Why Choose Me To Market Your Home

The decision to sell your home is a huge one and should not be taken lightly. Many factors typically lead you to this point: a job change, new member of the family, schools, proximity to services, or just the need for more space. Selecting a Realtor to market your home is the next most important decision. In this article, I will summarize my comprehensive real estate marketing plan and answer questions about the process of selecting a Realtor.  

It’s Time To Move, What Is The First Step?

All Realtors are not created equal. Besides the costs associated with hiring a Realtor (I’ll get to this later), many other factors differentiate the large number of available Realtors. Some of these include community knowledge, marketing expertise, network of Realtors, use of technology, and drive to get the job done. The first step I take to sell your home is to meet with you and fully understand your real estate needs and how I can help. This also provides you an opportunity to get to know me and discuss the process of selling your home. Throughout the entire process I am available by phone, email, text message, and in person (I utilize all to keep you appraised from start to finish). My marketing program starts with research to fully understand the real estate market in your neighborhood. The following is a summary of what I consider when researching a home:

• Recent sales of similar homes (past 6 months is ideal)
• Current inventory of homes for sale
• Absorption Rate (how long it is expected to sell the current inventory)
• Condition of your home in comparison to other available homes
• Location, location, location

What’s It Going To Cost Me?

In a typical real estate transaction the real estate commissions are paid by the seller. This can be a significant expense – to help understand what a home sale will cost you I always prepare an estimate of your sale proceeds. Additionally, if you are also contracting with me on your home purchase, I significantly reduce my costs to list your home for sale. Contact me for more information.

Ok, What Is Next?

Once a sales price has been determined and the research is well underway, the next step is to prepare your home for sale. In order to get the best possible price your home needs to be ready: complete necessary repairs, home staging, whole house cleaning (very important), and prepare all marketing materials. My marketing program delivers results and is a differentiating factor when consider a Realtor to list your home:

• High quality photographs for all marketing materials and virtual tours
• All flyers printed on high quality paper
• Extensive website coverage:
  • My Website, Remax.com, Homesincolorado.com, REColorado.com, Realtor.com
  • Syndicated to Google, Yahoo, Zillow, Trulia, Vast, Oodle, AOL, Hotpads, and more
• Virtual tour links from available websites
• Email marketing to network of clients and Realtors
• Present your listing at local Board of Realtor Marketing Meetings
• Easy showing process to generate quality leads (extended hours and online scheduling)
• Follow up on all showings
• Review all disclosures and contracts (area of expertise)
• And much more specifically related to your home

My Home Is For Sale, Will I See You Again?

Once your home is on the market expect a regular volume of showings. My marketing program has a proven track record to generate showings and quality sales leads. I follow up on all showings to evaluate interest and gather meaningful feedback. With your approval, I also host at least one open house each month. To keep you informed of marketing progress and comments, I provide  a written summary including showing information, feedback from potential buyers, details of upcoming marketing plans, and updated neighborhood sales information.

Yeah, We Have An Offer

Once we receive your first offer I personally review the details with you and provide advice on your next steps. My knowledge and expertise utilized to its fullest in this area:

• Should you accept, reject, or offer a counterproposal?
• What options do you have regarding the terms of the offer?
• If I accept the offer what happens next?

How you handle these decisions are critical to the successful sale of your home. Every offer received is a qualified lead that should be handled delicately. You want to sell you home for top dollar but you don’t want to lose a buyer over a small detail. I work extremely close with my clients in this stage of the sale.

You Have A Contract and Closing Date Is Approaching

With an accepted contract to sell your existing home, the buyer will be performing inspections, lender appraisals, title search, and more to determine the overall condition of your home. This can be a stressful time and I have found that regular communication is important. If you are moving locally we are actively looking for your next home as well. Once closing is scheduled you can expect a financial summary of your closing outlining the entire transaction (HUD-1 Settlement Document). When possible I review this document in its entirety prior to closing making necessary corrections and avoiding last minute surprises.

Congratulations, Your Home Is Sold

It would be great if all home sales were this simple. In every transaction my expertise and industry knowledge is utilized to overcome the inevitable surprise lurking behind every corner. I work hard to be an outstanding communicator delivering information and making decisions to avoid problems before they happen. But when they do, my clients appreciate my professional, business like demeanor and drive to get the job done.

Last But Not Least

For more information and specific answers to your questions, please contact me to arrange a meeting. I am flexible and meet with clients at your home, my office, or anywhere in between – whatever is best for you. Thank you for taking the time to read this report and I look forward to working with you on your next home sale!

Todd Holmes

Broker Associate, Realtor

RE/MAX Alliance 3000

13770 E. Rice Place

Aurora, CO 80015

Mobile: (303) 570-3419

Email: todd@toddholmesrealestate.com

Website: http://www.toddholmesrealestate.com

Home Buyer’s Tax Credit – Time Is Running Out

For eligible home buyers, the deadline to be ‘under contract’ to purchase a home and qualify for the tax credit is April 30, 2010. The following flyer outlines some of the basics about the credit and who is eligible:

Tax Credit Flyer

Contact me f you have any questions or know someone looking for a home. If you plan to sell and purchase a different home, time is of the essence! You need to be under contract on your new purchase by April 30, 2010 to qualify for the ‘move up’ tax credit.

I am a Realtor helping clients buy and sell residential real estate throughout the Denver metro area – let me know if I can help you!

January 2010 eNewsletter

I just published the August 2009 edition of my eNewsletter. Click here to view the entire document. Topics this month include:

• Recent Sales
• 2009 Denver Metro Real Estate Summary
• Children’s Miracle Network

If you would like to receive this newsletter every month, click here to sign up.

Market Summary – Denver Metro Area 2009

The past year saw many changes in the local real estate market. Buyers benefited from low interest rates, tax credits, and low home prices. Sellers saw an increased number of buyers, tax credits to ‘move up’, and home prices stabilize.

As we start the new year many real estate professionals are optimistic about future sales. A report from the National Association of Realtors summarizes statistics from the past year and discusses expectations for the next year.

First time buyers (those who have not owned a home in the past three years) continue to account for a large percentage of sales. The tax credits available in 2009 were modified and extended to April 30, 2010. The new changes also offer a $6500 tax credit for ‘move up’ buyers. Click here for more details and additional information about the home buyer tax credits.

Local Trends

In the six county Denver metro area, the median sales price for a single family detached home increased to $227,000, an increase of 19.5% from December 2008 to December 2009.

The number of homes for sale declined 19.1% from December 2007 to December 2008 and a whopping 43.5% from December 2008 to December 2009 (see chart)!

At the current sales rate, the inventory of homes for sales is about 5.9 months. This number is improved from 11.6 months in December 2008 and 13.9 months in December 2007.

The following chart shows the difference in median sales price of homes sold under $200k compared to homes sold between $200-500k in the past year:

Dec 2008 – Dec 2009

Homes Under $200k           up 15.0%

Homes $200k-$500k          down 1.1%

Overall, the Denver Real Estate showed improvement and we have reason to be optimistic about 2010. However, investigating the statistics reveals certain segments that still show weakness, specifically more expensive homes.

I am always available for your questions or comments.

Recent Sales

October 2009 Sales:

2027 S. Nome St. in Aurora, CO
Located in desirable Village East, this tri-level home with a basement on a cul-de-sac sold for $202,000. I represented the buyers.

9400 E. Iliff Ave. #146 in Denver, CO

 

This updated townhome in Wind Stream sold for $155,000. A great home in a great community with convenient access to shopping, light rail, and trails. I represented the sellers.

November Sales:

4193 S. Lisbon Way in Aurora, CO
Located in Southeast Suburban Aurora, this spacious home located in the Cherry Creek School District sold for $220,000. I represented the buyers.

Southeast Suburban Denver Sales Trends

I know the real estate market in suburban Denver is showing signs of life based on the volume of business now versus the past two years. To document this improvement I have investigated the sales statistics and found the following interesting details:

Looking only at Suburban Southeast Denver, quarterly sales are fairly predictable. The second quarter shows a significant increase in median sales price followed by a decrease in the third quarter. The third quarter in 2009 broke this trend with a median sales price increase of 1.3% (after a 13.2% increase from the first to second quarter).

Looking at the monthly statistics, October median sales were 0.5% higher than September (again, breaking the pattern from the previous two years). October 2009 is also 4.7% higher than October 2008 and a much more active market in this area.

Lets look at the volume of sales from 2nd quarter to 3rd quarter for the following years:

• 2007 down 12.1%
• 2008 down 5.8%
• 2009 up 7.3%

Many factors are contributing to this change including available tax credits, reduced inventory, and lower (more realistic) prices.

Is this a sign of long term recovery? Who knows. In our current market, small changes are worth noting and it points to an improved SELLER market in 2010!

If you plan to sell your home next year, now is the time to get your home ready for the market. Contact me for details about my comprehensive marketing program and specific sales trends for your neighborhood.

SOLD! Time to find a new home for this sign!

My listing in Centennial, Colorado will close tomorrow and I need to find a new home for this sign! If you or someone you know has the need for a top notch real estate professional (and would like to take possession of this sign for your home), give me a call!

Price Reduced! Two Bedroom Town House In SE Denver

Front View of Home

Two Car Attached Garage

The price was recently reduced to $159,500 for this updated town house in SE Denver. Located in Wind Stream near Iliff and Parker Roads, this home is centrally located with easy access to downtown Denver, the Denver Tech Center, Shopping, Light Rail, and more!

Property Details:

• Two bedrooms
• Two full bathrooms
• 1160 square feet
• Two car attached garage (see photo)
• Updated kitchen incl. appliances
• Pool community close to parks and trails
• HOA is $230/month incl. clubhouse, pool, roof, exterior, water, sewer, trash, and grounds
• Click here for a Virtual Tour

Price reduced to $159,500

Click here for more information or contact me for a showing!

The New Market For Less Than $200k In Aurora, Colorado

I have multiple clients facing this reality on a daily basis in Aurora, Colorado right now. The market for a home priced less than $200,000 is completely different than one year ago (or even six months ago). Homes are selling for a higher price and selling faster – take a look at the following statistics based on sales in August 2008 and August 2009:

	August 2008	August 2009	Change
Median Price For Sale	$154900	$158800	+ $3900
Median Price Sold	$146000	$155000	+ 9000
Price Change	$8900	$3800	- $5100
Months Supply of Inventory	5.5 months	2.0 months	-3.5 months
Average Days on Market	73 days	58 days	-15 days
Percentage Under Contract	14%	29%	114.5%

* Source data: Denver Metrolist areas AUS, AUN, Price $100k-200k, Residential

Sellers are able to command a higher price (higher demand and lower inventory equals higher price) and homes are selling faster! This is a prime target for buyers looking to utilize the $8000 tax credit expiring soon and many are having trouble competing for the best homes in this area.

Some tactics I use to help my clients get the home they want include: Daily (or more) checks for new listings, quick previews, calling the listing agent to start communication, mortgage pre-approvals, and working with clients who are ready to buy now! My website has some useful tools for buyers looking for available homes.

Just a few months ago buyers could afford to wait and think about the perfect home – now they need to move quickly or the home will already be sold!

Real Estate Statistics – Southeast Aurora, Colorado

The following chart supports the increased activity in real estate priced less than $200,000 in Southeast Aurora, Colorado. Look at line two, Absorption Rate, and note the dramatic change in sales during each period. The last line shows the price stabilization in this price range.

My clients who purchased last Winter in this price range had the pick of the market. Nothing was moving and they could definitely take their time. Buyers looking in this area over the Summer are finding a different experience – competitive bidding and homes selling at asking in a very short period of time.

What is causing this? Two key areas…investors purchasing homes in need of significant repair and first time buyers taking advantage of the $8000 tax credit. Many neighborhoods that had numerous homes for sale are now seeing a more ‘normal’ level of homes on the market and prices appear to be stabilizing. Deals are available for higher end homes but your average home in Southeast Aurora is becoming more competitive to purchase.

Are you seeing this type of activity? What is happening in your neighborhood?