Hot activity in historic central Denver

552 Humboldt – new listing in Driving Park Historic District (Country Club North).

Karl Lueders presents 552 Humboldt St.

Listed for $498,000, this beautiful 3BD/2BA bungalow is currently active but seeking back-ups for the offer we currently have in place. This is a short-sale scenario, and we have overcome much of the time issues that come into play when working with the financial institutions. Any back-up offer that comes in within the next 14-20 days has the best chance of being entertained by the bank. For more details on this property, go to 552Humboldt.com.

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448 Ogden – sold for 98% of list price in 60 days. Beautiful Alamo Placita Victorian.

448 Ogden - Alamo Placita gem sold in 60 days

Sold by Karl Lueders, Realtor with The Kentwood Company of Cherry Creek. To learn more about why this beautiful home sold quickly and for a good price, contact Karl Lueders today.

And, if you would like to help pets and their owners stay happy and healthy, visit my personal charitable foundation helping raise money for Colorado’s largest non-profit veterinary clinic.

Driving Park Historic District Sales Trends 2008-2009

Since my last look into our neighborhood’s sales performance (2007-2008), I was able to conclude that while the rest of the world seemed to be drowning in sorrow, Driving Park Historic District was decidedly middle-of-the-road sales wise. I’ll take normal over recession any day of the week, and that’s pretty where we’ve been for the past 6 months, and that’s where we appear to be right now, even after a few distressed sales.

Based on the latest sales data from Metrolist, Denver, as a whole, has about 6 months worth of inventory currently for sale. What does 6 months of inventory actually involve? For example, within Driving Park Historic District, where I live, 17 homes sold in 2008. That comes out to 1.41 homes sold per month. Currently, we have 9 active listings in DPHD, which, divided by the average sales per month, puts us right at 6 months as time it will take to clear out our current inventory. In actuality, three homes have sold in DPHD so far this year: 571 High, 450 Williams and 484 Lafayette, which means we’re slightly behind the 6 month curve, but the balance is there, which is good.

To get an idea of the houses that are currently for sale, go to my search site and check out the addresses listed in the chart below.

The average sale prices aren’t so much of an indicator of neighborhood performance as the sale price – to – list price ratio is. Currently, we are holding steady at 94% of list price (that’s based on the last list price, sale price – to – original list price is around 90%, which is also normal, but shows the inevitable price drop).

Disregard the average sale prices for 2009, as 571 High really threw off the balance, dropping nearly $500,000 between its original list price and eventual sale price.

If you have any questions about the chart below or about this neighborhood, feel free to contact Karl Lueders at 720-971-8267. You can also reach him at his Web site, www.KarlSellsDenver.com.

Karl lives in Driving Park Historic District on Humboldt St. The neighborhood runs from 4th Ave to 6th Ave, and from Marion to High St. It is surrounded by Alamo Placita, Seventh Avenue and Country Club historic neighborhoods.

Karl Lueders presents 2008 sales stats for Driving Park Historic District

Karl Lueders presents 2008 sales stats for Driving Park Historic District

All data compiled from Metrolist, Inc. Karl Lueders cannot confirm its accuracy.

Driving Park Historic District Sales Stats 2007 – 2008

If you want only good news about home sales these days, stop reading at the end of this paragraph. Driving Park Historic District average sales prices skyrocketed 20% from 2007-2008!

But you know there’ll be a catch.

I will get to that, but allow me to remind you of how wonderful your neighborhood is. Driving Park Historic District (DPHD) has and always will possess significant recession-resistant qualities: age of homes and the neighborhood is inimitable; so is our proximity to downtown and Cherry Creek. And, for better or worse, we are protected by the Landmark Preservation Committee that has prevented – somewhat – AFS (artificial stucco disease) from infiltrating our little doughnut hole.

And, for the record, the catch isn’t as bad as you think. As you might expect, we sold more homes in DPHD in 2007 than we did in 2008: contrary to what was previously reported from other sources, 17 homes sold in DPHD last year while 22 sold in 2007, a 22.7% drop. Of those Driving Park homes sold in 2007, 32% of them sold under $500,000; that price range comprised only 17% of the total in 2008.

While lower price points tend to attract a larger buying audience, the drop-off in volume is likely more attributed to the world in which we live: in 2007, only 4 homes in our entire neighborhood didn’t sell. Last year, 14 homes didn’t sell and only three of those are back on the market. Currently, there are 7 homes for sale in DPHD and two that have recently accepted contracts on them. Days on market also increased, but that’s usually indicative of higher price points.

And, if you must know, there is only one house currently facing a short sale out of the nearly 400 homes in Driving Park.

Still, if Driving Park Historic District’s home values are truly recession resistant, we will find out this year. Despite our size and relative newcomer status to the historic designation (compared to our surrounding neighborhood groups), we have withstood several challenges in the real estate market since 2000. Let’s hope we continue that trend.

My official stance is that I am cautiously optimistic about selling homes in 2009 for fair market value. If you are thinking of selling this year, I recommend doing so if you plan to upgrade. Numbers work in your favor, especially if the next home is your long-term home. If you’re looking at making a lateral move, it might be best to hold on. And, if you’re looking to downsize or liquidate, you need to be aware of the market conditions that you will face.

When you’re ready to buy or sell, it’s important to have a finger on the pulse of the market, and hopefully, this information will help. Please contact me if you have any further questions about the data on the chart below. You can reach me at 720-971-8267 or visit me at Karl Sells Denver.

Karl Lueders is an award-winning Realtor with The Kentwood Company at Cherry Creek. The Kentwood Company is Denver’s top real estate company, with the highest volume-per-agent ratio in Denver. The Kentwood Companies also boast the highest ranking Web site among retail real estate companies in Denver. Karl’s Web site, KarlSellsDenver.com, is the most searched agent site in Kentwood. If you require a strong online presence to buy or sell your home, consider working with Karl Lueders.

Driving Park Historic District Sales 2007-2008

Driving Park Historic District Sales 2007-2008

The above chart was provided by Metrolist, Inc. If I missed your home on this list, let me know immediately. I deem this information reliable, but cannot guarantee its accuracy.

The future of real estate in Colorado

Not to put too fine of a point on it, but if you want to get the real scoop as to where we’re headed, check this out. This is the first of a series of links I’m going to post on here, all pertaining to the recent Denver Economic Forum that The Kentwood Companies hosted last week. Without question, it’s the most honest assessment of the current situation and what we can look forward to over the next decade.

Click on the Kentwood logo to gain access to pdfs of the Power Point presentations from the state’s brightest minds. More to come but don’t hesitate to start sifting through this.

kentwoodcc

Summer’s Over, But Not the Buying Season

When I travel out of state, I inevitably strike up the same conversations that I do when I meet new friends here in Denver. Which start with something like this: “How’s the market in Denver? Is it bad as it is here in (enter another city here)?”

Usually, my answers are, “Not as bad you think,” and “Definitely not as bad as (enter same city here).”

Let’s not look past the fact that 2008 is acting consistently to 2007 in terms of homes sold per month.

This August

  • 765 homes were sold in the city of Denver, a dip of 8.3% from this time last year.

But, this past July

  • 925 homes were sold in the city of Denver, an increase of 11.3%!

While there was discrepancy between the months as they compare to those same dates in 2007, the overall tally remains effectively the same over the past 60 days! And the drop-off from July to August is considerably higher than the rally the Denver market usually runs through from August to September.

The MLS reported 613 homes sold in September 2007. Let’s try to break that, starting with one of these:

2749 South Cook Street

2465 South Sherman Street

613 Brentwood St.

1008 Corona St. #306


Karl Lueders is a Denver Realtor with The Kentwood Company at Cherry Creek. He can be reached at 720-971-8267.

Open House this weekend!

2465 South Sherman is going to be open this weekend… lucky for you! We actually were under contract for about a minute on Thursday before the buyer got cold feet. So here we are, ready for you to fall in love with it!

The house will be open 1-4 pm and is currently available for $325,000. Don’t miss it! Karl Lueders will be hosting the open house, so don’t hesitate to introduce yourself to him. He’ll be happy to answer any questions about the house, himself, The Kentwood Company at Cherry Creek or about anything in real estate.

2465 S Sherman - Cute in Harvard Gulch!

2465 S Sherman - Cute in Harvard Gulch!

Hey Karl!

Where’d all my Bad Advice posts go?, you ask. Actually, for those of you who didn’t know me before I was a Realtor, you’re probably wondering, what’s a Bad Advice post?

Bad Advice was simply the most outstanding collection of writing I’ve ever done at a time when the world – and myself – needed a little closer examination.

Without question, it remains my most popular writing amongst my readers from a 12-year journalism career. Partially because it’s self-deprecating, partially because it’s funny, partially because it addresses issues everybody thinks but most are too withdrawn to discuss, and mostly because it’s honest. I had been asked several times since 2004 – when I launched the Bad Advice blog – to continue the posts until I had enough to fill a book. A memoir intermingled with quasi-social commentary, they were going to call it. We figured it’d be a hit for overworked journalists or a career guide for college grads (as in guiding them away from journalism).

What kept Bad Advice off the book shelves? Two things: I tore up my knee and I fell in love with real estate. Actually, the knee gave me a lot more time in front of the computer but once I bounced back, I knew my calling to be in real estate.

For those of you who never got a chance to read Bad Advice, trust me, you will. It’ll either be in book form within the next few years or back to its original blog site. If you’d like to get a glimpse of what Bad Advice was all about, drop me a line at karl_lueders@yahoo.com. Give me a call at 720-971-8267. I’d love to talk about what I wrote and even share it with you.

Great writing should be enjoyed by everyone!

Now, if you’ll excuse me, I have some clients that need my help…:)

A House for Every Voter!

(Notes from a conversation with Karl Lueders… as told to Karl Lueders):

So Karl Lueders is likely going to vote for Barack Obam!a in the ongoing Anybody But Bush variety show, but even Obam!a proves his theory about what skills good Presidents must possess: an ability to delegate responsibility (to responsible people), a calming influence on television and the best speechwriters.

This quote from Obam!a, in response to the Fed’s decision to “brace” Fannie Mae and Freddie Mac from further carnage, shows that his free-market advisers might be riding on a separate bus (taken from Monday’s MSNBC article, “Treasury, Fed to prop up mortgage giants:”

“Democratic presidential contender Barack Obama said the government’s main concern should be ‘to make sure that home ownership remains attainable and affordable for American families. Second, any measures should protect taxpayers and not bailout the shareholders and management of Fannie Mae and Freddie Mac.’”

What part of that scares you? Isn’t it the term “attainable and affordable?” Hasn’t that been the mantra for lenders for the past five years figuring out how to pump out loans to mortgage-starved Wall Street bundlers? Karl Lueders knows this might seem counterintuitive that what we all do for a living, but the reason why this market blows is that homeownership shouldn’t be – by definition – attainable and affordable for all Americans.

Lueders knows there are people younger and more successful than him that live in nice houses with smaller loans. “Do I deserve a break for being older?”, asked Lueders. “If I was to wait until I was 40 to buy my first house, do I get credits for waiting so long, do I deserve a proportionally better house that factors in my age, even if my funds are lighter than my more successful neighbor?” (Answer, by the way: no.) What Lueders assumes Obam!a means by “attainable and affordable” is that there will always be homes in every price range, which is usually dictated by location and quality of construction. (By the way, you can check out the recent Denver metro market statistics here, proving that there are still a lot of homes below the “average price.” Thanks, Vali.)

The problem with presidential candidates is that they can’t be “handled” at every turn, so every once in a while, you get a somewhat candid answer. If this is one of those times, should we assume that Obam!a rents? False: Obama actually owns a mansion in Chicago’s Hyde Park neighborhood (purchase price approx. $1.65 million, of which he got a $1.32 million!!! loan). If you live in Chicago, they call that a business lunch.

Do these kinds of things disturb Lueders? According to Karl, they should bother everyone. “I wish my candidate’s cached memory was slightly more adroit, so he wouldn’t make such semantic errors which sound like quotes from the Liberal Handbook,” said Lueders. As he stormed off, however, he yelled over his shoulder, “Am I going to change my vote? Probably not… at least Obam!a was speaking English.”

Ed. note: I couldn’t catch up with Lueders, but I think he was referring to John McCain’s weigh-in on the same Fed decision. So in the interest of equal time, here’s Johnny (words actually spoken by Douglas Holtz-Eakin, senior policy adviser.) from the same article:

“Republican rival John McCain believes the measures announced Sunday ‘are consistent with the goal of providing support for a path through the current duress toward steps that include regulatory reform, market discipline and mission focus.’”

Hey Obam!a, now that’s good speechwriting!

Are You Picking Up What I’m Setting Down? Denver’s Doing Work!

I’m not sure if Colorado has truly deserved the maligning it’s received for being a cesspool of foreclosures and slimy lending practices (there’s plenty of blame to go around for either topic) but when you’re a national punchline for so long, regardless of whether it’s true or not, sometime it’s nice for the truth to come out. CNBC just named Colorado as one of the top 5 states to do business in the US!

Wow, how do you go from the outhouse to the penthouse in one fell swoop? First off, it’s not one fell swoop. Second, Colorado was hardly in the outhouse to begin with… first and foremost, Colorado’s faulty definition of a foreclosure is partially to blame for what now could be said are inflated foreclosure rates. According to the Colorado Springs’ Gazette, the state records a foreclosure when the lender files the paperwork, not when the property is sold. The difference is that when a lender files, the homeowner (or lienholder) still has ample time to redeem.

Of course, this is the same state legislature, that up until the beginning of 2008, didn’t require any sort of licensing for mortgage brokers operating in this state. I remember finding a home for a couple that moved here from Chicago and was going to use one of their “boys” to do the loan. When I spoke with this lender to get a pre-approval letter, not only was there no letterhead from his company, but he spelled the name of my firm (at the time, the most recognized real estate company in the world) incorrectly.

When I called him out on it, his reply was, “Hey, it’s Denver. It’s the Wild West out there. Who cares?” I asked my clients if they wouldn’t mind finding a local lender, which they did, and everything went smoothly from that point forward. That was a couple of years ago, but you get the point. Reputations die hard. Which is why CNBC’s article, combined with the DNC’s impending arrival is giving this town a much-needed shot in the arm. I’m reserving judgement on how the city and state capitalize on these invigorations (think Chicago after their DNC hosting, not Montreal after their Olympics).

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