Come Learn Whether Rent-to-Own Is Right for You

We realize that not everyone who’d like to buy a home can do so. Yet, the selection of good rental homes is quite poor. Our rent-with-right-to-purchase program may be the perfect solution. Come to our office at 17695 S. Golden Rd. next Tues., Aug. 21, 5-7 pm to learn about this exclusive program that lets you rent a home for up to 5 years for pre-determined rentals with the right to purchase anytime at pre-determined prices. Call me at 303-525-1851 for details and to register for this informative session.  Refreshments will be served.

 

Paradise Hills Ranch Just Listed by Chuck Brown

Back of houseLooking for an opportunity to purchase a large home in the foothills to make your own? This single-owner custom ranch-style home with walkout basement is at 266 Lamb Lane in the Paradise Hills subdivision near Genesee and is ready for its second owner. The home, which is less than one mile from I-70, features 4,313 finished square feet, with 4 bedrooms, 4 bathrooms, 3 fireplaces, 3 living rooms, an outdoor swimming pool, dramatic views from every room, and 1965 vintage architecture that is sure to impress. The home is largely original and needs some updating, but it is also fully functional and could be lived in immediately as is. Major improvements include a new roof (in 2017) and 2 new boilers (in 2008). There is too much to mention in this space, so be sure to view the video tour at www.FoothillsHome.info. Open house is Sat., Aug. 18th, 11 am to 2 pm.  Or call Chuck Brown at 303-885-7855.  Listed at $695,000

 

Ranch Home in Arvada Just Listed by Debbi Hysmith

6243 W 62nd AveWelcome home to this 4-bed, 3-bath (2,854-sq.ft.) artfully crafted ranch on 0.21 acres. This cute ranch at 6243 W. 62nd Ave. couples character and functional outdoor living with RV parking, original 1960’s wood floors under carpet on the main level, a gorgeous wood-burning fireplace, main level master suite with bath, two additional  main-level bedrooms, and all bathrooms remodeled!  All new windows, doors & hardware throughout — newer Trex deck overlooks an ample backyard with a workshop, while adding protection to the lower basement walk-out patio.  Large finished basement offers guest bedroom, large laundry room, and bar for entertaining.  Tranquil setting near Arvada downtown, close to miles of trails and parks!  Crisp and clean throughout – you will not be disappointed!  See the narrated video tour at www.ArvadaRanch.infoOpen this Friday 6-8 pm, and on Sunday, 1-3 pm.  Listed at $433,000.

 

2 Men Stole Our Snowblower — We Caught It on Video

2 men in a light-colored 2014 or 2015 Nissan Frontier 4×4 Crew Cab who obviously knew where they were going, stole our Sears 2-stage snowblower on tracks (not wheels) from behind our office at about 8:45 p.m. on August 10th. Do you recognize them? If so, contact Trevor Novak with the Golden Police Department, 303-384-8041 or tnovak@cityofgolden.net.

Feedback From Showings Can Be Helpful, But There Are Good & Bad Ways to Ask for It

Real_Estate_Today_bylineWhen you put your home on the market and open it for showings, you probably look for useful feedback from those who have seen it. As a showing agent myself, I consider it a matter of professional courtesy to provide that feedback when asked.

Like most Denver broker-ages, Golden Real Estate employs Centralized Showing Service (CSS) to set showings for our listings and to automatically request feedback from showing agents immediately following each showing appointment.

CSS offers listing agents a choice of two styles of feedback requests. One asks a series of questions, survey-style. The other — which I’m happy to see most agents utilize — is to have an open text field for showing agents to provide feedback in their own words.

When I show a listing, my buyers and I typically come away with specific pros and cons which I’m happy to share with the listing agent, who can then pass them on to the seller.  Imagine the frustration when I get a feedback request that denies me that opportunity, asking instead a series of questions with multiple choice answers, none of which fit what I wanted to convey.  Sometimes, but not always, the last question will provide a text box to answer another unrelated question, such as “If you’re buyer is not interested in this home, please explain why,” and I’ll utilize that text box to give my positive and negative feedback that I wanted to give in the first place, about which the listing agent didn’t ask.

The most puzzling survey question – contained in almost all survey-style feedback requests — concerns the price. Is the home underpriced, overpriced or priced right?  I always ignore that question, especially if my buyer is contemplating an offer. The job of a good buyer’s agent is to get the best deal for his or her client which, of course, includes negotiating a price they’re comfortable with. Therefore, it would be irresponsible of me to answer that question, except perhaps to lay the groundwork for a low-ball offer. And what if an agent is previewing the home prior to listing a similar home in that subdivision? In that case, the agent could state that the home is underpriced, hoping the seller will  raise their price, making the new listing more attractive to buyers than their own.

Nine times out of 10, the home I show is not a contender for my buyer, so I wouldn’t mind giving an opinion about the price, but what’s my opinion really worth?  Unless it’s a subdivision I “farm,” I would have to do a comparative market analysis to give an informed opinion about each listing I show. Why would any showing agent do the research on listing price before their buyer tells him they’d like to submit an offer? In short, there’s almost no circumstance in which it would be useful to ask a showing agent his opinion of a listing’s price.

The follow-on question is often, “What do you think the final selling price of this home will be?”  Again, not a smart or useful question to ask or to answer.

CSS gives the listing agent the option of releasing feedback immediately to his seller. That means that the feedback response is sent simultaneously to both the listing agent and the seller.  I keep this in mind when composing my feedback response, because totally honest feedback could prove stressful to some sellers. Despite this risk, I always choose that option for my listings, believing that my sellers can handle honest feedback. As I read the feedback myself, however, I keep in mind that my seller is reading it, too, and that they might have a reaction to what was written.  Since the feedback emails sent to listing agents include the email address of the showing agent, I will often respond to feedback as appropriate.

If your home is listed, you will be able to see whether your listing agent is using the survey approach or allowing for open-ended feedback responses. If you’d like to change the questions being asked or switch to the open text field, you now know that you have that option.

As broker/owner of Golden Real Estate, I encourage our nine broker associates to use the non-survey approach. They tend to agree that the more useful type of feedback request is an open text area so the showing agent has an opportunity to say what’s on their mind as they leave a listing, unconstrained by survey questions.

If the goal is to receive detailed and honest feedback regarding your home, then make sure your listing agent lets the showing agents tell you!

 

Arvada Mansion on Hill Has Great Mountain Views

Aerial view of front      Located on a hill at the end of a short cul-de-sac, this 5-bedroom, 4½-bath home at 6526 Brentwood Court offers a panoramic view of the Continental Divide. Its numerous features are detailed in the narrated video tour at www.ArvadaHome.info. They include a 1,163-square-foot 3-car garage, offering both natural and artificial lighting, workshop space, and a gas heater. The home’s main floor is bathed in sunlight, and includes a gourmet kitchen to please the most discriminating chef. The kitchen and great room both open to a wrap-around composite deck with steps down to a 5-person hot tub. Bedrooms are on all levels — a master suite on the main floor, 3 bedrooms on the top floor, and a 5th bedroom in the walk-out basement. The basement also features a large bar with sink, microwave and kegerator, plus a classy wine cellar. One gas forced air furnace with A/C serves the top floor, and a second one serves the lower two floors. Again, you need to view the narrated video tour to fully appreciate this home!  Open house is Saturday, August 11th, 11 am to 2 pm.