The Denver Metro Association of Realtors released this report stating that Denver is on track to sell a record number of homes in 2017 and the sale of luxury homes have significantly increased. Read more below:
DMAR Real Estate Market Trends Report | NOV. '172017 is on pace to set a new record for the number of homes sold in the Denver area. Also notable, luxury homes priced $1 million and over saw a 50 percent increase in sales year over year.
November 3, 2017Download the report here
October set a new record low for housing inventory in metro-Denver for the month of October with 6,312 listings, down 16.79 percent from the month prior and 6.22 percent from last year. Contributing factors to the low inventory included fewer new listings coming to the market, down 3.06 percent from last year, and the number of homes sold increased by a healthy 9.75 percent month over month.
“The inventory number was a little scary in October and it was not what we were hoping to see,” said Steve Danyliw, Chairman of the DMAR Market Trends Committee and Denver REALTOR®. “In addition to fewer listings coming to the market, low housing inventory was also due to the surprising treat of higher-than-expected homes under contract. As we tend to see normal seasonal slowing, under contracts increased by more than nine percent from last month and last year. Even with cooling temperatures, homebuyer demand remains strong.”
According to the DMAR Market Trends Committee, average active listings in the residential market (single-family and condos) for October is 16,306 (1985-2016). The record-high October was in 2006 with 29,722 listings, and 2017 represents a new record-low with 6,312 listings.
“Seasonally, we expect the number of sold homes to drop 4.18 percent month over month; the larger 9.75 percent drop in homes sold compared to the month prior was expected due to the low amount of under contracts in September. Even with the number of closings dropping over the last couple of months, we are still ahead of last year as year-to-date homes sold was up 3.3 percent over 2016. At this pace, 2017 should set the record for number of sales,” adds Danyliw.
Additionally, the report cites that REALTORS® report home sellers are beginning to reduce prices, yet the average and median sales prices in October were up year over year by 11.85 percent to reach $443,873 and 8.88 percent to $380,000, respectively.
Danyliw comments, “While this is good news, take into consideration the mix of properties sold. We had a substantial increase in the $1 million plus segment.”
Our monthly report also includes statistics and analyses in its supplemental Luxury Market Report (properties sold for $1 million or greater), Signature Market Report (properties sold between $750,000 and $999,999) and Premier Market Report (properties sold between $500,000 and $749,999). In October, 158 homes sold and closed for $1 million or greater, up 32.77 percent month over month and up 49 percent year over year. The closed dollar volume in October for all luxury residential was $242,929,424, up 31.71 percent month over month and up 53.74 percent year over year.
The highest priced single-family home sold in October was $5,275,000 representing four bedrooms, six bathrooms and 7,826 above ground square feet in Denver. The highest priced condo sold was $2,325,000 representing four bedrooms, five bathrooms and 3,523 above ground square feet in Denver. The listing and selling agents for both transactions are DMAR members.
“The Luxury Market hit a sweet spot in October,” stated Jill Schafer, DMAR Market Trends Committee member and metro Denver REALTOR®. “After a very strong summer, the sale of single-family homes priced $1 million and over dipped a bit in August and September, only to rally again in October with sales up 40.38 percent from September. Luxury condo sales were down 20 percent from September to October, but that’s still up 50 percent from the same month last year.”
Year to date, sales volume topped $2 billion, and the sale of single-family homes was up 27.67 percent and condos was up 60.44 percent. So far in 2017, luxury single-family homes and condos are selling faster overall with the median days on market down 16.28 percent and the average price per square foot hitting a record-high at $303. “The playing field is close to equal between homebuyers and sellers with just over six months of inventory,” adds Schafer.
Download the report here
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The DMAR Market Trends Committee releases reports monthly, highlighting important trends and market activity emerging across the Denver metropolitan area. Reports include data for Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park counties. Data for the report was sourced from REcolorado® and interpreted by DMAR.
Haunted houses are for the scares and thrills that the spooky Halloween season brings. It is not, however, the curb appeal you want to have when selling a home. Remember, that curb appeal plays a huge part in if a buyer will want to buy your home or even proceed with going inside the home to get a better idea of what they are looking at. We all know that we shouldn't "judge a book by its cover," but, let's be real, houses are being judged the second that a car pulls up to the driveway. So, make sure your home looks presentable by:
Happy Halloween from the Boulder Home Zone Team
It looks like the Denver Housing Market may be starting to calm down. Whereas before, Denver stayed steady in the top three markets for homes selling quickly, now it is starting to trail behind. Denver came in one day behind the third place market, San Francisco which had 26 days on the market as an average. Until there are more homes in the mid-prices that are more affordable, however, the market will continue to lean towards a seller's market. Learn more in the Denver Business Journal below:
Is Denver housing market cooling a bit?By Ben Miller – Contributing Writer
Oct 18, 2017, 6:43am MDT Updated Oct 18, 2017, 7:14am Is Denver's housing market cooling a bit? A new study indicates that Denver's no longer a national leader in one key housing market indicator.
Denver used to be one of the nation's top three markets when it comes to homes selling quickly. Not anymore. According to the latest Re/Max National Housing Report, Denver homes are selling a tad more slowly than the three national leaders.
In the latest Re/Max report, the metro areas with the lowest Days on Market were Omaha at 23, Seattle at 25, and San Francisco at 26. Denver has barely fallen off the list of top leaders, coming in at 27 Days on Market for September. Nationally, the Days on Market for homes sold in September was 49. Days on Market is the number of days between when a home is first listed in an MLS and a sales contract is signed, Re/Max said.
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In the past, Denver was always listed at or near the top: In the previous report, Omaha and Seattle led the country at 21 days and Denver followed at 24.
But Denver still ranks near the top nationally when it comes to not having a market balanced equally between buyers and sellers. Re/Max estimates that a balanced market has a 6 months supply of housing inventory; currently the national figure is 3.6 percent.
"The markets with the lowest Months Supply of Inventory continued to be in the west with San Francisco at 1.2, Seattle at 1.5, Denver at 1.6 and San Diego at 1.8," Re/Max said.
"Plain and simple, we need more homes, particularly at the entry-level price point. Until then, it will most likely continue to be a seller's market with homes going from listed to sold quickly," said Adam Contos, Re/Max co-CEO, in a statement.
While no U.S. cities are classified in the "bubble risk" zone, neighbors such as Toronto are experiencing increasing housing prices at a dangerous rate. In other words, income and employment levels aren't matching what is being asked to buy a home in the current housing market. And with overly priced markets so close, a corrective period could be sooner than we expect. Read more in the CNBC article below:
Toronto, London and these other major housing markets are in a risky bubble, UBS says
Diana Olick | @DianaOlick
Published 12:14 PM ET Thu, 28 Sept 2017 Updated 3:51 PM ET Thu, 28 Sept 2017CNBC.com
Home prices are rising in most major cities around the world, but in some they are rising too far, too fast.
When prices reach the so-called bubble territory, that is, overvalued in relation to fundamentals like income and employment, they are at a far greater risk of correction. While it is hard to pinpoint exactly when that correction will occur, identifying the bubbles early can offer insight and protect investors.
In the last five years, bubble risk has grown significantly in several cities, according to a new report from UBS. Toronto, Stockholm, Munich, Vancouver, British Columbia, Sydney, London, Hong Kong and Amsterdam are at "bubble risk," according to its Global Real Estate Bubble Index.
Real house prices in these cities have risen nearly 50 percent since 2011. This is far higher than local economic growth and inflation rates, and incomes and rents have risen less than 10 percent in these cities during the same period.
While no U.S. cities make that highest "bubble risk" category in the index, San Francisco and Los Angeles are considered "overvalued." Prices in San Francisco are up almost 65 percent since 2011, but has "limited bubble risk, given its strong economic fundamentals amid the astonishing boom of tech companies," according to the report.
The reasons for strong price appreciation are varied. In Canadian and European markets, prices have been able to rise swiftly due to historically low mortgage rates. In European cities, while prices are higher, homeowners' annual payments are below their 10-year average. In the U.S., low mortgage rates are also helping buyers afford more homes, but the real driver of prices is very low supply of homes for sale.
U.S. homebuilders still have not recovered from the housing crisis that began in the late 2000s, and are not back to producing even the historical average of new homes, never mind all the pent-up demand. The U.S. market also lost about a million homes to investors, who turned them into lucrative rentals, removing them from the potential for-sale stock.
'Superstar' city?Of course a bubble can't be proven until it bursts, but history proves the risk to these markets when home prices are decoupled from economic fundamentals of a local market.
"A change in macroeconomic momentum, a shift in investor sentiment or a major supply increase could trigger a decline in house prices," according to UBS researchers.
And then there is the "Superstar" scenario. This theory suggests that even when prices are out of whack with fundamentals, there are certain superstars, that will dominate. This holds true for movie stars and major metropolitan cities alike. UBS researchers suggest that Hong Kong, London and San Francisco are "Superstars." High net worth investors will always flock to these cities, and as long as supply doesn't exceed demand, prices are at less risk of weakening.
The one variable in all this is a big one: interest rates. Should rates begin to rise, slowly or swiftly, investors could pull back. "Also, the current affordability crisis may trigger policy responses that could end the housing party rather abruptly," according to the report.
Housing policy in Vancouver, specifically a tax on foreign investors in real estate, was designed to cool the overheating home prices there. As a result, more investors set their sights south, to Seattle, which now leads all U.S. markets for home price appreciation.
The housing market has been seemingly unstoppable in 2017. But that all could be coming to an end. Buyers more and more are being confronted with a similar issue: Plenty of houses, but out of the average buyer's price range. What does this mean for the housing market? As discussed below, there are huge implications because of the high supply of expensive homes but the high demand for reasonably priced homes. To put things simply, the two aren't meshing up. Many people are finding themselves stuck in the rental pattern and unable to buy. Read more about this dilemma below:
Stop sugarcoating the housing market: Economist warns that buyers face increasing troubles
Diana Olick | @DianaOlickPublished 1:02 PM ET Tue, 26 Sept 2017 Updated 2:00 PM ET Tue, 26 Sept 2017
From a broad view, the U.S. housing market looks very healthy. Demand is high, employment and wages are growing, and mortgage rates are low.
But the nation's housing market is assuredly unhealthy; in fact, it is increasingly mismatched with today's buyers. While the big numbers don't lie, they don't tell the real truth about the affordability and availability of U.S. housing for the bulk of would-be buyers.
First, several reports out this week point to both continued heat in home values as well as pushback from homebuyers. Prices remain nearly 6 percent higher than they were a year ago, nationally, with some local markets seeing double-digit annual price gains. Those prices are being driven by a severe lack of supply at the low end of the market, which is where the most demand exists. That means lower-priced homes are seeing bigger price gains than higher-priced homes because of the competition.
At the same time, sales are falling, again, because there are too few homes on the low end, and the homes that are available are very expensive.
"It sets up a situation in which the housing market looks largely healthy from a 50,000-foot view, but on the ground, the situation is much different, especially for younger, first-time buyers and/or buyers of more modest means," wrote Svenja Gudell, chief economist at Zillow in a response to the latest home-price data. "Supply is low in general, but half of what is available to buy is priced in the top one-third of the market."
Supply on the low end is tight because during the housing crash investors large and small bought hundreds of thousands of foreclosed properties and turned them into rentals. There are currently 8 million more renter-occupied homes than there were in 2007, the peak of the housing boom, according to the U.S. Census.
Investors could take the opportunity of high prices and high demand to sell these properties, but today's high rents offer them better returns.
Low supply of homes for sale might also seem like a great opportunity for the nation's homebuilders. Yes, they went through an epic housing crash, but they have since consolidated market share and righted their balance sheets. Homebuilders are simply not building enough inexpensive houses that the market needs.
That is why sales of newly built homes, like existing homes, have been disappointing. The latest read on August new home sales from the U.S. Census surprised analysts with a 3.4 percent monthly drop, along with a rise in inventory. The homes are there, they're just not selling, and it's not hard to figure out why.
"The recent home sales data has reflected a slower pace and I continue to believe it's due to more a push back on pricing," wrote Peter Boockvar, chief market analyst with the Lindsey Group, in a response to the data release.
Just 2 percent of newly built homes sold in August were priced under $150,000, and just 14 percent priced under $200,000. Compare that with the existing home market, where more than half of homes sold in August were priced under $250,000.
Builders say they would like to build more affordable homes but cannot because the math doesn't work. The costs of land, labor, materials and regulatory compliance are just too high. In addition, younger homebuyers want to live closer to urban areas, not in the far-out exurbs, where builder costs are far lower.
"It's time we stopped sugarcoating the truth with this data — the simple fact is that we are severely underproducing housing in this country, relative both to basic demographics and currently high demand from buyers," wrote Gudell, who notes that inventory is stuck at roughly mid-1990s levels, but the country has grown by more than 60 million people since then. "Buying conditions, in theory, are great right now: Jobs and incomes are growing, and rock-bottom mortgage interest rates are helping keep financing costs low. What's missing from the equation is a lack of homes actually available to buy at a price point that's reasonable for most buyers."
The trouble is, even though the market is woefully mismatched, home prices will not come down as long as there are some buyers out there willing and able to spend more and more money for less and less house.
"We expect price pressure to remain pretty strong well into the fall," said Nela Richardson, chief economist at Redfin. "First-time buyers are struggling to find a footing in this market. The first-time buyer share is down from historical levels, but the thing is, you don't need everyone to buy a house in this market. As long as there are one or two buyers who can afford, and those buyers can be investors, then the sale will go through, and that's what we're seeing at some level."
So, what does all this mean for the economy and personal wealth? It means the renter nation will persist and fewer Americans will be able to save and grow their money in a home. It also means rents will continue to rise due to high demand, leaving more Americans with less disposable income to spend.
In other words, it's not healthy.
The housing market in Colorado has boomed in the past year and so have the million dollar homes. Today, you can buy stunning homes in and around the metro area. Louisville, Castle Pines, Cherry Creek and even Arvada are homes to multi million dollar beauties. Check out these elaborate homes in the Denver Business Journal article, What Can You Buy in Colorado's Housing Market if Cost Was No Object, below:
What you can buy in Colorado's housing market if cost is no object (Photos)
By Caitlin Hendee – Associate Editor, Denver Business Journal
Aug 7, 2017, 14:49pm When money isn't a factor, the options for homes are almost limitless.
For example, for the $1 million to $3 million range, you can scoop up anything from a designer home in Westminster; to a private, gated house in Arvada, complete with Koi pond and smart home technology; to a custom home right next to downtown Louisville.
Or, for that $5 million mark, you can have a home in Littleton with an elevator or a golf community home nestled in Castle Pines or a Greenwood Village estate complete with guest house and basketball court.
For truly limitless budgets, such as $10 million or more, homes run the gamut: from a $10.5 million penthouse in Cherry Creek, to sprawling ranches in Telluride and Kremmling, and everything in between.
To get an idea of how far your money goes in Colorado's summer market, the DBJ rounded up homes currently on the market in 30 Colorado cities and communities based on people who have limitless budgets.
Many homes are priced between $1 million to $5 million in the metro. Some mountain town estates carry price-tags of $3 million, $10 million and sometimes more than $20 million.
> Click the image above to view photos of homes for people with a limitless budget. (Editor's note: Homes in each city/community have three photos or more included in the gallery).
Everything now a days seems to have an app. Whether it's ordering groceries straight from your phone, dating, looking up good restaurants, finding good car prices, or more, there's an app for that! But, have you ever thought about using apps to sell your home? Below are a few apps that people are using to sell their homes faster.
The more information, the better. When selling your home, you, or more importantly your realtor, should know what's going on in the area. Using the app version of Zillow, for example, can be a great way to compare pricing, square footage, and the market. But, make sure to not just rely on one source. Especially for pricing, it is a good idea to look at other sources too, like Trulia and Realtor.com.
Give home buyers as many details about your house as possible. One way to do this is with MagicPlan. This app builds a floor plan just by walking around your house and taking photos. This cheap solution to hiring someone to map out your house for you, will also be useful when marketing the house online or on paper. Also try 360 Panorama. This app will add panoramic photos of your home to your listing and set it apart from other homes for sale.
Making small updates can have big results. The more little fix-ups you do around the house to get it ready for showings, the more likely you will sell your home fast. Have no idea where to start? Try the app, Houzz, to help give you interior design ideas and trends. If you are going beyond the small updates and looking to do some major remodeling, don't be caught off guard by the prices. Use Hammerpoint to help you price out the remodel and get the best estimate possible.
Be empowered by information. Use HomeSnap to get a quick look at all the information that might come up when buyers are looking at your home. Use the app to take the picture of your home, or, for buyers, a home you are interested in, and you will learn all the details posted about the house. This way, you know what others are seeing when they look up your home for sale.
Denver rates 2nd in the nation for speed of selling homes according to the Denver Business Journal:
Denver home real estate scorecard for June: Low inventory, homes sell fast
Jul 17, 2017, 7:14am MDT Updated Jul 17, 2017, 8:09am MDT
A local national real estate company has issued a first-half scorecard for Denver's residential real estate market in 2017, highlighted by scarce inventory and fast-selling homes.
Re/Max Holdings Inc. (NYSE: RMAX) said Denver's residential real estate market was second in the nation for speed it took to sell a home in June: Only 21 days, behind only Seattle and Omaha, Nebraska, at 20 days on the market. Nationally, the average days on market was 47 days, which is the lowest in the history of the Re/Max report.
EnlargeDenver remains as one of the fastest-selling home markets in the country, with a low… more
MATTHEW STAVER | BLOOMBERG
And Denver ranked third in the country for having the lowest home inventory for sale: Just 1.2 months of supply of inventory, which is behind only San Francisco at one month and Seattle at 1.1 months. Nationally, the Re/Max report indicated there's only 2.8 months of supply inventory for sale, " a 6.0-months supply indicates a market balanced equally between buyers and sellers."
"Sellers continue to benefit from limited inventory, getting top-dollar for their homes, and as a result, overall sales are at a record high," said Adam Contos, Re/Max CEO, said in a statement.
Seattle-based real estate brokerage Redfin agrees that Denver homes are selling fast. It reported that Denver, Portland, and Seattle, tied for fastest sales market at seven median days on market. Redfin estimated the median home sales price (half sold for more, half sold for less) in June was $389,000, up 8.7 percent from a year earlier.
Last month, the Denver Business Journal reported that "metro Denver remains among the top four major U.S. markets for year-over-year gains in home resale prices, according to the latest S&P/Case-Shiller Home Prices Indices report."
Ben Miller contributes to the Denver Business Journal and compiles the Morning Edition email newsletter. Contact him at email@example.com.
Posted by the Denver Business Journal:
A group of Broomfield residents are recommending the city implement a quarter-mile buffer zone between oil and gas wells and homes, parks, schools and bodies of water.
The 1,320-foot buffer zone, if adopted by the Broomfield City Council, would apply both to new wells being drilled in the fast-growing community and also to new development that might encroach on existing wells, according to a draft of the recommendations posted to the city’s website.
KATHLEEN LAVINE | BUSINESS JOURNAL
The recommendations take aim at many of the issues, conflicts and concerns that have risen as oil and gas operations in Colorado have grown in size and scale, and in some cases moved nearer to northern Front Range suburban communities and neighborhoods in the last few years.
They include suggestions about lights, noise, the quality of the air, water and soil, traffic and setbacks.
They’re expected to go to the city council in late August or early September.
The Denver Business Journal has written a series of stories about how Broomfield is dealing with oil and gas issues related to a proposal by Denver’s Extraction Oil & Gas Inc. (Nasdaq: XOG).
The committee said the recommendations are intended to support the goal of eliminating as many older walls as possible, push drilling as far from residential areas as possible and ensure that oil and gas is done “in a manner that prioritizes the protection of human health, safety and welfare.”
The committee also said it recognizes the rights of the people who own the minerals, but said the health and safety of Broomfield residents “is paramount.”
“While recognizing that mineral owners have property rights, the health and safety of Broomfield residents is paramount, and maintaining the qualities Broomfield is known for is integral to our position," the committee said.
The 14-member committee has spent months working on a update to the city’s existing master plan via a new chapter on how oil and gas development might occur in the city.
The 13-page set of draft recommendations include proposals on setback that would:
The opposite issue, how close new homes can be built near older wells, was thrown into sharp relief after the April 17 home explosion in Firestone that killed two men.
That explosion was caused by raw natural gas that leaked into the home through an old pipeline that was supposed to be abandoned. The home, built in 2015, was 178 feet from the well, drilled in 1993.
The setbacks of new homes from old wells vary widely: 150 feet in Firestone and Dacono, 200 feet in Frederick and Broomfield, 350 feet in Louisville and Lafayette, and 750 feet in Longmont, according to survey of municipal codes by the Boulder Daily Camera.
Whether the recommendation, as it applies to new oil and gas wells being 1,320 feet from existing or planned development, is legal, is questionable.
Colorado law says the state has authority over oil and gas operations, including the location of those operations. The state’s buffer zone is 500 feet between new oil and gas wells and existing homes.
But the state doesn’t have authority over how close new homes, schools are parks can be to an existing oil and gas well — meaning Broomfield’s elected officials can choose to widen the city’s existing buffer zone to 1,320 feet.
The 14-member committee noted in its draft that the recommendations were a work in progress and that some of the action steps might “be beyond [Broomfield’s] current legal authorities.”
But, the committee said, the recommendations are based on the “collective judgment” of the members of the committee and “may be used to pursue state and federal regulatory changes.”
A public meeting on the recommendations is scheduled for 6 p.m., July 20 at the Paul Derda Recreation Center, 13201 Lowell Blvd. The city council will have the final say on the update to Broomfield’s master plan.
Dan Haley, president and CEO of the Colorado Oil & Gas Association, a trade group, said there are legal concerns around the recommendations — but he noted the draft recommendations are just that, a draft.
“There are legal concerns around the draft recommendations put forth by the Broomfield Oil and Gas Comprehensive Plan Update Committee, but there is still time within their process for a thorough legal and technical review in order to reach a workable plan,” Haley said.
“My hat goes off to the members of the committee for all their hard work over the past several months," Haley added. "If we can be helpful to the committee’s ongoing efforts, we want to be."
The committee was set up after an outcry by Broomfield residents and officials to a plan by Denver’s Extraction Oil & Gas Inc. (Nasdaq: XOG) to drill in the city.
The company’s current plan calls for 99 horizontal wells to be drilled from four pads scattered across two miles of the Northwest Parkway east of I-25, plus 40 wells drilled from a fifth pad a few miles north of the parkway in unincorporated Weld County.
Extraction executives have sat in on the committee’s meetings, which has had presentations from state and federal officials on industry regulations and practices.
“We are thrilled that the task force has come out with the draft recommendations and is nearing the completion of the process,” Extractionspokesman Brian Cain said.
The company is planning to start negotiating an amendment to its existing memorandum of understanding with the city soon, Cain said.
“We recognized that the language [in the recommendations] is only a draft and is meant to apply to oil and gas development over the next 20 years — there’s a lot to be done yet on this draft,” he said.
The draft recommendations also included:
Iron Works Village, a 136-unit residential development in Englewood, broke ground this week and will deliver its first homes early next year.
The project, which includes single-family detached homes as well as townhomes and duplexes, is the largest new for-sale residential development to occur in Englewood in 50 years, according to builder BLVD Builders.
COURTESY | IRON WORKS VILLAGE
Iron Works Village, at 601 Bates Ave., is being built on the site of the former General Iron foundry, which was once important to commerce in Denver and Englewood.
Pre-sales for homes there are underway now. Townhomes will start in the mid-$300,000 range, duplexes will start in the mid-$400,000 range and detached single-family homes will start in the high $400,000 range.
Denver-based Pel-Ona Architects and Urbanists designed the homes.
“The homes at Iron Works are street-facing and community-oriented. What we believe in crafting these plans is there needs to be some unity in the heart of the house.” Pele-Ona co-founder Ronnie Pelusio said.
“These houses use principles of historic neighborhoods in a modern way," Pelusio said. "They honor the historic shapes of houses. But they have open floor plans and use modern technologies and building assemblies that live up to current-day sustainability needs.”
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Molly Armbrister covers real estate and construction for the Denver Business Journal. Phone: 303-803-9232.
I am a real estate professional, serving Boulder and Denver, Colorado. My extensive knowledge of the market, coupled with my commitment to provide extraordinary service, has resulted in hundreds of successful transactions. Let me help you buy or sell your home.