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Pradera Neighborhood Sold Homes 2011
Jan 6th 12
Money
It’s that time of year again. Neighborhood real estate market reports for Parker, Colorado are coming out daily. You can find them here as I will be working around the clock to get this info out to the public.
Four year sales trends for Pradera Golf Club Neighborhood in Parker.
I will be comparing 2010 to 2011 for all the homes sold in Pradera during that time period. As you will see there wasn’t much difference between 2010 and 2011.
- Total Homes Sold for 2010 = 54 versus 47 for 2011
- Average Total Days on Market for 2010 = 162 versus 212 for 2011
- Average NET Sold Price for 2010 = $584,880 versus $583,366 for 2011
- Average Price Per SQFT for 2010 = $163 versus 165 for 2011
- Average NET Price Per Finished SQFT for 2010 = $128 versus $126 for 2011
- Lowest Sales Price for 2010 = $ 315,000 versus $230,000 for 2011. The home that sold for $230,000 was a fire damaged home.
- Highest Sales Price for 2010 = $1,400,000 versus $1,120,000 for 2011.
- Total Sales Volume for 2010 = $31,583,539 versus $27,418,194 for 2011.
Notice above there is a link to a report from one year ago where I compared 4 years of sales data com[paring ONLY Luxury Home Sales. Homes priced above $750,000 in Pradera were compared and you might be surprised at what you see from 4 years of sales data.
Is your home ready to list for sale?
Nov 2nd 11
Is your home ready to list in the MLS?
It’s a great question since I see a lot of homes listed for sale in the MLS that are clearly not ready to be adverstised out in the market yet.
What do I mean?
- Homes listed in the MLS for days, weeks and even months without photos.
- Disclosures to the buyer not completed.
- No flyers inside the house.
- Unable to find the virtual tour if there even is one.
- Unable to locate a video if there even is one.
- Well Permit info non-existent.
- Homes not staged or even de-cluttered.
If you are going to list the house in the MLS at the very least there should be photos to accompany the listing. Believe it or not many homes get listed in the MLS without even one photo. Really there should be professionally shot photos of the house for sale.
Obvously all the listing paperwork including the disclosures to the buyer need to be filled out and loaded into the MLS. Potential buyers or other brokers need this info to make a decision on whether or not to look at your home.
Color flyers should be inside the home at all times when the house is actively listed in the MLS and accepting showings. Buyers like to take home nice color photos of the house if they like it.
Virtual tours and videos of your home for sale need to be advertised and on the web so buyers searching online can easily find the photos and video. If your house is listed in the MLS you should be able to Google your address and have professional photos or a video show up for that address immediately. Generally it should show up in the #1 position of Google. Example; buyer drives by your house and goes home to Google your address or even better does it on their smartphone right in front of the house. Better have a video. Videos show up great on smartphones.
In and around Parker Colorado many of the homes have wells. Wells require permits and permit numbers so the Colorado Divison of Water can keep track of who owns the well and/or water rights. Listing a house or property for sale without having this info easily available is crazy. This is all info that buyers will want up front and generally well before an offer is ever made.
To me de-cluttering a home is one of the first things that must be done. It has to be done before the house if photographed and before it is listed for sale in the MLS. I’m shocked when I go in homes with buyers to see that the house is very cluttered and in disarray. Make your property inviting and warm and easy to walk around.
This is not a compete list but it is a good baseline for getting started. Make sure to ask your listing agent or broker if the property is ready to go. Make sure there are photos for the MLS and the house is in good shape. It can mean the difference between a sale and sitting on the market for months without an offer.
Photos can make or break your listing
Nov 2nd 11
Photos of Parker CO Homes Showcased in the MLS
Professional Home Photos
We see it all the time. Amateur photos taken of homes that are listed in the MLS for sale. A good or bad photo can make or break your home sale. Being successful selling your home starts with a professional presentation.
Listing agents or brokers use these poor examples in their online marketing and offline print ads for the property. It’s a poor representation of the property and frankly something I would never have my name associated with.
I regularly see fliers in flyer boxes in front of the house stuffed full of fliers that have photos that are so bad I’m embarrassed for the seller.
Here’s an example of a poor lighting and not capturing the entire kitchen. The person that took these shots didn’t even take the time to turn the lights on in the kitchen. Not a very good presentation to the potential buyer and certainly not what a seller is expecting from their agent or broker selling the house.
Kitchen photo no lights on?
Here is another example where the listing broker didn’t take the time to turn the lights on inside the room where they are taking the photo.They only shot half of the room and really dropped the ball here.
No lights and half of the room?
When a seller hires Steven Beam to sell their home we do it right.
I have a professional photographer that has been working for me and shooting all of my listings for the past 11 years. He knows the best angles to shoot a room and how to get the best lighting to showcase the room. The photos we use are high resolution and can be used for both print and online advertisements.
The next time you get ready to list your home for sale make sure the broker you hire has a professional photographer that can get the job done.
Many times you have only a few seconds to attract a buyers eye online before they eliminate your property from the ones they want to view. Don’t you think that having your home presented professionally with top notch photos is a bare minimum?
Here are a few more examples of high resolution professionally shot photos of my listings. This is how it should be done.
Professional Photographer Home in Pradera
Another way I professionally market homes I list for sale in the MLS is by using professional videos with onscreen talent.
Here is an article about video and how it can be used.
Small but perfectly photographed room.
Small rooms like the one just above deserve as much attention as the larger main rooms. Buyers want to see what the home has to offer so you better make it visible and beautiful.
If you would like to see what your home is worth fill out this questionnaire and I will call you today.
Video of another Parker CO home for sale.
Aug 15th 11
Here is the video of a new listing in The Pinery.
8788 E. Mad River Road, Parker CO 80134
$319,000
- 4 bedrooms
- 3 bathrooms
- over 2900 finished sqft
- finished walkout basement
- hardwood floors
- covered deck
- over 1/3 acre lot
For a showing or additional info Call Steven Beam – Parker CO Realtor – 303-941-4663
Parker’s Newlin Meadows Neighborhood
Apr 13th 11
Newlin Meadows Neighborhood Sign
Looking to buy a home in Parker, Colorado? You better check out the Parker neighborhood of Newlin Meadows.
Newlin Meadows is located adjacent to the new Rueter-Hess Reservoir here in Parker. If you think that isn’t important you should reconsider.
When Rueter Hess is complete is will have miles of trails for walking and biking, plenty of picnic tables, fishing and other fun Douglas County Open Space activities.
Take a look at the neighborhoods in the DTC and Greenwood Village that back up to the Cherry Creek Reservoir. The neighborhoods next to Cherry Creek Reservoir in the DTC have certainly benefited from having all those recreation opportunities out their back door. I’ve had many clients over the past 12 years ask me to show them homes in the DTC and only homes with easy access to the reservoir. There is a definite premium for properties located close to the reservoir in the DTC and I believe eventually that same will happen here in Parker and homes near the Rueter-Hess reservoir.
Home in Mewlin Meadows
Newlin Meadows is located in a prime location for more than just the reservoir. Eventually Hess Road will connect up with I-25 and Mainstreet already connects. Newlin Meadows in directly in between both roads which will give homeowners in that neighborhood easy access to I-25 from two routes.
Home prices right now in Newlin Meadows are from the low t mid $300’s to well over $400,000. There has been one sale in the past 2 years over $500,000. It listed and sold in 1 day for $540,000.
What more can I say. I believe that Newlin Meadows, Horse Creek, Auburn Hills and Antelope Heights will all be ideal for home buyers in Parker.
Steven Beam is a Realtor, CRS living and working in Parker Colorado.
Lowball Offers Are Sometimes The Only Offer
Mar 18th 11
I wrote this in response to another blog post on another blog. I felt I should share it here.
It seems some Realtors and Sellers get really bent out of shape when a buyer makes a lowball offer. I admit that it can be an insult but many times it’s a wake up call to the seller and listing broker.
If you are not lowball offering in this market you as a buyer’s agent are not doing your job….PERIOD. If you think it wastes your time or insults the seller too bad for you the buyer’s agent and your client. Some situations I admit it is totally uncalled for but in many cases when you run the numbers for the property it’s the only offer I will advise a buyer to make. I can easily make that recommendation with good conscience.
Funny but some sellers STILL do not realize that values are down for everyone including them and not just their next door neighbor.
I recommend running the numbers for each neighborhood in a buyer or seller’s area so you can show them just how much of a percentage drop has really happened in their neighborhoods and areas. Nobody cannot argue with factual numbers. When the real facts are submitted with an offer or presented at a listing appointment it really brings clarity to the situation and alleviates a lot of headache.
Here are two situations I was recently involved in where I advised my buyers to make low ball offers.
- We just offered $850,000 on a $1.225 listing. Got it for $925,000. Yeah the lowball was worth it and my client was stoked. I took the time to run the numbers and truly figured out what the property was really worth. As a result it saved my buyer $300,000 off the asking price.
- Another client just got a rental for 50%….YES I said 50% of asking price. He is one happy investor right now. We offered 55% of asking price to see what would happen and they countered back at 50% of asking. Of course my buyer took the deal.
Major Price Reduction – Aurora Colorado Home For Sale
Mar 7th 11
4054 South Atchison Way, Aurora, CO 80014
Asking $221,900
Over the top total remodel from top to bottom. Must see at this price and location. Ride your bike right into the Cherry Creek State Park.
Check out the video of this sweet home in Aurora Colorado.
Pradera Golf Club 4 Years of Home Sale Trends
Jan 27th 11
Pradera Golf Club Custom Home
Notice the reflection of the clouds in this custom home perched high on the hill in Pradera Golf Club.
Average Sale Price Down 12.83% in Pradera from it’s high in 2008. See data below.
After writing an article detailing home sale trends over the past 4 years in Stonegate, another Parker, Colorado community, I was asked to produce the same stats for Pradera Golf Club.
Over the past 12 months I have witnessed a new found demand for high end luxury homes in Douglas County including the custom home communities of Pradera and The Timbers. We all noticed the demand slow down for about a 12 month period in late 2008 and early 2009 simply because banks would not lend money to high-end luxury home buyers.
Well the lenders are back and so is the pent up demand from custom home buyers. Currently a majority of the home sellers and buyers I’m working with are in what I consider to be the high-end market. Steve’s definition of high-end = anyone buying or selling above $750,000.
What do you get when you list your home for sale with Steven Beam? See it here.
Here are the numbers for Home Sales in Pradera that have a sold closing price ABOVE $750,000 since 2007.
Total Sales by Year: (2008 was hot then the breaks were applied by the banks.)
2007 = 12
2008 = 19
2009 = 11
2010 = 9
Average Total Days on Market: (Like I said 2008 was HOT for custom home buyers)
2007 = 225
2008 =125
2009 = 216
2010 =207
Average NET Sold Price: (12.83% decrease in Value from high to low year.)
2007 = $1,085,417
2008 = $1,104,927
2009 = $975,631
2010 = $963,200
Remember I am only showing stats from homes that sold and closed at or above the $750,000 price point in Pradera Golf Club.
Total Volume of NET Sales By Year in Pradera Golf Club:
2007 = $13,025,000
2008 = $20,993,608
2009 = $10,731,943
2010 = $8,668,800
Average NET $ or Price per sqft Sold: (This is the sqft on the main level and upper level. It does not include the basement.)
2007 = $286
2008 = $314
2009 = $253
2010 = $276
Average Price per sqft Finished. (All finished sqft included.)
2007 = $224
2008 = $207
2009 = $172
2010 = $162
Parker Colorado has Four Blackeyes
Be a Voyeur in Your Neighborhood
New Price on this Aurora Colorado Home For Sale!
Jan 3rd 11
For a showing or additional information Call Steven Beam at 303-941-4663. Realtor, CRS.
Be a VOYEUR! See what is happening in your Parker CO neighborhood.
Nov 11th 10
Parker Colorado neighborhood Info
Here is an excellent way to monitor ACTIVE and SOLD homes in very specific areas and neighborhoods. The Market Snapshot. This report is easily setup by me or by you that automatically emails you monthly or bi-monthly all the homes sold and active in a specific area or neighborhood.
(Sample Report Here)
As a Buyer: You can track a neighborhood that you want to move into and see exactly what is active and sold in that neighborhood.
As a Seller: Be a voyeur and see what your neighbor’s house really sold for or watch the market if you are contemplating selling in the near future.
Not only does it show you very detailed real estate stats it will also give you detailed map information about:
- Schools and locations
- Shopping
- Fire Protection
- Police
- Bars and Restaurants
- Recreation Locations (Parks)
- Houses of Worship
If you are interested in the Free service go ahead and use the link above to set it up or shoot me an email and I will set it up for you.
Yours truly,
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