Consider this:  When a seller decides to sell their property themselves, usually to save paying a commission, -- do they save?  

Many home sellers looking to boost their revenue may consider listing their home as For Sale By Owner (FSBO). The logic, usually, is that not having to pay an agent's commission will be worth the headache and hassle. That logic is, more often than not, fatally flawed. There are few reasons for selling as a FSBO listing. And there are many reasons why not.

One major thing home sellers notoriously underestimate is the cost of their time.  Selling a home takes work.  That work requires time -- real man hours.  How much is your time worth?  Put an actual dollar amount on it.  Also, using an attorney to help with the contract cost money. 

While we're on the subject of time, Let's talk about wasting it. Think about the price you came up with?  Imagine throwing it away every time an unqualified buyer is lost making you start from the beginning.  Those unqualified buyers are likely to include a lot of "lookers" who are interested in just looking through your property more than placing an offer.

On the other hand, hiring a qualified agent means your Realtor will be bringing financially qualified people through your property who are interested in the the kind of property you are selling and the location.  The leads will be better -- and you won't have to stop what you are doing to show them the property.  And . . . it is truly a fact that for sale by owner properties are the first place bargain hunters look.   

The National Association of Realtors has estimated that properties tend to sell for as much as 13 % or more than a for-sale-by-owner properties. Why? Working with a Realtor, especially one with marketing savvy, will mean more buyers are exposed to the property.  With more potential buyers looking at the property, sometimes even a bidding war happens.  

Consider what it might mean if your property was exposed on the over 450 websites that buyers today go to when looking to buy.  Consider if your property was also on television and on signage that provided buyers a quick access to information on their smart phones.  Consider having your property on You Tube.  

Some things to think about.   



The medium sales price for residential sales in 2013 was $631,000, up 16 percent from 2012.  The dollar volume for single family homes in 2013 was $620 million, up 19 percent from the previous year.  2013 sales ranked as the second best year ever for Boulder. Only 2006 was greater with $629 million in sales.  

Dollar volume for attached dwellings was $236 million, up 19 percent from the previous year.  This was the second best year ever, surpassed only by 2005 with sales of $245 million.

I have information also for other Boulder County areas:  Longmont, Lafayette, Louisville, the Plains, Mountains, Superior and Erie.  

I am happy to get that information to you.  Email any requests to:


Right now is a good time to sell your home. Why? See Below.

2013 Boulder Area Market Sales Statistics                
Boulder area single family home sales in April 2013 improved by 13.9% over April 2012; 392 units versus 344. And, condo and townhome sales grew a healthy 26.7%; 128 units compared to 101. Month over month sales also showed solid improvement. Single family home sales grew by 24.4% in April 2013 compared to March 2013; 392 units,
up from 315. Condo and townhome sales saw a 16.3% gain from 110 units in March to 128 in April. Inventory trends continued in April 2013 showing a 30.2% drop when compared to April 2012; 1346 units down from 1930. A somewhat smaller drop was experienced in condo and townhome sales, down 23.5%, 444 units compared to
581. For the fourth consecutive month, month over month inventories improved modestly. Single family inventories grew by 5.4% in April 2013 compared to March 2013; 1346 units up from 1276. Condo and townhome numbers are 444 versus 401, a 10.7% increase.  Click on the links below to review the April 2013 statistical reports.



As 2013 gets underway,
Colorado's housing market is poised to continue the steady recovery that began
last year. Home sales and the median sale price rose in most of our markets last
year, and industry economists expect more improvement this year. Foreclosures
and short sales continue to decline.

The only problem seems to be
that many potential sellers don't realize that things have changed so
dramatically since the downturn of the housing market, and they're missing out
on a tremendous opportunity.

There's a severe shortage of
homes for sale in many areas, which means that homeowners savvy enough to list
their home right now are often getting multiple offers – and sometimes at prices
we haven't seen in several years!

Available inventory of homes for
sale in much of our region is down 50 percent or more just in the past year.
Right now, there are more eager buyers out there than homes on the market to
meet their demand.

With an imbalance between supply
and demand, homebuyers have been fiercely competing with each other, and that's
great news for sellers.

The Denver Metro Area is one of
a growing number of metropolitan areas across the country now considered a
seller's market, according to Metrolist, the region's multiple listing service.
In both November and December, the number of homes sold, under contract or
pending settlement outnumbered those available.

Approximately 3,400 homes sold
in the region last month, an 8 percent jump from a year ago, and the average
sale price climbed even faster, reaching $289,926, a 14 percent increase over
the same month a year ago.


The inventory of single-family
homes and condominiums has dropped by more than 50 percent from its high in July
of 2010, Metrolist reported. Inventory at the end of December was the lowest it
has been since 1998. And the average number of days it took to sell a home has
fallen to just two and a half months.

The same trends that we are
seeing here in Colorado are occurring in markets across the country, according
to the National Association of Realtors.

Home sales nationwide rose to a
seasonally adjusted annual rate of 5.04 million in November, the highest level
since November 2009, when the annual pace spiked at 5.44 million, NAR reported.

"Momentum continues to build in
the housing market from growing jobs and a bursting out of household formation,"
said Lawrence Yun, NAR's chief economist. "With lower rental vacancy rates and
rising rents, combined with still historically favorable affordability
conditions, more people are buying homes."

Yun said healthy market demand
and shortage of listings is driving up prices once again. “A diminishing share
of foreclosed property sales is helping home values," he noted. "Moreover, an
acute shortage of inventory in certain markets is leading to multiple biddings
and escalating price conditions."

Total housing inventory at the
end of November nationwide fell 3.8 percent to 2.03 million existing homes
available for sale, which represents a 4.8-month supply at the current sales
pace. It was down from 5.3 months in October and is the lowest housing supply
since September of 2005 when it was 4.6 months, NAR reported.

Listed inventory is 22.5 percent
below a year ago when there was a 7.1-month supply. Raw unsold inventory is now
at the lowest level since December 2001 when there were 1.89 million homes on
the market, NAR said.

Compared with a year ago, home
listings are down in every price category in each of the nation's 30 largest
housing markets, according to a study by real estate website Zillow.

The tight inventory conditions
won't last forever, of course. In an interview with USA Today, Zillow economist
Stan Humphries said tight inventories will push up prices, encouraging more
people to list homes.

So where does this all leave
you? If you've been putting off selling your home, you may want to seriously
consider getting back into the market right now. As the new year gets under way,
the pendulum has swung back into a seller's market. But there's no guarantee how
long that will last.

Buyers are out there looking,
prices are climbing once again and there just aren't enough good home listings
to go around. With such strong buyer demand and a shortage of listings, this may
be the best time to sell your home. I'm ready to help you get started

Experience Colorado: Great Things to Do in our State

Colorado is one of the most beautiful and active states in the US, and there are a tremendous amount of things to experience here.  With staycations becoming more popular, here are a few suggestions:

The Denver Post recently published a list of their Top 10 Things to do in Colorado in your lifetime:

  1. Climb a Fourteener – Did you know Colorado has 54 14ers?  At 14,060 feet, Mount Bierstadt is one of the easiest to climb with a wide trail winding its way through swamps and high-mountain meadows.  Long’s Peak by moonlight may be the ultimate adventure.  For young or elderly, has good information to review options.
  2. See a Concert at Red Rocks – While swaying to good music, this is a concert experience like no other.  With the moon over the stage and amphitheater, Denver’s city lights in the background, sitting on rock-hewn seats, you can’t help but enjoy the surroundings.  Easter sunrise service is also a popular event for any faith.
  3. Explore Mesa Verde – Cliff dwellings in our national park near Cortez could be visited over and over like other ancient ruins around the world.  Explore on your own or take a guided tour, some tours are even available on horseback.
  4. Sink into Strawberry Park Hot Springs – In this natural setting near Steamboat Springs, masonry walls create pools of different temps so you can always find one that’s “just right.”  Other natural hot springs bubble around the state including Glenwood Springs, Hot Sulphur Springs near Granby, or Mount Princeton Hot Springs near Buena Vista.
  5. Visit Great Sand Dunes National Park – One of the state’s greatest natural phenomena, snowboard or simply walk down the dunes.  The park is open 24x7 so you can enjoy sunlight or a moonlit sky.  Marvel at Crestone Peaks, dip your toes in Medano Creek, or climb 750 feet to the top of Star Dune.
  6. Touch Dinosaur Tracks – You don’t have to travel far to see dinosaur footprints and bones.  At Picketwire Canyonlands south of La Junta, walk a trail with more than 1,300 tracks.  Museums and trails are located near Grand Junction, or Dinosaur Ridge in Morrison lets you see tracks, bones and fossils etched along “dinosaur highway.”
  7. Listen to Elk Bugle – One of the most ideal locations for this is near Estes Park.  Plan to spend a few hours in Rocky Mountain National Park in Sept/Oct when males are calling out.  Moraine Park is also a favorite, although more cars and people take a little magic from the experience.
  8. Navigate a Mountain Road – Independence Pass from Leadville to Aspen offers a unique driving and scenic experience.  Over 12,000 feet, the top of this narrow pass is well above tree line and only open in the summer.  Or try out America’s highest paved road, the Mount Evans Scenic Byway - less scary but as scenic as Independence.  The parking lot is at 14,130 feet where you can also hike up a winding trail to the top.  Try Trail Ridge Road where you can imagine snow drifts up 25 feet tall.
  9. Board a Train – Trains still create interest for young and old.  Step back in time and ride the Cumbres & Toltec Scenic Raiload, Georgetown Loop, Pikes Peak Cog Railway, or Durango & Silverton Narrow Gauge to name a few.  Experience travel like our ol’ miners and cowboys.
  10. Raft the Arkansas – Take a leisurely float trip or ride Class 5 rapids.  The wildest water runs early May as the snow pack melts and milder, family-friendly trips occur in August/September.  Other greats to experience include the mighty Colorado, Yampa, or Poudre.

Here are just a few more activities to mention, some also recognized in The Denver Post review:

  • Skiing – We would be remiss not to mention the amazing ski opportunities in Colorado.  Take a 1-day lesson on the slope if you’ve never skied before, or try cross-country for a different perspective.
  • The Royal Gorge Bridge and Park – One of the world’s highest suspension bridges exists in this gorgeous canyon.  Bravely walk the bridge or enjoy other park activities. 
  • Pikes Peak – Walk, hike, bike or drive to the peak of this most visited mountain in the US.  Beyond the scenery, Shop or dine while there at a visitor center.
  • Garden of the Gods – This National Natural Landmark has dramatic views and 300’ towering red rock formations (some appear they may fall at any moment) against a backdrop of typically snow-capped Pikes Peak.  Some secure areas allow climbing.
  • National Western Stock Show – Over 106 years in existence, this premier event is host to one of the world’s richest professional rodeos, largest horse show, and Colorado’s largest tradeshow.
  • In general, get outdoors – hike or bike the Colorado Trail; go fishing in one of the many streams or lakes; hike to a mountain lake, such as Hanging Lake; enjoy a festival like the Breckenridge or Aspen Music Festivals, Ice Festival in Ouray, Blues and Brews Festival in Telluride, or Cherry Creek Arts Festival; see the Denver Botanic Gardens, Cheyenne Mountain or Denver Zoo.
  • Stay indoors – Colorado has museums, arts and cultural events for every interest.  Visit the Denver Art Museum, Museum of Nature & Science, or Museum of Contemporary Art; attend a performance at the Colorado Springs Fine Arts Center or Denver Center for Performing Arts; or check out a local brewery or winery to test your palate.

If you are visiting a certain town or city in Colorado, TripAdvisor has quite a list of local attractions.  This may prove to be a valuable resource for your adventure.

This is only a small sampling of what Colorado has to offer.  Get out, experience it, and you can form your own top ten list of things to do in this beautiful state.

Disclaimer:  This review is intended solely for informational purposes and is not fully inclusive for recreational opportunities.  Guardian Title does not own or operate any attraction listed here and assume no liability for services provided by these resources.

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Jancy Campbell
Coldwell Banker Boulder
2700 Canyon Blvd Ste 200
Boulder, CO 80302


Don't sweat small holes in your walls . . .
After several email exchanges, we came to the shared conclusion that hiring a worker for "a little government work" was probably OK provided the homeowner knew the worker and realized that he, the homeowner, was taking on the role of contractor, with all the responsibilities that entails. That means that if the job wasn't done right, there is no recourse against the unlicensed worker and that the homeowner is responsible to provide workers' compensation insurance or suffer the legal consequences should the worker get hurt. The Contractors State License Board provides this 10-point checklist for hiring a contractor. •Hire only state-licensed contractors. •Ask to see a copy of the contractor's license and insurance and check that the contractor's license is in good standing at •Get at least three bids. •Get references from each bidder and take the time to check out their work. •Make sure the details of the project and the payment terms are in writing. •Confirm the contractor's liability and workers' compensation policies are active and the coverage amounts are adequate by calling the insurance companies. •Don't pay more than 10 percent of the contract price or $1,000; whichever is less, as a down payment. •Progress payments should not get ahead of the work. •Keep a job file containing all relevant paperwork, including the contract and record of payments. •Do not make the final payment until you're satisfied with the job, including cleanup. California recently has been cracking down on unlicensed and So if you're hiring a contractor for a job costing more than $500 or he has employees, make sure he has the proper license and adequate insurance or realize you may have to pay the piper.

Jancy Campbell

Coldwell Banker Boulder

2700 Canyon Blvd Ste 200
Boulder, CO 80302



Improving the Value of Your Home

Every home is, first and foremost, a place to live and enjoy-a respite from the outside world and a place to build cherished family memories. But a home is also an investment -perhaps the most important investment you will ever make, and there are many small steps you can take over the years to increase its value, comfort, and marketability should the time come to sell it and move.

Here are seven cost-effective ways to treat your home like the investment it is meant to be:

  • Curb appeal - First impressions are important, and regular maintenance shows. A well-kept lawn, tidy landscaping, a neatly painted exterior and a nice front door show pride of ownership and pride in the neighborhood.
  • Fresh paint - One of the most cost-effective boosts to any home is a coat of fresh interior paint. Choose colors that appeal to you, but if selling your home is on your agenda, stick to neutral shades.
  • Update kitchen - Dated counters, cabinets and floors can be a real turn-off to buyers. Investing in granite, tile and/or remodeled cabinetry will not only increase your own enjoyment, but can make a major difference in resale value.
  • Update windows - Double paned windows that shut out noise and help regulate indoor temperature are an attractive and worthwhile investment that will add value to your home.
  • Update baths - Attractive bathrooms are always noticed. Tubs and showers are easily replaced or resurfaced, and newer, low-flush toilets can cost as little as $100.
  • Update floors and ceilings - Popcorn ceilings are a thing of the past. Scrape them away before painting. Carpeting, if used, should never look dingy or worn. Is there a real wood floor under the carpet? Think about ripping out that old carpeting and refurbishing the wood for a clean and updated look.
  • Energy savings - Although not always noticeable, energy efficient additions like solar panels, insulated windows and water filtration systems will trim your own utility bills and add value when you sell.