Redleaf Neighborhood, Broomfield

Normally, I limit showings to 6 per day; it's more tiring than clients think!  You are driving and walking for hours, all the while your brain is working trying to notice and remember and compare, usually accompanied by the excitement and adrenalin of the decisions ahead.  After a while, the properties and rooms start to get mixed up in your head and the process becomes much less productive.

For out of town clients, exceptions have to be made.  I like to start with listing alerts - automatic searches set up in the MLS with specific criteria given to me by the client.  From the listings generated, we narrow down the possibilities and then I'll preview the properties and take additional pictures and notes.  By the time the client is ready to get on a plane to see things in person, we have eliminated houses most likely to waste our time.  Even so, we often have to cram as many showings into our limited time as possible.

My most recent whirlwind took us through a dozen homes in Superior, Louisville, Lafayette and Broomfield in one day.  The last home was IT, and we went back for a second showing the next morning after doing research on the competition, property history and sales data.  The chosen property was in the Redleaf neighborhood in Broomfield, located just north of the Broomfield County Commons Park and the Paul Derda Recreation Center, where detached homes can go for as little as $225,000 and as much as $575,000.

Building began in 2005, so sales data is still a bit light, but below you can see the numbers for the past 5 years.  Keep in mind that there could be some builder sales or FSBOs not reflected in the MLS data.

You can see the slowdown in the market from 2008 to 2010, but the area is rebounding.  The number of properties sold in 2011 was almost double the number in 2010, and so far this year sales are up 70% over the same time period last year.

If you'd like to view a home in Redleaf, or need more information about any of the Broomfield neighborhoods, give me a call or email.  I'd be happy to give you the guided tour.

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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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Heritage Neighborhood, Louisville

 

I recently took a client through some houses in the Heritage neighborhood of Louisville.  Built in the early 80s, the homes are at various levels of updating and have sold from the $240,000s to the $390,000s in the past few years.

The Louisville area has quickly turned into a seller's market, and properties that are priced well and show decently are going under contract within a week or two.  Inventory is low, and some sellers are happily dealing in multiple offer situations.  The second quarter of 2012 shows a sharp incline in the number of closings in that neighborhood alone, as the chart below indicates:

The average percentage off the asking price hasn't been lower than 97% since before 2008, although beware that this number can be misleading.  If the seller gave the buyer money toward closing costs, they actually walked away with less money that the selling price would indicate.  Also, the percentage off asking only takes into consideration the amount discounted off of the final asking price - not necessarily the original asking price.  In other words, if the property had several price reductions before an offer was made, that would not be reflected.  That may or may not be indicative of the market, however, if a particular seller just had unrealistic expectations of what his property could sell for.  That's another reason it's a good idea to hire a Realtor who has access to all of the data regarding a property and, more importantly, can help interpret that data to get you the best 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@stauferteam.com

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