Real Estate Broker/Owner
Joan Cox
Dedicated full time Realtor in the Denver Metro area serving buyers and sellers. I use my negotiation skills to attain the goals for my clients.
Cell: (720) 231-6373
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Real Estate Agent
Kristal Kraft
Specializing in relocation to the Denver metro area, including Littleton, Englewood, Greenwood Village, Highlands Ranch, Parker, Castle Rock, Douglas County, Arapahoe County, Denver County and more.
Cell: 303-589-2022
Office: 303-589-2022 direct
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Denver County, CO Real Estate News

By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Our Denver real estate market has been a STRONG Seller's market now for 4 plus years and Sellers are seeing double digit equity every year.    With that comes with additional issues -  Sellers know they can sell their home so deferred maintenance is not done Sellers know they can sell their home to cleaning goes by the wayside Sellers know they can sell their home and buyers possibly pay over the appraised value, so they demand high sales prices This morning, we have a 9% fallout rate!      Dear Sellers, my advice is always - clean, clean and do more cleaning!   Correct those items like water leaks in the sinks, and if those windows don't close and lock - FIX THEM!   Know something in your home that doesn't work?  FIX IT!   Do not give the buyers a reason to get out of the deal! Our co...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
August was a busy month and was able to work with several very enjoyable clients.   After they got settled, this Seller sent me this review, which made my day!   I was driving on vacation, so it was extra special!  I met Diana through another friend and was referred, then she wanted to start buying investment properties.   She still has a few.  This was the primary home she lived in for over 30 years.   It was extra special, as she has 2 close friends that do real estate, but part-time.      Thank you Diana, it was simply a joy working with you!  
Comments 16
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 We all know you should keep in touch with your sphere, and the 4 items we should talk about.   F  amily          O  ccupation          R   ecreation      D   reams I was talking with a fellow REALTOR a couple of months ago and he said he has a hard time calling and talking anything social.    I recommended that he call all his past FHA buyers and tell them they have enough equity in their home, they can approach their mortgage company to remove the PMI.   If he cannot talk social, this part is business, and those Sellers will be thrilled to hear this good news!   I like to call clients when I am in their neighborhood just to tell them I am thinking about them, or better yet stop by (with a bit of notice).   I have been delivering baby gifts to my families with new babies, and love that...
Comments 6
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Fall is on the calendar for later this week, which means the flakes could any day now, and time for some home fall maintenance items. Here are a few items you should winterize before winter has set in --  Fertilize lawn for its last feeding Check for drafts - use a candle around doors and windows Blow out sprinklers Check fire extinguisher Check all windows for broken seals and be sure they shut & lock Give the deck one last coat of sealer Inspect your roof for shingle damage, or call a roofer Clean rain gutters and downspouts Check around the foundation for any pipes/ducts coming from the house to see if there is additional caulking needed and/or weatherstripping Replace your furnace's air filter and have it serviced Reverse the direction of ceiling fans Service and tune-up snowblower ...
Comments 28
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  It is an exciting time --- you have made the decision to buy a home.   But, your lease is not up for another 3 months, when do you start this process?    Pre-approvals are good for three months, so if you are starting 3+ months from the actual purchase, you will need to provide updated documentation (bank statements and pay stubs) to provide current information.   No harm in starting early, you will have this process out of the way up front.   If there are any erroneous information on your credit, there is time to get removed. It is always wise to use a local lender.   Local lenders know Colorado's rules and the contracts.   I once had a California lender require the buyers to do a termite inspection, and we don't have them here!   Be wary of the online lenders too, have seen a few tr...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The Labor Day Holiday is over, and typically the real estate market picks back up and home sales are strong.   Even over the holiday weekend, there were homes seeing multiple offers.     Listings have increased since earlier this year, which definitely is a good sign for Buyers.   In February & March, there were only around 2,000 listings for sale.   (A stable market would be 8,000-10,000 listings)   In May the listings jumped to around 3,000, and in mid-July we hit around 4,000 listings.    The Holiday weekend was a bit slower, and that is normal. Even though schools are back in session, there are Buyers out and wanting to find their Dream Home.    Some homes may last longer than a weekend, but it won't be months on the market!    The current days in MLS with the current active listing...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 If you stayed in town for this Holiday, there is a lot to do!   You could go to the Taste of Colorado in downtown Denver, OR you could attend the 30th Anniversary of the Cherry Creek Arts Festival.There will be over 200 national and international artists on display throughout this event.    There will be food and drink available.The sponsors of this event would like to control the flow and ask that you download the app and register before you arrive.    If you have not been vaccinated, you are encouraged to wear a mask.   For FAQs or rules of what you can bring into this event - click here.HOURS:9/4 Saturday - 10 am to 7 pm9/5 Sunday - 10 am to 7 pm9/6 Sunday - 10 am to 6 pmThis event is FREE This post is courtesy of Joan Cox - House to Home, Inc. --- Denver REALTOR® 
Comments 10
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Carol Williams is on a two-month Epic Road Trip, and one of her stops was Denver.   She is golfing along the way and a part of a Woman's Golf Group, so she is connecting with golfers in all these stops also.    We planned the lunch at the Lazy Dog Restaurant, which is located in Southlands Shopping Mall. It wasn't a large group, but Kristal Kraft, Cheri Long, Will Hamm, and I was able to meet up with Carol for lunch.    It was a non-stop conversation about travel, golf, golf courses, and even a bit of real estate.    Kristal has not been on ActiveRain for quite a while, so was fun catching up on her life.   She just remodeled her kitchen and was beautiful.   Her husband is a NAR Director, so they are looking forward to going to the NAR Convention in San Diego in a couple of months. I wa...
Comments 28
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  Labor Day Weekend is upon us and time to plan some fun things to do!    This year's Taste of Colorado will look and feel a bit different.  This year the Taste of Colorado will take over downtown Denver - on the 16th Street Pedestrian Mall!  The event will be held from 9/4 to 9/6 and packed with great food, arts & crafts plus a variety of music.   FREE Entry - Down the app - Taste of Colorado   ITS ALL ABOUT THE FOOD.... You will have over 50 different vendors with all kinds of food to choose from!  Check out all the options -  There will be no food and beverage tickets this year, they will take cashless payments only for food and drink.   You need a good mix of MUSIC  THREE stages filled with music for THREE DAYS!    Check out the bands that will be playing.   ARTS & CRAFTS You will ...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  In Denver, homes have been selling very quickly and typically Sellers were seeing multiple offers in a short period of time (sometimes hours).    Since school is back in session, it has calmed down a bit for buyers, but there are several listings coming on weekly.    When homeowners thought all you had to do was put a sign in the yard, they tried very hard to negotiate your commission.    If you knew how to handle multiple offers and negotiate with the appraiser for the offer that was over fair market value --- that solidified your worth!    I also have started asking every Buyer's agent if their Buyers have written on more than one home.     REALTORS® will need to remember how to market as we go into this Fall since our listings COULD be on the market for longer than the weekend.  Th...
Comments 30
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1 million.   Some have mountain and/or city views, some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or on acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.     Here is how the luxury market fared for the month of July 2021Total sales - 462 homes ranging from $1,000,000 to $5,100,000 (last month was 563 homes, 2020 was 335)Averag...
Comments 8
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
This home is now closed and buyers can go in and start doing a few remodeling items prior to their moving in.   They loved this gated community and the fact it was mostly a patio home, with no yard to take care of to speak of.    The HOA does the front yards!    Congratulations to this lovely couple, and know they will be happy for years to come!     Congratulations to Laura Erwin for finding the RIGHT property for them!   Over the past weekend, I took  Sellers out to locate their replacement home while Laura was on vacation.   We saw quite a few on Saturday, but none of them pulled at their heartstrings.   We went to the Lighthouse on Sunday morning, and they just KNEW.   It is a patio home, with just enough room in the back for outdoor entertaining, but no yardwork!   It is in a gated...
Comments 20
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 After record months of sales - we are seeing a slight shift in August.   Inventory is down over last year (-50.8%), but at least seeing more listings coming on each month!  In a more stable market, we usually see 8-10,000 listings.    Sellers sure are seeing a great bottom line with the average sales price increasing 18% over last year!   We are seeing more price reductions now in some areas, telling Sellers to be careful with their listing price.    Back in March we saw less than 2,000 listings, and now mid-August we are seeing over 4,000 every weekend, so this is good news for buyers!    The following data is courtesy of Joan Cox - House to Home, Inc. With Buyers offering thousands over appraised value, buyers were having to bring those extra dollars to the closing table, along with ...
Comments 10
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1 million.   Some have mountain and/or city views, some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or on acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.     Here is how the luxury market fared for the month of June 2021Total sales - 563 homes ranging from $1,000,000 to $9,000,000 (last month was 428 homes, 2020 was 225)Averag...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 The call comes in with an interested buyer, and they have found the home of their dreams online.    You can you show it right away.    They want to write an offer and get it under contract as soon as possible.  Photos can (and do) sell a home, but the photos do not show some of the very important sectors of the home.   Have had a transaction terminate after the inspection, and the photos showed a beautiful home.   The photos did not reveal the 60 amp Federal Pacific electrical panel, the structural issues, negative drainage, sewer line blockage, roof issues or the 30-year-old furnace.   Maybe that home with awful photos is the one that is the best!   Many times buyers get their heart set on a home they have seen online, but I always recommend showing more than just that one home.   Thi...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 The lenders always remind Buyers not to buy items prior to closing or change their credit situation, but the same can be said for the Seller.    Our Sellers are seeing HUGE bottom lines from the equity increases over the last few years. Even though a Seller knows they will see a giant wire transfer in 30 days, don't go on a spending spree and put everything on credit, thinking you will pay it off when the property closes.    Even if a transaction looks smooth, there can be last-minute snafus that can delay or eliminate a closing.   Some items that derail a transaction -  Big-ticket inspection items - roof, sewer, furnace that the Seller was not aware had issues.The appraisal may come in low, and the buyer is not willing to bridge the gap.Buyers may have items in their credit show up an...
Comments 18
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Several years ago I received a phone call from a buyer that was referred to me by a past client.    It was not long into the conversation, and I was asked - Are you a real estate snob?      Having never been asked that, I asked if they would explain this question. They had a REALTOR® they had used for years with many family members, co-workers and neighbors, but when they asked if that Realtor could help them with a condo for their 20-year-old son they said this was not a niche they worked in.     This was upsetting to this family so much, they not only allowed me to help their son, but I was able to gain respect for their business and referrals.      They shared with me that they felt this REALTOR® only wanted the "big paychecks" and wasn't willing to work for the smaller deals.      ...
Comments 26
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 In this fast-paced Denver real estate market, buyers are having to make quick decisions and this can be difficult for the first-time home buyers.   This is the largest purchase you will make, and have heard from some - they "need to sleep on it". It is imperative to call the listing agents to not only find out if there are other offers, but what the Seller prefers for possession, and other terms.     With more listings that came on the market a month or so ago, we are seeing less multiple offers, but if a home shows well, is priced well and in a good location, some are seeing multiple offers.   There are times you "hear" about another offer, but is there?    I did hear this earlier this year, and the home never did go under contract.   If a Buyer does love the home, write on it, and sh...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 The stats are out for the month of June, and it was another very busy month!   We are still down over last year with inventory (-61.8%), but at least seeing more listings coming on this month!  Sellers sure are seeing a great bottom line with the Average sales price increasing 27.6% over last year!   We are seeing more price reductions now in some areas, telling Sellers to be careful with their listing price.    Back in March we saw less than 2,000 listings, and now mid-July we are seeing almost 4,000, so this is assisting buyers!    The following data is courtesy of Joan Cox - House to Home, Inc. With Buyers offering thousands over appraised value, buyers were having to bring those extra dollars to the closing table, along with their down payment and closing costs.   Appraisers were d...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 With the All-Star Game being held in Denver this year, Trevor Story was the fav for the hometown league.   In the opening, it showed all the stadiums and what the altitude was at each of them.  They were not far apart until it came to Coors Field.  We are a mile high! Have to say, probably have never watched the Home Run Derby, but that was what everyone has been talking about over the last few days.  All the hype about how the baseball flies further with the thin air.  Will someone set a new record for how far they hit the ball? Pete Alonso gave quite the performance with 35 home runs in the qualifying round.  With two ties in the preliminary round, Soto and Ohtani has to continue to complete for the next round.  That was exciting!  In the preliminary round baseballs went from 514 to ...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 We just closed on our first home and wondering how much we should put aside each year for home maintenance or upgrades each year? So glad you are thinking ahead, as you do need to keep up home maintenance to keep your home in good condition.    This can depend heavily on the age of your home!~ Have furnace and A/C cleaned and serviced~ Blow out your sprinklers in the fall and possible replacement of sprinkler heads/valves~ Exterior paint and caulking - usually every 5 years~ Change the batteries in the smoke alarms & CO detector, change out smoke alarms every 10 years~ Seal granite countertops every year~ Carpet every 8-10 years (depending on how it is maintained)~ Wood flooring can use screening and sealing every 5-8 years (depending on how it is maintained)~ Interior paint (baseboard...
Comments 14
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Having the All-Star Baseball game here in Denver, there are many events you can enjoy leading up to this big game!  The big game will begin on Tuesday July 13th at 5:30 pm. at Coors Field. Thursday - July 8th MLB Pitch Hit & Run and the MLB Jr. Home Run Derby begin at 4:00 p.m. at the Assembly Athletic Complex at Metropolitan State University of Denver. Friday - July 9th The Play Ball Park opens at the Colorado Convention Center opens at 9:30 a.m. in Downtown Denver. Located about a 20-minute walk from Coors Field, fans will be able to take batting practice and play softball, bid on or buy memorabilia, and get autographs There will also be an MLB the Show gaming center, a MLB Network set, and plenty of food from across the league’s various stadiums to try. The Play Ball Park will be op...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Over the past weekend, I took  Sellers out to locate their replacement home while Laura was on vacation.   We saw quite a few on Saturday, but none of them pulled at their heartstrings.   We went to the Lighthouse on Sunday morning, and they just KNEW.   It is a patio home, with just enough room in the back for outdoor entertaining, but no yardwork!   It is in a gated community with a community pool, which they know they will use often!  It was priced quite a bit above fair market value, so they wrote what they felt the home was worth and got a counter for a little change.   Buyers accepted, and they were THRILLED.    They know what updates they want to do after closing to make it THEIR HOME. Luckily, these Sellers have a place to move to, and did not need a rent-back.  
Comments 22
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