The Feenstra Bros - Boulder CO Homes For Sale

Dear Boulder Real Estate Aficionados!

Happy Valentine’s Day! Your home has a contract to sell that has been signed by all parties! Wow, that’s “music to my ears” you say! Well… First you must have been on the Market “For Sale” and you would be one of the 140 properties Under Contract (UC) of the 804 properties on the market! That’s 17% of the market Under Contract today! Not bad for an early season blip from years past. “How did you get your home UC your neighbors inquire politely?” “Well”, you say “I priced it a lot lower than I should have. I de-cluttered  big-time! You know the things I use at least once every couple or years, and I copied all I could from the designer homes I see in those home-type magazines! Oh, and I buried Saint Joseph upside-down in my backyard with his feet pointing up at a 22.2 Degree angle, offset 1 degree for solar gain! (http://www.saintjosephsellshomes.com) Whew, and did I mention I sent the kids to Grandma’s and Grandpa’s in Arizona to keep the house in show condition!” And that’s how you did it you say.

Well, you’re not that far off! If you don’t have a contract within 30 days, either you made a mistake on your price or it’s a really horrible Market (nope, not Boulder). You probably priced your home too high…. Above the tree line, out of radar range, out of “the zone”! This market is a new market! Even Boulder isn’t immune.

Do all you can when you have a showing on your home! Wine, dine and dazzle your prospective buyers with sweet sounds, fresh flowers and chocolates. Include some Soft background mood music with soft lighting and candles (Fake candles for this article of course, real ones are a fire hazard).  Bake some fresh bread or some chocolate chip cookies to dazzle the nasal senses. Emotional reactions are what your home needs to give birth to. Vacuum, dust, do the dishes, and put the toys away mom. I know you’re proud. I have kids too, but they aren’t buying my house! No diapers, no pacifiers and definitely no signs of your family pets “stuff”! You know what I mean here right?

You want to move on, move out, pack up and mosey on down the road, right? Get it right at the beginning of your listing. Don’t chase the market! You’ll end up sitting, stewing, and staying longer than you’d planned in your “I’m over it” abode, wishing you’d listened to me in February!

Happy Valentines Dear!  Until next time, I’m your friendly neighborhood Realtor Jeff Feenstra.

Jeff owns Feenstra Real Estate and Property Management in Boulder and can be reached at 303-931-7320 or emailed at Jeff@FeenstraRealEstate.com.  www.FeenstraRealEstate.com

Where We’ve Been, Where We’re Going?

2009 at a glance:

·         How is the City of Boulder fairing on its Median Price? Not bad for being down just  <2.6%> vs. Year Ago.  Last time we were in this range was 1983 when interest rates were in the 16-18% range! City of Boulder holds up even in the most difficult times…

·         No Doc loans and stated income loans are a thing of the past. Yes, you really need to prove you have an income to pay for your mortgage!

·         Jumbo Loans became very restrictive, yet you can still lock in a 30 year rate in the mid 6% range. Adjustable rate mortgages are in the mid 4% range!

·         The Stimulus Package helped Boulder County increase in the 4^th Quarter single family home sales. In 2009 sales increased to 752 from 604 in 2008! A 24% increase in homes sold! Attached Dwellings increased in 2009 to 261 from 203 in 2008! A 28% increase! Total Sales 3,069 from Dec 1, 2008 to Nov 30, 2009 compared to 3,606 homes in 2008 same period, a 15% decrease. Condo’s are down 11 percent from 1,345 to 1,193 during the same period. We’re on the uptrend even with that said based on the great 24% and 28% increase of last quarter!

Reviewing the numbers in the City of Boulder for single family homes for the last 4 years from 2006 thru December 31^st of 2009 we see that prices remained fairly flat with the Median Price in the City of Boulder in 2006 at $545,000. In 2007, $550,500, 2008 $539,000 and in 2009 $525,000, down only <2.6%> versus Year Ago.  The big surprise is that across all prices ranges we’ve seen a similar reduction in the total number of sales. Some thought the high-end listings (over $1M) would have seen a more significant reduction in total sales in 2009. Down just 22% versus year ago.

·         2009 Total Sales in the under $600,000 range in single family homes in the city of Boulder we are down <25%> versus Year ago, down <37%> versus 2007, and down <53%> versus 2006 where 729 homes were sold versus 342 in 2009.

·         2009 Total Sales over $600,000 range in single family homes in the city of Boulder we are down <30%> versus Year ago, down <46%> versus 2007, and down <50%> versus 2006 where 448 homes were sold versus 222 in 2009.

·         2009 Total Sales in the $600,000 - $1M range in single family homes in the city of Boulder we are down <25%> versus Year ago, down <44%> versus 2007, and down <52%> versus 2006 where 339 homes were sold versus 163 in 2009.

·         2009 Total Sales over $1M range in single family homes in the city of Boulder we are down <22%> versus Year ago, down <39%> versus 2007, and down <32%> versus 2006 where 102 homes were sold versus 69 in 2009.

I believe that there is some pent up demand for housing out there.  The first of the year showed very good activity for buyers looking for their next home. A great measure I use of things getting better is the Percent of single family homes under contract versus year ago. As of January 19^th, 2010 the percent of single family homes under contract are up from 9% of the inventory Under Contract last year to 14.6% this year, a 62% increase! Condos aren’t yet feeling the momentum of being Under Contract. They are down at 11% this year versus 17.9% last year.

Selecting the right price point and staging your home for sale are the most important factors any seller can focus in on. This is a new market and becoming realistic in your pricing early on can make the difference in your home selling or not.

Well that’s it for the State of the Union in the City of Boulder this month! Stay tuned.

This is Jeff Feenstra of Feenstra Real Estate and Property Management  Specializing in Boulder Real Estate Sales and Property Management signing off for now.

I can be reached at 303-931-7320 or emailed at Jeff@FeenstraRealEstate.com. Website address is: www.FeenstraRealEstate.com

Indian Peaks, Lafayette  -  We invite everyone to visit our open house at 622 Beauprez Avenue on May 4 from 1:00 PM to 4:00 PM.

Property information

Location and High-End Upgrades!

• 2,018 sq. ft., 3 bath, 3 bdrm 3 story - MLS® $298,000

Indian Peaks, Lafayette  -  This premium lot LOCATION townhome features OPEN SPACE in front & back & many high end upgrades. Kitchen boasts HARDWOODS, stainless appliances with gas stove, large island & nook. Two-sided gas FIREPLACE highlights formal dining & comfy family room. Home also features A/C, plantation shutters, balcony with snow capped VIEWS, soaring ceilings, 5 piece master bath & master retreat area. Natural LIGHT bathes home. Relax indoors or outside in the beautifully landscaped courtyard. Truly a must see!

Property information

Martin Acres Gem

• 2,524 sq. ft., 2 bath, 4 bdrm single story - MLS® $419,000

Martin Acres, East  -  PERFECT MARTIN ACRES Ranch with Finished Basement! Updated 4 bd, 3bth plus STUDY. Featuring HARDWOOD FLOORS ON MAIN LEVEL, Newer Windows, Roof, Updated Kitchen and a Perfectly LANDSCAPED FRONT and Back yard. Incredible Deck for BBQ's with Flatiron Views! Extra Cute STORAGE SHED in Backyard. Newer Ceramic Tile in Both Baths and a HUGE 4th bedroom with large Egress Window. Central A/C. Walk to shopping center and 1 block from Martin Park. Don't miss this Great Value in Martin Acres!

Property information

Coveted Bridgefield Neighborhood

• 4,260 sq. ft., 3 bath, 4 bdrm single story - MLS® $848,750

Louisville, Boulder County  -  CUSTOM RANCH IN COVETED BRIDGEFIELD NEIGHBORHOOD on Almost a 1/2 acre lot! Quiet and PRIVATE lot with Pheonominal Landscaping! Waterfalls, Ponds, Fruit Trees, and Perennials on a terraced yard make this home "a little bit of paradise!" Enjoy living in a country-like atmosphere! Over 4200 finished sq ft. Quality finishes throughout including GRANITE counter tops, HARDWOOD floors, custom paint, 5 Piece LUXURY BATH and a 3 car garage/workshop area. Walking distance to Old town Louisville and shopping!

Property information

• 1,608 sq. ft., 2 bath, 2 bdrm 2 story - MLS® $379,000

Boulder, Boulder County  -  Get much more than a place to live with this bright & energy efficient cohousing townhome. Open floorplan & conveniently located within walking distance of Amante & shopping. Low HOA includes heat, high speed internet & water/sewer. The common house is just steps away & effectively extends living space to include a gourmet kitchen, large living & meeting rooms, office, hot tub, rec room with home theater & pool table & guest rooms for your company. For cohousing info: www.wildsagecohousing.org.

Property information