Real Estate Broker/Owner
Joan Cox
Dedicated full time Realtor in the Denver Metro area serving buyers and sellers. I use my negotiation skills to attain the goals for my clients.
Cell: (720) 231-6373
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Real Estate Agent
Kristal Kraft
Specializing in relocation to the Denver metro area, including Littleton, Englewood, Greenwood Village, Highlands Ranch, Parker, Castle Rock, Douglas County, Arapahoe County, Denver County and more.
Cell: 303-589-2022
Office: 303-589-2022 direct
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Denver, CO Real Estate News

By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Looking at properties online, the list prices for a fixer property sure look better than the list price for a ready-to-move-in property!      FIXERORReady to Move in!   Things to think about when looking and considering a fixer - ~ Can you fix the obsolete functionality of the home?   ie. one bathroom for 3 bedrooms on the main level?   The stairs into the basement are very steep.....   ~ Can you move in and live with the issues for a while?   Contractors are booked out, and if you cannot do the repairs yourself, it could take a while to get the home "up to speed".~ How much will it take to bring the home up to your standards?   This is an important question!   And, be careful not to over improve.   Not every penny you spend on improving your home will equate to the bottom line when you...
Comments 14
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Many homeowners have been contemplating a move, then COVID interrupted those thoughts, so what about remodeling?    The kitchen could use a facelift and so could the primary bathroom! The market has been fast and furious for a couple of years, and many did not want to "play in the sandbox" and compete with so many other buyers.    With homeowners seeing a lot of equity in their home, there is still that burning desire to move. Now that the market has cooled off, and has become more stable, it could be time to make that move!    If you need to sell to complete a purchase, be prepared to price your home at fair market value.   Those days of listing high and knowing you will get that price or higher are long gone.   If you price your home too high now, you will be chasing the market down f...
Comments 20
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The Colorado Office of Radon Professionals began regulating Radon Measurement Professionals and Radon Mitigation Professionals on July 1, 2022. Consumers should hire a licensed professional in their area as part of the home inspection process, as a radon check is included in this safety inspection. This will ensure that proper measurement and/or mitigation is conducted.Real Estate Brokers should be aware that a list of licensees is available at dpo.colorado.gov. Use the "Search a License" feature to locate licensee details, including any disciplinary actions taken against a radon professional. I have used the same radon mitigation company for at least 15 years, and they are not on this list, so will need to check in with them to see if they are getting qualified. 
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 If you are looking for an attached property near the Denver Tech Center (DTC), this neighborhood could fit the bill.   Those who choose not to do exterior maintenance on their property - this is it!    No lawn work, no house painting, and no snow removal is needed by the homeowner.  Stoney Brook is located south of I-225, West of Yosemite, and North of Belleview in zip code 80237.    This community has a picturesque & park-like feel with plentiful mature trees, bushes, plants, and ponds.    You will find both townhomes and condos, but all have two-car garages.   These properties were built from 1971 to 1992 and have from 1,020 to 2,872 square feet above ground, and all townhomes have basements, some are finished.    The condos have a storage unit.  The townhomes have fenced-in small ba...
Comments 6
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
It has been over a year since I got a referral from a past client that moved to Phoenix and now is a REALTOR!    Her best friend from Houston was planning to buy a place, but due to the frenzied market, did not.    Her business partner stayed here in Denver and rented, and now is ready to find a property.I have shown a few homes over the last couple of months, but last week we found the right one!    It was built in 1939, is in need of LOTS of remodeling, and perfect for this buyer desiring a "project".   He was shocked to hear he did not have to compete, which shows our market is really flattening. It is especially fun to work with this buyer, as he is a first-time buyer from Australia.   If you think there are differences between states, there are HUGE differences between countries.He...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1.3 million.  (Over the years I have used $1 million as luxury, but with our rising home values, had the need to increase this amount.)  Some have mountain and/or city views, and some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or acreage.     Whatever a Buyer is looking for, most likely if you have over $1.3 million, you can find it in Denver or in the surrounding suburbs.     Here is how the luxury market fared for the ...
Comments 14
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The stats are out for the month of June, and all the numbers revolve around the increase in the inventory along with the lack of buyers.   The inventory climbed 39% from May.  Most weekends in March we saw 2,000 or less.   April's high hit 3,200 for one weekend.   May we saw it top 5,000, and for June we saw a high of 6,300.  This data is courtesy of Joan Cox - House to Home, Inc. I track data daily for the Denver metro area, and are seeing between 1,500 and 2,000 price reductions every week (to 6,300 listings) and almost 400 homes returning to market in a week's period of time.   Both of these numbers have been steadily increasing daily. See what homes are currently available - Active Homes for sale in Denver Buyers - If you have thought about buying a home this year, rates have increa...
Comments 10
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 I obtained my CRS (Certified Residential Specialist) designation over 20 years ago, and have completely enjoyed working with Buyers coming into Denver, and also those Sellers that SADLY are transferring out of Denver.     Each year I am blessed to have a few! Over the years, I have done outdoorsy videos of attractions that the residents seem to enjoy, and have had Buyers contact me and want to live near those attractions.  A big one is Aurora Reservoir, where you have lots of water activities, a sand beach, a picnic area, but also 8 miles of trails to bike or run.    Denver is very outdoorsy, and has lots to do with our many days of sunshine!     Having a need to nurture, I love working with Relocation buyers from out of state, out of the country, or even out of the City.    Usually, a...
Comments 32
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
It is so nice to have a company that will come out and inspect your roof FOR FREE!   When you get ready to list a home, you want to be sure you have all the major components of the home in good condition and not be surprised with unexpected repairs. Roof Brokers work with several roofing companies, and after inspection will send the homeowner three bids if there are repairs needed. By calling Roof Brokers first, you don't have to worry about a claim being filed with your insurance company until you know you need them.   I personally have recommended them to my clients for years, and have always been quick to get out, especially when you have deadlines. It has now been a couple of years without severe hail damage to our roofs!
Comments 20
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  Listing and buying a home for ourselves can complicate our lives for sure!    Trying to get our own stuff done and keeping our business thriving can be a challenge. I think the best lesson I have learned, is what we put our clients through each time we list a home.    From telling them all their STUFF has to be put away, making daily duties difficult.   Where did we put that????  That is a common question.   I know my jewelry went in the car, and every time I get dressed I have to remember to go to the car! My master bedroom is a dark dungeon, which I have to have to sleep every night, (and still don't....), but needed to remember to open every single blind in the home.    There are usually things I leave out, but needed to put away each and every day ..... just in case there is a sho...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 We just closed on our first home and wondering how much we should put aside each year for home maintenance or upgrades each year? So glad you are thinking ahead, as you do need to keep up home maintenance to keep your home in good condition.    This can depend heavily on the age of your home!~ Have furnace and A/C cleaned and serviced~ Blow out your sprinklers in the fall and possible replacement of sprinkler heads~ Exterior paint and caulking - usually every 5 years~ Change the batteries in the smoke alarms & CO detector, and change out smoke alarms every 10 years (there are smoke alarms now that last for 10 years without changing batteries)~ Seal granite countertops every year~ Carpet every 8-10 years (depending on how it is maintained)~ Wood flooring can use screening and sealing ev...
Comments 42
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The Denver real estate market has slowed a bit, but with some properties, buyers are having to make quick decisions with other offers coming in.    When homes are priced well, in great condition, and in a great location, you will see multiple offers. It is imperative to call the listing agent to not only find out if there are other offers, but what the Seller prefers for possession, and to verify what will convey.   With more listings that have come on the market over the last few months, we are seeing fewer multiple offers.   There are times you "hear" about another offer, but is there?   This past weekend the listing agent said they had one offer and over listing price.    This morning, the home remains active.   My Buyer liked the home but wasn't completely SOLD on it.    When Buyers...
Comments 26
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Over the last couple of years, Denver has seen a frenzied market, with Sellers definitely "driving the bus".    The prices have skyrocketed, and buyers are still trying to secure their Dream Home. Many of my buyers ask when it says AS-IS in the MLS, what does that mean for them?    USUALLY, that means the Seller will do NOTHING when it comes to repairs/replacements.    What you see, is what you get!    BUT, I have had buyers write a very good offer (over list price) and get some things done.     Many times this has everything to do with how the listing agent does business.   Sometimes it is a hard-headed Seller.     If a Buyer writes a good offer over list price and has an appraisal gap included with the offer, there could be a chance if it is important, you may get something fixed by t...
Comments 28
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
It has been a tough playoff, and both the Tampa Bay Lightning and the Colorado Avalanche have played hard for this trophy.We in Denver were HOPING to win the Stanley Cup Friday night but wasn't in the cards. so had to wait for tonight. SOOOO cool to watch the players enjoy the hoopla of raising the cup and the group photo of the Avalanche team!   From the time the puck dropped, it was A GAME!   Not either of the teams was complacent, they were all OVER IT!   Tampa Bay got the first goal, but Avs didn't lay low, they kept playing HARD!   There will be a parade for our team on Thursday 9 am downtown!   Come show your support! So proud of our team --- CONGRATULATIONS COLORADO AVALANCHE! CONGRATULATIONS TO THE COLORADO AVALANCHE!
Comments 14
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1.3 million.  (Over the years I have used $1 million as luxury, but with our rising home values, had the need to increase this amount.)  Some have mountain and/or city views, and some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.     Here is how the luxury market fared for the mo...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
With home buyers searching the Internet for their home, these listings are plastered all over many websites.      They are searching for certain specific criteria in their Dream Home in the neighborhoods of their choice. If the listing has erroneous information in the listing, or criteria left off that could possibly sell the listing you just lost buyers.    This week I found two condo listings with over 2 acres....thinking that was an oversight.      Taking as many photos as possible to show off the new listing is critical.   In Denver, we can have up to 40 photos, and why not take advantage of this!    Some smaller properties may not have as many photos, so use the neighborhood or community amenities, like the pool and tennis courts.     How many times do we see dark photos of rooms o...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
With many homeowners preferring not to move, but to stay put and enjoy the pile of equity they currently have, they have thought about remodeling instead.    But, where do you put your hard-earned money, so it will help you if you should sell down the road? A kitchen is always a great place to spend some dollars.~ Update the appliances~ Change out laminate counters to granite or quartz.   (we are seeing concrete and stainless steel too in some areas)~ Change out lower end flooring to tile or hardwood flooring~ Sink & faucet - if you have chips in the sink or the faucet has seen better days, time to change it out.~ If you have old fluorescent lighting, time to change it out.    Can lighting and some accent pendant lights are nice.If you replace old cabinetry, that will definitely be an u...
Comments 24
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Buyers get stuck in a rut when they are focusing on a small area for their new home.    I know you LOVE that neighborhood, but there are a few others that are similar, with the same school district you may enjoy. I had one Buyer earlier this year that actually gave up and stopped looking when NOT ONE house came up in the neighborhood they wanted.    I tried and tried to get them to look at another that had a community pool that they said was important, and the school district was the same.  But, no way. That is where we come into play --- we CAN think out of the box a bit, maybe not have as many "must haves" in the criteria.    Some things can be changed once you are in your new home.   Location and layout, not so much.   Those granite counters can be added later, and so can the hardwoo...
Comments 20
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The 2nd game of the Stanley Cup Playoffs was last night, and BOY, our boys --- The Colorado Avalanche showed up and played like they wanted to WIN! I did not know the Tampa Bay Lightning had won the Cup for the last two years, but many said they were "on fire".    Well, I watched all the playoff games the Avs played, and they too seemed "on fire".   In fact, they swept the Edmonton Oilers 4-0 for the Western Conference.   They are playing REALLY well.   Like a well-oiled team that has played for years together. The first two games were here in Denver, and just MAYBE Tampa Bay had a hard time breathing?    We do have thin air here in Denver!     We shall see, as Game 3 and 4 will be held in Tampa this coming week. We won Game 2, hands down, and ALMOST felt sorry for the fans of Tampa Bay. 
Comments 10
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Buyers coming into Denver, or buying their first property always have this question.   Most people have at least one pet, so this is a fair question.   In the Denver metro area, almost all condo buildings accept pets.   Some have a size restriction, some limit pets to two in a condo, and there are a few that do not allow pets of any kind.    In each listing, it will state if there are pet restrictions, so you don't fall in love, then find out there are restrictions.  In some condos downtown, there are areas on a certain floor, so you can take the pup for a walk, but must clean up after them. Looking for a condo in Denver - check out these listings for sale.  
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The stats are out for the month of May, and the numbers revolve around the increase in interest rates.    With the increase it priced out a few first-time buyers, and some buyers opted out when they couldn't get what they wanted.   This slowed the market, but not drastically.   The inventory rose 13% for the month of May.   In the first quarter, we saw a high of around 2,000 listings, April's high hit 3,200 for one weekend, and May saw a high of 4,292.   It is almost mid-June and has hit 5,200. This data is courtesy of Joan Cox - House to Home, Inc. I track data daily for the Denver metro area and are seeing around 1,464 price reductions (30%) every week and around 300 homes returning to the market in a week's period of time.   Both of these numbers have been steadily increasing. See wh...
Comments 8
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