I Have The Team

Team work makes the dream work.

In order to have a great experience when buying a home you need to have a team of superheroes on your side.

1. Real estate agent. Someone you trust, who has your back and understands the market and area.

2. A rock star lender who understands mountain properties, is easy to communicate with and delivers on time.

3. An experienced home inspector who is knowledgeable and takes the time to explain the findings in your inspection report.

4. A title company who is responsive, accommodating and precise.

You don’t have to do this alone.

I'll Come With Facts

I lost a potential listing the other day. They decided to go with someone else which is totally okay. You can’t win them all, right?!

In this market it’s incredibly hard to price property. Homes are regularly going for over asking and often with multiple offers.

Sometimes I feel like an agent turned fortune teller, trying to predict the future for my clients.

I am a data freak. In other words, I rely on the data to guide me. So when you ask me to list your home, I am coming prepared with the facts.

What are homes selling for?

How long are they on the market?

What’s the price per square foot?

What’s the available inventory?

How much more can I add to the list price knowing the current market conditions?

At the end of the day, I told these sellers a list price they didn’t like.

I want all my clients, both buyers and sellers, to feel heard, not pressured and above all respected. But part of my job is delivering professional advice.

I can promise you I won’t blow smoke.

I will tell you the straight facts.

I value transparency and being honest.

I will give you my honest opinion on price but ultimately the the list price is up to you and I will likely support it even if its over what I think is appropriate.

And I will advocate for you every step of the way. With gratitude

YOU ROCK!

Here’s just a few reasons being a homeowner rocks!

1. Monthly mortgage payments stays steady even as rents rise and inflation increases.

2. Decorate and update without having to ask your landlord.

3. Possible tax benefits

4. Building equity instead of giving it away to someone else

5. Being able to borrow against the equity in your home for other things such as debt reduction and home improvement projects

Let's Talk About Inspections

I’m going to tell you a little secret: Negotiating inspection items can be a bit tricky.

Shows like Million Dollar Listing have not helped either. I cannot tell you how many times the agent on TV says, “We will just get the seller at inspection”. Yeah, it doesn’t work that way.

The purpose of the inspection is to reveal items that cannot be seen with the naked eye or issues that only a thorough home inspection would find.

In other words, the giant carpet stain you saw during the showing is not something that should end up on your list of inspection requests.

For the best results stick to health and safety issues.

And remember, it doesn’t hurt to ask for the things that are important to you. The seller cannot “ditch” you because you sent over a list of inspection requests. All they can do is say no.

If you have kept your list to major items that “any reasonable buyer” would find objectionable the seller is probably going to agree with you.

One of my biggest roles in a real estate transaction is helping you through this process whether you are the buyer or the seller.

Hear Me Out

No more monkeying around!

As the market continues to evolve the art of skill and communication becomes paramount.

In 2021 the market was pretty bananas and the pace of the market was extreme. When helping sellers price their homes we could easily pad the value by 10% - 15%. And we were successful.

Buyers were making offers at asking or above and everyone was happy. Appraisers were able to support these increasing values and because the rates were lower then buyers felt good about their purchases, even if they did pay above asking.

This market is evolving but it’s not bad news. Hear me out.

Homes are still selling but pricing is critical. I’ll say it again for for people in back - pricing is critical. No more monkeying around.

Sellers are still getting multiple offers and they are still getting above asking but only if they are priced right.

Gone are the days of padding by $50,000.

So while some sellers might be feeling a market slow down, the ones that listen to the sound advice of their real estate professionals will still be seeing showings and offers.

And for buyers, while rates have gone up please remember that 2.5% was likely a once in a lifetime event. Rates of 5-7% are normal AND historically low. Ask anyone who bought a house in the 80’s what their rate was for some perspective. I’ll say it again and again till I’m blue in the face - the interest rate on rent is 100%

Good bye Mortgage Insurance

If you’ve bought a house in the past 2-5 years and didn’t put 20% down we need to talk!

It’s time to kick that extra mortgage insurance payment you’ve been making to the curb!

Some lenders require you pay the insurance for a set amount of time and others will require a new appraisal to remove the insurance.

Here’s how I can help.

I have a formulated plan of attack that helps to rid you of that extra monthly cost.

I can also offer you a complimentary market analysis of your property so we know if you are in the ball park of saying good bye to mortgage insurance forever.

CLOSING COSTS!

CLOSING COSTS!

Might as well be a four letter word.

Every buyer and sellers worst nightmare, fees that rack up for days. Processing fees, appraisal fee, title fees, credit report fee, recording fee, commission fees, release fees and I could go on and on.

But here’s the deal.

These fees represent the cost of doing business when buying or selling real estate.

These are not made up fees, they are actual costs that you will incur when you buy and sell real estate.

Some fees are just buyer fees, such as those associated with getting a loan.

And some fees are most commonly paid by the seller such as real estate commissions and title insurance.

When you have a trusted advisor on you side, they will explain these to you so you don’t feel like someone is taking you to the cleaners.

Want to pay off your mortgage early?

5 ways to pay off your mortgage early (without turning your life upside down)

Want to kick your mortgage to the curb years ahead of schedule? It is possible—and no, it doesn’t require winning the lottery or moving into a van (unless you’re into that).

Try these 5 smart moves

1. Make biweekly payments instead of monthly. Split your monthly payment in half and pay every two weeks. You'll sneak in one full extra payment per year—ninja style.

2. Round up—even just a little. Pay $1,050 instead of $1,000. Small bumps now can shave years off your loan and save thousands in interest.

3. Apply windfalls like a boss. Got a tax refund? Work bonus? Side hustle payout? Resist the shopping spree and drop a chunk onto your principal instead. Future-you will send a thank-you note.

4. Refinance to a shorter term. Yes, your monthly payment goes up—but your interest plummets, and you own your home faster. Worth exploring if you’ve got a little wiggle room.

5. Make one extra payment a year. Simple. Powerful. And even if you just do it once a year, the compound impact is

Bottom line: You won’t get to live mortgage-free overnight, but with a little strategy and consistency, you can cross that finish line way sooner than 30 years from now. And that, friends, is equity empowerment.

"We don't want to list our house, we want to sell it"

This house, these sellers.

Okay a little back story here. When I first met with this lovely couple they said “we don’t want to list our house, we want to sell it”.

So we discussed the market analysis I had prepared for them and they decided to list their home below my suggested price with the intention of getting multiple offers.

And that’s exactly what happened. offers to be exact and showings!

We hit a couple bumps in the road along the way with inspection items but since they were under contract for WAY over their asking price, the sting of repairs wasn’t quite as bad.

And on the day of closing it was smiles, excitement and gratitude all around. As a professional in my field I can’t ask for anything more.

With gratitude.

A Black Hole

We orbit the gamut of emotions like the earth orbits the sun.

Sometimes we hardly notice our feelings, they are light hearted and fun or run of the mill and mundane.

But sometimes an emotion, like grief or anger, can grip us. And the orbit becomes tighter and faster, like a dying star being drawn to a black hole. Until we reach the event horizon and there’s no turning back.

A black hole is shaped like a funnel in the fabric of space and time. And the dying star gets sucked into the mouth of the funnel never to be seen again.

But scientists are still not sure what’s on the other side of the black hole. What if there’s peace and redemption on the other side? What if there is light and love?

Think of this - even if the caterpillar could comprehend the transition to butterfly, would she even dare to dream that she would go from belly crawler to flying beauty? And as a side note, the caterpillar turns to actual goo during its miraculous transformation.

So if you find yourself in a season of anger or grief that seems never-ending I urge you to remember the mystery and miracle that surrounds transformation. That hearts that are shattered or hardened can beat again with the life blood of rebirth and forgiveness.

Do you believe?

With gratitude.

Agent Skills

A few years ago the founder and leader of Keller Williams Realty, Gary Keller, gave a speech to agents from all over the country.

And he said this profound thing (I’m paraphrasing) - During pandemic and into 2021, we were in a service first, skills second market - a heart up and head down market. Now we are in a skills first, service second market - a head up heart down market.

So what does this mean?

• It means that the skill of your agent is paramount.

• It means their experience is the difference between you selling quickly for top dollar or languishing away on the market with little to no showings or offers.

• It means their marketing tools are helping you stand out in a landscape that is becoming more and more crowded.

• It means their relationship with other agents can make or break a deal.

Lets be honest - it didn’t take much skill to help buyers and sellers with their home purchase post pandemic. Now is a different story and the agent you pick to represent you could make all the difference.

Consider these in selling a house

Hold or Sell.

Should I stay or should I go?

Here are a couple of things to consider if you are thinking about selling your home.

1. If you’ve bought your home within the past 12 months you might not have enough equity in your home to end up ahead.

2. If you’ve not lived in your home for at least 2 years you might be subject to prorated capital gains even if it was your primary home.

3. If you’ve had a significant life change (divorce or death of a loved one) most experts would say not to make any changes to your living situation for at least 6 months if possible.

4. If the market is trending downward (not the case in today’s market) and you can stay put it might be a good idea to do so.

5. If none of the above apply to you and your home no longer fits your needs give me a call, I’d love to help.

Need an agent in another area? Let me know!

Being a “local” has become a somewhat territorial statement.

“I’m a local so I know better, have priority or get to complain about all the non-locals”.

This is kinda BS in my opinion, after all we are all “locals” of planet earth At least I think so

But there is a situation where being a local is super important.

Your real estate agent.

I often have clients ask me to help them buy or sell in other areas such as Denver or Grand Junction. And while my real estate license is good for the entire state of Colorado, I don’t feel I am providing the best service possible by helping buyers and sellers in areas I don’t know.

If you are not a local you might not know about the large employer that’s about to relocate, or the proposed airport expansion or areas notorious for bad water or shifting soils.

It is so flattering that my clients want to “take me with them” to their new area. And while I cannot be their boots on the ground agent, I’m more than happy to interview agents in other areas and find a great fit - a local who knows their community and can look out for your best interests.

My network of excellent agents is literally worldwide! So if you need any agent in another area, please let me know. It would be my pleasure to assist you.

Pick the right offer

How to pick the right offer when selling your home.

This might come as a shock, but the highest price is not always the right offer to accept when selling your home. There are other major factors to consider.

How is the buyer paying for your home?

Cash or loan?

When do they want to close?

Are they flexible if you need to stay in your home for a month after closing?

Do they have any major contingencies, such as having to sell another home before buying yours?

When evaluating offers, I present my sellers with a spreadsheet of the nuts and bolts of the offer and then we talk about the pros and cons of each offer.

Here’s a quick test, which offer would you pick?

Offer A: $20,000 over asking, buyers have a small downpayment and need possession the day of closing. Property will need to appraise for the over asking purchase price.

Offer B: $5000 under asking price but buyer is cash, can close in 15 days and will rent back to you for 30 days after closing.

The goal isn’t always to accept the highest offer, but to maximize your chances of getting to the day of closing.

Telling The Truth To Sellers

You’ve all seen it.

American Idol auditions gone bad.

They are cringe-worth at best. I find myself squirming in my seat, its perplexing, strangely fascinating and downright sad.

The worst part is when the families greet the crestfallen contestant with soothing words of comfort. “Oh, sweetie, those judges don’t know a thing. You are the best signer in the world!”

This is the part that drives me insane

Why lie to these poor people? They are terrible singers and NEVER should have auditioned for the show.

Telling someone the cold hard truth is sometimes very hard. You don’t want to hurt their feelings, crush their dreams or seem insensitive.

But your honesty is sometimes the most important thing they need to hear.

A couple of years ago I met with a very nice family who wanted to sell their home and move out of state. The winters were getting tough for them and they were having some health issues.

Selling was a must.

I met them at their house and noticed right away this was going to be a tough property. There was stuff everywhere, inside and out. The house was dirty, dark, and falling apart.

They gave me the grand tour and we sat down to talk. I asked them about their goals and timeline for selling their home. They needed to be out of here by September which only gave us 3 months to sell. They were short on time, money and resources to get their home ready for market.

They looked at me with hope in their eyes and asked what was next.

This was the moment for the cold hard truth.

When I first started in real estate I probably would have tried to gloss things over and ease the blow. “No, its not that bad, buyers can look past your stuff.”

Now I know better.

People hire me for my professional and honest advice. This family had a tight timeframe and a pressing need to leave the area.

So I told them the truth.

That no one would buy their home in its current condition. And because we were dealing with a very tight timeframe they were going to need to price their home much below market value to get it sold quickly.

I said all of these things with tenderness and grace, because I very much care about how my words make people feel.

At the end of our meeting they thanked me for my encouraging words.

What?

I didn’t think I sounded encouraging at all, but then I recognized it was the honesty and a thoughtful game plan that gave them feelings of encouragement.

Sometimes the truth hurts, but I believe if you really care for someone you owe them the truth and nothing but.

What's your "Zestimate"?

But Zillow says my house is worth a gazillion dollars.

Okay, I’m exaggerating, kind of.

Zillow uses sales data to come up with your “Zestimate” but what they can’t factor in are things like the view, traffic noise, intimate community knowledge, changes in the local work force like a company leaving town or coming to town.

In other words the “Zestimate” is a 50,000 foot view of your homes value.

Having your local agent help you price your home is like looking under a microscope at the value of your home.

Don’t leave these things to chance. Now is not the time to be inaccurate about pricing. Correct pricing is going to dictate whether your home sits on the market or gets multiple-over asking offers.

The Power of Yet

I used to hate not being good at something. If I couldn’t master it quickly, I’d tell myself I just wasn’t meant for it. Failure felt final, like a period instead of a comma.

But life keeps teaching me the magic of “yet”.

• I’m not strong enough… yet.

• I don’t understand it… yet.

• I haven’t healed… yet.

• I haven’t figured it out… yet.

Yet is permission.

It’s space to breathe between who you are and who you’re becoming. It’s what separates “I can’t” from “I’m learning.”

• We forget that growth is uncomfortable because it requires stretching.

• Faith is uncomfortable because it requires trusting.

But yet is where both begin.

So if you’re standing in the middle of something hard, something unfinished, don’t write the ending just yet.

The story’s still unfolding, and so are you.

With gratitude.

Free Estimates

That “free estimate” on your phone? It’s costing people thousands. Here’s what I see all the time:

Someone sees a number online. It feels good. They start telling friends, making plans, spending money in their head. Suddenly, it’s not just a number—it’s THEIR number.

But the market? It doesn’t care about your number.

It only cares about:

1. What your neighbor’s house sold for

2. How long competing homes are sitting

3. Where buyers stop shopping

4. What the appraiser will back up

When you ignore all that and chase the shiny online price, here’s what really happens:

Months drag by. Carrying costs pile up. Price reductions chip away at your negotiating power. And by the time you sell, you’ve actually lost far more than if you’d priced right in the first place.

Here’s the irony: pricing with the market often makes you more. Well-priced homes create competition AND competition drives offers up.

And instead of waiting 120 days, you’re packing boxes in 30.

So what’s that app on your phone good for?

Dreaming. Browsing. Kitchen-envy.

What it’s not good for? Setting the value of your largest asset.

The difference between an algorithm and an agent?

An algorithm feeds your screen time.

An agent gets you to the closing table.

Why I love my job

Staple in the finger, and why I love my job.

The other day I had the girls at the office with me. They love getting into all the drawers and cabinets and checking out all of my office supplies. I am not sure why this is so exciting, but I digress.

So I’m on the phone with a client and Elizabeth is playing with my stapler.

All of a sudden I hear a whimper from her. I look up and she’s got what appears to be a staple in her finger.

At first I thought she was just playing around and pretending to have been impaled by a small piece of metal and then I looked at her face.

White and scared.

I stammered into the phone, “I’ve got to go!”.

We then proceeded to carefully remove the staple from her finger, clean it up and phone the doctor to make sure we were current on tetanus shots.

Once the dust had settled I called my client back and apologized for the disruption.

She said it was no problem, being a mother herself.

And that is why I love my job.

Because I have the flexibility and time to care for my family and clients and sometimes those events cross over quite quickly.

Strategically Price Your Home

The market is feeling a bit bananas lately And sellers are not sure where to price their home. Here’s a little insight.

You have choices when pricing your home:

1. Test the market. This strategy works in a rapidly rising market because you are pricing ahead of the market with the hopes that the market will meet or surpass your list price.

2. Price it right. This falls right into the range of what market comparables tell us the home is worth. Not too high, not too low.

Is this sounding a little like Goldilocks and the Three Bears?

3. Strategically aggressive price. This is the price range that attracts multiple offers and offers over asking price.

There is no right or wrong answer but as the market continues to evolve strategy is going to be more and more effective. Please leave any questions below.