Showing posts with label Westminster. Show all posts
Showing posts with label Westminster. Show all posts

Friday, April 8, 2022

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!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com


Saturday, September 4, 2021

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!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com


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!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com


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.


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com


Monday, April 27, 2020

Boulder County 1Q20

Today Governor Polis is easing up on some virus restrictions, allowing retail businesses to conduct curbside pickup and real estate agents to schedule in-person showings, all with masks, gloves and social distancing guidelines. Most counties in the area, except for Boulder county, are extending their stay-at-home order until May 8, though. Of course, these restrictions are greatly affecting the real estate market, with the showing dip beginning at the end of March.

March showings are just above the 7-year low

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!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

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!
  

I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@elevatedrealestate.com

Thursday, September 21, 2017

Are You Seeing Everything There is to See?

Most people begin their real estate search online these days. It makes sense that people would want easy tools that could give them facts about their home or other properties right away with no commitment. Information is plentiful, but separating the wheat from the chaff can be more challenging. No, I'm not going to rant about any public real estate sites. They are here to stay, though it's important that we understand their place in the real estate firmament. If you would like to see my more expanded opinion, you can check out this post.

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
  

I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Thursday, August 31, 2017

Buyers, Don't Stress!

Buying a home is a big decision, but that doesn’t mean it has to terrify you! When you’re ready, let’s meet up and put some of those home buying fears to rest. I am an Accredited Buyer’s Representative (ABR®), and love working with first time homebuyers.

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!
  

I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Thursday, May 11, 2017

FOR SALE: 11785 Stuart Place, Westminster


New listing in fantastic Bradburn Villagethis 2436 square foot townhome has been meticulously cared for and tastefully updated! Bright, open floorplan, end unit, three floors of easy living. Let the HOA take care of everything so you can enjoy a lock-and-leave lifestyle. Unbeatable location if you want it all; halfway between Boulder and Denver and only an hour and a half to skiing. Or stay close to home - several restaurants within walking distance including an outdoor dining patio. Take a yoga class, pick up some groceries at Whole Foods, and sip a coffee on your balcony overlooking the park.

At $459,000, this home boasts wood floors, built-in speakers on the balcony, top down bottom up blinds, sliding screen doors and mountain views from the back patio. The main living area is open and great for entertaining. The kitchen has stainless steel appliances, granite counters and sink, 42" hickory cabinets with slide-out drawers and a gas stove. Pour a drink and enjoy a meal while delighting in the warmth from the dining room fireplace.

The front door opens to an inviting foyer and office. If you ever receive clients for your business, this is the perfect set-up. With an ADA compliant 3/4 bathroom, the first floor can be used for work but still feels comfortable and homey. The upper floor is complete with a master bedroom and 5-piece master bath, and two more bedrooms that share the main hall full bath.



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!

Personally, I love the Bradburn neighborhood. I appreciate the look of the homes with their alley-load garages, and that no matter your location in the neighborhood there is always a green space to which it's easy to stroll. I've been keeping track of the sales history for a while - you can read past posts with useful data HERE. The appreciation for both single family homes and townhomes is stable and positive

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!



I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Saturday, April 15, 2017

You Want Anchovies on That?

I've never been good at asking for help; it's something I had to learn. When I was in my 20s, I was afraid that people would think I wasn't smart if I asked a question, and I would do just about anything to avoid that flush of embarrassment. My college roommate and I would even argue over who was going to call to order the pizza. I don't know, maybe they'd mention a topping I was unfamiliar with. The thing is, I was so wrapped up in my concerns that it took me a long time to notice that people never did act with anything other than kind assistance.

Nowadays I'll call just about anyone with any question, and bad on them if they treat me poorly for it. There is so much to explore in real estate and related industries like mortgage lending that one can't isolate and survive. I like learning and collaborating, and I've discovered that most people are relieved when you release them from their burden to be perfect by admitting that you're not, either.

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."


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Friday, February 10, 2017

Bradburn Village Update


Bradburn Village continues to grow, between new nearby businesses opening like Zoe's Kitchen and Chuck and Don's Pet Food, and Century Communities Bradburn East single family homes at the corner of 120th Avenue and Lowell Boulevard.

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.


Whether selling or buying, it's important to understand how the local market is behaving. Days to offer and percentage off listing price are two characteristics that can clue you into buyer demand for particular types of housing in specific neighborhoods. Bradburn townhouses were on the market for an average of 5 days before going under contract, while detached homes were averaging 47 days (not including new construction). Rising home values have forced some new homeowners to seek out condos and townhouses rather than detached homes, driving that market faster than in decades past. Sellers have also contributed more to the buyers' closing costs in the fourth quarter than the rest of the year, which can be more common in the higher price tranches than the entry level homes. Closing cost credits should be taken into consideration when examining the percentage off listing price; credits can make the final home value appear higher than it actually is.

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.


2017 is still going to be a busy seller year, but appreciation is expected to slow down a bit. The current administration recently rolled back legislation designed to help buyers qualify for FHA backed loans, and if interest rates go up it will decrease the amount of potential buyers. If you'd like a no-obligation Comparative Market Analysis for your home, don't hesitate to contact me!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

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!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Friday, November 6, 2015

Bradburn Sales Update


Bradburn Village is one of my favorite neighborhoods, not only because of the style of architecture and small-town feel, but also because of it's walkability to restaurants, parks, grocery stores, schools and retail such as salon services, dentistry and yoga.

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.

Price per SQFT, 2014-2015    (source: IRESis)
Tracking this data is important to determine local appreciation and the current value of homes in this neighborhood. If you'd like a no-obligation Comparative Market Analysis for your home, don't hesitate to contact me. This is a great time to get your ducks in a row for a 2016 listing!


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Friday, October 9, 2015

Sometimes You Get What You Pay For

Before I go into my topic, I'd like to first say that I am not afraid of a little competition. What gets my knickers in a twist is misleading information, especially the kind that casts me and my colleagues in the bad-guy role. Just like the idiot who blows through the yield sign and then yells at you for being in his way, it's a matter of education.

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.


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com

Friday, December 5, 2014

FOR SALE: 2915 W 81st Avenue G in Westminster

Brand new listing in Cobblestone Village!  A great opportunity for the first time buyer or your next rental opportunity. At 1656 total square feet, it's one of the largest units in the complex, with three bedrooms and a full bath upstairs, eat-in kitchen with island, half bath on the main floor, another three-quarter bath downstairs with a non-conforming bedroom and family room.



Freshly painted, new flooring throughout with a fenced-in patio in the back.  Cozy up by the stone fireplace in the living room or take a dip in the community pool! Listing price is $159,000.


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


I would love to help you with your real estate journey. 
Please contact me at 303-917-7143 or robbin@stauferteam.com