February was another slow month for Peregrine with only 3 solds and 1 pending property. Average sales price was $351,000 and median sales price was $340,000, 23% and 25% respectively below this same time last year. List price to sales price is up to 98% for Peregrine sold properties and inventory is back down to a manageable 7 months.
For information about listing your Peregrine home for sale, visit Selling Your Colorado Springs Home.
For the complete report visit Real Estate Market Report for Peregrine.
February is starting to show the start of a busy spring and summer for Briargate. With an inventory of less than 5 months, Briargate is in a transition market heading toward a sellers market for this summer. With 50% fewer active listings in February over one year ago, and an increase in buyer activity, 62 pending properties, Briargate sellers can expect to see active buying signs, such as, more showings and a potential for multiple offers. Briargate ended the month strong with 25 closings, that is only 4 less than February 2011 when we still had the buyer incentives.
For information about listing your Briargate home for sale, visit Selling Your Colorado Springs Home.
For the complete report, visit Market Report for Briargate.
Search all Cordera Homes for Sale
Cordera's had a very slow start for 2012 with no closings in January. For February there were 4 closings in Cordera. Average sales price and median sales price are up 15% from one year ago and up over December 2011. Average days on market is down to 87 days resulting in an 8.5 month inventory. Average list price to sales price is 99.9%, so sellers are not negotiating down much from the list price.
For information about listing your Cordera home for sale, visit Selling Your Colorado Springs Home.
For the complete report, visit Market Report for Cordera.
Brought to you by Nancy Murray
Search all Flying Horse Homes for Sale
Flying Horse repeated the previous month with only 1 sold property in February priced at $410,000. We anticipate a busy March and April with 17 pending properties in Flying Horse alone. With the busy summer months ahead of us, active listings in Flying Horse are still down 18% over February 2011. With the decrease in inventory, buyers will have less homes to pick from and sellers could encounter multiple offer situations.
For information about listing your Flying Horse home for sale, visit Selling Your Colorado Springs Home.
For the complete report visit Flying Horse Market Report.
The Less Motivated Seller in Colorado Springs.
For the most part, the seller that has the lowest motivation are those that do not have a compelling reason to sell. They are just curious about the market and the price they may be able to get for their home.
My experience with the less motivated seller is that they will price the home above my recommended price, so they can “get the most for their home” or “have negotiating room.” The problem with this strategy is that the buyer and the buyer’s agent are familiar with the market values for properties in the neighborhood and when they see a seller priced well above the market, they won’t schedule a showing, or they don’t even see it in the property in the MLS because the home is priced above market value for the neighborhood.
Another problems with these sellers is when they do agree to a price reduction, it is often not enough to get them into the game. In our industry, we call it "chasing the market down." With small incremental price reductions late in the game, the price of the home is always above market value. When the home is finally priced within market value, the days on market are high, leading the buyer to think there is something wrong with the property. 
I have learned the hard way to turn down listings for sellers that are not motivated to sell primarily because my goal is to sell their house. If we can’t come to an agreement on the list price, then there is no point in marketing a home I can’t sell. In my opinion, the only reason an agent would agree to list an over priced listing is to generate buyer calls from the sign.
So, watch out for the agents that want to price your home without justifing their recommended price with recent comparable sold properties. Without this justification, they may cost you valuable time in this buyers market, while generating buyers for them to sell other homes to.
 |
|
|
Specializing in military relocation and real estate in the Northern Colorado Springs including Academy District 20, USAF Academy, Pine Creek, Flying Horse, Cordera, Gleneagle, Peregrine
This is our chance to convince you to use Nancy Murray and Associates with Keller Williams Colorado Springs Realty for the purchase or sale of your Colorado Springs home or if you are a real estate agent, to refer your clients to Nancy Murray.
The Nancy Murray No Risk Guarantee:
Buyer Guarantee: Colorado Real Estate Commission requires all buyers to be represented in writing before viewing the first property. This protects the buyer, seller, and the agent. A buyer agency agreement allows the buyer’s agent to provide fiduciary responsibilities/advice to the buyer while viewing properties. But have no fear, if the buyer is not satisfied with our service the buyer can cancel the agreement with Nancy Murray and Associates as long as the buyer is not under contract with a property.
For our buyers that purchased their property with Nancy Murray and Associates, we provide a six month guarantee. If you are not happy with the house or the neighborhood where you purchased, we will list your house for sale and only charge you the 3% buyer agent commission. (Owner occupied properties.)
Seller Guarantee: If after three months, you are not happy with the Nancy Murray and Associates listing and marketing efforts for your house, and we are not currently under contract nor negotiating an offer, you may cancel your listing agreement in writing.
My Certifications and Credentials: Senior Real Estate Expert (SRE), Certified Distressed Property Expert (CDPE), Certified Home Rescue Expert (CHRE), Short Sale Certification (NAR), Electronics Professional (ePro), and Internet Marketing Specialist Designation (IMSD).
If you spent a few minutes reading my blog, you probably noticed that I don't write about myself very often, because I believe it is about our community, Colorado Springs, Academy School District 20, the neighborhoods, or our co-workers, friends, family, and neighbors.
Well, my Active Rain profile is my chance to tell you my story.
Nancy Murray and Associates is a real estate business owned by me, Nancy Murray. I am the talking head of the group. I work closely with several agents that help me service the buyers that register on my website. I have a technology background from the Navy and have continued to expand on my knowledge which has come in very handy when marketing a listing or blogging for future clients. Quite often I solicit the help of another buyer's agent to assist with showing homes and writing contracts. This allows the buyer to have the focus of a fully trained and qualified agent from the time they start to look at homes until we have a successful closing. All agents that work with me, agree with my business philosophy that it is about the needs and desires of the clients and it will be a win - win for everyone at the closing table.
I received my real estate license in January 2006, after retiring from the Navy as a Commander and immediately started working under the Keller Williams umbrella. I have truly been "Kellerized." I love the company and everything it believes. With my military background, it was important that where I hung my hat continued with the teaming philosophy of helping others to succeed. I also wanted to build a business, but not at the expense of my wonderful family life. That is the model of Keller Williams.
I decided from day one to focus on helping families moving into Academy School District 20. Why? Well when I was transferring to Peterson Air Force Base in 2002, everyone at the base told me we need to live in Academy School District 20, "that was the best school district in the area." Not knowing much about the area, of course, that is where my husband and I focused at the time, and with no regrets. It proved to be the right decision. Academy School District 20 homes maintain their values better than the other neighboring districts. (Check out our Housing Analysis by School District )
Focusing on Academy School District 20 proved to be a very successful strategy. This is where we live and where our boys go to school. We know the neighborhoods and the schools. Many of the agents that assist me also live in Academy School District 20. It allows me to work at home, work more efficiently, spend more time with my family, and work in the northern part of town (most of the time). I work in an area where the average sales price is about $120,000 per home above the Colorado Springs MLS advertised average sales price.
Academy School District 20 includes many popular neighborhoods in northern Colorado Springs including Black Forest, Bison Ridge, Briargate, Charter Greens, Cordera, Cumbre Vista, Flying Horse, Gleneagle, Highland Park, Northgate, Peregrine, Pine Creek, Pleasant View Estates, Rockrimmon, and Wolf Ranch.
Giving Back to the Community. I am a firm believer in supporting our local community, that is why if you use Nancy Murray and Associates to buy or sell a home, we will donate $250 in your name towards your favorite charity or non-profit organization at the closing table. This could also include Academy School District 20 parent organizations, bands, sports, or other activities at any Colorado Springs school.
Nancy Murray
And Associates
Nancy Murray - I am in full swing into my second career — real estate sales and services. Before I got my license, I was a Navy Commander helping establish the new War on Terrorism Command – US Northern Command — in Colorado Springs. Making the switch to real estate was natural for me, I guess, since I worked so many years in the information technology field as a program manager and financial manager. I understand negotiating, how to get the best economic results, and I am very adept at using the technologies that support effective communications among buyers, sellers, lenders, title companies, appraisers and all the other contributors to a successful real estate transaction. I am a NAR Short Sale Certified, Certified Home Rescue Expert (CHRE) and a Certified Distressed Property Expert (CDPE) which I believe are a critical designations in this market for buyers and sellers since there is such an abundance of short sales. My greatest pleasure is seeing everyone walk away from the closing table totally delighted with the results.
My business model is to team with other agents within the office on transactions. This works out very well, allowing me to share my real estate experience and technical knowledge with other agents that I respect and trust.
My husband, Jim, recently received his license to assist me when he isn't flying with American Airlines. We have two great sons, Michael, a Senior at Pine Creek High School, and Ryan an 8th grader at Challenger Middle School.
What they are saying about us:
Dear Ann and Nancy,
We can’t begin to thank you enough for your excellent service to us in helping us purchase just the right property for our family. There is nothing we would change about our experience with you both! From our first experience with your online listings through closing on the house, you made every step easier. Your commitment to helping us find what we were looking for coupled with your knowledge and experience resulted in us moving into a fantastic place that the whole family is enjoying immensely. Beyond that, your kindness and patience with us made what can be a very emotional experience just a pleasure!
We are so grateful for you both and look forward to recommending your services to anyone we know who may be looking to buy or sell a house in northern Colorado Springs.
With much gratitude and affection,
Patrick and Sue Hoeffel
(Buyers 3/2011)
As a team, you were both very thorough in your evaluation and marketing position in the sale of our home. The CMA material was accurate and informative. Most importantly, your price positioning for the sale was spot on. The staging advise and support were excellent and, as all the feedback from other showings supported, the house showed very well. Finally and most importantly, you both were very supportive during the selling period, and, in the end, found us the perfect clients to purchase our home.
In terms of buying our new home, you listened to what our interests were at all times and adjusted the showings of all the homes to what our input suggested. You were particularly attentive and supportive of our unique interests and adapted the selection process to accommodate our needs. In the end, both the purchase of the new home and the sale of our old home were extremely well managed and all questions and details were handled with the utmost professionalism. Both my wife and I feel that you and your company provided the most professional and complete service available. Susan and Graham Smith (buyer 8/10, seller 11/10).
-------------
Nancy and Ann initially explained everything that was going to happen. They set a reasonable initial price based on existing comps. In spite of the changing market, they worked with us to keep our price realistic and in range of existing comps. They gave constant feedback on showings and met with us when necessary to set goals and adjust the price based on the market. Nancy and Ann were VERY patient with us with our constant requests for information and clarification. Made working with you a distinct pleasure. Judy and Mike Magill (seller 2/11)
---------
You were patient and understanding of our needs... and allowed us to take our time. This helped us feel comfortable and not rushed. You also payed attention to all of those little details that we would have never thought to consider - which made all the difference in the end. Lastly, you had an opinion and shared it with us which was much more helpful than simply agreeing with us at every turn. The Bloomfields (buyer 12/10)
-------------
You have a great partnership. Nancy comunicates via email on trying to establish our wants and needs in our home search. Then she continues to update our own personal website, which she put all of the listings of what we are looking for, on a weekly basis, sometimes even more if need be. Then when we got to Colorado Springs, we were taken around by the other partner, Ann. Ann listened to our wants and desires as she took us through a few of the homes, and then took more charge of the our home search by showing the location, that we absolutely love, and then the home. By listening and caring about your clients needs and wants are what you guys do "right"!
My daughter and I are both Realtors from another state and we have very high expectations from our fellow Realtors. Ann and Nancy far exceeded our expectations and we so thoroughly enjoyed our experience. When we move out to the Springs, we plan to recommend them to everyone. Pam, realtor from Florida (buyer 12/10)
--------
Ann’s staging was very well done – favorable comments were made as to how the town home showed. We were promptly informed of all showings and the feedback. Nancy is knowledgeable in every detail of real estate regulations. She is thorough in explaining details when we did not understand. Being out of state during most of this listing, Jim was helpful to satisfy some of the requirements from the inspection report. They are a great team to work with. Don and Jean Gruenhagen (sellers 8/10)
ActiveRain Corp. is not responsible for the accuracy of the site's content (which is written by members of the ActiveRain Real Estate Network) and does not endorse the views of the real estate agents, mortgage brokers, and others listed here.
Powered by the ActiveRain Real Estate Network
© 2013 ActiveRain Corp. All Rights Reserved
