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)
 If a Buyer will be financing a property, there will be an appraisal ordered.  (a few exceptions may be considered)     Buyers in Denver always ask about this process, as being in a strong Seller's market, some Buyers are making offers over List Price.   Some of these prices are over Fair Market value, and concerns arise about whether or not the property will appraise. That is always a great conversation to have so Buyers know what their options are if a property does not appraise.    If the home appraises at fair market value, and the contract purchase price is $25,000 above, you should address this gap in the contract.   In the current market, the buyer will pay for the amount offered over appraised value.   (This is in addition to the down payment and closing costs.)  If the contract...
Comments 33
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 December, and sales this time of year do slow down seasonally, and the stats support that.   As of mid-January, we are still experiencing low inventory (hovering around 1,500 on weekends), down 64.7% over one year ago. I have had potential Sellers who want to list and buy, but are fearful of not finding a replacement home, so they will stay put, or wait until they see more inventory.   But when they do list, they sure are seeing a great bottom line!   Multiple offers are still happening, just not at the same pace, as we saw earlier this year.  With only around 1,500 listings available on the weekends, we are seeing fewer price reductions each week also.   The inventory generally picks back up after the New Year.This data is courtesy of Joan Cox - Hous...
Comments 14
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Even though homes are selling lickety-split, there are still items that if WE (Seller and me) work together on, this will ensure lots of showings, and better - multiple offers above list price!    It is expected to see interest rates increase at least twice, and have heard maybe even three times this year, so if the market slows, marketing and preparation of the home are imperative!     I will walk your home to give a homeowner ideas of how to present the home and possible repairs that may need to be done prior to listing.   Buyers either want a total fix-up property or move-in ready.    Some items will result in a higher bottom line, some items will make the home more desirable. Putting a home on the market is definitely more than putting a sign in the ground, and together the homeowne...
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 National Western Stock Show  is in town and is celebrating their 116th birthday in Denver for 16 days!  January 8-23, 2022  The Parade was canceled due to the very cold weather and snow.        This time of year, everyone can be proud to be a COWBOY (or COWGIRL)!     There is an abundance of events to choose from in the 16 days, 350 vendors, along with the rodeo, the showing of prize horses, cows, hogs, and poultry, here are some other fun events:   Prize showings of Hogs, Llamas & Alpacas Stick horse championship Sheep Shearing Quarter Horse Showing Wool Show Mutton bustin' Magic Shows Catch a Calf Old West Cowboy Antics   The festivities will be held at the National Western Complex located off Brighton Blvd. and I-70.   There is FREE parking.   You can purchase tickets to the m...
Comments 22
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Radon is a cancer-causing, radioactive gas that comes from the ground into your home.   You cannot see, smell or taste it, but may still be there.  And the Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today.    Only smoking causes more lung cancer deaths. Radon can be found anywhere and comes from the radioactive breakdown of uranium in soil, rock, and water.     It can be detected in any type of building - homes, offices, and schools.    To be sure you do not have radon in your home, testing is the only way to know you are/or not at risk.    Testing can be done two ways - short-term testing - with a charcoal canister in your basement for 2 days, and then sent away to the lab for your results.   There are many inspectors that hav...
Comments 10
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
The multitude of COVID cases have once again stalled the jury trials for the month of January.   They will be suspended until January 21st at the earliest due to the highly contagious variant Omicron.    There has been an increase in positive COVID cases in and around the Denver metro area. Counties of Boulder, Jefferson, Broomfield, Adams, Arapahoe, Douglas, Elbert and Lincoln Counties will be suspended to at least January 21st, if not longer, the judicial judges have decided.   This decision was made to help protect everyone's health. 
Comments 8
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 May 2022 be a year you are blessed with good health, happiness, and prosperity.Make the best of every day, as life is short.    Look for the good in people, and do your best in making others see the best in you!                        Cheers to 2022, and know this will be a GREAT YEAR!    
Comments 34
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  It is that time of year to reflect back on the year, see the things you were really good at, what things you want to forget, and what things need to change in the New Year. It seems like 2021 was better than 2020, so have to think 2022 will be even better than this year!    Sure would like to watch the news and not hear anything about the virus or vaccines!   Will that happen in the near future?    Only have to HOPE! When a year comes to a close, I get giddy thinking about the New Year and what it holds.    It is exciting when the phone rings at the end of the year, and a client you haven't spoken to in a while called, or a potential prospect is on the horizon.  "Cheers to a new year and another chance for us to get it right."   Oprah Winfrey   "The first step towards getting somewher...
Comments 30
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 million.   Some have mountain and/or city views, 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 on 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 month of November 2021Total sales - 365 homes ranging from $1,000,000 to $9,500,000 (last month was 357 homes, 2020 was 271)Av...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
  It is that time of year where we spend time with loved ones and celebrate what Christmas truly means.    However, if you celebrate (or don't) enjoy your day.  If you spend your time with friends or family, give them an extra hug, and enjoy this blessed day. So to all who celebrate the Holidays, whether it is Chanukah, Christmas or Kwanza, have a good one!    
Comments 32
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Here are the drop-off locations around the City - REMEMBER to remove all nails, decorations, and stands prior to drop-off!Aurora - 12/27-1/10/22 residents may drop off real Christmas trees anytime at -Del Mar Park - 12000 E. 6th Ave.Olympic Park - 15501 E. Yale Ave.Saddle Rock Golf Course - 21705 E. Arapahoe RoadIf you would like the mulch, bring your own truck, bags, containers, and shovels - and will be FREE while supplies last.Castle Rock - Drop-off dates: Dec. 26 through Jan. 31Hours: AnytimeFounders Park, 4671 Enderud BlvdMetzler Ranch Community Park , 4175 Trail Boss DrivePaintbrush Park, 3492 Meadows Blvd.Centennial - East Side Residents Lookout Park, 5455 S. Riviera Way Piney Creek Hollow Park, 6140 S. Tower Road It is anticipated free mulch will be available for private use, on...
Comments 10
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 November, and sales this time of year do slow down seasonally, and the stats support that.   As of mid-December, we are still experiencing low inventory (hovering around 2,000 on weekends), down 58.9% over one year ago. I have had potential Sellers who want to list and buy, but are fearful of not finding a replacement home, so they will stay put and remodel.   But when they do list, they sure are seeing a great bottom line!   Multiple offers are still happening, just not at the same pace, as we saw earlier this year.With only around 2000 listings available on the weekends, we are seeing less price reductions each week also.   The inventory generally picks back up after the Christmas Holiday.This data is courtesy of Joan Cox - House to Home, Inc. See w...
Comments 6
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
I have gotten texts from Ring, notices from Aurora Police, and has been on the news, that ALL residents should be sure and be prepared for winds 60-80 miles per hour in the City, and over 100 mph in the mountain communities.    This wind alert will be in effect from 8 am to 5 pm MST Wednesday! If you have toys or patio furniture that are lightweight, you may want to bring them indoors Tuesday evening.   Of course, small dog alert!!!   These winds would bring widespread power outages, and travel with some high-profile vehicles.   With high winds and extremely low humidity, there will be a high fire danger that comes with this alert! This is usually what happens prior to a snowstorm blowing into Colorado, but in this case, we aren't expecting any snow, just wind, and lower temperatures.  
Comments 30
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 How cool would be it to find you had a pile of cash you had no knowledge of existing! That could happen to you by checking out this website to see if you are due a windfall of cash!     There is over $559 million sitting in a fund waiting for residents to claim it! Some items of value the State of Colorado is holding is: Closed bank account dollars Stock certificate Retirement account Rebate check Paycheck State tax rebate  Check their website and see if your name (or business) is listed and if you have dollars to be claimed!    Check not only your name, but if you have a business, it may be on this list!    There is no time limit to put in a claim. ** I am not affiliated with the State of Colorado nor the Great Payback - a courtesy post by Joan Cox -  House to Home, Inc. 
Comments 28
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
This year has been very warm in Denver, and we STILL have not had a measurable snowfall.    We have broken all the records, and keep in mind, last year we had our first in September.  Usually, we see snow before Halloween.   This is just plain strange, and know it must global warming.   To qualify for a measurable snowfall, it has to be at Denver International Airport, and 1/8 of an inch.   It is still snowing, so we shall see!   It is affecting our ski resorts, as they have gone back to making snow.   However, they are getting hammered right now, thankfully. Having a warm fall has been nice, but everyone drained the sprinklers back in October, and without rain or snow, the bushes, trees and grass are parched.
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 has been a long three years (which began September 2018)  for those traveling between Denver and Colorado Springs with all the road/lane closures and construction.    The weather caused even more delays.   Per CDOT's information - The Gap is an 18-mile stretch of Interstate 25 from south of Castle Rock to Monument. It is the only four-lane section of I-25, connecting Colorado's two largest cities, Denver and Colorado Springs. Over the years, congestion, crashes, and delays have grown due to population growth and more people using the road.  There is one Express Lane traveling both North & South, and are open AND FREE starting today Thursday 12/9/21.    Be prepared, Colorado State Patrol will be in full force and watching the traffic carefully.     This will surely create a better tri...
Comments 12
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
Do you have kiddos that believe in Santa?   The kids will sure enjoy getting a letter back from Santa and the North Pole!   This will ensure there IS a Santa!  BUT, time is of the essence, and the envelopes need to be postmarked by 12/10/21!    I sure would love to see their faces! And the Postal Service™ can help you prove it when Santa replies to your child’s letter — complete with the North Pole Postmark! The Greetings from the North Pole Post Office program adds to the excitement of Christmas and is ideal for getting kids interested in letter writing, stamps, and penmanship. How to get a letter postmarked from the North Pole: Have the child write a letter to Santa and place it in an envelope addressed to: Santa Claus, North Pole. Write a personalized response to the child's letter a...
Comments 26
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 You found the perfect home, and you need possession right after closing.   BUT, the Seller has not found a home and asking for a rentback for a month.  What do you do?   Is this the right situation for you? First, the Post Closing Occupancy Agreement spells out to the both the buyer and seller, how long the Seller can remain in the property, who pays for the electric and gas, and water.   Also, this document has an area to require the Seller to keep insurance on the property after closing.  (After closing, there is no homeowner's insurance, so they will need renter's or contents policy.)   Buyer also has the right to ask for a daily rental fee (usually the amount of their daily mortgage, but if competing with other buyers, sometimes this is waived just to get their bid accepted.) I hav...
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 City of Denver will provide Denver residents some grand entertainment on Saturday!  The 47th annual Parade of Lights will be held in downtown Denver with a 2-mile route for families to enjoy the lights and sounds of a Holiday parade.     Saturday night - 12/04 Parade will begin at 6 pm      You won’t want to miss the sparkling lights, marching bands, ornate floats and delightful characters including Major Waddles the Penguin and Santa, as they take to the streets of Downtown.  Spectator viewing for the Parade is free all along the two-mile route or purchase grandstand tickets for seating in front of the City & County Building.   The Parade will last approximately one hour. The weather is expected to be very mild, so not as important to bundle up the kiddos as in past years.   Stop...
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 October, and it was another strong month!   As of almost the end of November, we are still experiencing low inventory (hovering around 2,500 on weekends), down 52.3% over one year ago. I have had potential Sellers who want to list and buy, but are fearful of not finding a replacement home, so they stay put and remodel.   But when they do list, they sure are seeing a great bottom line!   Multiple offers are still happening, just not at the same pace, it did earlier this year. This data is courtesy of Joan Cox - House to Home, Inc. Lately, we are seeing homeowners pricing their homes a bit closer to fair market value, and seeing fewer price reductions right now.   Between Thanksgiving & New Year's is the best time to be a non-contingent buyer.   The buy...
Comments 16
By Joan Cox, Denver Real Estate - Selling One Home at a Time
(House to Home, Inc. - Denver Real Estate - 720-231-6373)
 Saturday, November 30th has been set aside as Small Business Saturday, and urge everyone to stop at a business today that is locally owned, rather than the big box stores. In celebration of this annual event, try to invest in your local stores and support those small business owners and help fuel our local economy!  This should be a very busy retail shopping weekend, so bring your entire list with you while shopping locally!   Support those neighbors and friends who own small businesses --- show your support!  The big box stores have saved their advertising dollars for this time of year, and are able to grab sales by attracting those potential buyers to the big malls and stores.   Search out the small business to support the local economy!     
Comments 24
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