Colorado Real Estate and banking

Brandywine Homes for Sale

How many for sale, how many have sold?

The  Brandywine Homes community in Broomfield Colorado currently has  19 homes for sale actively listed priced from $175k to $285k.   In the last six months there have been approximately 13 Homes sold in Brandywine.    Looking at the homes that have sold ,the average  days on market (DOM) for the first three month period was 41, while the average DOM for the  most recent three months in the last six month period was 62  days.   This in not good news for home sellers as it indicates a slowing market for  sale.   Also, the average selling price was 97% of the listed for sale price.

What does this mean if you are considering selling your home?

If means that there is an active, healthy market in the  Brandywine subdivision, but you will need to price your home agressively.  .   Your home should sell in a fairly quick period of time (considering the overall state of the Colorado real estate market).    Your house will still need to be priced aggressively, kept in  ’show ready’ condition for showings, have complete and proper advertising (don’t forget the internet optimization), and have professional photography, video tours, brochures, and a showing service (with feedback).

What if your house isn’t selling?

Is it price?   Do you need to consider a short sale?   Has your house been marketed fully?   If you would like us to analyse your home for a potential sale in the  Brandywine neighborhood, please give us a call today.

Stuart Dobson
Broker owner
Broomfield MLS Search
6343 W. 120th Ave, Ste 222
Broomfield, CO   80020
303.919.0309 direct
Stuart@stuartdobson.com

I was driving in my car yesterday around the Westminster area looking for some investment property.   I mean, now is the time to buy, right?   Rates are LOW, prices are LOW, population is GROWING…makes sense, right?   Yes, it does.   One thing to keep in mind is where to buy.   The 3 L’s are definitely guiding my investment strategy.   I’ve looked and seen some great deals in Thornton, Boulder, Louisville, as well as Westminster.   I’ve come to enjoy the Westminster market – it’s ideally located between Denver and Boulder and it’s also not a bad drive to and from the airport.

In order to invest, I’ve got to find the right type of property to buy.   I’m looking at plenty of Westminster Colorado short sales and I’ve seen a fair share of good deals.   Just a couple of the communities I’ve been looking at are Home Farm Homes, Westbrook Homes, Countryside Homes, and some others.   All have their pros/cons.   But I’ve also got to see why I would live here if I were a tenant.

Westminster Colorado does seem to have plenty of attractions that could make my living experience more enjoyable such as: golf courses, parks, open space trails, ice skating and roller skating, soccer, miniature golf, swimming, and hundreds of restaurants and retail stores. Westminster has everything you need for doing business and having fun.

Quail Valley and Eastlake Homes for Sale in  Thornton COQuail Valley has been on my radar screen for a while.   I took a couple recently to view some of the Quail Valley homes for sale in Thornton and they were impressed super impressed with the homes.   I told to them that this a community that is ideal not only for the quality of homes built but also where it is located.   Yes, we’ve all heard the term “location, location, location.”   Well, this applies to that scenario – why?   Because if you’re living in Thornton and want to be close to the “action”, then living at Quail Valley is a no brainer.   This community sits just north of the 144th Ave and Wadley Farms neighborhood, east of the Orchard shopping center and the school disctrict is Adams 12.   The homes themselves typicall consist of 3 bedrooms, 3 baths and 2-3 car garages.   Personally, I think this is a great place to raise a family an call home.   We’ll see if the couple I took out is planning on making an offer.   I have a hunch they will!I also took the same couple a few weeks back to view Eastlake Homes for Sale in Thornton.   Although they seemed to like the community and homes, it wasn’t an ideal fit for them.   Just a quick tidbit about Eastlake Homes: This community has easy access to the 25 and is lodged within one mile of the Margaret Carpenter center.   This neighborhood is also right next to the East Lake shores Park.   The homes for sale in Eastlake in Thornton range from the $100s to the upper $200s.

Westminster  Colorado Short Sales

Westminster Colorado has experienced is share of residential and commercial foreclosures and short sales with this real estate crisis like much of the rest of Colorado and the nation have.   And while  Realty Trac is forecasting an increase in the numbers of short sales and foreclosures nationwide through 2012, Westminster Colorado will probably see a similar increase as well.   The reasons for most short sales by homeonwers are the same: medical, job loss, long term unemployment, divorce.   In fact, many of the special asset management companies even have those reasons in their forms as check boxes because they are so common.

Short Sale stigma is gone

Much of the  social stigma associated with a short sale or foreclosure has also been erased in the last few years as the recession has taken its toll  on a  larger and larger group of families.  
While a short sale vs foreclosure  argument is valid for tax, future FHA loan, and credit score issues, a short sale is always preferable to a foreclosure from a social stigma point of view.

How to Select your Short Sale real estate agent

The successful execution of a residential (or even commercial property) short sale will require competency, experience and certain tools from your chosen real estate broker.   This is NOT the time to choose ‘uncle Paul’, ‘aunt Sally’, or friends nephew ‘Billy’ because they ‘need’ the money.   The last time I checked, if you’re considering a short sale of your Westminster Colorado home, you need the money too!

Some of the critical requirements:

• The use of Professional photography and video tours.
• Demonstrated use of internet marketing (since 90% of home seraches in Colorado begin online).
• A showing service (this is when other real estate brokers call to set a showing of your home, you would be amazed how often I get answering machines, voice mails, and no call backs).
• An experienced third party short sale coordinator (this is not the broker’s in house assistant, this is a professional firm that processess short sales and has established banking contacts).
• Successful experience with short sales (this really should be obvious…).
• Familiarity with the city and neighborhood (again, this should be obvious…).
• You feel the broker is professional, competent, intelligent and you can work with them through what will be a stressful experience.

With the above requirements in place, the successful completion of a short sale for your Westminster Colorado home or even commercial property should be assured.

For Thornton Colorado Short Sales  and an experienced Thornton Colorado short sale real estate agent.   For Broomfield Colorado Short Sales  and an experienced Broomfield CO short sale real estate agent.

Colorado Horse Ranch for sale

One of the last large parcels suitable for use as a Colorado Horse Ranch  in the city of Golden, Colorado.    Nestled in a small valley  just off of Hwy. 93 in  Golden with mountain views and development potential for 120 single family home lots.   Currently there is an older home on the property with three bedrooms, one and 3/4 baths and a wood burning fireplace, including the fully finished basement.   The home is on a well and septic system, and has gas forced air heat.

Horse Property in Colorado

This Colorado Horse ranch is bordered on the East by North Table Mountain Village  subdivision.   The homes there are selling in the $400k range on 6,000 square foot lots.   The land has barns, sheds and fenced corral and a pasture in back for horses.   Additionally, the Van Bibber creek runs across the property.   If you are looking for an incredible investment opportunity, that you can also live in, this is it!   Obviously, there is plenty of room for storing an RV, trailer, riding horses, riding ATV’s or dirt bikes.   The land is currently set up for a horse boarding operation with stables, loafing sheds, and has agricultural zoning.  

Excellent Golden Colorado location

Located close to an existing horse equestrian center, this home and ranch land has easy access to I-70, US 6, the Boulder Turnpike and the Northwest Parkway E-470.   The physical address is 19375 W. 58th Avenue, Golden, CO and is located just East of Highway 93 and the newly designated Jefferson Toll route.

Offered for sale at $999,999.   Previously under contract for $3.5 Million!   To see the home and land please call Jason Pavlovic to set an appointment.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic – 303.667.1622 direct
Jason@suretyrealty.com

House Land and Building for sale in  Erie CO

Your chance to relocate to Erie Colorado on 5.8 acres of land with a warehouse, shop and house.   Currently zoned Business this existing plastics extrusion molding business has a use by right.   The owner of the property is willing to carry some of the financing, will offer training to a new owner of the business, or the land is suitable to re-development right now.   Located next to the elementary school and across the street from the middle school, the potential business uses for the land are just about endless.

If you’ve always wanted the opportunity to be self employed owning a successful business on land in Colorado, now is your chance.   The current owner is retiring and willing to consider offers and work with the ‘right’ new owner.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic – 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson – 303.919.0309 direct
Stuart@suretyrealty.com

Louisville Office building for Sale – Approved Short Sale

This is an approved short sale opportunity right across from the proposed FasTracks light rail station.   Recently remodeled, this two story office building is partially tenant occupied.   Additional land is available for expansion or redevelopment.   Purchased for $540k only two years ago, this property represents an amazing chance to purchase a prime piece of downtown Louisville Colorado commercial real estate at a fraction of it’s appraised value.  

Cash or almost all cash purchase

Due to the limited tenants currently occupying the space, the property will have to be purchased by a cash or very strong buyer as the current rents will not support a full loan amount for the approved short sale amount.

For complete photos and a virtual tour

This office building went under contract within  three days of being listed the first time, it has passed the first buyer inspection, but lenders are requiring it to be fully leased in order to lend on it.   Therefore the purchaser will probabaly have to submit a nearly all cash offer.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic – 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson – 303.919.0309 direct
Stuart@suretyrealty.com

Broomfield Office Lease Space – Inexpensive and professional

If you are looking for small, short term,  very clean, upscale office space to lease in Broomfield, CO.   The Broomfield commercial office space for lease  in this  building may be  just right.   Located at 6343 W. 120th Ave, which is just west of Sheridan Blvd, this brick two story building has office suites with windows, mountain views, or interior offices.   All of the available office spaces left are on the second floor.   This is the best deal is Broomfield for office space for lease.

Cheap office space in Broomfield

Also known as the REMAX building, this office building is home to the REMAX Alliance offices on the first floor.   The lease rates range from $325 per month for an 85 square foot office, up to $975 per month for 630 square feet, with many offices in between.   You will not find nicer, less expensive office space in Broomfield!   Plus the landlord is willing to enter into short term leases, so your risk is minimal.

Office space amenities

Most  offices have drop down ceilings, a phone line and one phone are provided (more lines are available), and may come with some office furniture for use as well.

Common Area includes:
• Conference Room – suitable for 15 people.
• Copy Room – has professional copier available.
• Reception Area – tiled; well lighted, and professional.
• Break Room – fridge, microwave, stove, sink, etc.
• Elevator access to second floor.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic – 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson – 303.919.0309 direct
Stuart@suretyrealty.com

We believe in the building and office space so much, we even moved our office here.   If we as Realtors don’t know where the best, cheapest deals are…who  are you going to follow?

Developers looking to refinance a distressed project by selling the bank note

If you are looking to refinance  distressed commercial properties by selling the Commercial Notes  that are backing the properties to a third party for a discounted amount and thereby refinance the project Commercial Note Brokers may be able to help.

By having the existing bank  agree to take a short payoff on the note and re-selling the note, a developer or other distressed borrower can effectively refinance the loan by mutual agreement with the new note purchase of a lower stated par value of the note.   For example, if a note had an initial amount of $5 million, but the bank is willing to sell the now non-performing note for $3 million, the new note buyer may agree to a new stated par value of $4 million while agreeing to a workout schedule of reduced loan payments for the borrower.   This will have the advantage of allowing the borrower to keep the project without losing it to foreclosure, it will allow the new note buyer to recover the $1 million to the new par value, and it will allow the existing bank to dispose of the non performing note and ‘clean up’ their balance sheet and FDIC loan classifications.

Obviously the new note buyer and borrower must agree to this scenario, but it has been done and may be a possible solution for a well capitalized note buyer to work with  a temporarily distressed borrower and bank that is under pressure to reduce their non performing note portfolio size.

For additional infomation on a specific scenario or situation, please contact Commercial Note Brokers directly.

Dear Mr. Bank President or Distressed asset manager:

How is 2010 looking for you?

The New Year has promise for many changes. One thing that has not changed is the continuing pressure on private equity holders of small and midsize banks that may engage in commercial lending. As the FDIC is forcing up Tier 1 capital requirements and becoming harder to satisfy as to the type of collateral and the strength of the borrowers, the bank™s shareholders stand to lose everything.

A bank has limited ways to raise this capital. One is of course increased shareholder equity participation. The other is to liquidate troubled loans.   The problem is that the bank cannot find the buyers who would buy one or two troubled loans at a market rate that is acceptable to the bank. The pooled fund managers that are the last resort for selling these assets will want everything or nothing, and demand prices that will guarantee them an 80% return on investment and guarantee that the bank takes an impossible hit to the bank™s capital. This puts the bank in a bad position of having to alienate good customers with longstanding relationships, do nothing in the hopes the commercial market will improve, or take over the property as OREO real estate  and hope to sell it in a few years¦

Commercial Note Brokers has a better way to preserve bank capital while disposing of troublesome loans.

We have identified buyers for these distressed notes, whether they are secured by land, multi-family projects, construction loans, commercial investor loans or underperforming retail and office properties. Our system allows the banks to be selective in which loan is offered while maintaining confidentiality.   In other words, the bank can ˜cherry pick™ which individual loans they want to entertain offers for, and allow us to perform the buyer qualification and do the marketing.   The bank is under no obligation to accept any offer, confidentiality will be strictly maintained, and the bank has nothing to lose from trying us out.

Check out our website at Distressed real estate notes, and if you would like to know more, then please give us a call.

Stuart Dobson, manager
303.919.0309 direct