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Add power to purchase offer

by Allison Simson

Add power to purchase offer

Pay attention to 3 market forces

Question:  Allison, we are wanting to make an offer on a condo in Wildernest, but we’re unsure how much to offer.  What do you recommend?

Answer:  Good question!  Figuring out how much to offer on a home you'd like to make your own is never easy. A complicating factor is that although it appears that the housing market may be stabilizing somewhat in other parts of the country, there is no guarantee that prices won't slip further.

With this in mind, don't buy for the short term. Don't buy betting on future appreciation. Buy a home that will work for you long term, at the best price you can negotiate, using financing you can afford.

To avoid paying too much, hook up with a real estate broker who will educate you about how much you'll have to pay for a home that works for you. The Internet is a great resource to help you learn about neighborhoods, current listings and past sale prices.

However, a diligent, knowledgeable real estate broker who has experience helping people buy and sell homes in the area where you want to live can get you up to speed on what's happening in that niche market now.

HOUSE HUNTING TIP: Ask your agent to give you a summary of all listings that you might have been interested in that sold during the last three months to six months, including list price, sale price and how long they took to sell. It's also useful to have information about the change in average sale price over the past year. Have prices declined? Are they flat? Or are they rising?

Also, ask for a list of properties currently available and pending sale. A pending sale is one where the sellers have accepted an offer, but the sale hasn't yet closed. Significantly more active listings than pending sales in an area suggests a high-inventory market where buyers have an advantage. Few active listings relative to pending sales is characteristic of a low-inventory market.

During your house-hunting education, make sure your agent reports back to you about day-to-day changes in the market. If an overpriced listing has a price reduction and is now in your price range, make a point of looking at it as soon as possible. A new price can attract other buyers' interest.

When listings you've seen sell, your agent should let you know the sale price. This will help you develop a sense for when a listing is priced too high, or priced at or under market value. How well a listing is priced for the market affects your offer strategy.

A well-priced listing in a low-inventory market is likely to sell quickly. There could be more than one buyer making an offer. If so, you may need to make an aggressive offer near, at or over the asking price. However, multiple offers don't always result in a sale price higher than the list price.

Becoming savvy about local market pricing enables you to know when to make a strong offer on a new listing, even though the overall market may be lagging.

It's a different story in segments of the market like ours in Summit County where there are plenty of listings that take months to sell. In this case, you have choices, making it possible to offer less than the asking price and negotiate. If this one doesn't work out, you move on to the next. You should be prepared to walk away rather than pay too much.

Buyers making offers that are contingent on the sale of another property usually have to pay more than all-cash buyers who can close quickly. If you've already sold your home and are waiting for the sale to close, you'll be in a better position to negotiate on price. The best bet is to have your home sold and closed. It removes uncertainty in the sellers' minds and may make them more receptive to a lower price.

For answers to your real estate questions, call Allison at 970-468-6800. Email - [email protected].  Would you like a list of properties that meet your criteria automatically emailed to your inbox without having to speak with a broker? Visit   

Who is buying in Summit County?

by Allison Simson

The National Association of Realtors has just released a survey with some interesting facts about the "average" second home buyer:

Vacation Home Buyers
Median age: 46
Median income: $87,500
Median distance from primary residence: 348 miles
Median sale price in 2009: $276,000

Vacation homebuyers were most likely to purchase property in a rural area, small town or resort.  They plan to keep the property for an average of 16 years.

Investment Property Buyers
Median age: 45
Median income $87,200
Median distance from primary residence: 24 miles
Median sale price in 2009: $105,000

Investment buyers were most likely to purchase proeprty in metropolitan areas. They plan to hold it for 12 years.

Source:  2010 National Association of Realtors Investment and Vacation Home Buyer Survey.

If you would like to know more about buying property in Summit County as a second home, please reply to this email or call us at 800.262.8442 and we can give you the inside scoop! 



Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Ranay Beddow, Listing Coordinator
Margaret Bowes, Transaction Coordinator

8 Perfect Summer Lake Towns

by Allison Simson

Summer is in full swing in Summit County and it couldn't be prettier!  A friend just passed this article along to me about perfect lake towns.  Dillon, Colorado is right up there- I couldn't agree more!

8 Perfect Summer Lake Towns

Come up and see for yourself- and while you're here, stop by our office and say hello!  

Hope you are enjoying your summer and getting outside a bit!

"Being in nature, people quiet their souls, get out of themselves and into something serene, dramatic and bigger than they are."   - Gracie Oliphant, Naturalist


Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Ranay Beddow, Listing Coordinator
Margaret Bowes, Transaction Coordinator


Pricing to sell in today's market

by Allison Simson

With price reduction, timing is everything

Question:  Allison, we currently have our Keystone condo on the market and our Broker is telling us we need to reduce the price.  We priced it where he told us to price it in the beginning.  What’s up with price reductions?  Doesn’t that make our property look bad?

Answer:  That’s a good question…and one that I hear a lot!  Selling property is not always easy, and putting yourself in the right mindset to sell is essential. It's the most difficult aspect of selling for most sellers. Your home is worth what a buyer is willing to pay, which may not be what you think it is worth.

Detaching yourself emotionally from your home- even your second home - is difficult. Clearing out years of clutter, depersonalizing your home by removing personal memorabilia, and staging your home for sale can help you step back and view the home as a commodity that needs to be sold rather than as your personal sanctuary.

Putting your home on the market at a price that reflects what you want and not what the market will bear can cost you time and money as it sits on the market unsold.

The home-sale market is a localized phenomenon. The only way to get a clear picture of what your home is likely to sell for is to find out which listings are selling in your neighborhood and for how much.

The most recent sales -- those that closed within the last three months -- will be the most informative. Be sure to take a hard look at the list prices of homes that are new on the market.  The market is constantly changing, and so the price you listed it at 6 months ago, is probably not the price it will sell for today.

If the list prices are lower than they were two or three months ago, this indicates that prices are declining. This needs to be taken into account when you select a list price.

HOUSE SELLING TIP: Pay close attention to your competition. Don't fall into the trap of pricing your home higher than your neighbor's home because yours is better. If your neighbor's price is too high for the market, neither of your homes will sell.

Ask your listing agent to call the listing agents of properties similar to yours to find out what kind of showing activity they are receiving. Have they had offers? If so, why weren't they accepted? Was the price too low? If so, you should set your sights lower.

Your home is most marketable when it is new on the market. Buyers wait anxiously for the new crop of listings. Listings that don't sell relatively quickly often languish on the market.

Price reductions often follow as the sellers try to find market value. A listing that has been on the market for months is likely to receive a low offer -- if a buyer makes any offer.

A listing that receives a lot of showing activity when it first hits the market but gets no offers is probably overpriced for the market. In this case, it's best to lower the price to market value as soon as possible while the listing is still fresh in agents' and buyers' minds, even if this is within two to four weeks of the listing date.

Pricing right for the market is imperative.

Inman News copyright


For answers to your real estate questions, call Allison at 970-468-6800. Email - [email protected]. Would you like a personalized list of all properties that meet your criteria, without having to speak to a broker?  Visit      

Summit Real Estate News & Views!

by Allison Simson

Hello from Summit Real Estate and Happy Fourth of July to you and your family! 

Please enjoy our summer 2010 edition of Summit Real Estate News & Views for all the latest real estate information in beautiful Summit County, Colorado! Click the front cover picture below....

Give us a call if you'd like more information about any properties currently available in Summit County! 

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Photo of Summit Real Estate Real Estate
Summit Real Estate
The Bright Choice
330 Dillon Ridge Way, Suite 10
Dillon CO 80435
Fax: 970-468-2195

Allison Simson, Owner/Broker, is a licensed Colorado Real Estate Broker