Fall Real Estate Update

Something for Everyone

We're introducing several incredible new listings all over the city and at multiple price points.  Come take a look at these homes in case you see the right one for you or get an idea of what it takes to be show ready in the Denver market.

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The Denver Real Estate Market

Summer was hot!  Denver remained a leading market in the nation, with our metro area averaging between 18-20 days on market.  The average sold price in the metro area has also risen since last year, by over 8% - the city of Denver did even better.  We're starting to see the market cool a bit as we move towards fall, a typical seasonality we expect as kids head back to school.


FALL: The Perfect Time for Spring Cleaning

With cool air in the mornings, and a touch of yellow on the leaves, Fall is about to bloom in Colorado.  Although the temptations exists to spend every minute outdoors, Fall is actually a perfect time for some Spring Cleaning!

For Buyers, box away endless clothes in closets, garage equipment seldom used and kitchen appliances that lie dormant on needed shelves... now is the time to organize and box and label all of your "extras."  If you are planning on buying in the upcoming months, you are pre-jumping the inevitable by getting rid of things not used, donating to charities, and simply decluttering.  You never know when "that perfect home" will appear.  You will be glad you began packing and are organized once you are Under Contract and your head is spinning with dates and deadlines in this fast moving market.

For Sellers, get your home ready for the market now.  Whether you choose to list in a month or a year, ensure you are ready!  Have your HVAC tune up and service your furnace and ac.  Wash your windows...you have been putting it off all season and now is the time to freshen your home.  Take advantage of the seasonal change by decluttering closets...while getting out your Fall wardrobe, pack away your Summer gear.  The garage is the most neglected of all spaces, tidy it now, throw away all those "we'll use it someday" items and organize what you do use.  Have the roof checked to ensure it is ready for winter.  Winterize sprinklers.  Hose off the exterior of your home and ensure patios, walkways and decks are repaired and clean. Address any neglected repairs including caulking in bathrooms and kitchens, fixing broken appliances,  and completing deferred maintenance.  

Spring Cleaning in Fall eliminates stress...so take advantage of our seasonal change by making it work for you! 

Want to see a survey or ILC of your house?

Curious about your land and want to know if you can get a better sense of your boundaries?  Check out  https://www.copls.com/ to see if you can retrieve an old survey from their archives.  Word of Caution: always consider ordering a new ILC or survey when purchasing property as things change over the years in Denver.  Also, take the time to learn the difference between an ILC (Improvement Location Certificate) and a survey- more on that in future updates!

Denver is "Making the Suburbs Cool Again"

Check out this great article on Denver's urban renewal and where buyers are heading -- we agree!  Making the Suburbs Cool Again

Summer Real Estate Update

What's happening this summer in real estate?

Well, its still pretty crazy out there!  Here are the broad strokes:  Inventory is up slightly this summer - the number of new listings this May versus the May '17 is up 7%.  This is very much needed in our market as our average days on the market is a short 27 days.  The average sold price of single family homes in Denver is up 11% year over year, just under 488k.  For sellers, we're still spending a lot of time, and often money, to ensure homes are perfect in order to get higher prices and bidding wars.  For buyers, we're working to get you into homes as soon as they hit the market and write competitive, smart offers that get accepted. 

Here are your Monthly Market Trends: Denver Metro Area



The Foreign Investment in Real Property Tax Act of 1980 may not be on the forefront of your mind, but it should be!  If you are selling your home and are a foreigner, you may be subject to federal and state withholding that can be a lot of money.  If you are a buyer, the way this provision works is that you are responsible for confirming the seller's proceeds have been subjected to additional tax withholding.  Title companies do a lot to ensure this is met, but the Colorado Real Estate Commission will be changing our contracts next year to add some additional protection for everyone.  Want to know if you may fall into this bracket?  Call your tax professional before you sell your house and be sure to tell us before your home hits the market!

Buying Outside of Denver?  We can help with that!



  • FREE Paint Recycling Event - Paint Drop-Off Event for Households and Businesses on Saturday, June 23, 2018 from 8 AM to 3 PM at Dick’s Sporting Goods Park. For event details and to select your expected arrival time, visit paintcare.org/commercecity. This event is open to all Colorado residents.



Spring Real Estate Update


The 2017 Real Estate Market in Review

We've assembled a breakdown of how our market performed month to month over the course of 2017. 

 The market remained tight due to historically low inventory.  This chart demonstrates the seasonality of Real Estate - with more homes coming to market over the course of Spring, and the declining towards the end of Summer.

The market remained tight due to historically low inventory.  This chart demonstrates the seasonality of Real Estate - with more homes coming to market over the course of Spring, and the declining towards the end of Summer.

 When we start seeing the sold and active listings touching each other- you can bet it's been a hot market and that we literally cannot sell homes fast enough to make up for the need.  Note what a radically different market it was back in 2010!

When we start seeing the sold and active listings touching each other- you can bet it's been a hot market and that we literally cannot sell homes fast enough to make up for the need.  Note what a radically different market it was back in 2010!

 This chart shows you how average sales prices change over the course of a year- over $64,000 in difference for high/low data for single family homes!

This chart shows you how average sales prices change over the course of a year- over $64,000 in difference for high/low data for single family homes!

Made for TV?

In case you've always wanted to be the next HGTV star, opportunity is knocking!  Call us for details....

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How Does your Neighborhood Compare?

We don't send out a lot of print pieces, but we do this one bi-annually to keep our clients informed about how their investment is faring.  Email CoakleySacerdoti@Kentwood.com to be included in our next report in July!

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Monthly Denver Data

In case we had't sent you enough data yet....


The Tax Bill and it's Ramifications on YOUR Home

There was a lot of back and forth over the final iterations of the major tax reform bill and we are happy to report that the National Association of Realtors, a lobbyist group that works on behalf of realtors, successfully retained some of the home ownership incentives that previous drafts of the bill had removed.  The drafts would have dramatically reduced the benefits of home ownership less than 5 years which constitute a large percentage of our transactions and we are thrilled to have won this important feature back!  Please read the article below to learn more- I know you see that request all the time - but this really is a huge deal for anyone owning a home now or in the future:

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Winter Real Estate Update

Happy Holidays!

Dear Friends,
As we approach the Holidays, we are filled with gratitude and appreciation. We thank each of you for the opportunity to work with you to help you reach your real estate goals. It is an honor and a delight to have a positive impact on your lives! Your home is a precious place, to you and to us and we are so very fortunate to team with you to find your perfect home.... now and in the future. We wish you and your families and friends a wonderful Holiday Season and look forward to our continued success together in the New Year.

Warmest Regards,
Pam and Elizabeth

The Denver Market Trends

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Fall Real Estate Update

PAINT! Your best (and cheapest) friend

It's a pain, you have to move your furniture, and hire someone to remove your favorite colors all for the sake of your wonderful real estate broker's request.  Is it worth it?  Well, if you've ever watched a single episode of anything that's ever aired on HGTV, the answer is of course, YES.  Attracting the largest possible audience to your home is critical, and as 95%+ buyers begin by an online search, making sure you have the best looking property can be the difference of thousands of dollars of unrealized equity.  Still on the fence?  See a few before and afters and let us know what you think....

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Second Quarter Denver Metro Statistics

And here's the breakdown of how the Second Quarter Broke Down across the Metro Area....

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Good Things Come to Those who Wait?

In this robust real estate market, have you considered purchasing new construction?  Throughout the metro area and beyond, builders are taking advantage of Denver's growth spurt by providing every type of new home imaginable.  Whether it be a new condo in Rino, a modern townhouse in one of Denver's established neighborhoods, a patio home , or purchasing  a build to suit  single family home with all the bells and whistles, you as a Buyer have a golden opportunity to get what you want in a new construction home. You can choose your own finishes and upgrades,  pick your personalized layout, choose your own lot and find the ideal location .  There are tremendous advantages to creating your own space,  rather than settling on a home where you need to "undo" someone else's taste.

 However, there are some cautions to consider if you choose new construction.  Firstly, a "Builder's Contract" is focused on protecting the Builder rather than the Buyer.  Many  protective contingencies found in a standard Contract to Buy and Sell are not included in a Builder's Contract.  Secondly, your  Earnest Money funds "go hard" in as little as 30 days so you must do all due diligence and decision-making to move forward  within that time period.  Thirdly, there is the elongated building  time frame to consider.  If you are renting, you need to factor in several months of rent into the completion of the home.  If you are selling your existing home, you need to gauge when to go on the market.  Most construction takes longer than planned and usually requires at least 9-12 months from start to finish.

Now is certainly a great time to consider building your dream, as long as you do it with careful consideration!

The Neighborhood Breakdown

How did yours compare to others?  We send this out bi annually, so if you'd like to start receiving this data delivered to your door, email us!

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Summer Real Estate Update

The Phases of the Real Estate Market

Well there's been a lot of press out there as we near the end of a traditional real estate "cycle"- basically a 10-12 period of growth or recession.   What our market has in store for us has seen intense debate on both sides.  While this article from the Denver Channel projects a pull back in our market, we're less bearish about our future.  There's no question that real estate prices have moved on an unparalleled trajectory over the last 8 years, but then again, Denver has a lot to offer, especially to millenials moving for jobs and quality of life, and their parents- moving closer to the kids.  This link is an interesting read on how markets can be quantified- and how to handle every stage of the market productively.  After reading it, tell us- which phase do you think we are in?

Everything you know about Denver's Real Estate market is Wrong

5280 Magazine has written another fab article about how our market is functioning across many urban neighborhoods and every price range- buyer, seller or just interested in real estate, this article is a worthy read!

The Denver Real Estate Market: Monthly Stats


Who's Buying and Who's Selling?

This great chart explains both the larger trends of who is buying and selling real estate- an important perspective when getting your home ready for the market-- should you be catering to a Millenial or a Gen X'er?  Making a home appeal to your most likely buyer can be an important consideration to get your highest return.

National Real Estate Trends - and Where we're Headed Next

We're constantly evaluating our own market - and how we stack up against other major cities.  This report here from Schwab has evaluated a LOT of different metrics to anticipate where we're all headed next.

Kentwood Real Estate in the News

Kentwood's participation in the Leading Real Estate Companies of the World network has been a terrific asset to increase our market across the planet and provide resources for our clients relocating to over 60 countries.  March of this year was their annual awards gala, where Kentwood picked up awards in the following categories:

                . Award of Excellence for Outgoing Sales Production

                . Pinnacle Award for Most Outgoing Broker-to-Broker Referral Closings

                . Luxury Portfolio’s Best Newcomer Award

                . Most Innovative Office Design Award

                . Member Marketing Award for Consumer Materials

                . Member Marketing Contest for Luxury Portfolio Marketing

Spring Real Estate Update

When we will see more Inventory?

It's been a hard process out there for many of our buyers who are waiting for the right house to come along, so they can act quickly in the hopes of winning what in many cases turns out to be a multiple offer scenario.  As we move into Spring, we want to remind you that inventory will pick up dramatically.  There's enough demand to make the summer months just as competitive, but if you've been waiting, expect to see a lot more emails with new listings coming soon!

New Listings 2016

Our Newest Listings are Not Lasting Long!  Check out some of our newest Inventory


2016 Year End Review

We mail this out bi-annually to our Clients, if you are interested in signing up, please email us at CoakleySacerdoti@Kentwood.com

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Picture Perfect!

First impressions last with Buyers.  This "before" and "after' illustrate a completely different experience for the Buyer entering this gorgeous home.  With a winning combination of great photography, professional staging, and  attentive Brokers who are present at every photo shoot and direct the photographer, the results are stunning!   Sellers, you only have one chance to impress and we want to ensure that we capitalize on that opportunity!

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Winter Real Estate Update

Real Estate in Review

The Denver Metro real estate market cooled a bit throughout the fall, as was expected.  Although the average sales price in Denver was 2% lower than the previous month ($394,059), it was still 12% higher than the previous year, according to ReColorado.com.  The chart below is an excellent review of how the market has behaved in relationship to the past two years.  The first chart displays the entire metro market, while the second image depicts the luxury market (i.e. homes over $1 million) as that market often behaves slightly differently.


As we review the larger trends in the marketplace over the last year, we've found that the days on market has increased as the number of listings has increased, but the number of sales has inched down as we move into the holiday season.  All things to be fully expected, and important for both Buyers and Sellers to be aware of when timing the purchases and sales of real estate.

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Cherry Creek North

Maintenance Free Living in the Heart of Cherry Creek North- Move Right on into our Newest Listing!  Priced at $1,250,000, this home has 3  beds, 4 baths and is 4,152 Sq. Ft.

549 Fillmore Street

Target Pricing

Our market has experienced a steady transition in the last five months from a "Seller's Market" to a "Balanced Market."  Because this trend is relatively new and is on the heels of a robust springtime "Seller's Market," it has taken some time for Seller's to grasp the notion that pricing is dynamically changing. We are in constant contact with our Sellers to systematically evaluate this fluid market. Pricing must be exact and routinely "tweaked."  Perfect pricing has never been more important and it is well represented below.  This image highlights the significant difference between being on target and being overpriced.  As illustrated, pricing too high costs valuable time.  Buyers are savvy and patient and they will overlook overpriced properties...that means more days on the market and stagnation. When listing your property, we will always offer you our professional guidance for appropriate pricing!  


The Way We Were

A look back on the last 10 years of average sales price in Denver- a lot has changed as we continue to grow!

Kentwood Real Estate in the News

Fall Real Estate Update

Dear Friends,

We've decided to change the format of our update to be emailed on a quarterly basis- we hope this will allow us to create  the most valuable real estate data to you, and that you will continue to enjoy reading it!  We're also sad to announce that Conner Piretti is leaving the Coakley Sacerdoti team in order to pursue a focus on commercial real estate.  He'll remain a part of Kentwood Real Estate, so we'll still get to see him around the office and may be around to help us from time to time!

Our Current Listings

The Denver Market in Review

Summer started off with a robust June.  Vigorous activity was evident for both Buyers and Sellers in all price ranges and in a variety of neighborhoods.  In July, the pace of the market slowed a bit.  We attribute this "change in tides" to the fact that our inventory in the month of June was up by almost 24% from the previous month.  This increased inventory allowed for less frenzy and fewer bidding wars than we have seen in previous months.  The market continued this pattern in August and as you can see in the chart below, we saw an increase in inventory, but fewer total homes sold.  With people traveling, families vacationing  and the usual summer distractions, August showing statistics were down compared to last year's activity although our team was able to capitalize on this and allow for greater negotiation for our Buyers.

In the last week to ten days, there has been  an uptick.  We are once again experiencing an elevated number of showings and our supply of homes on the market has remained steady.  This upward trend makes for a promising Fall season ahead.  So whether you are a Buyer or Seller, you may be well positioned to buy and/or sell your home in the next few months.  

As we move into the second half of the year, we continue to note the subtle changes in pace of the Denver Metropolitan Real Estate market and use that knowledge to help our clients achieve their best price.  We've pulled some data and graphs from the Metrolist to demonstrate some of the features of this marketplace.   

The images below break down the greater trends we've seen over the course of the last few years or few months that help explain the combination of factors contributing to our real estate market.  The first image is the last 5 years of active, detached single family residential listings in the city of Denver.  As we've noted in many of our newsletters, lack of inventory remains one of the key reasons why our marketplace is as fast-paced as it has been.

This image below reflects the Average Sale Price of detached single family residential homes in the city of Denver over the past 5 years. 

This chart below shows the last 5 years of Months of Inventory for detached single family homes in the City of Denver.  You can see how when we emerged from the recession, we had a many months of inventory (and thus longer days on the Market).  Most real estate professionals will agree that 6 months of inventory reflects a balanced market that benefits Buyer and Seller equally.  Below 6 months of inventory is when Real Estate professionals will begin speaking to a 'Seller's Market."

The final chart below is the Median Original List Price versus Median Sale Price Compare- i.e. how close Sellers get to the original price for which their home is marketed.  July is the first month this year where the Median Sale price actually exceed the Median List price- an indication of the number of over-asking price offers and bidding wars have occurred this summer.

May/June Real Estate Update

Coming Soon

Two Listings Hitting the Market on June 2nd- They Will Go Fast!

3200 S Elm Street- $335,000 9,390 Sq. Ft. Corner Lot for Sale in University Hills- Aerial Photo featured above.  This ideal development site, 3 Blocks from the Highline Canal will go fast!

1434 Willow Street - $300,000 Rare 4 Bed, 2 Bath home with Master Suite on a 6,250 Lot in Denver!  Ideally located between Mayfair, Lowry and Stapleton, this home offers tons of value and future potential!

Denver VS Other Cities

Denver continues to be one of the hottest real estate markets in the country in 2016.  With projected home sale price increases of 5% this year, buyers are still finding value in a very competitive market.  Realtors attribute our strong market to a lack of inventory, low unemployment and a continued population growth fueled largely by Millennials. This chart demonstrates the Metrolist's YTD changes in our marketplace- notably the decrease in inventory with a market increase in Sales price.

Although price points in Denver are historically higher than ever before, many recent transplants to Denver find that homes are more affordable than where they came from.  Compared to most coastal cities, Denver’s pricing is only a fraction of many major markets.  This affordability combined with a healthy job market and close proximity to year round outdoor activities make Denver an appealing destination for thousands of new residents each year.  Even with the recent boom in real estate prices, Denver continues to outpace the rest of the country in population growth and does not show signs of slowing down.  Here's a look at how Denver County and Boulder County have specifically fared from April of 2015 to April of 2016.

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The topic of Appraisals is coming to the forefront for both Sellers and Buyers in this current market.  For Sellers,  although today's market is robust, it is more critical than ever that their  Listing Broker present them  with viable comps for pricing so that at the time of Buyer's Appraisal, Seller has confident knowledge and data to support the Contract price.  For Buyers, please ensure you are using a lender who has a qualified pool of Appraisers.  Because the lender actually orders the Appraisal from a third  party, the Buyer does not get to choose  the Appraiser.   We have seen conflicts arise whereby an Appraiser may be qualified, but not specifically in the property neighborhood.  As we all know there can be a significant  influx of price differential between a Washington Park property and  a Whittier property.  In addition, a qualified Appraiser will be able to accurately value a "one of a kind" property where "like" properties don't exist.   An inexperienced Appraiser does not have that capability. There is nothing more diasappointing on  both the  Seller and Buyer side than when an Appraisal does not substantiate a contract price.   We want you to take steps to avoid this situation before it occurs.   

Winners and Losers in America's Housing Markets

The Washington Post recently featured an interesting interactive article on how your zip code has fared since 2004.  Sent by a few clients, it's worth a look!  Always feel free to send us what you find interesting in the news!

Washington Post Article: American's Great Housing Divide