Boulder real estate not yet on the market

As a buyer, I am sure you know how few listings there are out there if you are pursuing Boulder real estate or Boulder luxury real estate. It can be really frustrating. It is, as one would say “thin.” Also multiple offers are starting to show up running the prices just a bit higher.

I have several homes that will not be on the market for a week or a few weeks. Call me to get first look at these homes I have listed, however are not on the MLS, some in South Boulder and some in Longmont and some in Lafayette. Ranging from around $450,000 to $850,000. Call me today to get a first look.

In this case the early bird does get the worm!

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 not yet on the market, call me or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes

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

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.

Superior Heat

Posted by Michael Hughes

They’ll be turning up the heat at Community Park  in Superior Saturday September 10th from 3-7pm as the 11th Annual Chili Fest blows off the top of your palate for Green Chili, Red Chili, Salsa and Guacamole Competition. This is the perfect event to meet your neighbors and watch as the local Chili Chefs cook their secret recipes to concoct the best array of Chili’s ever. Their hopes; to win the coveted Top Choice Award in 4 different categories. The 11th Annual Chili Fest includes live music, Chili samples to taste (get there early as they go fast, fast, fast), inflatables for the kiddies, lots of booths and lots of great food. A great way to get to know your neighborhood. Something for the entire family. Viva Chili!

Michael is a longtime resident of Boulder and one of FSIR’s most successful Realtors with Fuller Sotheby’s International Realty. If you have questions regarding this article Superior, Rock Creek or have any questions about the Chili Fest 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. 

Boulder Real Estate

Posted by Michael Hughes

The summer heat permeates my being and my morning runs. I think about what was over there, years ago or what has changed in Boulder. Here,  historically the lowest interest rates & home prices Boulder has ever seen, make now the best time ever to buy. Opportunities available today will not last forever… Much like the stock market you can’t choose the bottom however if the bottom has not already occurred it is near it. John Paulson has repeated over and over ‘buy.’ Who is JP? He is the hedge fund leader who anticipated the coming collapse of the subprime mortgages, shorted them and several billion dollars later he has evolved as the pinnacle of wisdom on housing and mortgages and timing.

I remember coming to Boulder in the late 70’s and thinking how outrageous I thought it was to have to pay $189,000 for 5 acres and a 2400sf ranch surrounded by open space. Brilliant? No. Time after time real estate in Boulder has proven to be a great investment. It is a time tested theory and over time it will test out again and again and again. As long as you’re not using your house as an ATM utilizing HELOC’s or refinancing and removing equity every other year you’re, if not already, going to be golden. Boulder real estate, stronger than ever and becoming more and more extraordinary every day.

Michael is a longtime resident of Boulder and one of FSIR’s most successful Realtors with Fuller Sotheby’s International Realty. If you have questions regarding this article any of the neighborhoods or have any questions about Boulder 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. 

Boulder Real Estate-Photography-Visuals-The Basics

Posted by Michael Hughes

It’s clear I am not an expert photographer (which is precisely why I hire a professional photographer, just after I schedule the professional stager for my Boulder real estate listings-visuals are often why they sell faster than the average listing), but if the situation dictated that I had to take the DIY path, I am reasonably certain I would remember to close the lid, move the trash can, and relocate, at least temporarily, the couch potato and his dog (not shown for reasons of privacy). The lighting and the content are so poor in these photos.

Clearly this is a discounted broker doing their own photos of this property. I pity the sellers. Talk about taking the band-aid off one hair at a time!

Call me I can help and if you would like to comment or need help buying or selling Boulder Real Estate or if you are interested in Listing and Selling your Boulder Real Estate in a professional manner, please, TEXT, call or email me. You can also visit me at my Website. Thanks for reading. Michael Hughes at Fuller Sotheby’s International Realty-Boulder, CO

Boulder Real Estate-Buyers Agent

Posted by Michael Hughes

Who I am as a Buyers Agent

1. Honesty and Credibility-You will feel comfortable with me because I will always tell you the truth. I will never sugar coat it. Truth! I will not push you toward undue increases in the amount you wish to spend, however I will help to educate you to how much you can get for your money. I will always tell you the truth. It is your purchase and I can negotiate the pants off any other agent in the business.

2. Area Familiarity-I sell Boulder real estate in neighborhoods all over Boulder County. I know about the schools, local parks, local events, restaurants and the many things that make that neighborhood unique.

3. Good Follow Through-I will always do what I say whether you prefer e-mail, calling or face to face meetings. My buyers know, like and trust me because I always follow through with what I say. I walk the talk.

4. Organization-Having been in business since 1996 I have systems in place and am extremely organized. Which will help you and keep you from redundant tasks.

5. Good Listener-You are human and unique. No two buyers are alike, I do not judge, I do as you wish, find you what you want and never assume anything. That is why I ask a lot of questions to really understand what you want, who you are, your lifestyle, your needs and what you are looking for.

6. References or Testimonials-Upon request.

If you have any questions, would like to comment or need help buying Boulder Real Estate or if you are interested in Listing your Boulder Real Estate please, TEXT, call or email me. You can also visit me at my Website. Thanks for reading. Michael Hughes at Fuller Sotheby’s International Realty-Boulder, CO

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.

Don’t Get Caught With Your Pants Down-Put it in the Contract!

Don't get caught with your Pants Down-Put it in the Contract!

By Michael Hughes  September 30, 2010

When you buy a house in Boulder, whatever you want kept in the house, cleaned, fixed, repaired, refinished, painted, pulled out, explained, or even permitted in the Boulder house you’re buying – put it in the contract or the Inspection Notice! Rule of thumb if it’s something you want; put it in the contract, if it’s something you need cleaned, removed, fixed or finished put it in the Inspection Notice (Notice to Correct).

The inspection is finished and whether you are the buyer or seller there may be a list of things that need to be addressed. When your Realtor creates a contract there is an Inspection Objection Deadline. This is not the deadline to have the inspection finished (it should have been finished earlier if possible) but is the date by which you must file an Inspection Notice. At this point you can decide to either check the box “Notice to Terminate” thereby terminating the contract or you can check the box “Notice to Correct” whereby you list the things you would like carpets cleaned, repaired, refinished, removed, etc.

Time to Negotiate!

Now, do some sellers automatically take care of cleaning the carpets, cleaning the floors, touching up the paint, filling in the nail holes when they take down their pictures?   Sure.  Sometimes.   But if it’s not in writing, you can’t count on it.  Sellers are only obligated to take care of the things that were in the contract or negotiated in the Inspection Notice.   That’s just reality.  If you don’t have it in writing you have to deal with it.

Put it in Writing – In the Contract or in the Inspection Notice

Dear other Agents, an email to me does not count as an amendment to the purchase contract or the Inspection Notice.  Never.  Never.  Never. Always present your clients’ requests on the appropriate  CREC form, with their signatures on it where required.  In the case of carpet cleaning, home cleaning, window cleaning, or tile cleaning – I would suggest to include these requests in the Inspection Notice-Notice to Correct.  Is the seller obligated to agree?  Absolutely not.  So you’d better put your marketing hat on and queue it up nicely for your buyer!  Make it as easy as possible for the seller to say yes and you increase your chances of getting it accepted.

First the Walk Through and then Closing. Always ask for invoices for repairs from professionals to be provided at closing. This will ensure that things have been done properly and by a professional or certified person.

You can’t always get what you want; or can you?

Here’s a short list of things that buyers have asked for up front, with their offer, and sellers have agreed to:

• Home and carpets to be professionally cleaned prior to Closing.
• The 200′ irrigation line and pump.
• The oil painting in the dining room.
• The 12’ Mirror with Gold Inlay
• The custom made curtains, throw pillows, comforter, bed skirt and upholstered chair that match the mural in the little girl’s room.
• The patio furniture all of it.
• The kids play-ground sized redwood play set with swings and a slide.
• The pot rack above the kitchen counter.
• The family dog.  Oh Yeah.
• And last but not least a BMW 535i in mint condition

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.  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) a 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 a proven 16 year track record of selling unique Denver and Boulder luxury real estate.

Boulder County to Add $$$Billions$$$

1 Billion Dollars

Posted by Michael Hughes   August 10, 2010

In Boulder County, DigitalGlobe Inc. in Longmont received a contract that could last up to 10 years and be worth as much as $3.6 billion from the National Geospatial-Intelligence Agency to produce a new generation of satellite imagery.

Used mainly for military and intelligence work. The long-term funding paves the way for development of next-generation satellites with higher resolution. Complete article in Boulder County Business Journal.

Awards in Boulder are somewhat frequent. The Flagstaff House Restaurant in Boulder has received a Grand Award from Wine Spectator and has been named one of Open Table’s 50 Best Restaurants in 2010.

If you have questions regarding this article or have thought about selling, renting, investing or  would like to Buy A House In Boulder check out my website. You may also call, text me 303-359-6627 or e-mail Michael Hughes at Fuller Sotheby’s International Realty in Boulder, CO. Featured Listings