Why the house isn’t selling

Yes there are a few properties still sitting on the Boulder real estate market. Clearly there is something not quite right here.

I have sold luxury homes in Boulder for some time now and I often get calls from upset sellers who are having a tough time selling their property. I get their frustration. Most people start off the conversation with the same question, which is, “Why haven’t we even had an offer on our home?” I have talked about this a lot in my blogs however I think it is worth repeating. It boils down to a few reasons why your house didn’t sell.

  • Did you price it right? All a realtor can do is present the data. It’s your home, and you make the decision on how quickly you want to sell the home. If you ignore good data and price it high, the home will sit, sit, and sit. When you decide to price it right, the home will sell, but the decision is entirely up to you. I provide (data) you decide (the price). I then decide whether or not we are a good fit. I list Boulder real estate to sell not sit.
  • Does your home show well? If it does show well and it is in excellent condition we can move on. I always hire a stager for my sellers, it helps give them an objective eye for the property.
  • Do you have great marketing? Great marketing is multi-pronged with print, internet and creative modes of delivering the property to the market for massive exposure, not only locally but globally. Sotheby’s International Realty is the only true global brand in Boulder.
  •  It’s the first and most important rule of real estate. Location, location, location. If you have a bad location or a challenging location, you may have a difficult time selling your home. The only thing that you can do to fight a rough location is to price the home well below market value. You have to make the price so appealing that a buyer would ignore the setting because the price is so good.

You want to get it right straight out of the gate so all of the above must be in place to super saturate the market with your property. It must be everywhere so that the guy in California who is up at 2am and is nervous about where he and his family are going to live, sees it over and over and over on site after site.

Michael is a longtime resident of Boulder and has been in real estate since the mid 90′s and with Sotheby’s International Realty since their inception in Boulder County and along the front range. About Me 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

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Time to Sell

It’s spring and homes show better in the spring than at any other time of year. Seasons are becoming less of an issue. January, February and March were some of my best months thus far since 1998.

Buyers for Boulder real estate are psyched to buy now. Buyers have taken to stealthing out sellers in neighborhoods, where nothing is for sale and at parties, ears perk at the merest hint of anyone thinking of selling.

Negative economic news continued to play a big part in the sluggish home sales during most of last year. People have pent up demand. The stock market has come back and buyers are feeling flush.

Bad economic news and massive uncertainty lowers consumer confidence. With all the negative economic news it tailspins buyers in to feeling little to no confidence. That is over in Boulder where buyers are abundant and houses for sale are few, driving prices up and bringing multiple offers on homes properly priced.

With consumer confidence on the upswing; interest rates historically low and unemployment decreasing; we have the perfect storm for Sellers. High-demand, low-inventory market gives sellers an edge.

These positive indicators combined with a drop in homes for sale at the end of 2011 and a decrease in unemployment may provide huge opportunities for sellers in 2012, provided their homes are priced right for the market.

Any major surprise on the economic front could change the picture, but regardless of the economic indicators, the best time to sell is when the time is right for you, the Seller.

Michael is a longtime resident of Boulder and has been in real estate since the mid 90′s and with Sotheby’s International Realty since their inception in Boulder County and along the front range. About Me 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

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Boulder Buyers Market-R.I.P.

It’s been noted lately that the “inventory for new homes in Boulder is fairly thin.” That is an understatement. I have not seen so few homes on the market since around 1999. I know this because as a Realtor I was also in the market in 1999 for a home for myself and my kids after a divorce. There wasn’t much available. Have you noticed also, that prices in that all too familiar log jam, are starting to break and move up if ever so slightly, much to sellers’ delight.

My theory; the Boulder buyers market as we knew it, is over. Hail in the new Sellers Market. Not that you can overprice and expect to sell quickly, however if you do put a reasonable price on a property you will sell. Condition of course as always must be stellar. Location; the closer to the heart of Boulder all the better.

Like stocks you’ll never sell at the top nor buy at the bottom. That only happens after the curve is established. Boulder real estate has always been a great investment . The average Boulder real estate homeowner who purchased in 2002 gained 28% in equity while those who bought in 1998-2001 have gained about 46% and that in a “down market.”  Mortgage rates have declined over the past 50 years to record lows.

Now is a great time to sell. With the lowest inventories since 1999, record low mortgage rates and demand that is solid, now is the time to sell your Boulder real estate. For maximum global exposure a Sotheby’s marketing plan tailored to your property is the way to go; focusing on “Lifestyle” not bedrooms and bathrooms. Every buyer looks to satisfy a lifestyle, a need for living the reflection of their hopes and dreams. Sotheby’s International Realty is the only website and marketing plan that allows buyers and sellers to search via lifestyle criteria. Sotheby’s is a true International brand and not simply a loose marketing alliance. Consistency yields results.

Michael is a longtime resident of Boulder and has been in real estate since the mid 90’s and with Sotheby’s International Realty since their inception in Boulder County and along the front range. About Me 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

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12 Great Reasons To Sell Your Boulder Real Estate In 2012

  1. The Denver/Boulder area is the #1 place to invest in real estate. Boulder real estate being the tops. View the video from CEO-Greg Rand-OwnAmerica.com
  2. The average rate on a 30 year fixed mortgage has dropped significantly to a low 3.87%.—Associated Press
  3.  The Denver /Boulder real estate home inventory has not been this low since 1999.—Denver Metro Association of Realtors
  4. The number of homes on the market dropped some 30% in November from a year earlier, likely the greatest year-over-year drop in metro area’s history—Inside Real Estate News
  5. Dow at a 4 year high; Nasdaq hits 11 year high—CNN Money.com 2/3/2012
  6. Boulders apartment vacancy rate hit its lowest fourth-quarter level in over a decade at the end of 2011—Denver Post
  7. Inventory available of single family homes in Boulder County in February, 2012 is 69% lower than at the same time 2 years ago; meanwhile luxury home inventory is down 42% in the Boulder area—Inside Real Estate News
  8. Denver/Boulders median list price is higher than the national average—Realtor.com
  9. The Denver/Boulder area has the lowest average days on market of 146 national statistical metro areas—Inside Real Estate News
  10. Denver/Boulder area ranked #1 by Case-Shiller Index and S & P
  11. Denver/Boulder’s population will grow at a faster-than-average rate in 2012, and combined with a tight inventory of existing homes and job growth will boost housing construction—Denver Metro EDC
  12. Low interest rates + low home inventory = Highest price for your Boulder Real Estate.

Low Interest Rates + Low Home Inventory = Highest Price For Your Boulder Real Estate

If you are looking to buy or sell a home in the coming year, allow me to extend my full range of premium services toward your real estate success.

Call 303-359-6627 or visit Boulder Real Estate

Michael grew up near Santa Fe and is a longtime resident of Boulderand has been with Sotheby’s International Realty since their inception in Boulder County and along the front range. About Me 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

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Psych-Boulder Real Estate

Buying a home is the largest purchase most people will ever undertake. What takes people from desire to final purchase?

If you listen to the news day after day after day. There is unsettling news; higher gas prices, housing crisis, wars, politics; in other words sometimes staying put in the property you are living in seems much safer than moving.

Home buyers are beginning to hear positive messages about Boulder real estate and feel hopeful about the future and are excited about buying a new home and possibly selling their home. Humans are social beings and feel more secure taking a chance if lots of other people are doing the same. If the property market is busy with lots of turnover, it encourages others to follow suit. The Level of Confidence pushes us humans forward or makes us hesitate

The need for shelter is one of the most basic human needs. A guy by the name of Maslow came up with a very cool pyramid that he called the Hierarchy of Needs. His theory is that the lower levels of the pyramids have to be met before you can move up the needs pyramid. Property comes in on the second level after things like food, water, breathing and sex. Underlying this is the fact that there may even be a need for a stable environment for the most basic of these needs.

Houses provide shelter from the elements and security at the most basic level, but as each level of needs is met, property begins also to meet other needs. The need for self esteem, confidence, achievement, respect by others and near the top of the pyramid, property can also express creativity, problem solving, and provide an environment for spirituality and self actualization.

No two home hunting people are alike in their desire, motivation or needs. Getting to the bottom of this is when it is helpful to have a great agent, someone who will focus on your needs and wants and your timeline.

Many things can trigger home buying or selling. The birth of a baby, a marriage, a death or divorce, a loss of money,job or health, the kids having nowhere else to play when dad wants to watch the March Madness.

Buying or selling more often than not starts with the woman. It may be that they care more about the finer points or maybe they have more endurance to see the process out when often the male has given up and will settle for any home as long as it meets minimum requirements.

Great questions to ask yourselves are; What are my/our needs? What do I/we want? What can I/we afford? Why am I/are we feeling the need to move? To tell you the truth it may not even be a conscious desire.

In the early stages buyers prefer the internet and anonymity. The more information the buyer or seller has the more confident they feel making them able to move to the next step. Open houses usually are next and gives a great feel for equivalent value. Two things. Buyers typically think that their money can buy more house than it can and sellers typically think their house is worth more than it is. The value of a house is dictated by how much someone is willing to sell it for and how much someone is willing to pay for it. The getting real part can take a few days or months.

In an effort to work faster and more efficiently and see new properties on the market as quickly as possible buyers will phone their agent contact to view as many properties as p.ossible. This is the most efficient way to work.

If you’re purchase is more about balance, spirituality, quietude, please read this blog about The 7 Chakrasof buying Boulder real estate.

People eventually get to the point where they are tired of viewing houses, sometimes emotionally drained and despondent from missing out on one great or numerous great properties and are ready to buy. Usually these people are ready, focused and somewhat done with the house hunting portion and ready to make an offer.

When you are ready to search for or sell your fine property call Michael at 303-359-6627

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. Michael is a (CNE) Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. What’s your lifestyle? I take great pride in my in-depth knowledge of Colorado luxury home market trends, utilizing research-based pricing strategies, having a powerful network of qualified Boulder real estate buyers and first-hand Boulder real estate insight. With a proven 16 year track record of selling unique Boulder real estate.

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Jobs Equal Healthy Boulder Real Estate

Boulder County is the most educated county in United States. There’s a high percentage of highly intelligent residents, which is its greatest asset for attracting and retaining strong employers and employees. Boulder real estate is healthy, a sure sign of good times coming. It’s all about jobs. Strong jobs equal strong Boulder real estate.

Numerous high tech businesses in the Boulder Valley Corridor are starting to hire. When I asked a local head hunter if there were going to be a lot of out of town people coming in she said “there seems to be a robust amount of talent available in the area right now.” Of course as time goes by the tech area will need more and more talent to feed the demand.

Many high schools in Boulder County offer special programs such as Skyline High School in Longmont that offers the Scientific Technology Engineering and Mathematics (STEM) program, a magnet component that prepares students to excel in science and math related fields. Also with the onset of the International Baccalaureate Program in numerous schools in the Boulder Valley; Boulder schools could help “grow” their own work force and provide opportunities for our children’s future by implementing similar programs in all schools.

Boulder offers a quality of life that attracts and keeps people here. It’s a life that can’t be beat. We love our Boulder real estate and we often come up on lists for a very high quality of life. A lifestyle robust in fitness, with running trails right out our office door,  world class organic food, home grown brews, entertainment, high intelligence, happy people, entrepreneur heaven, skiing and snowshoeing nearby, dog friendly areas and many opportunities to enhance our lifestyle.

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 (CNE) Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. What’s your lifestyle? I take great pride in my in-depth knowledge of Colorado luxury home market trends, research-based pricing strategies, having a powerful network of qualified luxury home buyers, first-hand Boulder real estate insight and proven 16 year track record of selling unique Denver and Boulder luxury real estate.

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Now Is The Time…To Sell Your Boulder Real Estate

Now is the time to sell… Your Boulder Real Estate

Downtown Boulder Bungalow

It really came to light the other day when, after much research, I had helped a seller put a reasonable price on their Boulder  home I am marketing for them. I had implemented the entire Sotheby’s marketing plan (a multi-pronged media rich global approach to marketing, casting a very wide net). Within 3 weeks I had multiple offers. I now have a cash offer over the asking price on a property that normally would have taken several months in the dead of winter to sell. The property is now Under Contract and moving toward the closing table.

A good part of it is the Sotheby’s Marketing Plan. This marketing plan, created after years of research, matches your property, style and price point to an extensive custom tailored marketing plan to generate interest and reach buyers looking for your particular property and Lifestyle. There are several reasons you may want to consider selling your home;

  • Mortgage Interest Rates have never been lower. Lenders are also starting to loosen the reins on credit thereby striking a more balanced middle ground approach to lending. I have connections with a select group of lenders that have pulled together attractive packages for several of my buyers. Contact Michael today and let me find you the perfect property and insure you get to take advantage of today’s historically low rates.
  • Low Home Inventory in the Boulder Real Estate market. The inventory has not been this low for a very long time. That, coupled with pent up demand make for an economic scenario not seen for decades.
  • Highest Price For Your Home.Because of the Low Inventory, the Pent Up Demand and the

    Mountain Biking

    Lowest Mortgage Interest Rates in history we have the “perfect storm.” This means  a quicker sale, more money in your pocket and less work for you because you don’t have to keep the perfect home while showings drag on and on.

  • Sotheby’s International Realty Marketing Plan.  An extensive custom tailored, multi-pronged, media rich, global approach to marketing your lifestyle, home, location and price. Bringing interested buyers for your property from around the neighborhood and the globe.
  • Receive a free Market Analysis of your home.

Red Rocks Above Boulder

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 (CNE) Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. What’s your lifestyle? I take great pride in my in-depth knowledge of Colorado luxury home market trends, research-based pricing strategies, having a powerful network of qualified luxury home buyers, first-hand Boulder real estate insight and proven 16 year track record of selling unique Denver and Boulder luxury real estate.

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