04.29.08
Posted in Colorado Springs Real Estate at 6:21 am by Angela Byrne
Did you know that age is not a protected class per fair housing law? This means that communities are able 
to promote their features to specified age groupings. This is not a bad thing. In fact, my sister’s in-laws just moved to a retirement community in Florida that provides them a retirement lifestyle like no other community could. There are multiple options for live music every Friday and Saturday night, a dream golf course, a bowling alley, a grocery store, great healthcare, and much more….right inside the community. My sister laughs about how autonomous their new world is. Most people, she explains, spend more time commuting in their golf carts than in their cars. Now, that’s the life.
In Colorado Springs, we don’t have anything that lavish…yet. However, there have been rumors for years about a new Del Webb community planting itself in either Gleneagle or Monument. We seem to have a lot of our military retirees return to buy Colorado Springs real estate once they are done with their service to our country. Well, if a retiree is looking for a Colorado Springs 55-plus community, here is a list of possibilities for them. They are opening new communities annually, so if you don’t see something you like now…there may be a better fit soon. This may include some assisted living and care facilities, as well.
- Brookdale Village at Skyline. On the west side near Bear Creek Park. They offer garden homes and apartments and have facilities that include a putting green, library and indoor pool
- MacKenzie Place. Their campus includes The Cottages (which are low maintenance single family homes), The Terrace (which are independent living apartments), and The Arbours (a full care facility that they claim doesn’t feel like a hospital).
- The Inn at Garden Plaza. “Elegant” retirement living with both independent and assisted living options. 100 social activities from which to choose (book club, billiards, train trips, and more).
- Palisades at Broadmoor Park. In the Southwest. The Palisades say “Our distinctive concept takes the finest elements of a first-class community — comfort, convenience and luxurious amenities — and blends them with a comprehensive wellness approach that focuses on nutrition, physical fitness and emotional well being.”
This is not a comprehensive list of Colorado Springs 55 Plus Communities. If you have any to add, please post a comment or contact Angela Byrne. I would love to have ‘em all here!
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04.25.08
Posted in Colorado Springs Real Estate at 11:04 am by Angela Byrne
When I am invited to list a home in the Pikes Peak Region, one of the first things I do is look into pricing scenarios. Determining fair market value isn’t as easy pulling recent sales in the neighborhood. My approach to pricing a home incorporates a sophisticated system built through years of refining and carefully managing market data. I adopted systems learned through extensive training to find a model that best uncovers actual market value.
If a Seller is planning on interviewing multiple Realtors (something I would strongly suggest), 
they need to keep the following in mind. Through the process, a homeowner may encounter other Realtors who say they can sell the home for more. However, it’s not the Realtor that determines what a ready, willing and able Buyer will pay for a home. It is the market. The Realtor Code of Ethics says “Realtors will not knowingly mislead Sellers regarding the value of their home”. Realtors who try to “buy” the listing are not acting in an ethical manner.
I feel that my job as a Realtor is to implement the systems I’ve perfected over time to uncover true market value. What is the real value of finished below-grade square footage in a particular neighborhood? What money can you recoup as a result of a good kitchen remodel? These values are not set in stone and posted where we can all see them. The values are based on historical activity and sometimes the actual amount that certain improvements cost. There is no standard cost-per-square-foot for certain neigborhoods. Sure, there is an average, but only using this data could cost a homeowner thousands of dollars.
Due to current market conditions, it is not a time to premium price. A couple of years ago, the market was forgiving if a Seller worked in $5,000-10,000 to negotiate. This is no longer the case. This means we have to use an approach to pricing that puts a Seller’s home at an advantage over their competition. We do this by looking at recent comparable sales, the ‘active’ competition, and finally the ‘pending’ sales. A solid market analysis is the first step to successfully marketing your Colorado Springs home for sale.
Let me know if you would like a Comparative Market Pricing Analysis for your Colorado Springs real estate.
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04.24.08
Posted in Colorado Springs Real Estate at 2:52 pm by Angela Byrne
I just met with a really nice couple who are exploring a move to Colorado Springs…and opening a new fitness facility here. They have a couple of Southern Colorado spot in their sights, and Colorado Springs is one of their picks because of the city’s reputation for being a healthy place and promoting healthy lifestyles.
I’m sure we earned the reputation, but I’m sure our fitness gauge was swayed my the number of Colorado 
Springs military installations in the region. We have lots of people relocate here (both active duty, retired, and civilian) because of a current or past affiliation with Fort Carson, Peterson Air Force Base, Schriever Air Force Base and the Air Force Academy.
Anyway, in the past we’ve been awarded several fitness commendations:
Men’s Health ranked Colorado Springs as one of the nation’s top fitness cities.
Runner’s World named Colorado Springs the 14th best runners’ city in America.
Ranked 3rd Fittest City in the United States by Men’s Fitness.
Money Magazine Ranked Colorado Springs the #1 place to live!
Forbes Magazine ranked Colorado Springs top 25 Best Places for Business and Careers!
No matter where you are in the Pikes Peak region, there are plenty of things to do…rain, snow or shine!
If you like to Hike/Run, try Southwest Colorado Springs Real Estate, West Colorado Springs Real Estate, Black Forest Real Estate, Northwest Colorado Springs Real Estate or Northgate Real Estate.
If you like parks, try Briargate Real Estate, Tri-Lakes Real Estate, Black Forest Real Estate or Northwest Colorado Springs Real Estate.
We live in Black Forest. We are 1/2 mile from 4 miles of trails (for hiking, running and horseback riding). We are about 10 min. to two regional parks (with playgrounds, tennis courts, trails and nature areas). In addition, we are about 15 min. to indoor pools, fitness facilities, etc.
This is the case for many Colorado Springs real estate areas. If you don’t have a trail system at your back door, I would bet you’re within a 10 minute drive of one. If you’d like an area suggestion based on your specific real estate preferences, just let me know.
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04.22.08
Posted in Colorado Springs Real Estate at 2:50 pm by Angela Byrne
I decided years ago to stay with the most productive residential real estate brokerage when I left a career in 
marketing and obtained my real estate license. The RE/MAX name and the RE/MAX balloon are some of the most widely-recognized trademark symbols in the entire world. RE/MAX is visible in so many ways: yard signs, television commercials, amazing internet presence, print advertising, product placement in movies, and more! But RE/MAX even goes beyond traditional advertising venues. The brand is associated with sports, entertainment and many other community events, as well.
How does this benefit you? If you are selling Colorado Springs real estate, you have the power of the leader working for you. Since 1989, RE/MAX Properties has been the number one residential real estate brokerage in the Pikes Peak Region. This means, people recognize the reputation and know they won’t be dealing with a ‘fly by night’ kind of company. When other Brokers and their Buyers are wading through current inventory, your property is highlighted through multiple successful marketing venues (for instance, Remax.com, which is the #2 residential real estate website in the country). Once they’ve expressed interest in viewing your home, they experience professional systems for setting showing appointments. Oftentimes, I’ve been told that (when property details are similar) Buyers would rather bring an offer to a reputable firm over a limited service brokerage. So, as a Seller, you not only get more ‘at bats’…you are also given an advantage in making the final cut.
As a Buyer, you are paired with a powerful advocate. ReMax provides full-time, professional Realtors. RE/MAX Properties focuses on providing stellar continuing education courses so I’m always current with market conditions, new financing options, property features that add value, compiling an accurate pricing analysis, etc. A strong negotiator is experienced and has a reliable infratructure supporting them. Why risk thousands of dollars because your best friend’s uncle sold two houses last year and you sort of know him? Work with a brand that provides proven results.
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04.21.08
Posted in Colorado Springs Real Estate at 4:39 pm by Angela Byrne
Wahoo! What a great weekend. I hosted an open house yesterday at 7386 Grashio Drive in Colorado Springs. I met 14 groups of people who are thinking of moving. This is an outstanding turnout for what we normally see. One main reason this attracted so many viewers is because of the very visible sign placement (off of busy Woodmen Rd). Another reason is because of the make up of the neighborhood. Falcon Estates is in the Briargate MLS area. The District 20 schools are award winning. In addition, Falcon Estates is right in the middle of all of the growth, but the people who live there are on 1/2 acre to 1 acre lots. They have a serene oasis in the middle of the city.
We presented the open house on Sunday between 12pm-3pm. This is a time when traffic count in higher. It’s also better than Saturdays (IMHO) because people are using the day to relax and spend time doing things they enjoy (like visiting open houses). My theory is that Saturdays are for soccer games, shopping, house work, etc.
I made sure that all curtains/blinds were open so the house was bright and sunny. Because it was a gorgeous day, I also opened some of the windows to air it out (especially since the house was built in the 60s and doesn’t smell like new construction).
Finally, I greeted each guest and requested they sign in. This allows me to give a brief introduction to the home (even and clean hot water heat, one acre lot, crawl space for extra storage)…anything that they may not notice during their brief visit. If you are a homeowner and won’t be present for the open house, you may consider providing a small handout or little cards placed near saleable features (ie; “Gas fireplace!”). It’s often the little things that really encourage someone to act.
Open houses don’t sell a home as effectively as other marketing activities. However, they are useful for many reasons. Most of the time, you are going to get solid, honest feedback from the visitors. You may also take note of places where they focus their attention (which can help you beef up the other marketing). And, yes, you may even procure an offer. With the current Colorado Springs real estate market, the more hooks you have in the water the better chance you have of snagging a live one.
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04.18.08
Posted in Colorado Springs Real Estate at 4:55 pm by Angela Byrne
Isn’t it a shame that there isn’t a lemon law for homes?!? Thankfully, I haven’t seen too many after-the-
closing surprises concerning condition. One on the primary reasons? An outstanding home inspector.
It’s easy to fall in love with a home at first sight. Buying residential real estate is a fairly emotional process for most Colorado Springs home buyers. Before you visualize baking apple pie with your kid’s kids, be sure you have a good idea of the condition. There are plenty of home inspectors out there. How do you distinguish a thorough and knowledgable inspector from one who flies through the house and barely slows down when he kicks the tires?
First of all, find a home inspector who is ASHI certified. The American Society of Home Inspectors is is North America’s oldest and most respected professional society of home inspectors. Inspectors who have this affiliation are expected to follow standards for ethical and professional behavior. An ASHI member is held accountable for presenting a solid business character.
Second, be sure to work with an inspector who has current Errors and Omissions Insurance. This may come in handy if something is not discovered during the inspection process. It also is another indicator of a responsible business person.
Finally, get a recommendation from a Colorado Springs real esate agent. As Realtors, we get to see how different inspectors work, how they talk to our buyers/sellers, and how their inspection results best summarize the actual condition of the house.
One of my favorite Colorado Springs home inspectors is Mark Baxley of Brick and Mortar Home Inspections. He has a degree in Mechanical Engineering so he’s very detail oriented. And he has a great deal of experience in the housing industry so he knows what to look for when inspecting different types of homes, different ages, and different builders. He’s a great resource so give him a call if you have questions about the inspection process or to get a quote.
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04.17.08
Posted in Colorado Springs Real Estate at 1:31 pm by Angela Byrne
I’ve had several people buying real estate in Colorado Springs ask me how to establish a good search for Colorado Springs Real Estate so that good properties aren’t missed. For instance, “We need two bedrooms AND an office. How do we make sure our deam home isn’t missed?”. Here are some ideas to keep in mind when starting your search for Colorado Springs homes for sale…
1. Keep parameters flexible for more results. When conducting your Colorado Springs real estate search, search for 2 or more bedrooms (instead of the 3 rooms you need). If we have a home with a office, loft or den, they may not register as a bedroom in the MLS. Generally, a bedroom has to have a closet and two ways for ingress and egress (ie; a door and a window).
2. Understand the type of property you need. If you are looking for a townhome, would a condo work for you, as well? The difference is that a homeowner owns the land below a townhome (but not below a condo). In my experience, there isn’t really a standard value difference…nor does owning a condo mean you’ll have someone living above or below you. If you can be open to different property types, you may find the perfect home in a form you didn’t anticipate.
3. Understand the categorization of Colorado Springs real estate areas in our MLS (Multiple Listing Service). We have BSA areas. This means if a property is on the border of two different MLS areas, it may be presented to the viewer as a Black Forest home instead of where it really is in Falcon.
4. Be creative with square footage. Colorado Springs is a great place to tackle a basement finish. If you can buy a home with unfinished square footage below grade and do some of the work yourself, you may aquire all of the rooms/features you require after the purchase. This is a project that can build instant equity.
5. Have me set up a customized Colorado Springs real estate search for you. I can incorporate more specific fields (like mountain views, fireplaces, air conditioning, etc) and have the results sent automatically to you as soon as new homes come on the market. This means you can avoid having to wade through the same website search results again and again. It’s more efficient and effective.
Overall, the focus of these search tips is to help you find the best home during your move. I don’t think anyone should experience Buyer’s remorse after a home purchase. A flexible and more sophisticated search means you see more homes and, as a result, have more selection.
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04.15.08
Posted in Colorado Springs Real Estate at 5:30 pm by Angela Byrne
If there were a perfect invention for someone directionally challenged, like I tend to be sometimes, it would be the Garmin Nuvi. I used to map my property showings when showing Colorado Springs real estate by visiting mapquest.com and then use those directions to travel from one property to the next. However, you have one change in the schedule and you are up a creek. Back to the map book. Again.
I got my Nuvi as a gift a couple of years ago (Thank You, Sam!) and it has rarely failed me. Here are the only two issues: I can’t always count on the maps to be up-to-date if I am travelling to new construction. I make sure I look up the property in my map book before I leave. Also, sometimes she gets confused about the most direct route through neighborhoods. Sometimes the Nuvi will take you the long way around (probably to avoid the stops and turns within a ‘hood) instead of taking a much faster route.
Overall, the display is bright and colorful (and adjusts automatically at sunset). The touch screen has wide spaces, so I don’t hit 3 points at once when typing in an address, and the map shows good detail if you are eye-balling your route. And, the vocal commands are clear and easy to understand. Sure beats the hell out of your average back-seat driver.
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04.14.08
Posted in Colorado Springs Real Estate at 11:56 am by Angela Byrne
I went to a listing presentation last week for some folks who own a beautiful piece of Woodmen Hills Real 
Estate. Their home has been cared for nicely over the last three years. However, when I left the house, I suggested that they use our property management services as opposed to selling. Why? Well, in the eastern parts of the county (like the Falcon area), we’ve seen prices level off a bit. The newer neighborhoods are still experiencing strong competition from the new home sector. Builders HATE holding inventory and are able to float the loss of amazing incentives and pricing when individual homeowners may not. In addition, because of the excess inventory (and the competing foreclosures and short sales) the market is just more difficult for those who don’t have room to compete strategically.
Once we see things begin to appreciate for them again, they will be able to put it on the market for a faster and more profitable sale. In the meantime, having qualified renters will prevent them from having to make two mortgage payments.
For those who have to sell and don’t have other alternatives, there are several things that can be done to improve their odds. First of all, don’t be an “As Is” Seller! I read an article some time back that relayed the details of a study conducted to rate words and phrases used in real estate advertising. Their conclusion was that using words like “Seller Motivated” or “As Is” automatically reduced the selling price drastically. Even if you are not able to do a lot of repairs, DO NOT use these negative phrases to sell the house. There are plenty of other options. For instance, if you need to have someone do some repairs, find a reliable vendor who is willing to be paid out of your sale proceeds. You may also decide to do some of the repairs yourself (or by an experienced family member or friend). Finally, instead of addressing ALL inspection items presented by the Buyer, negotiate CREATIVELY. Maybe they really like the hot tub (that would be a pain in the butt to move anyway). Offer up the hot tub in lieu of paying for repairs. A sale doesn’t have to die because the inspection items can’t be tackled.
Another way to be a savvy seller is to hire a top performer. Right now, you need to find a Colorado Springs Real Estate Agent who really shines in a market where homes don’t sell themselves. A Realtor who knows how to get homes to move in a more challenging atmosphere will maximize the marketing dollars spent. They will know what to expect and how to handle any offers (or interest) that comes in. Working with a part-timer or someone who WAITS for results is suicide. Dramatic, aren’t I? Ha Ha Ha.
Finally, use the internet. Realtor.com is the number one ranked residential real estate website right now. Remax.com is number two. Recent studies show that OVER 80% of home buyers start their search online. Newspaper classified ads no longer work. People want lots of color photos, they want mapping so they can drive by, they want vivid descriptions…..they want it NOW! Don’t you? The only way you can have all of these things at once is with the internet. If your home isn’t showcased in the best possible light on ALL of the best sources…you are not going to be found.
This past year, we upgraded our Realtor.com subscription to a Showcase product. Here’s one of the listings maximized on the site: 16845 Oak Brush. We post lots of photos and all of the details. I’ve found through experience that if you leave out the details you lose out on the Buyer. We also started sharing our online slide shows for a more interactive experience with the house: 3424 Bexley Drive.
These are just a couple of Savvy Strategies for Sellers. There are many more. However, the best thing you can do is to be proactive. Hire a great Realtor and remember….it’s a price war and a beauty contest now. Be prepared to compete.
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04.10.08
Posted in Colorado Springs Real Estate at 11:06 am by Angela Byrne
My husband and I are at the tail end of a remodel that we thought would be a “fun” project. Ha ha ha! I sat 
an open house for another realtor about 3 years ago. The house sits on 5 treed acres in the heart of the Black Forest. I fell in love. Yes, I fell in love with a house accented in baby blue and bronze. The countertops were blue (even in the kitchen) and EVERY loop of the berber rang true blue! Yikes. (Notice the beautiful blue formica countertops to the right:)) We negotiated a deal too good to pass up and here we are. We decided to start with the basement finish to expand the useable square footage. Colorado Springs and Black Forest provide a great return on basement finishes…as long as you are mindful of how much you spend. If you can contract the work yourself (and maybe even handle some of the pieces of the project, you can net a nice profit). When I provide a value report for Sellers, I credit between $15-18/sf for below grade finished square footage. A walk-out basement offers more value, as do quality upgrades like a wet bar and a theatre room. Anyway, after the basement finish, we decided to remodel the main level to get rid of our baby blue palette. These projects (from start to finish) have spanned over the better part of two years. Countertop backsplash goes in today and we’ll be done with the kitchen and the baths. I’m please with the results, but we did learn a few tough lessons along the way. 
You can see the cabinets that we got from DeWils and the 5 inch Hickory hardwood from Homer Wood. Long story (and long project) short…we are VERY glad to be finishing up. The one thing that made things easier for us was working with some really good professionals. If you need help in the Pikes Peak region with finish work (trim, decks, etc.) Layton Gaskie of G6 Contruction is an invaluable resource. He has competitive pricing and quality workmanship. We got our granite countertops from Classic Stone of Pueblo. They are good at follow-up and will get the job done right. Overall, I must confess I would NEVER tackle a whole-house remodel again. We do like our Black Forest home, but I would have put more consideration into the amount of work required BEFORE we closed. If you are looking a Fixer-Uppers, be sure to make a very detailed list of things that need to be done. If you estimate the cost AND the time required, you will have a much better idea of where your sanity level will be toward the end of the project.
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