5 Tips for Staging Your Kitchen to Help Sell Your Home

As they say, the kitchen is the heart of the home. Make your kitchen stand out by giving it some attention before you list. A clean and organized kitchen can wow almost any buyer and all you need is a little elbow grease. Here are our 5 tips to stage your kitchen before you list: Clean – And Again Kitchens…

Continue Reading →

Tips for Handling Unimaginable Tenant Situations

After a few years of working with tenants it’s likely you’ll have stories to share you never would have imagined. Despite tight screening things with a tenant can go wrong quickly. Maybe they lost a loved one, lost their job or are struggling with their health. Life happens and some tenants aren’t able to manage and start to go off…

Continue Reading →

Fall 2017 Denver Real Estate Market Update

The Denver area real estate market is still going strong even after seeing a 2.75% decrease in housing prices from July 2017 to August 2017. Home prices in the area have still increased over 8 percent from August 2016. While the market is still turning over quickly, the Denver area is on it’s way to becoming a more normal market…

Continue Reading →

Communicating with Tenants About Utilities: What you Need to Know

Do you clearly communicate to tenants their responsibility for utilities? Your lease should outline who is responsible for what, but you also need to communicate to the tenants their responsibility. What’s required of them if they voluntarily move out before the lease without breaking it? What happens if they fail to pay the bill and their heat is turned off…

Continue Reading →

What Does it Cost to Sell Your Home?

When you’re selling your home your focus is often going to be on the bottom line, and how to maximize it. This generally leads you to focus on list price and potential inspection items you need to fix, but have you factored in the other costs of selling your home? It’s more than just Realtor commission, and while you will…

Continue Reading →

10 Signs You Need a Property Management Company

Having a rental property can sound simple enough, but once you get into it you realize there’s a lot you need to manage. Between finding tenants, collecting rent and turning over the rental property can all be exhausting. Here are a few signs you need a property management company: You Get Emotionally Involved As an owner of a property, it’s…

Continue Reading →

5 Aspects of Setting the Right Price

Listing your home at the right price can feel like a scene out of Goldilocks and the Three Bears. Too high and you might be on the market for a while, too low and it cuts into your bottom line. So how do we pick the price that’s just right? Well, it’s more of an art than a science. Here…

Continue Reading →

3 Factors to Consider When Setting Your Security Deposit

Security deposits range from $200 to a month of rent and more, but how do you decide how much to charge? A security deposit is an important part of your business as a real estate investor. It protects you from paying for repairs out of pocket and in theory gives your tenants extra motivation to take good care of their…

Continue Reading →

Smart Home Updates to Help Your Home Sell Faster

Smart home technology is all the rage, and while not everyone needs these additions many buyers will go the extra mile to purchase an already equipped home. You don’t need to install voice-activated light switches to help push your home over the edge, but there are a few updates you can make to bring your home into the 21st century….

Continue Reading →

A History of Housing Inventory in the Denver Area: Where Has it Gone?

There has been a lot of talk recently about the low inventory in the Denver area, but how low is low? Let’s walk through the past 10 years of inventory levels to see just how low inventory is these days. In January of 2007, Denver had 41 months worth of inventory. In January, in the dead of winter when real…

Continue Reading →

How to Become a Real Estate Investor: Keep Your First Home

There are several paths to becoming a real estate investor. You can buy properties with the sole intention of using them as an investment, you can fix and flip properties or you can ease your way into purchasing properties. This last option is one of the most approachable options and can produce a lot of value for you over time….

Continue Reading →

What You Need to Know About Your Neighbors Before You Sell

In the current Denver area market, it doesn’t take much to sell your home. Inventory is still low and homes are being snatched up. However, if you’re looking to get top dollar for your home there are a few important things to keep in mind, starting with your neighbors. Here are 5 things to know about your neighbors (and neighborhood)…

Continue Reading →

What You Need to Know About Landlord Liability

Does the word liability make you cringe? You may be surprised by what you as a landlord can be held accountable for. Luckily, most liabilities can be avoided with good property management and tenant screening. Here are 5 major landlord liabilities to stay on top of: Hazards This is a relatively obvious one and should fall under common sense. The…

Continue Reading →

Tax Time in Colorado: How Your Property Taxes are Determined

Under Colorado law, all counties must reappraise real properties every two years. The Notice of Valuations (NOV) must be mailed to the property owners on or before May 1st, on odd numbered years (2017). The taxes will be for the following 2 years. The tax rates are set in December each year. For most properties, 2018 (Intervening tax year) taxable value…

Continue Reading →

6 Home Selling Mistakes to Avoid

Buying and selling real estate isn’t easy. Most people do it only a handful of times in their life and the process can be long, draining and emotional. Currently, the Denver area is a very seller-friendly market with low inventory and high prices. It’s easy to get overconfident and list your home as-is, but avoiding these home selling don’ts can…

Continue Reading →

The Pros and Cons of Allowing Your Tenant to Sublease

Subleasing is a subject of much debate in the world of property management, and for good reason. There are many complexities regarding maintenance requests, access to the property and responsibility which deter many landlords. As a landlord you have the power to not allow subleases on your properties, but should you? Here are the pros and cons of allowing a…

Continue Reading →

5 Outdoor Home Updates That Will Pay Off

It’s almost spring, or so they tell us, and you may have started thinking towards the summer with dreams of outdoor gatherings, beautiful gardens and maybe a firepit or built in grill. Before you run to grab your shovel and head to your nearest home improvement store, let’s dive into some numbers and make sure you aren’t throwing your money…

Continue Reading →

5 Tips for Getting Started as a Real Estate Investor

Most people who start on the path of real estate investment will only acquire one property. But, if you truly want to see profit and increase your wealth you need a much larger portfolio. As you begin your journey into real estate investment, adjust your expectations of overnight wealth. While you won’t get rich overnight, if you play your cards…

Continue Reading →

The 5 Main Factors Appraisers Look at When Determining Your Home’s Value

With the steady rise in home prices in the Denver Metro Area over the past several years, some days it may feel as though home prices are simply pulled out of thin air. As a homeowner, you are able to control many aspects of your home’s value, but many are outside of your control. Regardless, it is important to understand…

Continue Reading →

The Snow Question: Who is Responsible for Shoveling — Landlords or Tenants?

The snow has started to fall and it looks like this winter will be a wet and heavy one. Snow removal can start to feel exhausting during a heavy winter. But who is actually responsible for snow removal? Here are 3 ways to help you define who is responsible for snow removal: Research Local Laws Snow removal regulations can vary…

Continue Reading →

A Basic Real Estate Glossary

Each industry has its own jargon which can be overwhelming to those on the outside. Even having bought or sold a few times doesn’t guarantee you’ve heard and understood all of the lingo. To help you out in your real estate journey we’ve put together some common real estate terms (and a few uncommon but important ones) to help you…

Continue Reading →

Stagnant Rent in Denver to Close Out 2016 + Demand Still High

According to the Denver Post, the number of units reducing asking prices increased by half a percentage point nationally from the same time last year. While the national change isn’t much to write home about, according to the Denver Business Journal, Denver has experienced a 3.1% drop in one bedroom apartments. Some experts say this is due to an oversupply…

Continue Reading →

Denver Market Update: Inventory Down, but Prices Remain Up

It’s time for another Denver market update. The winter/holiday season is historically very slow for real estate and we generally see a slight dip in home prices. So what does this season hold for Denver? Let’s take a look at the Denver market as of November 30, 2016. Number of New Listings – 967 in November 2016, down from 919…

Continue Reading →

Is a Condo a Good Investment?

Many people consider buying a condo to be a good investment, one you could live in for a while and rent out later or buy outright as a rental property. Are these purchases really all they’re cracked up to be? Let’s take a look at the numbers for the Northern Denver area: 2015 Average Sale Price For Condo October 2015:…

Continue Reading →

Make Tenants Happier: Stop Doing These 5 Things

Long-term renters are a landlord’s dream. It means no vacancy costs, no marketing costs and fewer repair costs. Keeping your tenants happy is important to your business. Here are a few things to stop doing to keep your tenants happy and keep your business on the right track. Requiring Check Payments If you’re not set up to take payments digitally,…

Continue Reading →

Student Loan Debt, Millennials and Good News for Landlords

You may be a few years removed from the millennial generation or perhaps you’re a millennial landlord with no student debt. Regardless, it can be easy to feel like the issue of student loan debt doesn’t relate to you, but the truth is it does. Millennials make up the primary renter base. 60% of rental applicants from 2011 – 2015…

Continue Reading →

The State of the Denver Real Estate Market: October 2016

Denver area home inventory has been at historic lows since early 2012. The question all real estate professionals are asking is, when will it recover? Low inventory means higher prices, with some areas seeing increases in value as high as 7.6% within a year period. This means buyers are struggling to find a home they can afford and sellers are…

Continue Reading →

7 Ways to Maximize Your Property Showings

Are you tired of showing your rentals and not getting a bite? Even in a busy market with low vacancy rates, renters are often picky about where they are living and who they are giving their money to. Here are 7 simple projects to help your rental properties show well: Start Outside To make a strong first impression, start outside….

Continue Reading →

What to Expect After Signing a Contract to Buy a Home

There’s a lot of talk about how to win a bidding war on the home of your dreams and the best and worst times to buy. But what happens once you sign a contract? As a buyer, you should be relieved to learn you now have the power. You are able to leave the deal before the closing if you…

Continue Reading →

Property Manager Tips: When Do I Need to Replace Appliances in Rental Units?

Property Manager Tips: When Do I Need to Replace Appliances in Rental Units? Unexpectedly having to replace appliances in multiple units can be a huge blow to your cash flow as a property manager. It’s important to keep appliances well maintained to get the most life out of them. During a move-in walk through it is important to explain basic…

Continue Reading →

Home Staging Tips to Make Your Home Shine at Showings

You want to make your home stand out with potential buyers, but you also don’t want it to stick out like a sore thumb. So where’s the middle ground? Working with a home stager (get in touch and we can give you a recommendation) can have a huge impact on the amount of time your home is on the market…

Continue Reading →

To Buy or Not to Buy in a Neighborhood with a HOA

A lot goes into buying a new home. It’s easy to get caught up in the emotion of home buying, but is a neighborhood with a HOA right for you? Take a look at these pros and cons before deciding to buy in a neighborhood with (or without) a HOA. PROS 1. Property value maintenance Homeowner associations were instituted to…

Continue Reading →

7 Tips to Keep Your Residents In Your Units

Managing tenants can sometimes feel like an uphill battle. Long term tenants can save you money as a property manager or owner because it limits turnover costs and vacancy. So when you find a good tenant, how do you keep them around? While not every tenant can be (or should be) retained, there are a few small things that can…

Continue Reading →

Make the Most of Your Rental Property: Hire a Property Manager

So you took the plunge and invested in a rental property, now what do you? Managing a rental for the first time can feel overwhelming, which is why it can save you time, money and stress to hire a property manager to do it for you. Here are 8 reasons to hire a property manager: Screening applications All landlords will…

Continue Reading →

Take Advantage of a Hot Market: 7 Tips to Sell Your Home Fast

The Denver market is still smokin’ hot and will continue to gain steam as summer approaches. A hot market will help your house fly off the market, but there are still several important steps you need to take as a seller to help buyers see the best of your house. Here are my 7 tips to sell your home fast:…

Continue Reading →

How Much Mold is Too Much?

How Much Mold is Too Much? We often face situations in homes where there is some mold or mildew that needs to be cleaned. The question is if we have to hire a professional to remediate. In most cases if the affected area is less than 10 square feet, you can handle the job yourself. This is per EPA’s documentation….

Continue Reading →

A Housing Bubble? Interactive Charts

There is a frenzy in the housing market. Homes are sold quickly with multiple offers. It is the reminiscence of a few years back. It is only natural to ask if another housing bubble is in the making! A recent article in the Economist magazine argues perhaps not. The prices in the 20-city index compiled by the Standard & Poor’s®,…

Continue Reading →

Is Deposit a Taxable Income

The question I’ve been frequently asked by owners is whether a security deposit a taxable income. The security deposit or damage deposit you receive from a tenant should not be included in your rental income if you intend to return the funds to your tenant when they leave after the lease expires. However, if the tenant breaks the lease and…

Continue Reading →

How Property Taxes are Determined

This post describes how the property taxes are calculated and what are the timelines in order to appeal if your property tax seems too high. Property taxes are determined on odd-numbered years for 2-year tax periods. Property taxes determined in 2013 will be the taxes for 2013 and 2014 State statute requires that each property in the county be re-valued…

Continue Reading →

Top 10 Cites for Home Sales

The Top 10 Best Cities for Home Sellers based on ZipRealty’s List Price to Close Price RatioReport are: San Francisco, San Diego, Sacramento, Las Vegas, Los Angeles, Orange County, Denver, Tucson, Portland and Seattle.

Continue Reading →

“Unprecedented Opportunity for Sellers”

The Metrolist®, the Denver’s Multiple Listing Service, published a report titled “Denver’s Housing Market Continued to Recover in January Offering an Unprecedented Opportunity for Sellers“. The number of homes currently available on the market is at the lowest since 1990. “Year-over-year inventory levels continue to be low, home prices are up and average days on market (DOM) for Denver-area homes…

Continue Reading →

NAHB: All Colorado metros ‘improving markets’ except Colorado Springs

Colorado Department of Local Affairs: For the second month in a row, all metro areas in Colorado, except Colorado Springs, are on the National Association of Home Builders’ Improving Markets Index. For much of 2012, Greeley, Boulder, and Ft. Collins were included on the “Improving Markets” list put out by the National Association of home Builders. The February list, released…

Continue Reading →

2012 Wrap Up

Well,how did we do in 2012? I have wrapped up the highlights of 2012 in this short report full graphs and numbers. It includes information on the legislation front; rental market in Metro Denver, various vacancy rates by markets & dwellings, rent survey; Unemployment figures; Hiring; Home sales &Prices; new homes; and supply of homes on the market. Enjoy. 2012WrapUp

Continue Reading →

Best of 2012: 6 Apps for Homebuyers

From my subscription to retechnology.com I’d like to share: We’re celebrating the end the year by counting down our 10 most engaging articles of 2012. This article, from HomeFinder.com, was posted in July and is #5 in our countdown. Best of 2012: 6 Apps Every Homebuyer Needs When Buying a House

Continue Reading →

3rd Quarter 2012 Foreclosure Report

The Colorado Division of Housing has published it’s 3rd Quarter 2012 Foreclosure Report. After the peak of 2009, the foreclosures have been on a decline. The numbers for the 3rd quarter 2012 is down 23.6% over the same period in 2011. Please refer to the report for details and a quarterly graph of. A lot of factors are lining up…

Continue Reading →

S&P Case-Shiller Analysis & Graphs

Standard & Poor Case-Shiller® home price indices track home prices of 20 major cities. It is divided in a 10-city and a 20-city composite indices. The S&P/Case-Shiller® Home Price Indices are calculated monthly using a three-month moving average. This post compares the residential housing markets of Denver with the 2 composite indices. The data is from Standard & Poor CaseShiller®…

Continue Reading →

Existing-Home Sales and Prices

The talk of the summer was the housing recovery. The supply of available homes have dropped sharply. The graphs below capture the state of the market – the sales and the median prices The graphs include Supply of Homes on Market, Sales, and Median prices for four regions and the nation. The historical data is directly obtained from the National…

Continue Reading →

Lower Apartment Vacancies, Higher Rents

The construction of mutli-family housing has been on the rise, however, the shortage in rental market is persisting. The Denver posted reported yesterday the vacancies in Metro Denver has dropped to 4.3% in the 3rd quarter in 2012, the lowest since 2000. The average rent is up 5.2% in one year. The full article is at Denver metro apartment vacancies…

Continue Reading →

Expiring 2012 Tax Rates – Considerations

With the 2012 tax rates expiring, I thought to recap where the 2012 tax rates, brackets, and capital gains rates are along with an example of how the marginal tax rate is calculated. As the example shows, one in the 28% bracket does not pay 28% of the income for taxes. The tax is calculated in an stair-step manner on…

Continue Reading →

Mortgages with No or Little Down-payments

Yahoo Finance published an article on “Mortgages with No or Little Down-payments”. Homebuyers with little money for a down payment are finding more home loans available for a low down payment or even no down payment. 4 mortgages are listed: No down VA No down Navy Federal No down Department of Agriculture Low down: FHA Read the full article here.

Continue Reading →

Home Ownership Rate Stands at 65.5%

Americans still favor home ownership. The U.S. home-ownership rate continues to remain around 65.5 percent, the U.S. Census Bureau reported late last week. The home ownership rate is nearly the same as it was in the second quarter of 2011 at 65.9 percent. Please read the full article in the Realtor Magazine. The peak was at 69.2% in 2004.

Continue Reading →

Higher Sales at Foreclosure Sales Auctions?

An article from the Certified Distressed Property Expert (CDPE) website stating the additional evidence supporting the shortage in the housing market. It is more difficult nowadays  for investors to pickup bargains. In the past the investors have been able to wait out the “preference” period given to home-occupant buyers. The HUD and many banks have a period of time giving…

Continue Reading →

HB 12-1237:CCIOA Record Keeping Requirements Overhauled

On 5/29/2012, the governor signed the House Bill 12-1237. The bill overhauls the record keeping requirements of Homeowner Associations mandated by the Colorado Common Interest Ownership Act (CCIOA).  The following is not a legal advice but a summary of the requirements. The bill also talks about, among other things, privacy issues, inspection rights of unit owners and the procedures thereof….

Continue Reading →

FHA Premiums Increasing

Effective April 9th, the FHA’s Mortgage Insurance Premiums will be increasing. The upfront premium, payable at closing, will increase from 1% to 1.75%. The annual premium increases from 1.15% to 1.25%

Continue Reading →

Yet Another Bill Introduced

Yet Another Bill Introduced, Senate Bill 12-162. “CONCERNING VERIFICATION OF REMEDIATION PERFORMED ON PROPERTY CONTAMINATED BY AN ILLEGAL DRUG LABORATORY”. Below are excerpts from the bill: (Note: This summary applies to this bill as introduced and does not reflect any amendments that may be subsequently adopted. If this bill passes third reading in the house of introduction, a bill summary…

Continue Reading →

REALTORS®’ Confidence: Outlook is Up, Though Issues Remain

REALTORS® are seeing favorable market developments but also expressing continued concern with issues related to lending and appraisals, according to comments and replies they’ve provided this month for the REALTORS® Confidence Index. See Housing Stats and Analysis from NAR’s Research Experts

Continue Reading →

SB 70: The Uniform Residential Landlord and Tenant Act Passes Senate Judiciary

The Colorado Senate Bill 70 – 2012, creates the Uniform Residential Landlord and Tenant Act describing the obligations of both landlords and tenants as it relates to rental property and rental property agreements. The industry stakeholders including the Property Managers community, Colorado Apartment Association and Colorado Association of Realtors are in opposition to the bill. We are involved in and/or…

Continue Reading →

HUD secretary announces equal access housing rule

HUD secretary announces equal access housing rule: A new rule took effect this week barring those who own or operate U.S. Department of Housing and Urban Development-funded housing from asking about an applicant’s sexual orientation or gender identity, an Obama Administration official announced Friday.

Continue Reading →

House Bill 1237 Records kept by HOAs

House Bill 1237 was sponsored earlier February by the State Representative Angela Williams. The bill concerns the records kept by the homeowners associations of common interest communities (CIC) making the records more accessible to the homeowners. “The bill adopts, with some revisions, suggested language from the commission on uniform state laws concerning the records required to be kept by a…

Continue Reading →

Apartment Vacancies at 12-Year Lows

The Denver Business Journal reporting apartment vacancies at a 12-year low confirming the trend with single family home low vacancies and higher rents. Denver-area apartment vacancies hit 12-year low for Q4 .

Continue Reading →

Westminster Marched on Adding to 105 Acre Redevelopment Site

The Westminster Economic Development Authority (WEDA) is purchasing Sears in the former Westminster Mall  Per the Metro Denver Economic Development Corporation. The acquisition would add 7.8 acres to the currently purchased urban redevelopment site. WEDA purchased the most of the 105-acre site last summer. The vision for the new urban center is a mix of retail, office and residential. The…

Continue Reading →

Case Study – Analyzing an Investment Opportunity

The purpose of this case study is to illustrate the steps involved in analyzing a residential investment opportunity. It may not cover all aspects of the investment analysis but it is very comprehensive. Where applicable, there are links to more explanation of the topics throughout this post. The objective is to show how one, systematically and objectively, can quantify the…

Continue Reading →

Government Set to Sell foreclosures in Bulk

“The Obama administration, in conjunction with federal regulators and led by the overseer of Fannie Mae and Freddie Mac, is very close to announcing a pilot program to sell government-owned foreclosures in bulk to investors as rentals, according to administration officials.” See report Government Set to Sell foreclosures in Bulk

Continue Reading →

Declining Supply of Homes

Supply of homes and condos priced $250,000-and-lower stands at only 3.69 months reports Inside Real Estate News.

Continue Reading →

Pertaining Laws

Law & Regulations investors and managers should know: Risk-Based Pricing & Credit Score Disclosure HB10-1278 HOA Registration LBP Compliance Guide LBP Pamphlet Renovate Rights Pamphlet HB09-1276 Delayed Foreclosure HB10-1249 Expedited Sale Protecting Tenants in Foreclosure HB08-1356 Warranty of  Habitability HB09-1091 Carbon Monoxide Law  

Continue Reading →

August Denver Home Price-Index vs. S&P Case-Shiller Indices

Standard & Poor Case-Shiller home price indices track home prices in 20 major cities. It is divided in a 10-city and a 20-city composite indices. The S&P/Case-Shiller Home Price Indices are calculated monthly using a three-month moving average. This post compares the residential housing markets of Denver with the 2 composite indices. The data is from Standard & Poor’s Case…

Continue Reading →

Investment Decision Points

Decision Points Unlike purchasing a property as a home, where the buyers are emotionally involved, the purchase of an investment property mostly is (should be) a business decision. Below are some of the decision points: Initial cash needed for down payment, closing costs, repairs, etc Cash flows (before and after tax) Tax impact (liability or savings) Return on investment Financing,…

Continue Reading →

More Investors Bypass ‘Flipping’ for Renting

As I show homes to my buyers,  there is a common theme: finished & unfinished projects all over the city, many foreclosed. Homes in some of the hottest areas as of a few years ago are not flipping. Sold one recently at a great price but it was not the profit the investor had in mind. Check out the article…

Continue Reading →

Leverage

I’ve discussed the first component of wealth building, Time Value of Money, in another post. In this post I am discussing the second component Leverage, the pros and the cons. First some definitions and I’ll have examples. Leverage is the use of borrowed funds to finance an investment. A Positive leverage is when an unleveraged investment has higher returns than…

Continue Reading →

Late Fee Policy

How aggressive is your late payment penalty? Opinions vary on this subject. In my practice I have learned to keep the late fees relatively low. Let me explain. I do NOT any make exceptions for anyone. That said, one thing I know for sure I won’t be in trouble with the Fair Housing laws treating people differently. Now, with the…

Continue Reading →

Foreclosure Filings & Sales Down in 2011

Both the foreclosure Filings and sales at the public trustees auctions are down for the year compared with the same period in 2010. The foreclosure filings were down 31.4 percent and sales at auctions were down 18.5 percent. The report was released on Thursday by the Colorado Department of Housing.

Continue Reading →

Time Value of Money (TVM)

The two principals in wealth building that an investor must understand are the Time Value of Money and Leverage. This post describes TVM and a few things about financial calculators. But first 5 definitions: Compounding(i) & Discounting(i), Present Value(PV), Future Value (FV), Payment (PMT), Holding Period (n). (A)Let’s say you invest $1000 today (PV) at 10% annually for 5 years…

Continue Reading →

Tax Due on Sale

The taxes you owe on the sale of an investment property is made of 2 parts: 1) Tax on the gains Taxable Gain = Sale Price – Cost of the Sale – Adjusted Basis*. 2) Tax on total cost recovery (depreciation) Tax on the total cost recovery taken is at the maximum of 25%. For Example, You purchased a property…

Continue Reading →

Adjusted Basis

Adjusted basis refers to the total cost of acquiring a property less any cost recovery (depreciation). So, Adjusted Basis =  Purchase Price + Acquisition Costs + Capital Improvements – Cost Recovery. Example, You purchased a property for $80,000; paid 1.5% mortgage origination fee; Put a new roof for 5,000; and, kept the place for 10 years. The land is, say,…

Continue Reading →

Denver Home Prices up 4.5% Mar-Jun, down 2.5% Y/Y per S&P Case-Shiller

Standard & Poor Case-Shiller home price indices track home prices in 20 major cities. It is divided in a 10-city and a 20-city composite indices. The S&P/Case-Shiller Home Price Indices are calculated monthly using a three-month moving average. There is a two month lag. This report compares the residential housing markets of Denver and the 2 composite indices. The data…

Continue Reading →

Quantifying After-Tax Cash-Flow (ATCF)

The methodology behind figuring out the After-Tax cash flow (ATCF) is to take your Before-Tax Cash-Flow (BTCF) and add to/subtract from it your tax savings/ tax liability. Here are the steps: Taxable Income = Net Operating Income (NOI) – Annual Interest Payments – Cost Recovery See below for Cost Recovery (a.k.a. depreciation) calculation. Tax Impact = Taxable Income X Investor’s…

Continue Reading →

Using the Cap Rate

The Capitalization Rate is defined as CR=NOI/Price. Cap Rate is often used to valuate and compare investment opportunities. It is a simple way to do so. It takes into account expenses but not the financing, appreciation, tax impact, etc. An Example: There are 2 four-plex buildings. Building A with an annual income (NOI) of $30,000, priced at $335,000 yielding a…

Continue Reading →

Calculating Net Operation Income and Cash Flows

Net Operating Income (NOI) , as one put it, is the center of the universe. Practically all valuations are based on NOI. It is the Net income from the property as if there are no Mortgages. A couple of definitions first: Gross Scheduled Income (GSI) is the income expected from the rental property assuming fully rented + any other income,…

Continue Reading →

Sale of Primary Home

Single filers can exclude from their income up to $250,000 and married couples up $500,000 of gains from the sale of the primary home meeting the time-test. The seller(s) must have lived in the house 2 years out of 5 years prior to the sale. The 2 years does not have to be consecutive. There are other rules and exceptions…

Continue Reading →

July Home Sales Up, Prices Down According to NAR

The latest existing-home sales report from the National Association of Realtors shows the prices in the West region is down by 7% from July of 2010 to July of 2011. The number of transactions, however, is up by 12% for the same period according to NAR. The West region which includes Colorado lags the nation. Click here for the analysis…

Continue Reading →

Methods of Valuation

There are several ways to estimate the value of and analyses of an investment property. Each method has advantages and disadvantages. All should be considered when applicable. There are 3 key areas that would impact the value. Like a 3-legged stool, all 3 must make sense to for the investment to stand straight. Income from the property Operating expenses of…

Continue Reading →

Tips for Successful Real Estate Investments

Pay careful attention to 3 key areas Income Expenses Financing Run the numbers BEFORE buying Cash-flow analysis before and after taxes Tax Savings or Liability Project the cash-flow for the holding period Disposition plan and overall investment performance over the holding period FMRR – Financial Management Rate of Return is a system to capture a the points listed above. I…

Continue Reading →

FTC Mortgage Acts and Practices— Advertising Effective August 19, 2011

A new rule from the Federal Trace Commission aimed to deter deceptions in mortgage advertising. The rule imposes record keeping among other things on those impacted by the rule. “The Rule will impact real estate professionals that provide this information to consumers, such as giving a consumer a lender’s rate sheet.” According to the National Association of Realtors. Federal Register…

Continue Reading →

Mid-year Housing Snapshot

Colorado Department of Housing has issued the Mid-year housing snapshot. Click here for the report. Or cut &  paste the link below into your browser. http://www.colorado.gov/cs/Satellite?blobcol=urldata&blobheadername1=Content-Disposition&blobheadername2=Content-Type&blobheadervalue1=inline%3B+filename%3D%22midyear2011.pdf%22&blobheadervalue2=application%2Fpdf&blobkey=id&blobtable=MungoBlobs&blobwhere=1251731922239&ssbinary=true

Continue Reading →

New Credit Score Disclosure

The Fair Credit Reporting Act (FCRA) was enacted in 1970 to promote accuracy, fairness and privacy of the consumer information collected by consumer reporting agencies (CRAs). There has been a number of amendments in using consumer credit reports to make rental decisions, specifically the adverse action notice. Dodd-Frank Wall Street Reform and Consumer Protection Act amends the FCRA to require…

Continue Reading →

New-home Sales Continues to Fall

“New single-family home sales fell again in the US, and in the West region, which includes Colorado. New home sales fell back to the lowest March total recorded in at least ten years. ” according to Colorado Division of Housing. http://www.divisionofhousing.com/2011/05/march-new-home-sales-still-at-ten-year.html

Continue Reading →

Denver-area home prices down 3.9% in Q1

Here’s a breakdown of year-over-year median home-price changes for the Denver metro area in recent quarterly IAS360 reports: Q1 2011 (from Q1 2010) — Down 3.9% Q4 2010 (from Q4 2009) — Unchanged. Q3 2010 (from Q3 2009) — Down 3.1%. Q2 2010 (from Q2 2009) — Up 1.2%. Read more http://www.bizjournals.com/denver/news/2011/05/10/ias-home-price-decline-eases-in.html

Continue Reading →

Westminster Mall to be razed for a new downtown

The city of Westminster plans to demolish the blighted Westminster Mall to develop a downtown for the 100-year-old community. Read more: Westminster Mall to be razed for a new downtown – The Denver Post http://www.denverpost.com/business/ci_17978568#ixzz1LO897KPg Read The Denver Post’s Terms of Use of its content: http://www.denverpost.com/termsofuse

Continue Reading →

A Victory for the Landlords: 1099 Reporting Law Repealed

The senate, this week, passed H.R. 4 repealing the extended 1099 reporting law that had passed in 2010. The 2010 law was requiring, among other requirements, that the landlords to file 1099 for anyone who had provided services of $600 or more. http://speakingofrealestate.blogs.realtor.org/category/property-management/ NAR Briefing on the Extended 1099 Reporting

Continue Reading →

Bill Banning Real Estate Transfer Fees

Senate Bill 11-234 would ban private real estate transfer fees, which have been added to homeowner association covenants during the development phase to fund an investment scheme cooked up by Manhattan-based Freehold Capitol Partners. The covenants are set up to require that a percentage of the sale price of a home be paid to a private 3d party every time…

Continue Reading →

New Rules for Mortgage Servicers Face Early Criticism

The New York Times: Mortgage Servicers will be required to bring in a consultant to investigate complaints by homeowners who lost money because of foreclosure processing errors in 2009 and 2010. In some cases the homeowners could be compensated. http://www.nytimes.com/2011/04/11/business/economy/11foreclose.html  

Continue Reading →

Housing Shortage Evident in the Supply of Apartments

Taking part in discussions and correspondences  with other property managers nationwide, the shortage of rental housing is not limited the metro Denver area.  Other managers are seeing record low vacancies low vacancies in their respected areas. The metro Denver single-family vacancies are at all time low of 2.% The shortage seems to be evident in the supply of apartments.  The…

Continue Reading →

Single Family Home Vacancies @ 2%

The vacancy rate for single-family homes/townhomes and condos  is at all-time low of 2% during the 4th quarter of 2010 according to the Colorado Department of Housing. The average number of days to rent such homes dropped to 38.2 days from 53.9 days in the 4th quarter of 2009. Click here for the full report.  

Continue Reading →

2010 Foreclosure Report Now Available

Colorado Department of Housing has published the 2010 Colorado Foreclosure report. The charts below show 2003-2010 stats for Colorado and the metro Denver area. The Denver metro includes the Denver, Arapaho and Adams counties. For other areas please refer to the actual report. The foreclosure filings are down, however, more homes are going to auction.

Continue Reading →

HB-1278: HOAs Must Register

HB-1278 – All Homeowners Associations governed by CCIOA (Colorado Common Interest Ownership Act) must, annually, register and pay the required fees, with the Colorado Department of Regulatory Agencies Division of Real Estate. This bill is effective 1/1/2011. All registrations must be completed online prior to March 1, 2011. The registrations must be renewed annually. An association is exempt from the…

Continue Reading →

Strong Commercial Investment In Denver

The Denver post reporting today that the commercial investment in Denver area has doubled this year over 2009. Full article is available at http://www.denverpost.com/business/ci_16938797

Continue Reading →

Additional 1099 IRS Reporting Requirement for 2011 – Landlords

Additional 1099 Reporting Requirement for 2011 — Landlords HR 5297 includes an expansion of the 1099 reporting related to a trade or business. Currently only the Property Managers are required to file Forms 1099 to reflect payments of $600 or more. Congress has extended the Form 1099 requirement to any person who receives rental income. This requirement would apply to…

Continue Reading →

Areas that avoided foreclosure mess earlier may be taking hit now

The Denver post reporting: Areas that avoided foreclosure mess earlier may be taking hit now – Homes in metro Denver neighborhoods that previously appeared insulated from the housing crisis are seeing a decline in prices as foreclosures and short sales tick up.  Meanwhile, those communities that were hit hardest are showing signs of improvement.  Read full article: http://www.denverpost.com/business/ci_16353602

Continue Reading →

Homebuyers’ Tax Credit Recapture Starting in 2010

September 30th is the deadline to close on the homes purchased by Apr 30th tax-credit expiration date to earn the tax-credit. There were two variations to the tax-credit, one for the homes purchased in 2008 and one for those purchased in 2009. For homes purchased in 2008, the tax-credit was $7,500 and only applicable to the first time homebuyers. The…

Continue Reading →

June Pending Home Sales Down as Expected

Homeowner Tax credit ended 4/30. There was a mad rush in March and especially in Apr to have the contracts in place by the 4/30 deadline. All the contracts had to be closed by end of June (then, extended to end of Sept because of overload).  I expect a slow rest of the year and early 2011. The National Association…

Continue Reading →

July Metro Home Sales Drop

The Denver post reported yesterday Denver Metro home sales is down 26% compare to a year ago.  This is expected as the homebuyers tax credit ended in April. All those contracts were to close by June 30 (now extended to end of September due to overload). The Denver Post Article.

Continue Reading →

No Gain Exemption on a Rebuilt Home

Gain from the sale of a primary home is tax exempt up the $250k/$500k (singles/married) limit but not if the house is rebuilt and sold. The tax court ruled that in this case (Gates, Tax Court No 1) the owners did not live in their rebuilt house 2 years out of  the 5 years prior to the sale as is…

Continue Reading →

Best Places to Live

CNNs Money “Best Places To Live” List http://money.cnn.com/magazines/moneymag/bplive/2010/top100/ Highlands Ranch, Broomfield, Ft. Collins, Loveland

Continue Reading →

More on Denver’s New Zoning Code

Denver has adopted the new zoning code effective June 25th. The zoning map designates the zoning district for every property. At this link you will find the new zoning code map & the former chapter 59 zoning map, history, case status, and a lot more info. Here is another link to Denver zoning code and more.

Continue Reading →

EPA Delays Enforcement of New Lead Paint Rules

Colorado Association of REALTOS®: “The Environmental Protection Agency (EPA) has delayed the enforcement of the new Lead: Renovation, Repair and Painting rule to provide time to get more remodelers and other contractors trained – and for EPA to get the word out to consumers about the importance of hiring a certified remodeler, according to the National Association of Home Builders…

Continue Reading →

Denver’s New Zoning Code

Denver has a new zoning code. Opponents are concerned that it will be too restrictive and harder to navigate than the existing code. However, creators of the new code say it’ll be just the opposite. They feel the new code will be easier to use, and allows for more options for how and where businesses and homes will be built…

Continue Reading →

Co-owners Qualify for Full Exemption

The tax court ruled that co-owners of a principal residence are eligible for full $500k exemption ($250k each) just like married couples provided each had lived at the home 2 years out of the 5 years prior to the sale. The IRS auditor had allowed $125k each (Hsu v. Commissioner of Internal Revenue , Tax Court  Summary Opinion 2010-68).  Currently…

Continue Reading →

May Unemployment Up

April’s 12800+ job addition negated by May’s 10,200 losses per Colorado Department of Labor. Unemployment rate is at 7.7% compare to 8.2% a year ago.

Continue Reading →

Apt Vacancies, Rent Improve

Earlier reports had shown Denversingle family home vacancies have dropped and rents are up. Now, the same is true for apartments Per CO Dept of Housing. This is encouraging news. The housing and employment are directly related. Although employment is still lower than the levels of 2009, in April Co added 12800+ jobs. See the June Housing Snapshot

Continue Reading →

Tax-Credit Closing Deadline May Be Extended

Three senators (Harry Reid D-NV, Johnny Isakson R-GA., Christopher Dodd D-CT) have proposed to extend the tax-credit closing deadline to September 30th from June 30th. The extension is for those homebuyers who have qualified for the tax credit and also have had their contracts in place by the April 30th deadline. National Association of Realtors estimates that about 75,000 homebuyers…

Continue Reading →

3.8% Surtax on Home Sale?

The 3.8% Medicare Surtax on the sale of a primary home (in general on investment income) effective in 2013 applies to very few people.1) The net profit from the sale of the primary residence must be over $250K for singles, and $500K for married. Any amount over those is classified as investment income and is subject to capital gain tax…

Continue Reading →

Bank of Ameriaca Loan Modification

Bank of America offering loan modifications to 10,000 homeowners starting in late June. It applies to homeowners who have missed at least 2 payments and owe 20 percent or more than their home is currently worth. Only certain types of loans issued by Countrywide Financial Corp. qualify for the adjustment. More at MSNBC Business ..

Continue Reading →

No hiccups please or ouch

No hiccups please, 30 days to go. April 30the was the deadline for tax-credit contracts to be in place. All those contracts must CLOSE by end of June for the homeowners to claim the tax-credit. It seems 2 months is plenty of time nonetheless home buyers and their agents must stay on top of things.

Continue Reading →

Fire Safety Code May Ease In Arvada

The Denver Post published an article yesterday (5/23/2010) that the City of Arvada my change or ease a fire safety code that is hindering the resale of some homes. The code is part of the 2006 International Property Maintenance Code adopted by the City of Arvada and other metro-area cities. The code disallows the sale, lease, disposition of non-conforming homes….

Continue Reading →

Resale Prices Increasing

The National Association of Realtors reports that the median sales price for existing homes increased in 91 of the 152 metropolitan in the 1st quarter of 2010 over the same period in 2009. Denver prices increased by 16%, Boulder by 2.2%

Continue Reading →

What is Your Home Value?

Under Current Home Value tab: get an instant, computer generated price for your home, recent sales in the area, other homes value, etc OR request a detailed assessment.

Continue Reading →

February Existing-home Sales Slips But

February Existing-Home Sales Decline, Inventories Higher but Improvement Over a Year Ago Existing-home sales declined slightly in February. The decline continues after peaking in November. The sales slipped 0.6% nationally to a seasonally adjusted annual rate of 5.02 million units. However, it is 7.0% higher than February of 2009. The home prices are also more stable than a year ago….

Continue Reading →