Denver Named One of the Best Places to Buy a Home…Now!

Forbes Magazine released this week its “In Depth: Best Cities to Buy a Home” feature in which the magazine highlights cities with the best real estate deals. Click here to access the article: http://www.forbes.com/2009/06/22/cities-deals-home-lifestyle-real-estate-home-buying.html. Among other large cities, Denver was listed with the magazine noting that “While the majority of the nation’s housing markets are still working toward a bottom, some cities are boasting fundamentals that make them good places to buy a home now.” In addition to Denver, Los Angeles, Boston, Phoenix and San Diego were listed.

To determine which cities feature the best real estate deals, the magazine “looked at three sets of data in the March 2009 RPX Monthly Housing Market Report, distributed by Radar Logic Incorporated, a New York-based derivatives firm. It looks at the market fundamentals in the country’s 25 most populated metropolitan statistical areas (MSAs or metros), geographic entities defined by the U.S. Office of Management and Budget used by federal agencies in collecting, tabulating and publishing federal statistics. First, we examined the number of ZIP codes with 25% of the area's sales to determine those in which activity is most evenly distributed. Next, we examined increase and decrease in price per square footage to determine where market value is the highest. Last, we looked at transaction rates in each city to determine where the housing markets are most active. We scored each city by category, and then combined the scores to determine the final ranking.”

Here’s what the article reported:

“1. Denver, Colo.
PPSF Increase or Decrease
March 2009 vs. Feb. 2009: 5.7%
Transaction Increase or Decrease
March 2009 vs. March 2008: -8.4%
Percentage of ZIP Codes with 25% of Sales: 25%”

Also this week, the National Association of Realtors released its existing home sales report which noted that existing home sales rose for the second straight month in May, signaling low prices and incentives are attracting buyers.

NAR says existing home sales, including single family homes, condos and coops rose 2.4 percent in May. It was the first back-to-back monthly gain in existing home sales since September 2005.

Sales of existing homes rose for the second straight month in May, signaling low prices and incentives are attracting buyers.
NAR chief economist Lawrence Yun had this to say, “Historically low mortgage rates clearly drew buyers into the market, and housing remains very affordable even with a recent uptick in rates. First time buyers are also being drawn off the sidelines by the $8,000 tax credit which is helping to absorb inventory.”

The numbers could be even better if it weren’t for poor appraisals. While pending sales of existing homes—those with signed contracts but not closed—indicate stronger activity, some contracts are falling through from faulty valuations that keep buyers from getting a loan, said Yun.

Locally we made some great headlines this week, especially with the Denver Business Journal’s story headlined “Home prices in mountain states up 1.3% outpacing nation.”

The article reported, “Housing prices in Colorado and other mountain states rose 1.3 percent in April from the previous month, the biggest increase of any region of the nation, the Federal Housing Finance Agency reported Tuesday.”

And with that great news in tow, let’s take a look at this week in real estate:

Boulder/Longmont—The Boulder/Broomfield county markets continue to show a drop in new listings, with numbers down about 20% from the week before. Sales, however have shown a slight increase this week, about 2%. A quick check of price reductions in the area show 572 so far this month in Broomfield and Boulder counties! Expired listings only totaled 47 and that includes the last day of May. Great new stats for our side: If you sold a house under $750,000 with CBRB in Boulder county this year compared to the rest of the MLS, you averaged 13 fewer days before contract and $7989 more in your pocket! Our Longmont office reports buyers seem to be confused these days. Some are waiting for interest rates to drop and some are waiting for prices to drop. News that the housing market is local seems to be getting out but it might be adding to the overall confusion in the market. First time buyers are the main thrust of our sales. We have had some higher priced homes sell but homes under $250,000 are still selling fast. Now is a great time to get into the investor market. Investors are not looking to "flip" the homes but are looking for the longer term. The rental market is strong in Longmont. Summer weather has finally arrived, making it pleasant to show homes in the evenings.

Evergreen/Conifer—Our Evergreen office reported we had a total of five new listings for the week. Seven listings went under contract and one buyer went under contract. There was one multiple offer situation for a $208,000 SFH in Wheat Ridge. One listing went under contract in five days after only two showings, a $425,000 SFH in Evergreen. We had a total of 81 showings during the week which is close to normal level for peak season. The majority of activity occurred in three different price points, $200,000 to $250,000 (mostly first time buyers and investors), $300,000 to $350,000 and some recent strong activity in the $500,000 to $750,000 range. Our Conifer office reports we had four listings go under contract during the week, one of which was a bank REO. One buyer went under contract during the week. There were a total of 42 showings for the week and activity continues to improve.

Denver Central—Housing inventory continues to drop in the Denver area and for the fourth consecutive month homes sold in the metro area went for less than $200,000 and 28% were in the $200,000 to $300,000 range with those under $200,00 selling very quickly.

Devonshire—Showings have been very consistent this week. There is a definite feeling of increased activity and lots of contracts being written and accepted. Appraisal issues are still rampant, with multiple appraisals being asked for at the last minute before closing. We are advising Agents to write contracts with 45 day closings where possible to allow for a smooth transaction. Buyers are excited to get into their new homes and open houses are busy in many areas. Activity may slow down a bit with the 4th of July upon us.

Douglas County—Our Southwest Metro office reports we had another week of great showings. Father's Day was our only slow day. We had six properties with multiple contracts and our Agents are finding they are competing with multiple offers on properties they are writing on for their buyers. Open houses were slow this past weekend however floor was very good. Two Agents picked up buyers from their floor calls. We are still seeing very good activity on homes priced under $350,000. We have lots of buyers wanting to take advantage of the $8000.00 tax credit and I believe that the interest rates going up has also helped get buyers off the fence.

El Paso County—No information reported.

Larimer County—Our Fort Collins/Loveland office reports things are looking good in the Northern Colorado real estate market. We are seeing homes moving pretty quickly that are priced at market and multiple offers on short sale and bank owned properties that are priced 5-10% below market. Summer began on Sunday and inventory has increased this week as the summer selling season starts to collect steam. First time home buyers are still the primary home shoppers in the market and are gobbling up the lower priced inventory in search of the American dream. Appraisals are still an issue as Agents, lenders and appraisers learn to work together within the confines of the HVCC. It is still an amazing time to buy and interest rates are still near the lowest they've been in the last 50 years.

North Metro—Activity abounds in the North Metro area. We have put 53 homes on the market this month so far. Average days on market is less than 60 when the property is well priced. The average sales price is around $273,000. The upper end market (million plus) continues to show slow movement unless the home is located in a new build subdivision. Numerous floor calls are coming into the office on our listings and appointments from these calls are increasing. We're beginning to experience buyer calls on floor looking for homes in the $600,000+ range. Relocation buyers are also abundant & increasing in our area. We continue to see a lot of short sale situations.

Parker—After two very busy weeks, activity has slowed down slightly. The listing inventory specifically in the lower to mid price range keeps decreasing steadily which indicates that the trend for declining values could reverse soon. The upper end market (above $600,000) is still very slow and it will take a while to recover. Agents are very busy staying in touch and keeping clients informed about current market conditions while their business is up year over year!

Southeast Metro—Traffic continues to increase at our listings. Multiple offer situations are almost a guaranteed with properties priced below $250,000. Luxury properties are also seeing increased traffic and we currently have nine luxury homes under contract. Our success story of the week: One of our Agents had a listing for three years that went under contract and closed in June!

West Lakewood—Numerous sales are having appraisal problems. Closed short sales and bank owned properties are affecting the appraised prices. We are seeing increased activity in the above $400,000 price range.
One potential challenge that may begin affecting our market is the rise in interest rates.

I came across this CNNMoney.com article which explains why interest rates are on the rise: http://money.cnn.com/2009/06/19/news/economy/higher_inflation.fortune/index.htm. At this point, what we are seeing is the recent uptick is causing many fence sitting buyers to get off the fence and get in the market and in all likelihood that is a very good idea. We probably won’t see interest rates as low as they have been for at least another 20-30 years.

I also recently sat down with our friends at Coldwell Banker Mortgage to discuss interest rates, the future and what we can expect and based on that conversation, I will be focusing my July edition of Reality Check on this very subject.

Watch for it after the 4th of July holiday.

Until then, make it a great week.

Chris Mygatt
Coldwell Banker Residential Brokerage Colorado

Garth Criswell Named Sales Associate for Coldwell Banker Devonshire

Denver, CO - 5/18/2009 - Coldwell Banker Devonshire Residential Brokerage in Colorado is pleased to welcome Garth Criswell as its newest sales associate. In his new position, Criswell will specialize in residential sales in the central and southern Denver metro area.

"We are thrilled to have Garth join our team," said Jill Croteau, Coldwell Banker Residential Brokerage Devonshire manager. "It is an exciting time to be with Coldwell Banker Residential Brokerage as we continue to build on our dominant presence in Denver."

Prior to joining Coldwell Banker Residential Brokerage, Criswell worked in the computer software industry for 12 years. His responsibilities included sales, client support, software design, and project management.

Criswell, a third-generation Coloradan and Denver native, earned his Bachelor's degree in Biology from California Lutheran University, and is currently an active and founding member of the Denver choir Kantorei.

Coldwell Banker Residential Brokerage Devonshire is located at 200 Fillmore Street, Suite 300, in Denver, and can be reached at 303-758-7611.

About Coldwell Banker Residential Brokerage

Coldwell Banker Residential Brokerage, a leading residential real estate brokerage company in Colorado, operates 19 offices with more than 1,970 sales associates serving the communities of the Denver area. The company offers residential and commercial brokerage, corporate relocation and mortgage services. Through its internationally renowned Coldwell Banker Previews® program, the company is widely recognized for its expertise in the luxury housing market. Coldwell Banker Residential Brokerage, online at "www.ColoradoHomes.com:http://www.coloradohomes.com, is part of NRT LLC, the nation's largest residential real estate brokerage company. NRT, a subsidiary of Realogy Corporation, operates Realogy's company-owned real estate brokerage offices. For more information please visit www.ColoradoHomes.com or call 925.275.3085.

Ali van Westenberg of Coldwell Banker Devonshire Honored by Denver Board of Realtors

DENVER - Ali van Westenberg, a leading broker associate with Coldwell Banker Devonshire, was recently honored by the Denver Board of Realtors (DBR) with two awards for her outstanding sales production in 2008. Ali was ranked by the DBR as the number one broker in total project volume and number in total project sides out of all DBR members. Her truly outstanding performance places Ali in the upper echelon of all real estate professionals nationwide.

Ali van Westenberg was also honored earlier this year with Coldwell Banker's International President's Premier and Top Team award for her stellar performance in 2008. She also earned the distinction of being named to NRT LLC's Top 1,000 sales associates for the second quarter of 2008. NRT is the parent company of Coldwell Banker Residential Brokerage.

Van Westenberg and her team are currently ranked among the top teams at Coldwell Banker. She joined Coldwell Banker Residential Brokerage in 1994 and has been the exclusive listing agent for numerous high-profile residential developments throughout the metro Denver area. Van Westenberg also serves the luxury home market at several exclusive communities in the region. She holds numerous professional designations recognizing the successful completion of stringent continuing education courses in real estate, and her team has garnered a wealth of prestigious sales production awards throughout her distinguished career.

For more information on real estate services from Ali van Westenberg, phone 303-987-4978, or contact Ali via email at ali@alivw.com. Additional information is available online at www.alivw.com.

Coldwell Banker Residential Brokerage, a leading residential real estate brokerage company in Colorado, operates 14 offices with more than 1,180 sales associates serving the communities of the Denver area. Through its internationally renowned Coldwell Banker Previews® program, the company is widely recognized for its expertise in the luxury housing market. Coldwell Banker Residential Brokerage, online at www.ColoradoHomes.com, is part of NRT LLC, the nation's largest residential real estate brokerage company. NRT, a subsidiary of Realogy Corporation, operates Realogy's company-owned real estate brokerage offices. For more information, please visit www.ColoradoHomes.com or call 925-275-3085.

Caryn Schmidt Affiliates with Coldwell Banker Devonshire

Denver, Colorado - Caryn Schmidt is now serving the Greater Denver Area as a member of the Coldwell Banker franchise system and will now be affiliated with Coldwell Banker Devonshire in Cherry Creek located at 200 Fillmore Street, Suite 300.

Schmidt has served the real estate need of clients for more than five years and will now offer customers products and services exclusive to Coldwell Banker. Services include relocation, first-time buyers, move-up sellers, and investments. The office is staffed by 87 full-time broker associates who are committed to customer satisfaction.

"Coldwell Banker awards affiliation only to brokers who have a strong reputation and exceptional understanding of their market," said Jim Gillespie, president and chief executive officer of Coldwell Banker Real Estate Corporation. "We are proud to have Caryn Schmidt as part of the Coldwell Banker system."

Caryn has been in the business for almost 16 years, starting as an assistant for Re/Max in Suburban Chicago. A former Gold Circle award winner with Prudential Real Estate, she has been in the top 3% of brokers nationally. She is also featured on HGTV's number one show "House Hunters" regularly. She is a member of National Association of Realtors, Colorado Association of Realtors and Denver Board of Realtors.

Coldwell Banker Residential Brokerage, a leading residential real estate brokerage company in Colorado, operates 14 offices with more than 1,180 sales associates serving the communities of the Denver area. Through its internationally renowned Coldwell Banker Previews® program, the company is widely recognized for its expertise in the luxury housing market. Coldwell Banker Residential Brokerage, online at www.ColoradoHomes.com, is part of NRT LLC, the nation's largest residential real estate brokerage company. NRT, a subsidiary of Realogy Corporation, operates Realogy's company-owned real estate brokerage offices. For more information, please visit www.ColoradoHomes.com or call 925-275-3085

Kate Whipple affiliates with Coldwell Banker Devonshire

Denver, CO April 16, 2009 - Kate Whipple is now serving the Denver Metro area as a member of the Coldwell Banker franchise system and is now working from Coldwell Banker Devonshire located at 200 Fillmore St. Suite 300 Denver, CO 80206.

Kate Whipple has served the Denver area for over three years and will now offer customers products and services exclusive to Coldwell Banker. Services include relocation, first time home buyers and assisting both buyers and sellers achieve their real estate goals with honesty. The office is staffed by 87 full-time sales associates who are committed to customer satisfaction.

"Coldwell Banker awards affiliation only to brokers who have a strong reputation and exceptional understanding of their market such as Kate Whipple," said Jim Gillespie, president and chief executive officer of Coldwell Banker Real Estate Corporation. "We are proud to have Kate Whipple as part of the Coldwell Banker system."

Kate has been successfully helping buyers and sellers close their transactions in both the Denver and Summit County markets for over 9 years. As a Gold Circle Award Winner with Prudential Colorado Real Estate, Kate helps her clients clearly understand the real estate process through a method of efficient and personalized service.

"I am so excited to be a part of the Coldwell Banker Devonshire team. Working with Realtors that are recognized for their high standards and professionalism is what attracted me to the Devonshire office. This office has a level of technology and service that is truly hard to come by" said Kate Whipple.

Coldwell Banker Residential Brokerage, a leading residential real estate brokerage company in Colorado, operates 14 offices with more than 1,180 sales associates serving the communities of the Denver area. Through its internationally renowned Coldwell Banker Previews® program, the company is widely recognized for its expertise in the luxury housing market. Coldwell Banker Residential Brokerage, online at www.ColoradoHomes.com, is part of NRT LLC, the nation's largest residential real estate brokerage company. NRT, a subsidiary of Realogy Corporation, operates Realogy's company-owned real estate brokerage offices. For more information, please visit www.ColoradoHomes.com or call 925-275-3085.

Thursday, April 30, 2009
“The End is Near”

Well last week I told you the week would bring some interesting twists to the market. And I was right. New mortgage applications for home purchases and refinancings were up 77 percent from the same week in April 2008.

Mortgage rates continue to average well below 5 percent – 4.7 percent last week on average for 30-year fixed rate loans and 4.5 percent for 15 year loans. Rates like these are a major factor pushing applications.

Nearly 600,000 home buyers have already claimed either the $7,500 tax credit from last year or the $8,000 credit for this year, according to IRS data cited by the National Association of Home Builders.

Also of interest, new home sales have been showing signs of improvement. Last week the Commerce Department reported that March sales were off just 0.6 percent, exceeding analysts’ expectations, after climbing in February.

In other positive trends, interestingly enough, The Wall Street Journal reported this week, “Analysts say: The end (of declines) is near. While new home sales show signs of stabilizing as builders cut back on building and boom-bloated inventories are slowly absorbed, prices of both new and existing homes are still being dragged down by a flood of foreclosures. Still, the experts were optimistic that the federal government's efforts to stem foreclosures eventually will have an effect by the end of this year or early next year; Mark Zandi, chief economist of Moody's Economy.com, even ventured (jokingly) a date when home prices would stop falling—December 15, 2009.”

It’s hard to know whether or not the sum of these indicators is equivalent to a recovery but my sense is that the end is near—if we haven’t already passed it here in Colorado (some experts are even saying that we’ve already hit bottom and we’re in slow recovery mode). When the bottom has hit exactly is hard to predict but based on what I am seeing in our offices, based on the statistics that I am seeing on pendings and buyer interest/activity and based on the overall national recovery effort, it seems the prediction by many experts (in late 2008) that we would hit bottom by the middle of 2009 is probably not far off.

Now for those of you who are “timing” the market, I have to caution you on this. The only way you know that the market has hit bottom is when it is on its way up. While certainly housing is one of the biggest and most important investments we will make in our lifetime, it is also important to remember that our home is so much more than an investment. It is where we raise our family, where we create memories and where we plant our roots. So as you try to “time” the market, remember these key facts and make sure that beyond the investment, you are choosing a home that will bring you the happiness you deserve. Because in the end, that is what matters most. Choose the home that is right for you and your family right now and for years to come. Historically speaking, Colorado real estate brings long-term investment gains for almost all homeowners so if you choose the home that is right for you, you almost can’t loose.

Now, let’s take a look at this week in real estate:

Boulder/Longmont—Our Boulder office reports that new listings were up about 10% last week as Spring approaches. Despite a fair amount of bad weather, sales and showings stayed pretty level. More Agents are reporting frustration with getting deals closed, largely due to wildly different methods of handling short sales from one company to another as well as problems with appraisals. The Longmont office reports this is the second week in a row that our showing activity is up. We are up 15% week over week. Our homes "under contract" are up as well as our listings taken. We have more buyers looking at new builds and writing contracts on current builder inventory new home starts. Short sales and foreclosures are still impacting the values of local neighborhoods. Appraisals are continuing to be a stumbling block for some sales. It really is an area where the local Realtor can assist. One of the Agents here today commented that "I am rocking and rolling" with new business. It feels good!
Evergreen/Conifer—We had a total of six new listings for the week. Six of our listings went under contract including one priced at $1,300,000. There were 74 showings for the week which was back to the normal level following a decline the prior two weeks due to bad weather and our office being closed for three days.
Denver Central— We are seeing an increase in under contracts as of late. We continue to see drops in inventory.
Devonshire—This week we have seen a decrease in showing activity which is quite a seasonal anomaly. On the other hand, we are seeing lots of offers being written and actually accepted. It seems that this week buyers have seen what is on the market and are now at the decision making stage. With May here, we are still projecting a strong month and a good summer.
Douglas County—Our Southwest Metro office reports that showings were the best yet for 2009 so far. Friday-Sunday we had 175 showings. Agents are very busy with buyers and have had numerous calls regarding the $8,000 credit. We definitely see signs that buyers are starting to seriously look and make offers on properties. We had several listings that went under contract in less than a week with one on the same day. Our mortgage rep continues to be very busy with loan applications. Sellers are calling, wanting to list their homes.
El Paso County—No information reported.
Larimer County—Our Fort Collins/Loveland office reports that showing activity continues to increase in our market and we had the best week yet with property showings increasing by nearly one hundred showings. We are seeing many first time home buyers coming into the market to take advantage of the $8,000 tax credit. These first time buyers are buying power priced homes in the low to mid $200,000 price range. We had a solid number of homes go under contract last week. In fact, it was the most for a one week time period this year. However, no multiple offers were reported. If your property is in a good location, clean, well priced and under $300,000 there is a good chance it will sell in this tough market.
North Metro—The average price range under contract is around $250,000. Sales to list price is 98% to 100%. Days on market decreased to around 85 days. We've seen multiple offer situations on homes this week when the listing is power priced. Open house activity has increased as have the number of floor and sign calls. We continue to have the challenge of getting appraisers out quickly & loans out of underwriting in time for closing. We're working with many sellers.
Parker—Our Parker office reports: another record week for showings! Once again, sales activity increased last week. We received multiple offers on several power priced listings including eight offers on a bank owned property and three offers on a $1,300,000 listing. The inventory in our marketplace is steady. Depending on the price range however, we see a huge difference in the amortization rate from less than two months in the lowest to over three years in the upper range. In the million dollar plus market, it is necessary to position listings way below the competition in order to create activity.
Southeast Metro—We set 700 showings last week! Open houses traffic continues to increase as buyers are ready to make a move. We have put under contract 139 properties just this month! Homes in the high energy areas of the city are seeing a significant decrease in the average days on market. However, outer areas in the price point above $400,000 are still a bit sluggish.
West Lakewood— If you have a buyer wanting to purchase a bank owned property, they most likely will need to offer a substantial amount over the list price. We've had buyers offer $15,000 over list price and still not be the highest offer. One West Agent went under contract with a buyer for $800,000 a possible indicator that there may be some movement in this price range. Two $500,000 homes were placed under contract this week, again a possible indicator that there may be movement in this price range as well. Showings at all price ranges have increased.

No matter how cynical you are about today’s economy—and trust me, with as much as we’ve all been through over the last few years, I certainly understand—it’s important to point out the positive signs that we are seeing in the local marketplace. All signs are definitely pointing towards a recovery.

Next week I will release my May Reality Check message and I will focus it on why today’s market brings such prime opportunities for savvy investors. I hope you will check it out.

Until then,
Make it a great week,

Chris Mygatt

First Time Home Buyers Are Finally Fueling the Come Back!

It’s finally happening! In my August 2008 Reality Check message I discussed our market’s need for the revival of the first-time home buyer. Because, as we know, first time home buyers are a critical force that will help jump start our market rebound, creating that important domino effect that will ultimately benefit all price points.

Confused? Just think about it. If first time home buyers purchase entry level homes, that allows the entry-level homeowners to sell and move-up to a mid-level, move-up market. By purchasing those homes, the move-up market is able to sell and ultimately purchase homes in the luxury arena. It’s a much-needed domino effect that could catapult our market’s rebound.

Well I talked about it eight months ago but at least you can’t accuse me of being a day late and a dollar short. I guess in this case I was a day (or eight months) early and, as my wife would say, still a dollar short. But it’s finally happening and numbers released over the last two weeks are certainly proving that.

First, let’s look at NAR’s release this week of its March existing home sales. Now of course some media did use the nationwide decrease in sales as an opportunity to take a negative spin but there were a lot of positives in this news. First, nationally, prices rose from February to March by 4.2 percent which is much higher than the typical 1.8 percent seasonal increase between those two months.

Second, housing inventory at the end of March fell 1.6 percent to 3.74 million existing homes available for sale which represents a 9.8 month supply at the current sales pace.

In the West, existing home sales declined 4.2 percent to an annual rate of 1.13 million in March but, and this is a big but people, are 18.9 percent higher than last year at this time.

Now what do all of these numbers mean? Well the fact is, the share of lower priced home sales have trended up, indicating a return of many first-time buyers. Sales in the upper price ranges remain stalled but there are two reasons for this. First, jumbo loans still are difficult to obtain right now—though that may change in the second and third quarters thanks to the government’s work to restore this—and second, now that first time home buyers are once again entering the market, it will take some time for the domino effect to take shape onto other price ranges.

Another interesting note, the Mortgage Bankers Association this week released its Weekly Mortgage Applications Survey for the week ending April 17. The index showed an increase of 5.3 percent from the previous week and that was a 76.9 percent increase compared with the same week a year ago. Yes, 76.9, that’s not a typo.

Whatever you think about what our government is doing to revive our economy, it seems some of the early work like the first time home buyer tax credit is working. Earlier this week Inman News reported that the preliminary numbers from the IRS suggest 1.4 million taxpayers will claim the federal first-time home buyer tax credit on their 2008 tax returns, meaning the program is likely to meet or exceed the 2 million target set by lawmakers before it ends November 30, 2009.

Finally and I think this is probably most notable, the Wall Street Journal reported this week that prices have fallen back into line with what the typical household can afford to pay in most of the U.S. The report showed that home prices are dubbed “fairly” valued in 202 of the 330 markets studied. That means the average price level is within a band 14% above or below the historical norm. Twenty-one markets are “overvalued” or between 14% and 34% above the norm. And 106 markets are considered “undervalued” or more than 14% below the norm. Take a look at this graph which showcases where we were in the early part of the decade as compared to today:

Now I know some of you are scratching your heads and saying, how is the drop in property value a positive thing. But the fact is that though the ride was nice in the big real estate boom of the early 2000s, we couldn’t sustain those types of record appreciation levels without eliminating certain consumer niches, including first time home buyers. Now that levels are back within range, the first time home buyers are once again able to reenter the market which is why we are seeing such a strong surge in sales in that level.

It’s just a matter of time before we weed through the remaining banked owned inventory and we should begin to see prices stabilize. Once we see that, the remaining areas of the market should begin to see an upswing, too.

With that said, let’s take a look at this week in real estate:

Boulder/Longmont—Our Boulder office reports that under contracts in the Boulder market are up 30% over the previous week with new listings down over 40%! I know it's only a week, but that's the kind of trend we like. The Boulder office showed a big uptick in under contracts over the previous two weeks. The Longmont office reported that business is happening. Our showings increased by 19% week over week. This is especially significant due to the blizzard like weather late in the week which caused us to close the office early on Friday. Some buyers are choosing not to buy foreclosures and short sales due to the challenges that those properties can bring. This bodes well for the non-distressed sellers. Homes in the lower and moderate price ranges are selling quickly. After the snow, the weather became wonderful. Spring has made it to the Rocky Mountains. We are also experiencing positive job growth year over year and the unemployment rate in Boulder county is lower than the state figures.

Evergreen/Conifer—Our Evergreen office reported that we had a total of two new listings for the week. Three listings went under contract. There were forty-eight showings for the week. Sales and showing activity were affected by the weather. Our office was closed for three days.

Denver Central—No information reported.

Devonshire—Our Devonshire office is reporting that in spite of snow storms and other weather issues, showings are increasing consistently. Buyers are finding it easier to pre-qualify for loans and are anxious to get out and begin looking. The moderate price range properties are holding strong with multiple offers. We know that the upper end will follow in the next few months. Buyers are coming to realize that if they don't move quickly on available properties someone else will.

Douglas County—No information reported.

El Paso County—Our Colorado Springs office reports that buyer activity is picking up dramatically mostly due to military and Schriever Space Center. Short sales are slowing and a lot of those sellers are renting their homes. REOs have slowed as well as foreclosures.

Larimer County—Our Fort Collins office reports that activity continues to increase in our market with property showings increasing and still the occasional multiple offer situation. The majority of the current activity is coming from homes in the $200,000 to $300,000 price range. The upper end is moving slowly. The three days of rain/snow did decrease the activity somewhat last week, but we are looking to rebound strong with the great spring weather and 70 degrees this week. We are still experiencing numerous short sales and some foreclosure activity. However, the banks are responding to offers a little quicker than before as these situations are becoming more commonplace. Interest rates are the lowest they have been since 1954 and the property values are holding relatively strong for our economy. If you are waiting for a better time to buy you may have to wait another 55 years!

North Metro—Our North Metro office reports that Agents are going out on many listing appointments. Some sellers remain overly optimistic about the price they would like to get for their home, over current market value. We are seeing an increase in listing appointments that are in short sale situations. The first time home buyer tax credit is helping to increase the number of buyer appointments. The result is a lower average sales price of the homes we put under contract. Floor calls continue to be strong. Average list price this week has been around $250,000.

Parker—Our Parker office reports that although we set a new record for listings under contract for the month of March, our inventory increased slightly because we added another high producing team to our sales force. Showing activity has been the highest since 2006! Our number of showings increased by over 100 in one week! We still receive multiple offers on power priced listings. Last week’s record was 14 offers on one listing within the first four days on the market.

Southeast Metro—WOW!! Busy, busy, busy with showings averaging 100+ per day! Our success story of the week is a condo near City Park that went on the market and closed in two weeks at full price! We continue to see multiple offers on homes priced below $250,000. Open houses are generating lots of energy and excitement in the market.

West Lakewood— Nearly 70% of our sales are under the $250,000 range. Very little is moving over $500,000. Many, many first time homebuyers are taking advantage of the $8,000.00 tax credit. Nearly all multiple offers are on bank-owned properties.

Next week will bring some more interesting news. Check out this article that ran Monday in The Wall Street Journal: http://www.washingtonpost.com/wp-dyn/content/article/2009/04/19/AR2009041901875.html. Once we see the results of new home sales (existing home sales were already reported), we should have a better indicator of where we are. I’ll leave you with this excerpt from the The Wall Street Journal’s story:

“Whatever the March numbers say, there are good reasons to think that home sales will improve as the spring selling season gets underway. Anecdotal reports suggest that low mortgage rates and an $8,000 first-time home-buyer tax credit are coaxing buyers back into the market. And while foreclosures are set to rise as banks begin to move on delinquent homeowners, that actually could boost home sales as banks auction homes for whatever the market will bear.”

The market is without a doubt changing and we may finally be seeing the end of the great housing challenge of the 2000s. I for one am very happy to see it.


Until next week,
Have a great one,

Chris Mygatt
President
Coldwell Banker Residential Brokerage Colorado