Golden Real Estate – Page 5

The ‘Styrofoam Corral’ Needs a New Home!

For over 15 years, Golden Real Estate has operated a “Styrofoam Corral” behind its former office at 17695 S. Golden Road. During that time, the general public has brought us so much Styrofoam to recycle that we estimate we’ve kept over 40,000 cubic yards of the material out of landfills.

At least twice a month (including tomorrow!) we fill our box truck with what has been left in the Corral and take it to Atlas Molded Products in Denver, where it is densified for reuse to manufacture new products. It’s not shipped elsewhere.

In January 2022, Golden Real Estate moved to its downtown Golden storefront (shown above), and our former office building is now pending sale to another Golden business. (More about that later.) The contract of sale requires that the Styrofoam Corral be removed by August 31st, so we need to find another business which can take over this popular service.

If you or someone you know would like to host the Styrofoam Corral, we will make it easy for you/them, moving the chain-link enclosure and signage plus the motion-detecting enunciator which gives instructions to visitors. I will also personally train you/them, and our box truck will be available for every trip to Atlas Molded Products or another recycler.

We know that the public values this service. We have a donation box attached to the corral which receives over $100 per month in cash donations from visitors, more than covering the cost of bags and gas for the truck.

If you can help avoid terminating this valuable public service, please call me, Jim Smith, at 303-525-1851. Thanks!

Just Listed: 4-Bedroom Green Mountain Ranch with Finished Basement

You won’t find a better maintained or better loved home than this one at 13598 W. Alaska Drive on the northeast slope of Green Mountain. It was just listed by Jim Smith for $590,000. Because the neighborhood backs to the mountain, there is no through traffic, making it a quiet, peaceful place to live. There’s also no HOA, so you can park an RV on gravel next to the garage. The home has three main-floor bedrooms and another one in the finished basement, with a full bath on both levels. The backyard features a pergola and swing, above-ground pool, and patio furniture, all of which are included. The sellers welcome a quick closing but request 60 days’ post-closing occupancy to find their replacement home. You can view more pictures at www.GreenMountainHome.info. Open house Saturday, July 8, from 11 to 1.

Amberwick Townhome with Finished Walk-Out Basement Just Listed by Kathy Jonke

This townhome at 232 S. Holman Way is in Amberwick, a lovely subdivision of 24 four-plexes, fewer than half of which, like this one, have walk-out basements opening to a greenbelt. It was just listed at $565,000. This highly desired two-story townhome offers proximity to Colorado Mills and Denver West shops and restaurants. From a private courtyard next to the detached garage, step into a spacious tiled entry and continue into an inviting and warm open living area. Enjoy views from the main-floor deck of the expansive greenbelt. The main level also includes a half bathroom. On the upper level, there are two bedrooms and two bathrooms with new ceramic tile. More pictures of this listing are at www.AmberwickTownhome.info, or call listing agent Kathy Jonke at 303-990-7428 to arrange an in-person showing. Open house Saturday, July 8th, from 11 to 2.

Price Reduced on Winter Park Condo Close to Everything

This condo in the very center of downtown Winter Park offers great views (left) and easy access to all the activities Winter Park has to offer. Listed originally for $749,000, the price is now $699,996. The 2-bedroom unit with 1,063 square feet is within walking distance to restaurants, grocery stores, retail shops, the Idlewild Park Amphitheater, the Fraser River, and numerous bike/pedestrian trails. Recent updates include a new water heater, bathroom, and washer/dryer. All of the town’s free shuttle buses stop in front of this building, allowing convenient access to the Winter Park area and beyond. This condo presents an excellent multi-use investment opportunity, whether for personal use or for rental purposes. More pictures and a video of this listing are at www.WinterParkCondo.info, or call agent/owner Austin Pottorff at 970-281-9071 to arrange an in-person showing.

Learn What It Takes to Make a Building Net Zero Energy

This Thursday, July 6th, from 5:30 to 7:30 pm, I’m hosting an open house at The Net Zero Store, 17695 S. Golden Road (our former office), where I’ll show visitors the steps we took to make that 1,318-sq.-ft. building net zero energy.

By installing heat pump mini-splits to heat and cool the building, and a tankless electric water heater, we had the gas meter removed, saving $50/month in connection charges. The building is now fully powered by the 20-kW solar array, no matter how much electricity is used both by the occupant and to charge up to three electric vehicles at once.

Refreshments will be served.

At Golden Real Estate, Our Brokers Focus on What Is Important to Homebuyers

We are a listing brokerage, but, like any successful real estate firm, we also represent buyers. While we have particular competence in the listing and marketing of homes for sale, we are also successful in helping buyers find homes to buy, get them under contract, and then shepherd those buyers through closing and move-in, all the while bringing our years of experience and acquired competence to each stage of the process.

We know that, first of all, buyers’ agents need to be good listeners — find out what’s important to the buyer. That can and does vary from buyer to buyer. In this article, I’ll describe what I’ve found is typically important beyond those very personal needs and wants.

Buyers need and want to know what the real estate market is like and what their money can buy. The best way to learn that, I’ve found, is to set up an MLS email alert early on, matching their search criteria.

While buyers can do their own searching on consumer-facing websites, not all MLS fields are search-able unless you’re a member of the MLS. A good example of that is searching for a main-floor primary suite. That is not a searchable field on any consumer website that I’m aware of. On Zillow you can search for single-story homes, but many 2-story homes also have main-floor primary suites.

Think of other features important to you. Almost every MLS field can be a search criterion, but only for an MLS member agent, who can include them in an MLS alert that he or she sets up for you.

Do you want a fenced yard? RV parking? Do you want mountain and/or city views? Solar panels? A particular elementary school?

You can receive an alert about homes matching your personalized search criteria as soon as they go on the market. Daily or monthly emails are also an option.

Such MLS alerts can give the buyer a sense of the market, whether or not he/she is ready to start looking at homes and/or make an offer on one they like.

Financing is critical, of course, and a buyer’s agent needs to know the financial capabilities and limitations of his or her buyer and have an excellent loan officer who can let the buyer and agent know the price range for which the buyer is qualified. Some loan officers, such as ours, are more creative than others at solving problems and matching a buyer with the best loan.

Knowing whether a particular home is priced correctly and what a proper offering price would be is important to any buyer. When you find a home you want to buy, we have three valuation tools, not just Zillow, that can provide guidance on what a proper offer should be. What did comparable homes sell for, how long were they on the market, and did they sell above or below the listing price? That’s easy for us to research and show you.

If you have lost bidding wars and don’t want that to be in another one, you can ask your agent to send only listings that have been on the market more than a week or 10 days. By then the chance of competing with other buyers is much reduced.

Homes in newer subdivisions may have significantly higher property taxes because they are in a metropolitan tax district. Although the MLS displayus the property tax for each listing, it doesn’t include the all-important mill levy. The tax rate for a home in a metropolitan tax district can be up to double that of a home outside that tax district, and we can make sure you know when that’s the case.

Some buyers, especially those with RVs, want to avoid listings that are in an HOA that limits RV parking. That’s another criterion that can be specified in email alerts, as is the availability of on-site RV parking.

These are just some of the things which we have found are important to homebuyers. What’s important to you? Knowing the value of an experienced agent in helping you find homes which meet your needs is a good reason to work with one of us at Golden Real Estate.

Cost-Effective Improvements to Help Your Home Sell Better

When it comes to improving your home to sell for more money, there are several improvements that experience has taught us can make a significant impact. Here’s our checklist for you:

1. Enhance curb appeal: First impressions matter, so focus on improving the exterior of your home. Trim the lawn, prune bushes, plant flowers, and add fresh mulch. (I have a vendor to recommend for yard cleanup.) Our handyman can repaint the front door, clean windows, and handle other cosmetic repairs.

2. Declutter and deep clean: Clean and clutter-free homes appear more spacious and are appealing to buyers. We can recommend a professional house cleaner, and we provide a free staging consultation to guide you on the rest. Pay special attention to kitchens and bathrooms.

3. Repaint and touch up: A fresh coat of paint can give your home a renewed look. Stick to neutral colors that have broad appeal. Our handyman can patch any holes and deal with peeling paint. Ensure that all surfaces are clean and well-maintained.

4. Upgrade lighting: Good lighting makes your home brighter and more inviting. Replace incandescent and CFL bulbs with LEDs. Focus on key areas such as the kitchen, living room, and bathrooms. (Batteries + Bulbs has great deals on LEDs.)

5. Improve your home’s energy efficiency: Buyers favor energy-efficient homes. Consider installing weatherstripping, sealing air leaks, and adding insulation if needed. Upgrading to energy-efficient appliances, such as refrigerators and water heaters, can also be appealing. We can guide you on this and recommend honest vendors.

6. Update kitchen and bathrooms: If a major renovation is not feasible, focus on small updates such as replacing cabinet hardware, upgrading faucets, and installing new light fixtures. Consider painting or refinishing cabinets. Flooring is important, too!

7. Enhance storage: Ample storage space is so important! Increase the functionality of closets and cabinets by adding organizers or shelves. Our staging consultant can provide guidance on this topic, too.

8. Improve landscaping: Clean up flower beds, and consider some strategic landscaping improvements such as a patio.

9. Address minor repairs: Our handyman (available only to clients) can fix any visible issues like leaky faucets, broken tiles, or squeaky doors. It’s important to fix what I call “eyesores” — anything that draws negative attention during a showing.

10. Stage strategically: Our stager can help you rearrange furniture to maximize space, remove personal items, and add tasteful decorations.

Hiring Golden Real Estate is a good first step. Like our handyman, our free stager is a benefit that comes with hiring us, but even before hiring us — in other words, during a listing appointment — my broker associates and I are happy to provide our own advice based on our years of experience listing and selling homes. Call us! Our phone number is 303-302-3636 or email info@GoldenRealEstate.com.

Condo in Downtown Winter Park Just Listed by Austin Pottorff

This condo at 78491 Hwy 40, Unit B3, is in the very center of downtown Winter Park, offering great views and easy access to all the activities Winter Park has to offer. It is listed at $699,996 by broker associate Austin Pottorff. This 2-bedroom unit with 1,063 square feet is within walking distance to restaurants, grocery stores, retail shops, the Idlewild Park Amphitheater, the Fraser River, and numerous bike/pedestrian trails. Recent updates include a new water heater, bathroom, and washer/dryer. Free shuttle buses stop in front of this building, allowing convenient access to the Winter Park area and beyond. This condo presents an excellent multi-use investment opportunity, whether for personal use or for rental purposes. More pictures and a video of this listing are at www.WinterParkCondo.info, or call agent/owner Austin Pottorff at 970-281-9071 to arrange an in-person showing.

It’s Still a Seller’s Market in Metro Denver – If Homes Are Priced Right

Here’s this week’s report on the real estate market in the Denver Metro Area. Unlike others, I define the metro area geographically, not by county — as an 18-mile radius of Downtown Denver (see map), which includes Lone Tree but not Parker or Castle Pines to the South and Superior and Louisville but not the City of Boulder to the North. To the west it goes to El Rancho, but not Evergreen, and to the east it goes to DIA but not Watkins.

In that area, there are currently 4,210 active listings with a median Days on MLS (DOM) of 28. Only 830 of them are 7 days or less, which is the median DOM of the listings that closed in the last 7 days. Two-thirds of the active listings have been active over 14 days, and over 11% of the listings have been active over 120 days! In short, we have a HUGE surplus of over-priced active listings. (If you want to make a lowball offer, ask me or your agent to show you only listings that have been active over a month!)

Of the nearly 4,000 listings currently under contract within 18 miles of downtown Denver, the median days before going under contract was 9. Of the listings that closed in last 7 days, the median days on the MLS was 7. What does that say about the 80% of currently active listings that have been on the MLS over 7 days. Not good!

There has been a big shift in Median Days on MLS this spring. Until last August, the median DOM had been under 10 throughout the pandemic, but between August 2022 and Feb. 2023, it ranged from 10 to 32 median days on the MLS. But, surprise! Starting in March of this year, the median DOM is again under 10. Happy days are here again — IF the home is priced right!

Real Estate Industry Is Abuzz With How Brokers Could Utilize ChatGPT

I’ve been reading lots of real estate newsletters and blog posts about how to put AI to work, specifically by using ChatGPT. I have also played with that app, asking it to generate articles and answer questions on a variety of real estate-related topics. Like others who have reviewed ChatGPT, I am super impressed — and also a little concerned. Why? This column, written entirely by me, a former professional journalist, has set Golden Real Estate and myself apart from my colleagues and has brought my brokerage and me 90% or more of our business because of the credibility it has succeeded in building for us.

It’s a sad truism about America that the vast majority of citizens, unless they are in a writing profession, can’t or are reluctant to compose a readable, grammatically correct and compelling paragraph about anything. Thanks to ChatGPT, don’t be surprised if you start receiving newsletters, blog posts and other well written materials demonstrating greatly improved skills by your local agents!

One blog post I read about ChatGPT suggested that I ask it to rewrite a property description to be more compelling, and so I entered the description of a particular listing and within a few seconds got the rewrite. Look for the separate blog post comparing what I wrote with ChatGPT’s rewrite of it. In that blog post, I did not change a single word, although I did eliminate a few paragraph breaks. The quality of the writing is superb, and the content was completely faithful to what I had written. It is significantly more wordy, with 317 vs. 218 words, making it more conversational.

I also asked ChatGPT to write some articles on different real estate topics to see how wise and accurate they might be, and I was surprised to see how well it did.

One of the topics I gave to ChatGPT was based on a May 8th article on Inman News with the headline, “Why buyer love letters deserve a second chance.” Look for the separate blog post of what ChatGPT wrote for me on this topic, followed by my reaction to it.