Category Archives: buyer agent

New Years Day Trek

Kitchen Mesa rising 600' from the valley

Jocelyn coming up through the narrows on the rope

Every New Year on the 1st of January we do something awesome. Last year it was a Crossfit (OMG) class in the morning. I am very grateful to have a wonderful home on the north end of  Heron Lake in Northern New Mexico so this year it was Hiking Kitchen Mesa at Ghost Ranch, New Mexico with my girlfriend, my daughters and boyfriends. I have two daughters and love them to pieces however it was the best having guys around (the boyfriends).

Michael, Jessica, Jocelyn and Dan-Shock and Awe at the beautiful panoramic view

Everyone was ready to get out and hike a bit after stuffing ourselves for the past ten days and the noteworthy muffin tops arising from the indulgence. Not really. All of the family is in extreme shape enough so to run marathons, salsa dance for hours, hold yoga positions forever, pursue and receive black belts in Muay Thai Kickboxing, Snowshoe for miles at high altitude and keep horses under control, you get the picture here.

Jessica and Dan

We started out at Vista de Brazos  in the pines of Lake Heron and as we drove south and dropped in elevation down to the desert, we started getting into the reds, oranges, yellows, blues and blacks of the massive sandstone cliffs and mesas carved out by millions of years of water, wind and weather. This was the stomping grounds of one Georgia O’Keefe and I could feel her presence as we viewed Pedernal Mesa as it grew bigger and bigger.

Callie coming up through the narrows

We started out on a very slippery slope of ice shaded by the juniper and pinon trees. We broke in to red mud that added about 10 pounds per shoe. Slogged up the canyon and then at the end of a box canyon there was a rope. Hmm? So we pulled ourselves up the rope about 150 feet to the most spectacular views. I could see in every direction. Some views were up to a hundred miles away. Wow. The whole hiking group made it to the top, my girlfriend Jocelyn had minor trepidation about the narrow and very steep passage with the rope but was a trooper to the top.

I ran part of the mesa. It was energizing, recharging and fantastic to have the family along to enjoy this epic hike on New Years Day. The quiet was, positive, all that is and all that will be good, astounding, inspiring. Now I start the New Year rested, energized, focused and with that Never, ever, ever give up attitude that keeps me going in Boulder luxury real estate. Thanks for the great memories family!

Michael grew up near Santa Fe and is a longtime resident of Boulder and has been with Sotheby’s International Realty since their inception in Boulder County and along the front range.  If you have questions regarding this article or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO.


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Awesome Lineup-Why I love Summer!

Awesome lineup in Louisville, CO

  • June 17 Little Feat

    Hello Faire family. Little Feat in little ol’ Louisville. Crazy, right? Let’s make it crazy cool. Come ready to have fun, but also come ready to be kind and mellow with your fellow music lovers.
    Peace. The Street Faire Staff.

  • June 24 The Samples

    We’re thrilled to have The Samples at The Steinbaugh for the first time! It’s going to be a rock-n-reggae party with local-boy-made-good Sean Kelly and band.

  • July 1 No Faire

    See ya next week!

  • July 8 A Very Special Evening with Chris and Hazel

    Two of Colorado’s most beloved and talented musicians, Hazel Miller and Chris Daniels, have each played the Faire a record six times—join us for lucky seven.

  • July 15 Great American Taxi

    “Americana Without Borders” is how GAT describes their no-limits sound. It’s going to be an evening of amazing musicianship and good jam band vibes at the Steinbaugh.

  • July 22 Tab Benoit

    Pure. Talent. More of that Louisiana vibe that seems to work so well at the Faire—Tab Benoit brings his take on the blues—from deep in his soul directly to Historic Downtown.

  • July 29 Firefall

    They call the Steinbaugh “home.” Join 5000 of your closest friends for a magical evening with Jock Bartley and the timeless tunes of this legendary Boulder band.

  • August 5 Hamilton Loomis

    If you’ve seen him, you know—if you haven’t—it’s time. Straight from the heart of Texas, Hamilton and band are flat out amazing—taking the Bo Diddley Beat right to your feet. Let’s dance.

  • August 12 Marcia Ball

    Straight from N’awlins and back by popular demand, Marcia and her smokin’ hot band are making their third consecutive appearance at the Faire.

The Street Faire runs 5 to 10pm. Music is 6:30 to 9ish — rain or shine.

There is excellent food, cold drinks, lots of children’s activities, quality arts, crafts, sundries
and, because of our awesome sponsors, this event is FREE!

Call, text or e-mail me today if you or anyone you know needs real estate help or have any questions about the music festival in Louisville, Niwot, Boulder Bricks, Boulder 29th St or Flatirons. e-Mail  Direct/Text 303-359-6627

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Boulder Condo Happiness

Posted by Michael Hughes

Boulder Condominium Choices for Boulder Real Estate

Condos are a great choice. They allow you freedom to travel having peace of mind without having to maintain your residence. Everything taken care of while you are away. No grass to mow, no trees to water. Carefree living. Lock and leave!  Perfect!

The Walnut. Sustainable design, green building, LEED certification, upscale, cool architectural style.

The Peloton. Mixed use. Year round roof top pool. Proximity to trails, shopping and commute.

Dakota Ridge Village. Further north. Sustainable design, nice architectural styles, close to foothills and major cycling corridor. Near north boulder restaurants and outlets.Park Gables. Moments away from downtown, parks, trails, paths, boulder creek yet very exclusive with just 13 units built at the foot of the canyon near Eben G Fine park. Private outdoor space.

Landmark Lofts. Convenient to CU-Boulder Campus. Slightly high priced for student housing but the rental rates near campus continue to climb. Great investment.

Northfield Commons. West of the soccer fields, wide array of styles, even homes sold as condos.

Northfield Village variety of styles, traditional, craftsman and contemporary built green

Holiday located in NOBO (North Boulder) near the site of the old Holiday Drive In “Desperately Seeking Susan” ala 1985. Great prices in a great neighborhood close to paths, cycling corridor, restaurants  and shops.

Boulder Steel Yards.  Near the future new light rail transit village. Mixed use, live-work neighborhood with real soul.

Uptown Broadway. Built out so only resales. Lots of glass urban chiccy.

The Flats. Priced starting at $400k for 3/3 townhome it is definitely for those budget minded consumers. There may be some lower priced units smaller lofts or flats.

The Arrete higher priced exquisitely finished condominiums and penthouses.

What’s your lifestyle? Call me today to view any of these condominium options.

If you have questions regarding this article or have any questions about Boulder, Boulder real estate or would like information about Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes at Fuller Sotheby’s International Realty in Boulder, CO. 

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Best Time To Buy A House In Boulder-When Is Now A Good Time?

By Michael Hughes     October 6, 2010

In today’s competitive Boulder Real Estate market, you need a strategy to be a successful home buyer.  You need to by crystal clear about your finances, your down payment (with documentation of origin), your top priorities in a home, and how hard you are willing to work to make it happen. As a home buyer, you need to be clear about your money, your timing, and your most important features in a home.  Here’s how this breaks down.
You need to learn the truth about Short Sales, REOs and Residential Properties so you can make informed decisions about the offers you make and the approach you take.  Short Sales are unpredictable and have up front waiting periods while the bank considers your offer – it could be 2 – 6 months in some cases.  REOs are in unpredictable condition, often vacant for months and damaged inside and sometimes out. This could affect your budget if there are repairs that need to be made that the bank is unwilling to do.

You need to know that some homes in Boulder are being priced under market value in some cases – creating a feeding frenzy (multiple offers) similar to the chumming scene in Jaws.

Home mortgage interest rates are at an all time low – seriously, they have never been lower in the history of lending. Under 4% are you kidding me? It’s like banks are giving money away to QUALIFIED buyers – people with documented money already in the bank, and money coming in every month, and manageable re-payment obligations (commonly called debt.)

You’re probably not surprised to learn that you are not the only one looking for a great deal – there’s fierce competition for homes under $700K. And it may also shock you to learn that you’ve found a great deal if you can get 90% of what you are looking for in a home.  Regardless of the price range.  Honestly.

So let’s get busy – focus on all the right reasons to buy a home in today’s Boulder Real Estate Market – low low home prices, low low low interest rates, and 300+ days of sunshine every year.  Perfect!  Giddyup Let’s Go!

If you have questions about this article or anything Boulder TEXT or give me, Michael Hughes a call at 303-359-6627 and you can also visit my website or the Boulder MLS.

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Is your House a Money Pit Nightmare!

By Michael Hughes    October 3, 2010

Are you having nightmares of your offer being accepted and waking up in a cold sweat because you see your bank account being depleted by this house you also affectionately know as “the money pit?” Your offer, if you’re going to buy house in Boulder will need to  include a Home Warranty Policy, paid for by the seller. This is also available for Bank Owned Properties. A home warranty is designed to cover the kinds of mechanical, plumbing and major appliance repairs that homeowner’s insurance doesn’t: clogged pipes, air conditioner or furnace failures, and appliances that go on the blink.   A Home Warranty plan offers peace of mind to home owners who are looking to avoid repair or replacement costs on a variety of household systems and appliances. Know your investment is safe and you will sleep like a baby at night instead of worrying if your purchase is a money pit.

In addition, because repairs and appliance or mechanical replacements can sometimes run into the hundreds and even thousands of dollars, your savings can be considerable when something goes wrong.  For the price of a service call, the policy will usually cover the entire cost of repairing or replacing the broken item and the seller pays for this coverage, of course not the nominal fee for the service call.  And you have the option each year to renew the policy and retain your peace of mind.

Just be aware, the basic policy covers the basic systems.  Work with your Realtor to make sure you have the proper coverage.  There is basic coverage and above and beyond that is coverage for you roof, pool, spa, built in refrigerator (like Sub-Zero) outdoor kitchen and  BBQ, washer, dryer, usually require an addition to the policy to be included in the coverage.  Check with the provider to understand your Options, Coverage and Prices.

If you have questions about this article or anything Boulder give me a call anytime. Michael Hughes-Fuller Sothebys International Realty=303-359-6627 or you can visit my website at

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Dump bad real estate agents

Posted by Michael Hughes   September 13, 2010

Have you ever done business with a friend and didn’t get the results you had hoped for? I was meeting with a family the other day to list and sell their home in Boulder. They were undecided about what to do. Do we stay with the real estate professional that is a lifelong family friend, when we’re not getting results or do we change to another real estate agent, get the home properly exposed and sold so we can move on in our life? My question was “well how’s that working for you?” Apparently it isn’t working at all  for them. They have been on the market for well over 9 months with few showings and no offers. This is a travesty, a waste of time, the market in Boulder is up (volume) 7% for August 2010. They want to sell their home but are worried about lifelong friends who “may” not react well to the seller firing the current agent (their friend).

Don’t work with your friends. Then you won’t need to worry about firing the agent who hasn’t called you in 6 weeks and is 45 minutes late to your appointment. The agent who when asked to put flyers out responds 8 weeks later with a “no.”  Clearly this agent is taking advantage of their “friend.” The agent did what is called the 4-P’s.

1.       Put a sign in the ground (a month late).

2.       Put it in the MLS (just the IRES not the Metrolist)

3.       Put a lockbox on the door

4.       Pray

I am not saying I walk on the moon or I invented the internet but why would you treat any client like this. My team approach is one of simplicity:

  • Call client every week for an update, showing feedback, the market, etc.
  • Proactively pursue buyers in the sellers price range for 2 hours every day.
  • Expose the property on over 300 websites so the guy sitting up in California at 2 a.m. looking for a house sees your house, over and over and over.
  • For more (20 additional points) of what my team will do for you call me today.

When you think about your real estate agent. Don’t work with your friends or family for that matter or the guy who works as a barista at the marketing firm and sells real estate part time. Work with someone you like, you trust and that is a fit for you and you are a fit for them, someone who will tell you the truth.

If you have questions regarding this article you can call, text me 303-359-6627 or e-mail Michael Hughes at Fuller Sotheby’s International Realty in Boulder, CO. Featured Listings

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Why Investors Should Use a Buyers’ Agent

Posted by Michael Hughes   February 9, 2010

Reasons for an Investor to have a Buyer’s Agent:

  • That the Buyers Agent is to look out for your best interest (They are legally bound to do so).
  • There is no money savings by using the listing agent as they become (in Colorado) a Transaction Broker only working for the deal not for the buyer or the investor on your behalf.
  • You agree to allow your consultant to be paid a pre-determined finder’s fee from the seller from whom you decide to buy.
  • That the consultant will help you find the best deal. Performance based compensation. If they don’t find you what you want…they don’t get paid.
  • You agree to work exclusively with that consultant. (This helps ensure that there is no pressure on you to buy because that consultant knows that he / she will eventually be rewarded for their effort to help you).
  • You agree to only buy from sellers that will pay your sales person a finder’s fee.

    Buyer’s Agents offer Many Services:

Reliable advice and information is perhaps the key factor in making a “good decision”. As your buyer agent, they will provide you info such as, but not necessarily limited to the following:

  • The original purchase price of the house. The Starting price, how long on the market,etc
  • Evaluating improvements that the sellers may have made to the house and how those figure in to the price
  • Comparative market analysis for similar houses in the neighborhood. Active, Expired and recently Sold.
  • The average closing concessions paid by sellers of other similar houses in the neighborhood.
  • The average drop from list price to sold price and in what time frame.
  • How many days the property has been on the market for sale.
  • A velocity pricing of supply and demand for this type of property in this price bandwidth.
  • Best time of year to buy the property (if any)
  • Computerized what if scenarios on spreadsheets to allow you to make sound financial decisions.
  • Introduction to reliable mortgage lenders, home inspectors, settlement attorneys etc.
  • Let the buyer’s agent worry about finding the perfect house – and they will help you take care of all the small details.

How Exactly Does a Real Estate Investors Buyer’s Agent Get Compensated?
Buyers agents are compensated by the seller of the property.  The listing agent will have made a commission arrangement with the seller for a set amount and the listing agent will offer a co-op fee for the buyer’s agent.  This is paid by the seller.  People who do not wish to pay co-op fees are sometimes FSBO’s (notorious for pricing too high), unscrupulous builders and people that are underwater with their mortgage.  Always work with a reputable investor  buyer’s agent.  It pays in the long run.

To read the entire article Investors: Why you should use a Buyer’s Agent By Rob Barney.

If you have questions regarding this article or Boulder Real Estate please call me 303-359-6627 or e-mail Michael Hughes at Fuller Sotheby’s International Realty in Boulder, CO

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