How Many Showings Does it Take?

When selling your home, one of the "moving targets" is the number of showings to expect.  Not surprisingly, the number of showings goes down during the holidays and during cold winter months when the weather is unpredictable.  But different price points will also experience different levels of activity.

Following is a breakdown by price level of home many showings per month we experienced in the Denver Metro market for the first quarter of 2010:

• Overall, the number of showings per month for all price categories was 8.7 per home.
• Homes under $250,000 saw an average of 10.5 showings per month, with the $50k-100k range seeing the highest number of showings per month at 15.
• Homes from $250k-300k saw an average of 7.4 showings per month.  Homes from $350k-400k were at 3.7 showings per month.
• Homes in the higher price ranges, from $400,000 up, saw an average of 4.8 showings per month.

The good news for those selling homes in the $250k-400k price range is that the number of showings increased year over year: from 4.7 in 2009 to 6.1 for 2010.  Homes above that range increased from 3.4 to 4.8.  Homes priced in the lower ranges held steady at 10.5 showings per month.

Buyers are getting back out there, which is good news for all homeowners.  With renewed interest and activity in residential real estate, we will see a ripple effect throughout the economy.

I Thought You Said That House Was Under Contract?

What Does “Under Contract” Mean?  What Comes Next?

Recently, I was driving through our neighborhood with a buyer.  He was very interested in a property a few months ago, and had been considering making an offer.  When I called the listing agent to let her know of our intent, she told me it had just gone “under contract” and was no longer available.  When we drove past this property last week, the sign was still in the front yard.  “I thought you said that home wasn’t available?” he asked.  And it’s not.  It is still “under contract”.

  How properties go Under Contract, and what happens next. 

When a buyer finds the right home, he or she makes an offer.  This is presented on the Colorado Contract to Buy and Sell.  It is a detailed contract with a schedule of dates, room for contingencies, attachments, concessions, offer price, financing arrangements and appraisal requirements, among other things.  It is 12 pages long, and is designed to protect both buyer and seller during what is often the largest sales transaction private parties ever make.

When buyers purchase a home, they want the assurance that they have thoroughly researched their purchase before the sale is final, and that no other buyer can purchase the property out from under them during this time.  If the buyer and seller can agree on the initial terms, both parties will sign a binding contract that allows the buyer to do this research.  The property is then “under contract”.  This period usually lasts from 30-60 days.  A short sale listing can take longer- sometimes several months.

The buyer is then responsible for doing this research, and there is a time limit and an Earnest Money deposit submitted so that the seller is protected.  

These steps include applying for a loan, having a certified inspection of the property, obtaining title and title insurance, obtaining property insurance, reviewing any HOA documents, reviewing Improvement Location Certificates or surveys of property boundaries and making sure the property appraises.

The For Sale sign remains in place during this process because the sale is not yet completed.  Often times, the Realtor will place an “under contract” banner on the sign.  The idea is that it “ain’t over ‘til it’s over,” so the sign remains in place until funds have been transferred and keys are passed to the buyers.

Movie Nights in Belle Creek!

Hard to believe that summer is around the corner.  The flowers are finally starting to bloom, and the trees are leafing out.  Finally- that was one harsh winter!
With late spring comes the return of Movie Night in Belle Creek!  I can hardly wait- we've got some great ones this year:
May 14th
Cloudy with a Chance of Meatballs. Starts at approximately 8:07pm (dusk)


June 11th
Tarzan.  Start: approx 8:28pm


July 9th
Bolt.  Start: approx 8:30pm


August 13th
Monsters vs. Aliens.  Start: approx 7:59pm


September 10th 
Grease.  Start: approx 7:16pm


All movies will be screened on the multipurpose field on the south side of the Family Center (the Soccer Field).  See you at the movies!

Great Rainy Day Activities- Perfect for Today!!

I read a very timely article today about things to do on a rainy day.  Enjoy!  And let me know how it went: 

Rainy Day Kid Tips

by Carla L. Davis

This season brings with it its share of rainy days. And while you and other homeowners may not be able to work on your yards, clean out gutters, or install that new walkway, a stormy day can be a perfect time to settle in to enjoy family and the home you've put so much effort in to. Here are ten great stay-at-home activities for you to try with your crew.

1. Plan a Scavenger Hunt. Hide a prize, such as a movie to watch or a treat to eat, in the final location, and then leave a succession of clues and riddles around your home for the kids to investigate and follow.
Read more great Rainy Day ideas... and have a GREAT rain day!!

New Playground Proposed for Belle Creek

Belle Creek Family Center

Bringing the Community Together

Initial Plans for New Playground Proceeding with Enthusiasm

The Playground Committee met last week and made great strides in choosing a location for Belle Creek’s new playground equipment.  The proposed site is the pocket park on Dayton Way, between 108th Drive and 109th Avenue.  All pocket parks were initially considered as possible sites, as well as the Belle Creek central park.  Each area was considered based on size, drainage, and whether there would be proper setback from a road.  Some sites were excluded based on these criteria alone.

Subcommittees were then formed to poll the surrounding neighbors to determine whether this new amenity was agreeable to all those immediately adjacent to the green spaces.  Once all the polling was completed, the subcommittees met to vote on a final location to present to the Metro District.  The location on the northeast side won hands down- by a 3 to 1 ratio.

Funds for the $100,000 project are being donated by the City of Commerce City Parks and Recreation Department.  These funds come from lottery dollars that are earmarked specifically for this project, to be used for a playground, which includes site preparation, irrigation, and playground equipment.

Once the Metro District approves the site, the committee will come together to select equipment.  The Playground Committee foresees the playground opening by early summer 2010!

This is great news for Belle Creek residents and will make further improvements of this sort proceed even more smoothly.  Having gone through the process once already, future committees will have a system in place to follow for other projects.  Other great ideas from the committee included a pavilion or gazebo and grills.  These ideas will be explored at a later date.

See you at the playground!

Coming Soon! 10813 Belle Creek Boulevard

You are not going to believe how beautiful this home is!
3 spacious bedrooms, 2.5 bathrooms in this 1763 square foot home.
472 sqft finished basement.
Top notch designer finishes everywhere- Wow!
Join me Saturday, April 17 from 11am - 2 pm to see this spotless beauty.
Check out the pictures:

Inspired! Appealing Property Taxes to Lower Them, Steps 1 and 2

Yesterday, I read an article on msnbc entitled "High Property Taxes? 4 steps to lowering them."
If you have lived in Belle Creek for long, you no doubt have watched our sales values take a hit, while our property taxes stay high.  I am a serious proponent of supporting public schools and having good roads, and taking care of our parks.  I am also a pretty big supporter of not paying too much for property taxes.
When we got our tax bill this year, I stared at the nearly $4,000 and swallowed the bile rising in my throat. Good lord, isn't there something we can do about this?
Turns out there is.

Step 1: Track Down the Paperwork.  

This is where I am in the process.  I called the Adams County Assessor's office (303-654-6038) this morning after trying to find the form on their website.  A very nice and knowledgeable employee told me that Notices of Valuation were sent May 2009, and they are only sent every other year.  On the back of this notice is the form for appealing your property taxes.
Unfortunately, I am not as organized as I would like to be, and I have no idea where I put that form.  When it comes to business, I can lay my hands on paperwork at a moment's notice, but when it comes to personal stuff...
He must not have been working in county government for long, because he laughed and told me he would send out another copy right away.

Step 2: Understand the Process

Although there is a form on the back of the valuation notice, you do not need it to appeal your tax value. You must submit a written protest, but it can be done by mail, fax or in person.  This must be done before June 1.  If you submit it in person, you can sit with the county appraiser and discuss where the value comes from and plead your case.
Be sure to bring as much evidence as you can.  If you have a recent appraisal, this will help.  Also, bringing a list of recent sold comparable properties in your neighborhood will help.
I have only gotten this far in the process myself, so I will report what happens as it happens.  Wish me luck...

If you would like assistance in appealing your property taxes and need recent solds in  your area, please email me or call me at 720-341-5235.  This is a FREE service that I am happy to assist you with.