A buyer I was working with in Parker got the builder packet for her new build about two weeks before closing. It was thick. Warranty registration, HOA documents, appliance manuals, a paint schedule, and buried in the middle of it, a stapled report full of borehole logs and a table of numbers she had no idea how to read. She asked me if any of it mattered. One document did. That stapled report is the...
A seller in Parker called me last August with what she thought was a simple question. Her roof had been hit in a July storm, the adjuster had already walked it, the first insurance check was sitting in her account, and she wanted photos taken in three weeks. Could she just sell it the way it was and let the buyer deal with the roof? She could. It would have cost her somewhere north of eleven thousand...
A buyer I was working with in Aurora found a house she loved on a Saturday, wrote a strong offer, and had it accepted the same night. On Tuesday her lender called with a question nobody had thought to ask. Who owns the solar panels? Nobody knew. The listing remarks said "solar" and nothing else. It took nine days to get a straight answer out of the solar company, and when it finally came, that answer...
A buyer called me last spring, genuinely thrilled. She had just gone under contract in the Pinery, and she wanted to know how fast the Town of Parker usually turns around a deck permit. The Town of Parker was never going to see that permit. Her house had a Parker mailing address and a Parker ZIP code, and it sat entirely outside Parker town limits, in unincorporated Douglas County. I have that...
The average asking rent across metro Denver is $1,758 a month. That is the same figure this market posted in the first quarter of 2022, dollar for dollar, four years ago. Rents here have been falling for two years straight, and most of the renters I talk to have not really registered what that means for their own decision yet. What Actually Happened to Denver Rents The short version is that a lot of...
I've shown a handful of homes in Park Hill and Congress Park this year where the listing paperwork flagged something before we ever walked in the door: the house was built before 1978. Most buyers treat that like a fun fact about the era. It's actually a legal trigger. If a home was built before 1978, federal law requires a specific disclosure about lead-based paint before anyone signs a contract, and it...
I've had a few sellers ask me some version of the same question lately: "I got my loan in 2021 at under 3%. Is there any way to actually use that when I sell?" It's a fair question. Freddie Mac's weekly rate survey put the average 30-year fixed at 6.69% as of August 6, an 11-month high, and I'm hearing more buyers do the math out loud during showings. If your loan happens to be assumable, that gap between...
A question I get more often than you'd expect: "Can I just buy my parents' house for less than it's worth?" The answer is yes, and there's actually a name for it, a gift of equity. It's one of the more overlooked ways Colorado buyers cover a down payment, and it doesn't involve anyone writing a check. Here's the basic idea. A family member sells you a home for less than its appraised value, and the...
I get a version of the same question from almost every buyer who's looking seriously at Castle Rock: is the water actually going to be there in twenty years? It's a fair thing to wonder about a town that's growing as fast as this one is. So let's go through what's actually happening, not the rumor-mill version. The Math Behind Castle Rock's Water Situation Castle Rock Water currently serves around 90,000...
I've had three separate conversations this week with clients who used almost the same phrase: "the market feels different than it did in June." They're not wrong. Denver's numbers for July just came out, and for the first time since early spring, prices across the board actually dipped instead of climbed. According to the Denver Metro Association of Realtors' latest Market Trends Report, the median price...
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