Just Moved In? Tips for Meeting the Neighbors (Without Coming Off Creepy…)

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1. Sit on the Front Porch

Sitting on the front porch or gardening in the front lawn can open the opportunity to have discussions with your neighbors that aren’t forced. A simple wave and friendly smile can go a long ways. Don’t hide, get out there! Your neighbors who will be walking their dogs, picking up their kids from school or just taking a stroll will be happy to see new neighbors in clear view when they first move in. Everyone is always curious about new neighbors and putting yourself out there can avoid nosy ones later – the ones who are wondering, “Just what are they up to?”

 2. Go to the Block Party

Neighbors having a shindig down the street? Grab an appetizer or beers and head over! It’s pretty much guaranteed that there will be more people just like you, feeling a little awkward, yet wanting to get in good with the neighbors. Bring a yummy treat and you can’t really go wrong. Warning: Do not get drunk and do something stupid, unless you want to regret it later. Remember, this is your first impression, and they are important. We recommend going a little after the party has started, or right when it has first begun, and leaving well before its over. Make your presence known, stay awhile, but not too long. It’s good to leave them just a taste and not overstay your welcome unless you want to have VERY close relationships with your neighbors, get involved with gossip or somehow get dragged into some neighborhood committee (unless you want to of course!).

 3. Join NextDoor.com

Another “new-fangled” way to get in touch with your neighbors is to join the social community NextDoor.com. It is similar to Craigslist in that people announce sales, ask for referrals, post government information and events, but it loses the creepy-factor because you can only join if you actually live in the neighborhood. To sign-up, go to NextDoor.com and fill out the application form. After that, they will mail a postcard to your home with a special code on it. Once received, follow the instructions and enter your code on the site. Once verified, you will get access to all neighborhood goings on such as playdates and happenings. You can adjust the frequency and type of notifications you get in the account settings section.

 4. Walk the Dog

Similarly to hanging out on the front porch, walking your dog is a fantastic way to meet your neighbors. In fact, your dog might try to meet them before you, running up to them with a big wet kiss or happy tail wag. Usually, most people are happy to see dogs, but make sure to hold their leash tight until giving the okay. People do not like their space invaded and want to be sure your dog is nice first before petting. This can open up such questions as, “What breed is your pup? How old is she? Have you just moved in?”, etc. If they have dogs too, and you hit it off, offer to go on your next stroll together and pick a time and day. Voila! Friend made. If you find out on your walk that they are not your cup of tea, let them know at the end of the walk that you enjoyed their time, but you are sad because given your schedule of just moving in, it’s likely that most of your time will be taken up with work/school/mother-in-law visiting/household projects/etc. Then, always give them a smile and a wave when you see them next.

5. Bring Over a Basket of Goodies, Flowers or Just Leave a Note

This one’s a classic. Everybody loves gifts and cards. These days, baked goods or homemade snacks may be looked at with suspicion or not eaten if you are still considered a “stranger”, so it’s best to go with wrapped items if you go that route. Flower baskets left on a door with a note are a fantastic way to say hello. Plus, if you are an introvert, this way offers you an avenue to say hello without actually saying hello. Next time you talk, all they have to usually say is “thank you” and all you usually have to say is “of course!” and tell them a bit about where you came from, what you do and what your family is all about (kids ages, etc.). A note can have the same effect if written with kindness, although flowers or a gift add a special touch.

6. Look for a Meetup Group

Another way to find neighbors with similar interests is to look for Meetup groups that suit your fancy. Love crafting? Have small kids? Love hiking? There is a Meetup group for almost every hobby. Simply look on the website, join, mark your calendar, and go! Not every group is the perfect fit for you, so it might be good to tell the host that you are new in town and trying out lots of things so that they don’t pressure you to be exclusive, giving you more time to check it all out. And, if you love it, well, you just found a weekly or monthly activity and a whole bunch of new friends.

7. Hold a Yard Sale

You might have thought you needed every single thing you packed for your move, but upon unpacking, you might discover that not everything fits perfectly or that you just have too much. Holding a yard sale can invite the neighbors to you and maybe even make you a little cash.

8. Start a Free Little Library

Free Little Libraries are always a magnet for good will. If you check out their website, you can learn all about how to build and get your free little library officially commissioned. They are adorable and neighbors can participate by lending and loaning books. Include titles that are non-controversial to start and include some kids books of all ages. You will immediately get a good impression (so long as the one you build is classy and keeps with the neighborhood vibe) and neighbors will appreciate that you are open to sharing with them in a literary way.

9. Go to a Town Hall Meeting

You can find out about town hall meetings from the newspaper, online and in forums like NextDoor.com. Attending meetings about current events affecting your neighborhood allows you to get an inside peek into the happenings around you. And, it allows you to be introduced to your neighborhood “movers and shakers.” If you lean toward politics and getting involved, this can be a great way to break into an influential group of neighbors.

10. Visit Your Local Shops and Tell the Cashiers That You Just Moved In

Shop owners, bartenders and baristas meet and talk to lots of people during their day. Through this interaction, they are privy to current events, people and tips on the best spots to visit in town. Be friendly and tell them you are new in town. Next thing you know, you will likely be pointed in the direction of something awesome to check out.

 

Alright…now that you’ve gotten your tips, it’s ready set go time. See which ones work for you and if there’s one we missed, feel free to send us your idea right here.

 

Should I Search For Homes on Zillow?

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willy-wonka-zestimate

Do NOT trust “Zestimates.”

Maybe the Zestimate for your home’s value will be correct… I would say they are correct about 20% of the time by accident. The other 80% of the time, they are WRONG. Sometimes Zestimates are higher than your homes value, sometimes they are lower. I have seen them be off by $100,000 on a $300,000 home! Point being, there currently is no technology that can correctly assess a home’s value. It’s best to get a good realtor to give you a Broker Price Opinion for your home’s value and we are happy to provide those for people at any time. (Note: a Broker Price Opinion is NOT an appraisal, nor are realtors qualified to provide you with a home appraisal unless they are also a licensed appraiser.)

With that being said, we have also run into tons of problems with our clients shopping for homes on Zillow.

At Conscious Real Estate, we like to refer to Zillow (or it’s best friend, Trulia) as “The Heartbreaker.”  Why? Most often, when our clients find homes on Zillow or Trulia, the home has been under contract for quite awhile. We have seen numerous cases where the home has sold months prior. 

Here, we’ll break down what the MLS system is and how it is the only system to use when looking for your new home…

MLS stands for Multiple Listing Service and is endorsed by the National Association of Realtors. The system originated in the 1800’s when real estate agents would get together and share information on the properties that they had available.

Over time, more and more realtors joined the National Association of Realtors and as technology advanced over the last century, the service became digital.

Also over time, and with the advent on the Internet, also came commercial businesses trying to emulate the MLS by way of Trulia, Zillow and the many others out there. Unlike the MLS, Trulia, Zillow and Realtor.com are not regulated by any oversight such as the National Association of Realtors.

They are called “aggregate syndicators” in the industry because essentially, they are just media companies who take the legitimate information (and often copyrighted photos and more) from the MLS system and duplicate the listing on their site. The “suggested realtors” that appear on the sidebar for these properties are simply agents who are paying for advertising with them – not the agent on record and usually an agent who has no idea they are being suggested for that property – they simply showed up there due to the program’s marketing algorithms.

Additionally, realtors know they don’t have to follow the rules on Zillow.  If a realtor posts her listings on Zillow, she can leave it up for as long as she likes with no regulation.  Interested buyers will see this property, get excited, and call the realtor.

The realtor then informs the prospective buyer, “I’m so sorry. This home is under contract, but I can certainly help you find something similar.” See what she did there? She just got a new client from Zillow, by being sneaky. On the MLS, properties must have their status updated very quickly and realtors can’t play such reindeer games.

Further, these aggregate syndicators take listings from wherever they can find them. Take this case study for example from Geoffrey Shiering, a San Diego real estate agent and California broker:

“I’ve personally published a “house for sale” advertisement on Craigslist (a home that was not on the MLS), and in less than 24 hours the property description and photos that I’d posted on Craigslist were being displayed alongside my local San Diego MLS listings on Zillow. Anyone can publish anything on Craigslist, whether it’s real, fake, exaggerated, or a downright scam. And when Zillow displays unverified, junk information right alongside MLS listings, the public assumes that the junk is just as accurate as the MLS data.”

Unbelievable. So, before you spend all your time researching online, contact your local real estate agent and tell them what you’re looking for so that they can get you accurate, real-time listings and get you on track for that new home you’ve been longing for.

If you have any questions about the MLS or want to start getting notifications, contact us here and we’ll get in touch with you right away. Just let us know some of the details (how many baths, bedrooms, fenced yard, neighborhoods, open floor plan, price range etc.) and how often you want to receive notifications by email. You can choose from daily, weekly or monthly and can always change the frequency as well.

And, when you purchase a home with Conscious Real Estate, you will be making a positive impact on your community. We donate 10% of our own commission to a nonprofit of your choice. Find a home, make a difference – that’s the way we do business.

 

Why Bike Tours Are A Great Way To Explore Denver Homes For Sale

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The title pretty much says it all, but if you need more reasons, read on…

1)  Riding a bicycle will make you calmer, happier, and more clear-headed. 

Most of my buyers get stressed out when they are looking for homes. They are making a major life decision. The market is aggressive. So many decisions to make! Exercise is always a fantastic stress reliever and when you’re making a big decision, you want to be relaxed, feeling good, and maybe even have a little wind blowing through your hair.

2)  You will see more of the neighborhood on a bicycle than you will in a car.

I prove this to myself EVERY SINGLE TIME I ride my bicycle around my own neighborhood – I always notice something while riding my bicycle that I have never noticed before. So, when you’re deciding which area you would like to live in, wouldn’t you get a better sense of the neighborhood if you can experience more of it?  For better or worse, if you’re riding a bicycle, you will see it, you will hear it, and you will smell it – I promise!

3)  It’s eco-friendly.

We don’t have to waste gas on a bicycle and contribute to emissions.  Furthermore, we don’t have to worry about parking!  Many popular neighborhoods in Denver are tough to find parking, so let’s focus on the house and not where we should put the car.

4)  It’s fun.

Buying a house can be fun! Some stressful moments may come up and I coddle my clients through such times, but I also think it’s great to add in fun moments. Whoever said that being an adult can’t be fun was just doing it wrong!

If you’re interested in having a realtor that will tour Denver homes for sale with you, give me (Allison Parks) a call at 303-908-9873 or email [email protected]. I’m happy to drive as well, but I’m just trying to make real estate awesome! Whether you tour homes via bike or car with Conscious Real Estate, we always contribute 10% of our commission to the nonprofit of your choice after closing. conscious-bike-tours

Bursting Denver’s Housing Bubble: Navigating Denver’s Real Estate Statistics

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For two years, everyone has been asking me whether I expect a housing bubble to occur in Denver. Like any market, it will have to drop or plateau eventually. No commodity enjoys a steady increase until the end of time.

In the meantime, I come across a lot of articles and blog posts making some pretty broad claims about the Denver real estate market. The ideas are not necessarily wrong, but there’s more to the story.  

So, why should I just read this stuff over breakfast and roll my eyes, when I can share what I know with all of you?  I’m going to burst some of these bubbles, but not without a quick review of Economics 101.

Supply and Demand – Part 1: Denver’s supply of homes for sale is still very, very down. As long as this continues, Denver’s supply of homes for sale (or lack thereof) is a major contributor to our current seller’s market. Think about it… if, all of a sudden, the amount of homes for sale on the market increased by 500%, that would decrease the competition amongst buyers. If competition amongst buyers decreased, prices would go down. 

Supply and Demand; Part 2: We still have a lot of demand. People are moving to Denver at record rates. Denver consistently is rated as a top city for job-seekers, a top city to start a business, a top city for IT job-seekers, a top city for young people, and the list goes on. Based on historical trends, the U.S. Census Bureau estimates that an average of 50,000 people will continue to move to Denver on a yearly basis.  Demand isn’t likely to go down; there is a limit to how quickly builders can build and many builders won’t want to over-speculate this soon after the recession. Therefore, we are likely to continue to have a demand greater demand than supply.

Our Local Economy: The Denver metro area economy is diverse and consistently growing. I read a blog post recently saying that “Denver is just a boom town and will fail like Detroit.” Doubtful. Detroit depended primarily on the auto industry; they did not have a diversified economy. Denver has a variety of industries which are flourishing.

As mentioned in every article about Denver for the past few years, we have weed. We have tourism, for the mountains… and for the weed. This keeps our restaurants full, our hotels full, keeps people shopping in our stores, drinking in our bars, and smoking our weed. We have tons of tech companies, most of which are growing, including a new Google campus which is coming soon in Boulder. We have an ever-growing clean energy industry. (On the flip side, we have a quite a lot of oil and gas companies here in Colorado, although, this industry has recently taken a major hit and people have been losing jobs in oil and gas. Note: oil and gas only accounts for about 10% of our total industry.)

National Interest Rates:  They’re still pretty low. A lot people, including myself, thought interest rates would rise by the end of last year. We were wrong. As long as interest rates remain low, it will keep mortgage rates lower, even if the home price is higher, so people are still very interested in buying now. The Fed has been meeting to discuss raising interest rates and although a couple of folks are bulldogging to raise them, most members of the Fed are interested in keeping interest rates low for a considerable amount of time. If there is a rise in interest rates, it’s not expected to be a major rise for at least several years.

*Note: although this is dependent on your home price and monthly mortgage payment, overall, you will save a lot more money over the course of a 30-year-loan if you buy at a lower interest rate than if you wait around for home prices to drop. The highest likelihood of Denver home prices dropping is if interest rates rise, and that doesn’t necessarily mean that you will save money.

Got it?  

I’m ready to get really dorky. Let’s analyze some Denver real estate statistics, so I can justify that Master’s degree that’s stashed in my closet…

Here’s one I saw recently from a Denver real estate authority…

In 2015, 10% less units sold under $500,000, while 34% more units have been sold above $500,000 compared to 2014.” It goes on to say that this indicates an overall price appreciation…

Here’s the thing… Sure, any Realtor working in the front lines of our local market will acknowledge that prices have been rapidly increasing. However, you can’t use that statistic to necessarily indicate an overall price appreciation. It could simply mean that less properties went to market under $500,000… If less properties go to market under $500,000, then less properties will sell under $500,000. It’s simple. If we are staying abreast of real estate statistics, we know that properties are generally being absorbed into the market within 4-6 weeks… Therefore, what is released into the market will be absorbed. If properties over $500,000 are being listed, they will likely be sold.

It’s likely that people with properties under $500,000 heard the news about how competitive it can be to find a home under $500,000; therefore, they are choosing not to sell at this time because they believe it will be difficult to find a replacement home. People selling properties over $500,000 don’t face as much market competition if they purchase a similarly priced replacement home in the Denver metro area, so perhaps people at that price point are simply selling their homes at a higher rate than people with homes priced under $500,000.

(This would explain a lot, because if these folks are simply moving within the metro area, then the seller’s home will go on the market, be purchased by a new buyer, and then the seller will buy a new home which likely also costs over $500,000, therefore resulting in two homes over $500,000 being sold. Generally, someone purchasing a home over $500,000 is less likely to be a first-time home-buyer, whereas someone purchasing a home under $500,000 is more likely to be a first-time home-buyer. A first-time home-buyer is someone who is no longer renting or living in mom’s basement, so they are only taking place in ONE real estate transaction. Buyers and sellers over the $500,000 price point are more likely to be participating in TWO real estate transactions, as such, creating a higher statistic of homes being sold over $500,000. In any case, although rapid appreciation is certainly real – we cannot simply assume that this statistic is indicative of purely of home price appreciation.)

I mean, hey… murder rates and ice cream sales both rise during the same time of year, but should we assume that ice cream causes murder?

Lets talk about some more statistics I’ve seen out there…

Another real estate agent/blogger calls himself “The Denver Expert” and encourages readers to “outsource their nerd.” Excuse me while I outnerd this guy and not break a sweat in the process… The “Denver Expert” posits that areas with higher home prices appreciate less than areas with lower home prices, while areas with the lowest average home prices are experiencing the highest rates of appreciation. The 5 areas listed with the lowest home prices are San Rafael, Clayton, Wash Park South, Whittier, and Cole, and it is reported that these neighborhoods are appreciating at a rate of around 19% per year. I live in the zip code of 4 of these neighborhoods and sell properties in these neighborhoods regularly.

What I can tell you is that, yes, the neighborhood has appreciated… a lot! But it has not truly appreciated at a rate of 19% per year. If it were unadulterated appreciation, the homes would have just increased in price with no outside forces at play —–> which means you could have purchased a home five years ago, done absolutely no upgrades beyond necessary maintenance, and had your home value increase by 19% each year.

That would be awesome, but that’s not what’s happening here… I can tell you from living and working extensively in the 80205, this phenomenon can largely be explained by a human species called “A Fix-and Flipper.” As the traditionally posh neighborhoods in Denver remain out of reach for many, people move to up and coming neighborhoods where prices are more affordable. Home-flippers get hip to these trends and they start flipping in these neighborhoods knowing that they can make money on their investment.

I purchased my home in July of 2013 and in that time, 5 homes have been fixed and flipped within 2 blocks of my home. Therefore if someone bought these homes at $350,000, put some work into them, and sold them for $500,000 within the same year, it looks like prices are increasing rapidly. The statistics don’t control for fix and flips; they only show the overall numbers. When you see these dramatic statistics for Park Hill, Whittier, City Park West, and so forth… you’re not getting the whole story.

Similarly, when you purchase a home in Wash Park East or Country Club, that home is already going to be outfitted with luxury upgrades. There isn’t a whole lot one can do with a such a property to add value. It’s already a luxury home. It already has Viking appliances, a top of the line bathroom, and maybe a heated garage. It already has the best roof that money can buy. Therefore, the value increases for these homes will not be nearly as grandiose.

All in all, my advice is to not be too scared of the market. It possibly will plateau or maybe even drop at some point. (A lot of people who were afraid to buy two years ago, but if they would have bought then, their home values would have appreciated during that time. In the meantime, their rents have only gone up.) All commodities drop. And they usually go back up. If your home value drops, treat it like a stock and don’t sell when the market is down.

As a final note, from everything I’ve seen, I do expect rentals to continue to rise. If you are renting, but are fearful of buying a home, you should probably fear the opposite. Home prices may drop at some point, but rentals are likely to go up and up and up. In fact, if you’re looking to invest some money, I would strongly consider getting a rental property in Denver.

If you have any questions about the Denver housing market, are interested in buying a home, or would like to find out your home’s current value if you are considering selling, please call Allison Parks at 303-908-9873 or email her at [email protected]. We are Conscious Real Estate – the brokerage that loves our local and global community – contributing 10% of all realtor commissions to the nonprofit of our client’s choice in our efforts to change the world through real estate. 

A Comparison of Roofing Materials

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Not all roofs are created equal.  Here is a comparison of the different types of roofing materials, so you can find which roof is best for your home.

Asphalt Shingle is the most common roofing material, because it’s the least expensive and requires minimal skill to install. It’s made of a fiberglass medium that’s been impregnated with asphalt and given a surface of sand-like granules. Two basic configurations are sold: the standard single-thickness variety and thicker, laminated products. The standard type costs roughly half as much, but laminated shingles have an appealing textured appearance and last roughly half as long (typically 25 years or more, versus 15 years plus). Prices range from $50-200 per square foot.  (Depending on the type of asphalt shingle with installation, an asphalt shingle roof can cost many times that.)

Shingle roof pattern for textured background

Wood was the main choice for centuries, and it’s still a good option, though in some areas, fire codes forbid its use. Wood roofs are usually made of cedar, redwood, or southern pine; shingles are sawn or split. They have a life expectancy in the 25-year range like asphalt shingles, though are more pricey at $350-450 per square foot.

Natural wood shake roof

Metal.  Aluminum, steel, copper, copper-and-asphalt, and lead are all durable and more costly roofing surfaces. Lead and copper/asphalt varieties are typically installed as shingles, but others are manufactured for seamed roofs consisting of vertical lengths of metal that are joined with solder. These roofs start around $250 per square, though can cost up to $750 per square.

Modern design vertical roof window with black light metal covering

Modern design vertical roof window with black light metal covering

Tile and Cement – The half cylinders of clay tile roofing are common on Spanish Colonial and Mission styles; cement and some metal roofs imitate tile’s wavy effect. All are expensive, very durable, and tend to be heavy.  Clay tile roofs are likely to last 50 plus years, and will generally cost between $800-1000 per square foot.  Concrete tile is expected to last just as long, though is cheaper at $300-500 per square foot.

Peak of a clay tile roof with half round shingles against a blue sky in southern florida

Slate is among the most durable and long lasting of all roofing materials. Not all slate is the same—some comes from quarries in Vermont, some from Pennsylvania and other states—but the best slate shingles will outlast the fasteners that hold them in place. In fact, slate roofs up to 100 years old are often recycled for reinstallation with the expectation the material will last another century. Slate is among the most expensive of all roofing materials – prices typically start at about $800 a square going up to $2000 per square—and are very heavy.

A Slate roof shingles background

Solar shingles are photovoltaic cells, capturing sunlight and transforming it into electricity. Most solar shingles are 12 by 86 inches and can be stapled directly to the roofing cloth. Different models of shingles have different mounting requirements. Some can be applied directly onto roofing felt intermixed with regular asphalt shingles while others may need special installation. Solar-shingled roofs have a deep, dark, purplish-blue color, and often look similar to other roofs. Homeowners may be drawn to solar shingles because of their aesthetic value, allowing the homeowner to utilize solar power without large panels on their roofs.

shingles-solar

Note:  Not every roofing material can be used on every roof. A flat roof or one with a low slope may demand a surface different from one with a steeper pitch. Materials like slate and tile are very heavy, so the structure of many homes is inadequate to carry the load. Consider the following options, then talk with your designer and get estimates for the job.

How To Improve Your Credit Score in 7 Steps

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Money Growing on Green Tree Illustration Isolated on White Background

Thinking about buying a home, but are worried that your credit score will hold you back?  Here are 7 tips to improve your credit score.

1. Know your credit score

Credit scores range from 300 to 850.  Higher = Better.  Your credit score is based on whether you’ve paid personal loans, car loans, credit cards, and other debt in full and on time in the past. You’ll need a score of at least 620 to qualify for a home loan, most loans will require a score of 640, and a score of 740 to get the best interest rates and terms.

You’re entitled to a free copy of your credit report annually from each of the major credit-reporting bureaus, Equifax, Experian, and TransUnion. Access all three versions of your credit report at www.annualcreditreport.com. Review them to ensure the information is accurate.

2. Correct errors on your credit report

If you find mistakes on your credit report, write a letter to the credit-reporting agency explaining why you believe there’s an error.  Send documents that support your case, and ask that the error be corrected or removed.  Also write the company or debt collector who reported the incorrect information to dispute the information – ask to be copied on any materials sent to credit-reporting agencies.

3. Pay every bill on time

You may be surprised at the damage even a few late payments will have on your credit score. The easiest way to make a big difference in your credit score without altering your spending habits is to diligently pay all your bills on time. You’ll also save money because you’ll keep the money you’ve been spending on late fees. Credit card or mortgage companies probably won’t report minor late payments, (less than 30 days overdue,) but you’ll still have to pay late fees.

4. Use credit carefully

Another good way to boost your credit score is to pay your credit card bills in full every month. If you can’t do that, pay as much over your required minimum payment as possible to begin whittling away the debt. Stop using your credit cards to keep your balances from increasing, and transfer balances from high-interest credit cards to lower-interest cards.

5. Take care with the length of your credit

Credit rating agencies also consider the length of your credit history. If you’ve had a credit card for a long time and managed it responsibly, that works in your favor. However, opening several new credit cards at once can lower the average age of your accounts, which pushes down your score. Likewise, closing credit card accounts lowers your available credit, so keep credit cards open even if you’re not using them.

6. Don’t use all the credit you’re offered

Credit scores are also based on how much credit you use compared with how much you’re offered. Using all $10,000 of available credit will give you a lower score than having $10,000 of available credit and using $1000 of it. Occasionally opening new lines of credit can boost your available credit, which also affects your score positively.

7. Be patient

It can take time for your credit score to climb once you’ve begun working to improve it. Keep at it because the more distance you put between your spotty payment history and your current good payment record, the less damage you’ll do to your credit score.

Why Communication With Your Realtor Is Important

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As with all relationships, communication is key and this is certainly the case when you choose a realtor.  Your home is one of your most important investments.   Buying or selling a home is a complicated process –some deals go smoothly and some have difficulties.  Your realtor should strive to make the process as easy going as possible for you – I personally aim to make the process fun for my clients.

1)  It should be obvious that a realtor should return all your emails and phone calls in a timely manner, but I hear people complain often that their realtors do not do so.  Your realtor works for you and while realtors cannot be accessible 24/7, you shouldn’t have to wait too long with your important questions and concerns.

My stepmother was working with a realtor in Las Vegas when the realtor went on vacation.  If I go on vacation and will not be accessible by phone, I would email all my clients to let them know that I would be leaving, have an assistant ready to handle my client load in my absence, and have a voicemail recording outlining how to reach my assistant and my dates of absence.  I would also have a way to check in daily with my assistant if there are any questions that needed to be answered.  This realtor just left for two weeks.  No voicemail.  No email.  No notification.  Just left.  I told her to find a new realtor – that’s unacceptable.  Sure, we all want to run away sometimes and “disconnect,” but not at the price of someone who trusts and relies on you.

2)  Your realtor should be educating you about the home buying or selling process.  The Colorado Contract to Buy and Sell Real Estate is 17 pages long.  You should understand exactly what you’re signing, because it is a legally binding contract, so your realtor should be taking the time to educate you adequately.

Buying and selling is a very involved process, and you should be comfortable with everything that happens during the process.  Of course, stay realistic… we can’t sell your $400,000 home for $500,000, but you should understand why your home is being listed for a certain price.  Similarly, if you’re buying, beware of a realtor who seems too “salesy.”  Every now and then, if I see a great deal, I will stress this to my clients, but I’m not the one who will be living in the home and paying the mortgage.  I want my clients to be happy with the home they have selected, so I point out the potential problems that I see in a home or neighborhood as often as I point out the positives.  No property is perfect, but I want my clients to be aware of any concerns, so if they make a choice, they do so with eyes wide open.

3)  You should like your realtor.  You may potentially have to spend a lot of time with this person;  at times, I have taken clients to see 50 plus properties before they found the right one.  The time you spend with your realtor shouldn’t be annoying or awkward – it should be enjoyable!

Note:  You, as a home buyer or home seller, should also seek to communicate well with your realtor.  Your realtor may be fantastic, but if you don’t clearly define your needs and priorities, your realtor probably can’t read your mind.  Don’t let your experience suffer because you aren’t being proactive about getting what you want and need from your real estate transaction.

As your home is one of your greatest investments, let’s face it – you probably worked really hard to earn your home!  A realtor should respect that and hold their relationships with their clients in utmost regard.  Without our clients, our business cannot survive.   Beyond my desire to have a thriving business, I enjoy the opportunity to be a positive element in my clients’ lives.  I find it to be a great honor to help people with their homes – our homes are our safe zone, our sacred space.  I enjoy attending my clients’ house-warming parties, meeting their families, and watching everyone move forward in their lives.  My clients have brought a lot of joy to my life and every person deserves a realtor who really has their best interests at heart.

In the words of Abraham Lincoln, “Whatever you are, be a good one.”  So, if you’re a realtor… BE A GOOD ONE.  Scratch that… be GREAT.

Are Marijuana Stores Bad for Your Neighborhood?

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The marijuana state, Colorado grunge rubber stamp, vector illustration

Many homeowners have feared that the introduction of marijuana dispensaries and stores would place neighborhoods at risk by contributing to higher crime rates and nuisance factors.  This is a valid concern – I notice everything in my neighborhood that could affect my home value, even if it’s as minute as a neighbor getting a new roof.  Homeowners SHOULD consider their home as an investment.

However, a study from the University of Colorado at Denver, one of my alma maters, has shown that pot shops do not negatively affect local neighborhoods, cause higher crime rates, or create other undesirable outcomes.  The study focused on 275 marijuana distribution facilities in 75 Denver area neighborhoods, comparing 2010 census data to data from the 2000 census before dispensaries were legal in Denver.  This study sought to discover whether dispensaries qualify as “locally undesirable land uses,” evaluating whether or not these types of businesses contributed to higher crime rates, economic injustice, etc.

The study authors expected to see inequalities especially with shops located in poorer neighborhoods.  However, the research showed no relationship between marijuana store locations with poverty rates or ethnicity, as recreational pot shops are dispersed widely throughout the Denver area.

“Everybody is saying that [marijuana stores] are undesirable.  If that’s the case, it’s certainly not showing up in the data,” said Paul Stretsky, co-author of the study and professor at University of Colorado at Denver’s School of Public Affairs.

What the Heck is Title Insurance?

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A scale house on some forms for a deed to conceptualize on the financial investment.

What the heck is title insurance? Why should you buy it?

Well… unless you are paying for your home entirely in cash, lenders will not let you purchase a home without title insurance.  Title insurance ensures that the sellers truly own the property and that there aren’t any problems with the title.

Common Problems with Titles:

1) A previous owner had some construction done on the home and never paid the contractor.  The contractor can place a mechanic’s lien on the title.  You didn’t have that work done, so you shouldn’t have to pay for it.

2)  A previous owner skipped out on paying their property taxes, which resulted in a lien being placed on the title.  Liens are placed on the property, not on the individuals, so new owners need to protect themselves against the antics of previous owners.  T

3)  Forgery! There have been cases of forgery where scam artists search public records to find homeowners who reside out of state and attempt to sell the property as their own on the internet!  (There are so many creative honest ways to make money in this world, it always blows my mind when people do things like this to try to make a buck, but… it happens.)

4)  There are sometimes cases of missing heirs… maybe a child was left in the will and became estranged from their family… years later, the prodigal son or daughter returns and technically has claim to the property. Should this be your problem if you bought the house fair and square?  Of course not!

Title insurance protects home buyers against all of these potential issues and more.

7 Mistakes People Make When Buying a Home – What NOT to do when buying a home

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Housing market price drop concept vector illustration

1) Home Buyers don’t consider resale before they buy.  Every house will be resold at some time in the future.  Granted, you cannot predict all future changes; the area or the economy could improve or decline.  Even so, the future value of the home should be a priority.

2)  Home Buyers base their decisions on what they hear in the national news. They need to remember that real estate is local; not national.  Several times when I tell people I do real estate, they look at me sympathetically and say, “Oh, I bet things are really tough right now.”  Well, they are… in Florida, in Nevada… even Chicago.  Denver is doing just fine.  Home prices have met and exceeded pre-recession prices.

 3) Home Buyers only talk to one lender. You need to shop for a loan, just like they shop for a house.  First, interest rates can vary from lender to lender.  Second, not all lenders offer all types of mortgage products, especially major banks.  I had a client who strongly preferred a condo to a home, but was told that he would have to make a 20% down payment on a condo.  I sent him to my preferred lender and within a day, he was qualified to purchase a condo with a 5% down payment.  So, we found him a great condo!

4) Home Buyers don’t read and understand the contract.  Colorado Real Estate Contracts are over 16 pages long, and your agent should  explain the contract to you.  Second, read over the contract carefully before signing.  I have seen realtors make mistakes on important details – like dollar amounts! 

5) Home Buyers don’t get prequalified with a lender before they start looking for a home.  Consequently they may be looking for houses in the wrong price range.  I have seen clients err on both sides – some think they will be able to afford something much higher than what they qualify for; others think they will only qualify for $150,000 when they qualify for $300,000.  (Note:  You shouldn’t necessarily purchase a home at the top dollar amount for which you qualify.  It’s good to give yourself some wiggle room in case of an unexpected financial event.)

6) Home Buyers don’t do their due diligence before buying, including checking on the crime statistics, checking out the schools, and checking out the neighborhood.  Buyers should also visit a neighborhood during different times of the day and different days of week; talk to the neighbors. 

7) Home Buyers buy the most expensive house in the neighborhood.  The most expensive home in the neighborhood is never the best investment, unless an ex-President lived in the home or unless they scrape all the other houses and build new homes larger than yours.  

To avoid these buyer pitfalls, among others, let us guide you through the home-buying process. Whether you are a seasoned home-buyer or a first-time home-buyer, we will have your back every step of the day. To contact one of our brokers, call Conscious Real Estate at 303-908-9873 or email our owner, Allison Parks, at [email protected].