONTACT ME - it's my job and it is really no trouble. I have helped plenty of people who don't plan on moving for a few years still. It's never too early to start gathering information, and I haven't laughed at a question yet. Although I will warn you - my favorite response to, "Can I ask a stupid question?" is "Better than anyone I know!"
BUYERS:
- Get set up on an automatic search directly from the MLS to save you time and spare you inaccurate information.
- Receive monthly real estate email tidbits and links to help you get ready to enter the market.
- Get the name of a lender who can give you an idea of what you can afford in just minutes on the phone, without hassling you further.
- Ask questions about language or resources while you learn about the home buying process.
SELLERS:
- Get set up on an automatic report of properties like yours that are selling in your area.
- Receive an opinion of value so you can decide if selling now will meet your financial goals.
- Get an estimate of costs and fees so you calculate the potential profit from a sale.
- Receive a report from yours truly and a licensed stager listing suggested repairs and improvements to make your property more marketable.
- Request names of service professionals to help you with anything from renovations to window washing - anytime.
The point is, you can't know what you don't know, and I'm happy to help you either dip your toe in the water or fling yourself off of the diving board, belly-flop style. You can even text me and say, "Look, I'm sure you're great at your job and all, but I just want to see the 1 bedroom, 1 bath condos that pop up for the next 5 years, and I don't want to be bothered all the time. If I need you, you'll know."
Friday, February 10, 2017
Bradburn Village Update
2016 saw the typical slower start with busy spring and summer seasons. Sales were still going strong into the fourth quarter, echoing the continuing narrative from surrounding areas - high buyer demand, low inventory. Total yearly sales made 2016 the third highest in 9 years.
You can see in the chart below that, although a few sales this way or that way can really change the $/sqft average in any quarter, the trend lines for both attached and detached dwellings are on a healthy upward run.
Friday, January 1, 2016
2016 is Your Year
If you’re on the fence between whether or not now is the right time to buy a home, I am here to give you not one, but six solid reasons why buying a home in 2016 is the decision to make. As an Accredited Buyer’s Representative (ABR®), I can help you weigh your options and get you into your dream home. I look forward to working with you in the new year!
Friday, November 6, 2015
Bradburn Sales Update
For the past few years, neighborhood sales have increased in number with strong summer and fall seasons. Annual home sales (both attached and detached properties) for 2012, 2013, and 2014 have been 45, 38 and 42 respectively, more than a 40% increase over the previous few years. Don't expect it to keep that pace, however; further price increases will likely be smaller now that many areas have regained their pre-recession housing values.
The speed of the market this past year is reflected in the Bradburn neighborhood stats, as well. For 2015 to date, the average days to offer is 12 (attached) and 14 (detached), a 37% and 67% decrease over the same time last year, respectively. Seller leverage was also reflected in the sales prices and concessions offered to buyers. In 2014, homes sold for an average of 98.3% (attached) and 98.5% (detached) of the listing price. In 2015, the averages have risen to 100.7% and 99.3% for the first three quarters. Concessions, or credit given by sellers to buyers at closing, decreased from 40% of all transactions in 2014 to 18% for the same time period this year (Jan - Sept).
With that said, we have to keep in mind that Bradburn is still a small slice of the Westminster pie. One or two homes can swing the data severely in one direction or another, so it's important to look at longer timelines and historical trends. You can see in this chart below that, although the price per square foot can go up or down quite a bit each quarter, the trend lines for both attached and detached houses are headed up.
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| Price per SQFT, 2014-2015 (source: IRESis) |
Friday, October 9, 2015
Sometimes You Get What You Pay For
From time to time, the real estate industry sees the flat-fee business model emerge and eventually dissolve. Just as it sounds, these companies will offer sellers and buyers real estate services at a flat fee instead of the typical percentage deal. I've worked for a few companies, and they've all considered and rejected the model every time, for good reasons, I think.
I've heard proponents of this business model call it "disruptive," and I would have to agree, but not in the way they mean it. If you know me, you know that I support reflection and change, even when it may rock the boat. I think this model is disruptive in that it ends up short-changing clients while claiming to give them a superior alternative. While not every company will have exactly the same setup, let me offer you some contrasts.
- PERCENTAGE VS. FLAT FEE. Contrary to what is sometimes presented to customers, there are no set percentages for real estate services, not anywhere in the country. All compensation is negotiable, and should be linked to the services and value offered. While the same client care is required, it costs an agent much more to sell a $1,500,000 house than it does a $150,000 house. Different houses require different approaches, and if an agent isn't tailoring his marketing program and selling strategy to each house, the client is not getting the best service possible.
- FULL SERVICE VS. LIMITED SERVICE. Some flat-fee agents will agree to list a seller's home in the multiple listing service only, and then force the seller to do all of the follow-up and negotiation. This is actually a violation of the explicit or implicit obligations an agent has to a client, as per the Colorado Real Estate Commission. There is no working relationship in this state that allows an agent to duck out of these responsibilities - if he participates in a transaction, he must execute a certain list of duties or risk losing his license.
In addition, customers should consider the real possibility that a flat-fee agent may not have the time to devote to each client as would a full-service agent. If an agent is only going to earn a certain amount on a transaction, he is going to have to make up the numbers in quantity, likely sacrificing quality.
- REALTOR® VS. REAL ESTATE AGENT. These two are not the same thing. REALTORS® are required to take additional education that real estate agents are not, including being members of the local, state and national boards. As a result, REALTORS® have access to many more resources, including comprehensive market data, qualified professionals, and legal advice. Companies that do flat-fee only often do not require their agents to join any of these groups in an effort to keep costs down.
- CLEAN VS. MESSY CONTRACTS. I've heard flat-fee agents suggest that commission negotiation can occur within the Contract to Buy and Sell, should the flat fee fall short of the amount of work the agent has done and earned for his client. This is not appropriate, and highly discouraged by the Colorado Real Estate Commission since the agent is not a principal to the contract (it's between seller and buyer). It can be acceptable if the buyer demands more compensation for their agent as a term of the deal, but this can put clients at a disadvantage, especially when there are multiple offers to compete against. All of the REALTORS® I work with will sooner accept the cut in pay rather than jeopardize their client's chances.
- LOCAL EXPERTISE VS. SPREADING TO THIN. One goal espoused by a manager of one of these companies was "to serve as many people over a large geographic area as possible from one office." While this may be convenient for agents, it does not reflect the necessary skill set required to do justice for a client. I have often referred people to other agents down in Denver or Littleton because I know that their local expertise will serve the client better. Agents cannot be experts in every geographic area, and shouldn't try.
- VALUING VS. UNDERVALUING SKILLS. As a REALTOR®, I spend a ton of time collecting data, evaluating prices and trends, previewing homes, keeping up to date on tax, contract and lending changes, and learning about all aspects of real estate transactions and homes themselves. With the availability of data on real estate websites, it may seem easy enough to find and buy or sell a home, but deals can be far more complicated to close. Without the expertise that comes with buying and selling for years, transactions can go south quickly and cost clients a lot of money.
And I'll be honest; I can't afford to do this job for the rates I've seen these companies offer. Did you know that the national median income for a real estate agent is less than $40,000 a year? Take some sizable chunks out of that for individual health insurance policies, plus all of the licensing, education and organization dues and I'm far from a millionaire. I believe that the skills and knowledge I have to offer and the fact that I am available to my clients for about 16 hours a day is worth a reasonable compensation.
I suspect that, while this model works okay in a seller's market where houses are flying off the market and buyers are conceding everything to get their offer accepted, it won't be so popular in a different market where more is going to be expected of agents and flat service just won't cut it. Companies like Expedia and Uber succeed because they improve the customer experience, not because they save them a couple of bucks. Excellent customer service is still what succeeds.
Friday, December 5, 2014
FOR SALE: 2915 W 81st Avenue G in Westminster
Come out and visit me at the Open House Sunday, December 7 from 12-2pm. Nothing else for sale in the complex right now - better hurry!


























