I had a buyer tell me last week that she was waiting for prices to "actually drop" before writing an offer in Aurora, and two days later a seller asked me why her home hadn't gotten a single showing in ten days even though it was priced right against the comps. Both conversations come down to the same handful of numbers, and it's worth walking through what they actually say heading into the second half of...
A seller in Highlands Ranch called me in a mild panic two weeks before her closing date last month because her buyer's lender was asking for the HOA status letter and nobody had requested it yet. It sounds like a small administrative step until it becomes the one thing standing between you and your closing date, so let's walk through what Colorado law actually requires here and how to keep it from turning...
A couple I worked with in Parker last fall picked their subdivision partly because they assumed it fed into a specific elementary school, the one two blocks from the model home. It didn't. The attendance boundary ran down the middle of their street, and the school they were actually assigned to was a fifteen-minute drive away. That mix-up is more common than most buyers expect, and it is one of the easiest...
I worked with a Space Force officer moving from Los Angeles to Colorado Springs last winter, and the first thing he told me was that his previous agent had talked him out of using his VA loan because sellers in that market did not like them. That advice cost him money he did not need to spend. Between Fort Carson, Peterson Space Force Base, Schriever Space Force Base, and Buckley Space Force Base in...
A couple I worked with in Lone Tree last year found their next home before their current one had even hit the market. They loved it, the sellers wanted a quick close, and waiting for their own house to sell first wasn't realistic. Instead of scrambling for a specialty bridge loan, their lender opened a HELOC against the equity in their current home, and that gave them the down payment they needed to move...
A seller I worked with in Castle Rock this spring had her house nearly ready two weeks before she wanted to officially list it. The paint was fresh, the yard had finally greened up, and she wanted buyer's agents to know something was coming without fielding a flood of showing requests before the photos were even back from the photographer. That's exactly the situation Coming Soon status was built for, and...
A recently retired couple looking in Cherry Creek this year had a strong investment portfolio and almost no reportable income on paper. A standard lender looked at their tax returns and saw very little to qualify against, even though they had more than enough net worth to comfortably afford the house. That's exactly the situation an asset depletion loan is built for, and I've had more of these...
A self-employed client in Castle Pines this spring had 15% to put down on a house and did not want to pay mortgage insurance for the next several years while her income kept growing. Instead of putting less down and paying PMI, or draining her reserves to hit 20%, we structured her purchase as an 80-10-10, sometimes called a piggyback loan. It's not a new idea, but I've had more clients ask about it this...
A seller asked me recently whether it mattered that the agent bringing her a full-price offer also represented the buyer. It's a fair question, and the honest answer is: it depends on what "represented" means in that specific transaction, and Colorado's rules on this are more layered than most people realize.Colorado's default isn't full representation at allHere's the part that surprises most buyers and...
A buyer called me last month convinced she had to waive her inspection contingency or she would never win a house in Highlands Ranch. She was half right. The market has been competitive enough this year that waiving inspection contingencies has become common again, but "common" and "right for you" are two different questions, and I want to walk through both sides honestly before you decide.Here's what the...
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