Every week I provide sellers whose homes I have listed with information about trends in our local market so they can be up to speed on what’s going on.  The good news during March was that the number of listings flattened and the number of showings for our company is staying steady.  Sellers have to know this market is not easy and must have a hardy constitution to weather all the uncertainties if they really want to sell their home.  This is not a market to “try” to sell.  That commitment has to be made upfront.  But, with a leveling of listing activity and a 22% increase in sales in El Paso County for March 2009, there is a glimmer of a silver lining on all those clouds.

There are still a lot of foreclosures and short sales to wade through and many more coming, so any upward trend won’t happen quickly, but when it does come, it will be steady because that’s what our local market usually is - steady.  No flash and dash like 40% gains per year seen in Florida, just steady upticks in prices.  Distressed property sales are still more than 30% of the monthly sales for March and 94% of homes that sold were priced below $400,000, so El Paso County is becoming more affordable to more people.  With the $8000 tax credit for first time buyers (remember that also means people who haven’t owned a home in 3 years) and low interest rates, we are in the midst of a perfect storm.  What an opportunity!!!  There is increased activity in some areas of California and in Las Vegas, so we’ll just keep watching the trends and keep you informed.

There’s a new real estate community that just launched today - epicketfence.  It started in Colorado and I had the opportunity to be the first Featured Realtor for the Colorado Springs market.  When you click on the link above, it takes you directly to the article I wrote for epicketfence.com.  Check it out if you want to learn more about what’s happening in the Colorado Springs real estate market.  If you want to learn more about the statistical details of our market, don’t miss PikesPeakFacts.com.  It’s updated every month.

What a crazy year 2009 has been already.  I’ve been busy listing homes, took 2 full days to attend CDPE (Certified Distressed Property Expert) training in January, and attended the CRS Sellabration in San Francisco in early February.  The real estate market continues to change and opportunities for buyers and investors are ripe.  Low interest rates, prices that haven’t been seen in many a moon, and lots of people looking for rentals in our local Colorado Springs market has created those opportunities.

Sales in January 2009 were down close to 17% from December, primarily because of everyone sitting back with bated breath waiting to hear if there is something in the stimulus package that will make their home purchase more profitable.  Many potential buyers are also waiting to see if their job will still be in place as the economy tumbles.  Stock portfolios have been hit hard as well, so investors are licking their wounds at the moment and trying to figure out if they can jump into the real estate fray anytime soon.  The good news is that inventories are also down, making it easier for sellers who are trying to sell increase their chances of a sale.

In this market, price is paramount!  We saw 1/3 of our sales go to distressed properties in November and December of 2008.  Some markets are much much worse.  What it means for sellers is they have to compete on price with short sales and foreclosures.  That will continue to reduce inventory and voila, one day the market will turn around because there will be more buyers than homes available.  That isn’t going to be anytime soon because another wave of foreclosures is coming, but history tells us it will happen.  Real estate has always been cyclical and we are in one hell of a cycle since 2007.

Prices rose too quickly because of easy money and lack of accountability.  One of 4 homes sold in recent years was either an investment purchase or 2nd home.  A whopping 25%!!!  When the bubble burst, there was a lot of collateral damage as plunging prices were brought to most neighborhoods.  As the cycle continues, buyers who were priced out of the market over the past several years will now have an opportunity to buy.  Investors will salivate over the opportunities for low priced rental properties.  Yes, the people with money will make money.  Wouldn’t you like to know how to be in that group during the next buying opportunity.  Stay tuned as I launch seminars to help you later this spring.

So that’s where we are now.  Lots of opportunity, but not a lot of credit available unless you have stellar financials.  For buyers who can buy now, have fun shopping.  It’s a great time to be in the real estate market!  Your dream home awaits.

In an effort to help my clients understand the real estate market, which is changing constantly, I send them statistics and updates on a weekly basis.  It helps people make decisions that move them toward their goals with real estate.

I decided it would be a good idea to let you, cohomesgateway readers, in on this information as well.  You may not be in the Colorado Springs market, or you may be just browsing the web trying to decide if the time is right to buy or sell, andyou may find this information useful.  I’m happy to elaborate on any points if you want to contact me directly.

So what is going on with Colorado Springs and Pikes Peak Region real estate?  Teller County was hit hard when gas prices rose to $4 a gallon levels.  All of a sudden the drive into Colorado Springs to work while living in the mountains seemed like a huge investment of resources so people working in the Springs have been choosing to buy homes closer to their work.  The mountains have an appeal for many though, so gas prices dropping by 2/3rds will probably help that area once again.  There are always buyers who want the mountain and smaller community life in Woodland Park, Divide, Florissant, and other mountain towns.  After all, it’s closer to the ski resorts!

In Colorado Springs and points east, we have hit a low in sales over the past 4 years.  Less than 500 homes sold in November and again in December, 2008.  This is a time of year when we would expect sales to be closer to 600-700 per month.  This has caused a lot of sellers to abandon the market and sit on the sidelines, thus reducing inventory 15% since June, which is an excellent step towards market recovery.  This is not the time for sellers to “play real estate”.  There are no profits to be had and real estate professionals are not inclined to let sellers test the market with their limited marketing funds in this tough market.  Sellers have to be motivated to sell and understand that means competing with 34% of sales going to foreclosures and short sale properties locally.  Price is the key because the bargain shoppers are those in the real estate market, just as they are in the malls looking for the after Christmas steals.  Weren’t you there?  I was.

The median price for the Pikes Peak MLS has stayed in a 20% range over the past 4 years with the high being $225,000 in mid-2006 and the low $187,000 for November, 2008.  We never had the go-go market of other areas such as Phoenix, Las Vegas, and Florida, but sales happened a lot more quickly from 2004-2006 than they are now.  We have 10 months of inventory without anything new coming on the market, even with a reduction in inventory since June, 2008 of 15%.

Only homeowners who are 100% committed to selling should have their homes on the market now and the more limited inventory will help us move to a seller’s market as the economy improves.  Nothing ever stays the same.  A change will come and buyers who sat on the sidelines fearfully while prices and rates are low will be scrambling to make attractive offers on the most desirable properties to encourage sellers to take their offer over others.  The best homes always sell.  It’s just a matter of what buyers will willingly pay because the biggest fear is to overpay.  Too many people have experienced that in rising markets and are now looking at being part of that 34% of distressed sales.  Or 70-80% distressed sales as is happening in other markets.

So what’s a person to do?  If you are considering buying, but thinking about renting, look at your goals.  How long do you plan to be in the house?  Can you still save money and pay a mortgage?  Remember that the tax breaks of owning a home are a form of savings over renting.  If this is a 2nd home or investment purchase, can you withstand vacancies or managing multiple mortgages if your income changed?  Would owning real estate make you sleep better or worse?  If you think renting is better, have you considered the 6-12 months of rent you would be throwing away to pay someone else’s mortgage?  Have you saved money for a down payment, for home repairs, for an emergency fund?  Have you tried setting aside the difference between your current rent/mortgage payment and the new payment amount for a few months to see if it fits (the side effect is you are saving your down payment!)?  Would you be comfortable and still have money for fun activities or would you be house poor?

I could fill a book with questions to ask yourself, but you get the picture.  Make sure you have goals.  Seek the help of experts.  Then have fun making a purchase or selling and moving to the next town or bigger or newer home that you desire.  There are some great deals out there.  It’s a fun process.  Make the right decisions so you can enjoy it and smile when those new keys are put in your hand.  You’ll know you are taking the right step!

I subscribe to a number of real estate related websites and came across a good article on RISMedia today.  Are you sitting back waiting for the economy to improve so that you can pounce on a house once you feel the waters are safe?  Are you prepared to do this?  Have you talked with a lender to make sure you can act when you find the right house?

Read this article and learn what is new that you may not be aware of.  Could any of this affect you?  Be prepared and all your dreams CAN come true!

Wow!  I just finished listening to the latest webinar in the library and it has some tips to help just about everyone.  Did you know that you should freeze credit bureau accounts for minors and the deceased so that their accounts aren’t at risk for identity theft?  Did you know when you co-sign a loan that the amount of the debt is on your credit bureau file also so it is added to debt you have when applying for a mortgage or other credit?  Did you know just one late payment of 30 days or more can impact your credit score by as much as 100 points?  Do you know how a short sale affects your credit?  Taking time to listen to the new webinar is worth it!  Learn ways to keep your FICO score as high as possible.  800+ is possible when you pay attention to managing your credit.

The importance of quality was brought home to me again this week.  Many companies talk the talk, but don’t walk the walk.  My daughter had a roof leak this summer and has had a new roof put on and is having damaged drywall replaced and her ceiling repainted.  One process went very well and one not so good.  It IS important who you work with no matter what the job that needs to be done.  That’s why my team and I emphasize the level of service and skill that we bring to our clients.  We want them to be wowed.  You can read testimonials at carefreehomes4u.com if you’d like.  The people providing my testimonials would give you the same testimonial on the phone too.

Back to my daughter’s story.  Our insurance company used to be run by a fabulous agent named Brian Smith, who was very responsive and always treated us like we were his best customer.  Since his retirement several years ago, the company has been sold twice and neither agent is anywhere close to being a Brian Smith.  Once a claim is out of their hands, forget about it - “Not my job.”  I hate that!  I’m looking for a new “Brian Smith” with the same company.

I referred an excellent roofing company, Empire Roofing, to my daughter and they did a great job.  They were timely and did skilled work.  They also did a great job for both a business partner and a client of mine, so I am happy to refer them.  The insurance company’s “preferred” contractor is your run of the mill firm doing insurance work who it appears is running their project manager ragged all over southern Colorado and there is a lack of oversight.  The painter started prepping and painting without the damaged sheetrock being replaced.  Duh!  Unfortunately, there are a lot of businesses like that out there.  Somehow we all let them get away with it.  Stop that!  Before you hire anyone, check them out.  Get referrals from people you trust - your Realtor, your great aunt, your neighbor, your lender, your dentist, whoever.  Call the BBB and see if they are listed and have a good record.  Get references and CALL them.  Drive by the location where the work was done and look at it.  Ask what the reference’s experience was with the company you are considering hiring.  Be specific with questions that are important to you.  Let’s all drive the quality of business up by increasing our expectations of the companies we hire.  You deserve excellent work.  Talk with your pocketbook and don’t sign off until it’s the way you expect it to be.

I always ask my clients to rate me after the transaction is complete and have a Platinum (100% satisfaction) rating for 2007.  Are the people you are working with doing that?  If not, what are they afraid of?  If they don’t ask, still give them feedback on the job they did and let the BBB know.  By the way, the contractor I trust in Colorado Springs is Brian Rief, owner of Independent Construction and Remodel.  Let me know if you need Brian’s contact information.

Another wild week, with volatility in the stock market and not much news about the real estate market because it’s a lot more boring right now.  The upcoming election is front and center and comments from the peanut gallery I frequent are that we are ready to be done with political commercials!

Interest rates popped up this past week, so for some their immediate home buying opportunity is gone.  But by watching the markets we know nothing stays the same for very long.  If you have a lender relationship, stay in close touch so they can let you know when rates are where you need them to be in order to buy or refinance.  You can’t lock a rate until you have a home you want to purchase, so when you find that house with the help of an expert in your area, make sure you get a pre-approval letter from your lender so you can act quickly and possibly get help from the seller to buy your rate down if necessary.  When you work with professionals, they can advise you on the best path for your situation.  If you don’t know who is professional in the real estate and lending industries in your area, get a recommendation from someone you trust.  You never know what is possible until you take action.

The private banking system has done it’s job since the Great Depression, but the international potential for bank dominoes to keep falling prompted the federal government to take an ownership stake in 9 large banks as part of the bailout.  That means you and I will own a stake in these banks as citizens of the USA.  The banks involved initially are Bank of America, Merrill Lynch, Bank of New York Mellon, Citigroup, Goldman Sachs, J.P. Morgan Chase, Morgan Stanley, State Street and Wells Fargo.  These banks have agreed to limit top executive compensation and golden parachutes as part of their participation.  The federal government will also guarantee loans between banks to help create more liquidity.  This is turn should free up money to allow businesses to continue to borrow, help home purchasers secure loans, and inject credit where needed in our economy.  This action won’t create a quick fix, but should help keep the financial sector stable as we plow our way through a recession in coming months and hopefully help keep it from becoming a deep recession. 

Last week in the stock market was a lesson in fear.  This week things don’t seem so bad since the market was up over 900 points on Monday, a one day record unmatched in this century or the last.  Today was pretty non-eventful.  So what does the stock market have to do with real estate?  The stock market drop since the high in October, 2007 has caused the evaporation of trillions of dollars in assets.  Starting in 2006, home equity that homeowners thought would be there for them to borrow against evaporated as well.  Both are long term investments, but we seem to have forgotten that.  The go go market of the past decade in both the stock market and real estate was the only market some people knew.  So people acted as if their homes were bank accounts.  They are finding out very painfully that they weren’t.

 Some lenders and credit card companies took advantage of the “we want it now” mentality that has permeated our culture during this time.  Credit was easy; way too easy to get.  Without financial discipline and boundaries on spending, a lot of people got into trouble.  That’s the other side of the financial equation: greed.  Unfortunately when it comes to money, the two controlling emotions are fear and greed.  What’s the answer?  For some people, the next few years will not be pleasant as they try to dig out from under foreclosure and possibly bankruptcy.  If they are not careful, the mindset that got them there in the first place will put them back there again.  Unbelievably, the credit card companies still will give bankrupt consumers credit cards so “they can create a credit history again”.  Of course, in the meantime, the consumer gets to pay very high interest rates and the credit card companies continue to make a profit.  Everyone else is left holding the bag as the federal government tries to fix all the mistakes made by congress, companies, and consumers alike. 

Although it may not be sexy and showy, being a responsible consumer and working from a spending plan is the fastest way to creating wealth and homeownership that is manageable.  It’s a proven statistic that homeowners create a lot of wealth for themselves (when they do it right) that renters will never see because they are paying their landlord’s mortgage, not their own.  Yes, doing it right is really boring and consumers may have to wait to buy their first home until they have a down payment, stellar FICO scores, and steady income.  They may have to buy a used car instead of a new one.  Their first home may be 20 years old and not as big as they like.  But if people take a measured approach to purchasing the largest asset they will most likely ever have, they will have fun in the process and be comfortable with the outcome instead of living in fear that they may lose that asset.

Have you ever heard the term house poor?  Don’t let your house own you.  Be able to live in your own home and still have money for stuff for the house and for doing the things you enjoy.  If you are unsure how to get there, take a trip to the local library and check out some books on buying homes.  Not the get rich quick flipping houses books, but the realistic books showing you how to take planned steps to homeownership.  Also look for classes in your community that help you understand the process.  The resources are there.  All you have to do is look for them.  And look for professionals to help you.  A reputable realtor and lender are your first line of defense.  Get referrals from people who had a great experience buying.  Buying a house should be a lot of fun and this is an excellent market for the buyer who is prepared to do it right.  Fantastic opportunities are everywhere.  Make sure you have planned well to be able to take advantage of the opportunities before taking that step.