Boulder’s History is No Mystery

Boulder’s History is No Mystery

Plenty of Ways to Stay, Eat, Play, Listen, See and Learn

Boulder’s history is easily experienced.  From its aesthetically-appealing historic downtown and neighborhoods, historic walking and bus tours, to its own National Historic Landmark, this college town of 103,000 residents is a history-lover’s dream town.

Downtown Boulder – Boulder celebrated its 150th anniversary in 2010 and the town’s history is evident in a number of places around town, most notably in the downtown historic area.   The Downtown Boulder Historic District was listed on the National Register of Historic Places in 1980.  Pearl Street is the main street and four blocks of it are closed to traffic which make-up the Pearl Street Mall.  It is the heart and soul of Boulder and the perfect spot to see Boulder’s distinctive lifestyle.    http://www.boulderdowntown.com/

  • Stay: Overnight at one of Boulder’s downtown historic properties – the Hotel Boulderado, the Bradley Boulder Inn, or the Briar Rose B&B.
  • Eat: Many of Boulder’s favorite restaurants are located in historic downtown Boulder.
  • Play:  Little kids cool-off by playing in the pop-jet fountains located on the pedestrian mall in front of the art deco Boulder County Courthouse.
  • Listen: Take a tour from Banjo Billy Bus Tours or Boulder Walking Tours and listen to guides tell stories about Boulder’s historic people and places.
  • See: Historical signs with words and photographs displayed along the Pearl Street Mall.
  • Learn: The Boulder History Museum is open every day except Mondays.

Chautauqua – Teddy Roosevelt called it “the most American thing in America.”  He was referring to the Chautauqua Movement, which was at its height in the late 1800’s through the early 1900’s, and was where Americans traveled to gather for multiple days to enjoy stimulating lectures, music, camaraderie and nature.  The Colorado Chautauqua was, and still is, located in Boulder.  It was named a National Historic Landmark in 2006.  It is located on 40 acres at the bottom of Boulder’s mountains – exactly where the mountains meet the plains – and is made up of nearly 100 cottages, a restaurant, an auditorium, a park, hiking trails and wide open spaces.  http://www.chautauqua.com/

  • Stay: Overnight in a historic cottage (studios to 3-bedrooms).
  • Eat: Linger on the wrap-around porch of the restaurant, circa 1898.
  • Play: Throw a ball, run around or take a nap under the big old trees in Chautauqua Park.
  • Listen: Attend a concert – symphonic or rock & roll – in the historic auditorium.
  • See: Stroll through the streets, gardens and hiking trails.

History – Boulder was first populated by miners who flocked to the area when gold was discovered in Boulder Canyon.  The city’s beginnings date to 1859 when a group of foresighted settlers organized the Boulder City Town Company.  In the early years, the town grew slowly, because lots were expensive and business was limited to trades which supplied the mining towns in the mountains.  In 1873, railroads connected Boulder to other major areas.  Between 1873 and 1880, the population tripled.  The young community of Boulder began preserving land in 1898 with the purchase of Chautauqua Park.    By the end of the 19th century, Boulder had already established itself as a center for health, recreation, and culture.  In 1967, Boulder became the first city in the US to tax itself for the acquisition, management, and maintenance of open space.  Today, there are 45,000 acres of this open space surrounding the city.

Located 35 minutes northwest of Denver and 45 minutes from Denver International Airport, Boulder is a captivating community enriched with natural beauty, hip urban culture and a vibrant love of the outdoors. Visit Boulder and experience its distinctive lifestyle overflowing with world-class restaurants, inspired shopping and art, unbeatable people watching, and thousands of acres of wide open spaces.

 

 

 

John Marcotte

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Boulder Facts

Boulder Facts


Location

Boulder is nestled in the foothills, where the rolling plains meet the Colorado Rocky Mountains. Centrally located near Denver, Denver International Airport, Eldora Ski Resort (Johnnie’s mountain!) and Rocky Mountain National Park. Downtown Denver is just 35 minutes away.  A few hours from many of Colorado’s world-famous ski resorts, making Boulder the ideal Colorado destination.

Age Demographics
18-24 Years — 31%
25-44 — 36%
45-64 — 25%
65+ — 8%
Median — 29

Elevation & Size
5,430 feet (Denver is 5,280 feet); City of Boulder is 27.8 square miles.

Population
102,500 residents, including 25,000 students at the University of Colorado.

Weather
Four distinct seasons and over 300 sunny days a year.
Average temperature highs/lows:

Spring (March-May) — 63/35 F
Summer (June-August) — 83/55 F
Fall (September-October — 72/45 F
Winter (November-February) — 45/23 F
Average 83.3 inches of snowfall a year.

Recreation
Rated the “#1 Sports Town in America” by Outside Magazine, Boulder offers countless year-round recreational activities. Take advantage of the 200 miles of public hiking and biking trails, approximately 43,000 acres of open space or the Boulder Creek Path, which runs through the middle of own.

Arts & Culture
More than 30 art galleries, 4 local museums, 32 movie & stage theaters and many festivals, including the Colorado Shakespeare Festival, Colorado Music Festival and Chautauqua Summer Festival.

Dining
More than 400 restaurants featuring local, regional and international foods.

Accommodations
Approximately 2,000 guestrooms, ranging from full service city hotels to rustic cabins to historic Victorian suites.  Whether you are staying at a cozy Bed & Breakfast or our largest conference hotel, mountain views and proximity to activities will ensure an unparalleled experience.

Sister Cities
Dushanbe, Tajikistan; Jalapa, Nicaragua; Lhasa, Tibet; Mante, Mexico; Yamagata, Japan

Founded
City of Boulder founded in 1859.

Courtest of www.bouldercoloradousa.com

 

 

John Marcotte

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Multiple Offers: How To Get Yours Accepted

Multiple Offers: How To Get Yours Accepted

 

 What do I do if there are multiple offers on a home I want to buy? This is a common theme in today’s Denver and Boulder Colorado real estate market for homes under $400k because inventory is low right now. There isn’t a guaranteed way to beat out the competition, but here are some tips that will give you the best chance for success.

1. Determine The Most You Are Willing To Pay: Work with your agent to get a report of similar homes that have sold and determine the “maximum” you are willing to pay.

2. Offer Your Maximum: If there are multiple offers and you are convinced this is the home for you, present your “maximum”, often called highest and best, and that way if you get outbid you don’t have any regrets

3. Don’t Believe Your Friend Who Says to Offer 10% below list price: While some people will tell you to always offer X % below asking price, this simply is not true when buying foreclosed home in Colorado. It is competitive. Most foreclosed homes in Colorado sell for 99% of list price. Some sell higher. Your agent can give you professional advice to make a strong offer but without paying too much.

4. Tighten Up Those Dates! – When you write an offer to buy a home in Colorado, we have a date table for all kinds of “outs” for the buyer, otherwise called contingencies. These include a deadline for inspections, appraisals, final loan approval, etc. If you back out of the contract for one of those reasons (on or before the deadline for that contingency), you get your earnest money (deposit) back. If you want to give yourself the best chance of beating out another offer, take out the contingencies you are willing to waive. The ones you need, make the dates as soon as they are feasible to accomplish. This includes closing.

5. If possible, close in the CURRENT MONTH – this is self explanatory, but sellers  (if all other factors in the offers are the equal) will often choose the offer that can close soonest.

6. Show Them The Money! – If you can pay cash, do it! Next in order of preference is a conventional loan with a strong down payment. Last on the pecking order is an FHA loan because it has more hoops the buyer/seller/property need to jump through and increases the likelihood of it falling through. When given the choice, sellers prefer cash buyers and then conventional buyers.

7. Increase the Earnest Money – having a higher earnest money and/or a portion of it explicitly non refundable can help!

8. Take Out Concessions – It’s pretty common to ask the seller to pay a buyer’s closing costs, but in a multiple offer situation, take them OUT if you can afford to. It shows sellers you don’t “need” concessions and are therefore a stronger buyer. The seller ultimately wants the highest offer price that has the lowest likelihood of falling through.

Courtesy of the Taylor Realty Group

 

John Marcotte

720-771-9401

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Multiple Offers For Sellers: How to Choose

Multiple Offers For Sellers: How to Choose

Tips for Handling Multiple=

1. You don’t need to counter each and every offer. – This is urban legend #1. You actually don’t even need to respond to every offer (although I don’t recommend this). No response equals rejection in Colorado. In addition, the “Acceptance Deadline” is only applicable if you will be ACCEPTING that offer as written. If you will be rejecting or countering an offer, that deadline is meaningless so don’t stress about it.

2. Narrow your possibilities to those that satisfy the most important aspects of your move. – Each offer will have it’s pros and cons. Is price most important to you? Maybe it’s an earlier closing date or perhaps it is a later closing date to allow you time to find a new home. For some it’s knowing the deal is rock solid because you had a previous offer that fell through. The factors are different for everyone, but filter each offer based on what is most important to you and your situation.

3. Verify financing of your top contenders – A lender letter is a must when a buyer presents an offer, however, it honestly isn’t worth the paper it is printed on. Your listing agent needs to discuss the buyer’s ability to qualify for a loan with their lender.

  • Has income & assets been verified or is it only based on verbal information provided by the buyer.
  • Has a full credit report been obtained.
  • Has the lender already had their underwriter review the file to ensure it will get approved.

These questions need to be asked to know how solid the financing is. Gone are the days where just a lender letter will suffice.

4. If the offer is non-contingent, VERIFY. – More than one seller and their agent have been misled by this fact. Ask for the contingent offer. Verify that buyer’s ability to qualify. Have inspections been completed? Any red flags. Verify Verify!!

5. How have your agent’s dealings been with the buyer’s agent? -Someone who has been polite, professional, competent and timely during the offer stage, is apt to be that way throughout the transaction.Other agents have a reputation of being difficult to deal with or always wanting to “win”, making the deal challenging. Ask your agent about their experience with the buyer’s agent(s).

6.Treat everyone fairly. Transactions fall apart, and you may be re-visiting these offers for a back-up if things don’t work out the first time.

 

Courtesy of  the Taylor Realty Group

 

John Marcotte

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What is market value?

What is market value?

Ultimately, whether we like it or not, buyer’s ultimately determine market value. What someone is willing to pay IS the market value. If what someone is willing to pay is not what you “need”, the variable we need to adjust is TIME. Maybe another 6 months, or in some cases, another 6 years, but only time will eventually lead to increased market value. Just because you “need” an amount does not mean a buyer will pay it.

How To Avoid It:

Get educated on what similar homes to yours have sold for in the last 3 months. Hire an agent with intimate market knowledge of your area and have them present a market report with pricing recommendations. Price your home where it is compelling to buyers based on this data and not on your desires. If it’s too low, you might consider waiting for the market value to increase.

 

Feel free to call me anytime for a free market analysis.

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John Marcotte

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Choosing a Discount Listing Agent

Choosing a Discount Listing Agent

This may sound self serving and or like a solicitation, but hear me out. In these tighter economic conditions, many sellers choose their listing agent based on the commission their listing agent charges. There is no “Standard” commission and it varies greatly between companies, and even agents within the same company. However, negotiating is one of the main functions of your realtor/real estate agent. How quickly did they decide to come down in their commission?  If their job is to get you the highest price for your home and that agent is willing to give up their money that quickly, how fast would they be willing to give up YOUR money in the negotiation?  For example, if he/she went from 3% to 2% that is 33% discount – is that really who you want negotiating for you?

How to Avoid It – Hire an agent who is an expert negotiator and don’t choose your agent based on cost alone. Evaluate their entire business proposal, marketing plan, experience, etc. Often an agent can charge slightly more but you still walk away with more money because they can negotiate a higher price and terms for your home.

 

Please visit my website to see how well I will market your Boulder property for sale

 

John Marcotte

720-771-9401

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How to handle a low ball offer on your house

How to handle a low ball offer on your house

How to Handle a Low Ball OfferYou just received a purchase offer from someone who wants to buy your home. You’re excited and relieved, until you realize the purchase offer is much lower than your asking price. How should you respond? Set aside your emotions, focus on the facts, and prepare a counteroffer that keeps the buyers involved in the deal.

1. Check your emotions

A purchase offer, even a very low one, means someone wants to purchase your home. Unless the offer is laughably low, it deserves a cordial response, whether that’s a counteroffer or an outright rejection. Remain calm and discuss with your real estate agent the many ways you can respond to a lowball purchase offer.

2. Counter the purchase offer

Unless you’ve received multiple purchase offers, the best response is to counter the low offer with a price and terms you’re willing to accept. Some buyers make a low offer because they think that’s customary, they’re afraid they’ll overpay, or they want to test your limits.

A counteroffer signals that you’re willing to negotiate. One strategy for your counteroffer is to lower your price, but remove any concessions such as seller assistance with closing costs, or features such as kitchen appliances that you’d like to take with you.

3. Consider the terms

Price is paramount for most buyers and sellers, but it’s not the only deal point. A low purchase offer might make sense if the contingencies are reasonable, the closing date meets your needs, and the buyer is preapproved for a mortgage. Consider what terms you might change in a counteroffer to make the deal work.

4. Review your comps

Ask your Realtor whether any homes that are comparable to yours (known as “comps”) have been sold or put on the market since your home was listed for sale. If those new comps are at lower prices, you might have to lower your price to match them if you want to sell.

5. Consider the buyer’s comps

Buyers sometimes attach comps to a low offer to try to convince the seller to accept a lower purchase offer. Take a look at those comps. Are the homes similar to yours? If so, your asking price might be unrealistic. If not, you might want to include in your counteroffer information about those homes and your own comps that justify your asking price.

If the buyers don’t include comps to justify their low purchase offer, have your real estate agent ask the buyers’ agent for those comps.

6. Get the agents together

If the purchase offer is too low to counter, but you don’t have a better option, ask your real estate agent to call the buyer’s agent and try to narrow the price gap so that a counteroffer would make sense. Also, ask your real estate agent whether the buyer (or buyer’s agent) has a reputation for lowball purchase offers. If that’s the case, you might feel freer to reject the offer.

7. Don’t signal desperation

Buyers are sensitive to signs that a seller may be receptive to a low purchase offer. If your home is vacant or your home’s listing describes you as a “motivated” seller, you’re signaling you’re open to a low offer.

Courtesy of the Taylor Realty Group

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John Marcotte

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Luxury home sales soar 50%

Luxury home sales soar 50%

Highlights:

  • Well-heeled buyers snapped up 50% more luxury homes in March.
  • The most expensive sale last month was for $7 million.
  • Total dollar volume is up 46.4%

This 19,555-square-foot home in Cherry Hills Village last month sold for $7 million.

This 19,555-square-foot home in Cherry Hills Village last month sold for $7 million.

Luxury home sales in the Denver area soared by 50 percent in March, compared with March 2012, according to a report released today by Kentwood Real Estate.

The report shows that 48 single-family homes priced at $1 million or more, closed last month, compared with 32 a year earlier.

The total dollar volume was $76.114 million, 46.4 percent higher than the $51.994 million in March 2012, according to the analysis, which used Metrolist data for sales in the “core” counties of Adams, Arapahoe, Broomfield, Denver, Douglas, Elbert and Jefferson counties.

“It was an awesome month,” said Sandy Weigand, a top broker in the Kentwood-DTC office.

“It was a good month for closings, and not just under contracts.”

Weigand said she thinks well-heeled buyers increasingly are becoming comfortable with the idea of buying their dream home.

I think people are finally saying, “Enough is enough,” Weigand said. “There is a lot of pent-up demand. People are feeling more secure in their jobs right now and big companies and corporations are making money again.”

Also, buyers want to take advantage of historically low interest rates, she said.

“A lot of buyers are paying cash and putting loans on their homes later,” Weigand said. “However, the $2 million to $3 million buyers are not going to buy their new home until they sell their less expensive home and have the cash to move up”

However, with an increase in homes priced in the $1 million range, “It has a good snowball effect on homes in the $2 million to $3 million range.”

Indeed, Weigand said she is starting to see bidding wars for the home in the $1 million to $2 million range, although they are not as fierce as in the lower price range.

While the overall market is suffering from the lowest inventory of unsold homes on record, it is not as pronounced at the high end, she said.

 

Another look at what $7 million buys in today’s market.

“It was my listing that bought it, although we had one other party interested in buying it that came very close to putting it under contract,” Weigand said.

Weigand decline to name the buyer.

Public records, however, show it was bought by Dale Francescon, an owner of Denver-based Century Communities, one of the largest home building companies in the area.

In 2010, his brother, Rob, paid $7 million for a nearby home that previously had been owned by Mike Shanahan, the former coach for the Denver Broncos.

Weigand said custom home builders are not yet constructing spec homes in that lofty price range.

“What I am seeing is that some customer builders who own lots are now placing signs on their property saying they will do build-to-suits,” she said. “That is a move in the right direction.”

Kentwood reported there are 523 single-family homes priced at $1 million or more are currently on the market. Of those, 125, or 23.9 percent, are under contract.

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John Marcotte

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Light Rail expansion to boost home prices

 Light Rail expansion to boost home prices

Highlights:

  • The W Line, the first leg of FasTracks, opens April 26. 
  • Homes near the light-rail line can expect double-digit appreciation.

By Melissa Olson

Special to InsideRealEstateNews.com

When the West Rail Line opens later this month, nearby homeowners not only can look forward to hopping the first completed FasTrack’s light rail line, but can also expect double-digit home appreciation in the next few years.

“Generally, homeowners close to light rail stops can expect to see their values increase by nearly five percent in the first year, 10 to 11 percent in the second year and between 15 and 16 percent in the third year following the opening of (a light-rail) line,” according to Gary Bauer, an independent Realtor.

Bauer was one of about 110 Realtors who recently rode the 12.1-mile West Rail Line, or W Line, which is scheduled to open on April 26. (The “West Corridor” or “West Rail Line” is the name of the infrastructure itself, while “W Line” is the name of the operational service on the infrastructure.)

The sneak preview of the line on Wednesday was sponsored by the Denver Metro Association of Realtors. The line connects Denver Union Station to Golden.

“The Denver Metro Association of Realtors (has been a longtime supporter of the RTD expansion and we’re extremely excited to be able to arrange previews like this for our members,” said Dave Pike, DMAR president.

“Realtors are a crucial part of Denver’s economy,” Pike said. “It’s important they have the local expertise needed to anticipate opportunities for buyers and sellers throughout the metro area. By organizing events like today’s pre-opening ride on the RTD West Line, DMAR members are able to get invaluable experiences that ultimately help in counseling their buyers and sellers.”

Voters approved the $4.7 billion FasTracks in 2004. The West Line cost $707 million and is expected to serve 20,000 commuters each day.

Lakewood Mayor Bob Murphy was one of the speakers to address the Realtors. He discussed the virtues of what are known as transit-oriented developments near light rail stations.

Murphy said a 1,300 unit mixed use development near the Federal Center has drawn international interest and the “horseshoe” portion of the line is anticipated to be a major commuter hub.

Other future development include a new arts district that will be established north of West Colfax Avenue, a railroad restoration and exhibit museum and student housing opportunities.

The RTD Light Rail Station on the W Line.  Photo Credit: http://www.kristalsellsdenver.com

The RTD Light Rail Station on the W Line. Photo CreditKristal Kraft

RTD will provide 5,600 parking spaces along the W Line along with $2 million invested by the City of Lakewood to improve bike paths and public art installations planned for the stations, neighborhood walk-up stations, which will make the daily commute much more amenable.

Several employers, such as St. Anthony’s Hospital in Lakewood and DaVita in downtown Denver, sought locations with easy access to the new stations as well as other commercial development projects, bringing thousands of employees to Lakewood each day.

“This will have a very positive impact on the City of Lakewood and homeowners within two to three blocks of the light rail line,” Bauer said.

It also will be great for those on the West side who work in downtown Denver who want to leave their cars at home, he said.

“Downtown commuters will really see the value of these investments,” added Bauer.

Completed eight months ahead of schedule, the W Line has been undergoing trial runs and emergency responder testing.

“The completion of the W Line is really a great example of collaboration among the various agencies needed to make this a reality,” Bauer said.

The W Line features 11 new stations, and will be the first light rail line to run through neighborhoods with 20 at-grade crossings.

“As a Denver native, I am thrilled to witness the transportation vision our local government leaders set into motion several decades ago, said Anthony Rael, a Realtor with RE/MAX Alliance who rode the rail line.

“The new RTD light rail West Line is the latest great achievement in our community and will really create high demand for Lakewood homes,” Rael added.

“Easy access from Lakewood to downtown Denver is a key factor for homebuyers.”

Melissa Olson has more than 20 years of experience in marketing and public relations, spanning a number of industries.  As the marketing director for the largest multiple listing service (MLS) in Colorado, she produced monthly housing reports and analyses for metro Denver over the past eight years. 

 

 

John Marcotte

720-771-9401

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U.S. Housing Prices to Continue Stabilizing in 2013

U.S. Housing Prices to Continue Stabilizing in 2013

 BMO Economics commented recently that higher equity and home values must be providing some much-needed comfort to U.S. consumers, following the release of the S&P Case-Shiller home price index for June which showed a more-than-expected rise of 0.9 per cent, seasonally adjusted.

“This represented the fifth straight monthly gain, and lands the index 0.5 per cent above year-earlier levels – the first positive reading in nearly two years,” says Jennifer Lee, senior economist, BMO Capital Markets. “This report is very good news, and shows that prices are getting support from the pickup in demand for housing as well as fewer distressed homes on the market. It also represents a much-needed boost given the release of the consumer confidence index for August, which shows a drop of 4.8 points.”

A look at individual areas provided further encouragement, according to Lee.

“Eighteen of the 20 metro areas saw home prices rise in June, the most since 2006. On a year-over-year-basis, thirteen areas are now able to say that home prices have grown, including Phoenix, Miami and Minneapolis.”

Lee noted that U.S. housing prices are likely to stabilize further in 2013, with demand improving on firmer job growth and easier lending standards.

Source: http://www.harrisbank.com 

Boulder homes sales continue to be on the rise!

 

John Marcotte

720-771-9401

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