New homes from $400s
Introducing Farmlore, a new community taking root in the heart of Brighton.
Farmlore’s warm, rural character will blend beautiful new homes with the area’s rich agricultural roots creating a friendly, small-town vibe all its own.
Located in Brighton just west of Prairie Center on 144th Ave.
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Here Are the Work-Arounds That Will Keep Sellers Paying Buyer Agents’ Commission
The biggest work-around is Section 29 of the state-approved (and mandated) Contract to Buy & Sell, shown at right.
As shown below in this week’s (and last week’s) featured new listing, many ads, brochures and websites for listings will now contain the notice that “Seller offers __% compensation to buyer brokers.”
Absent that offer, however, the buyer can use Sec. 29.1 of their purchase contract to specify the compensation paid by the seller to their agent. This is where the offered compensation, such as for the listing below, is to be inserted — or, if none is offered, the buyer’s demand for compensation is inserted.
amendment to their buyer agency agreement setting the commission rate at 2% and writing that amount in Sec. 29.1 of the purchase contract. Or, they could decide to write 2.5% in Sec. 29.1 anyway and see if the seller will sign it. If the seller counters the offer, changing it to 2.0%, if the seller wants to accept the counterproposal, they can still amend the buyer agency agreement before signing the counterproposal.
Of course, the buyer might like his broker so much, that he or she will offer to pay the extra 0.5%, although that would be unusual. As I wrote last week, I’ll be surprised if many (or any) buyers end up paying anything to their broker.
wants to sell her or his home is going to deny any compensation to buyer brokers and that you can defer the conversation about adjusting the buyer compensation until the buyer is ready to make an offer of a house they want.
One complication of this strategy is that the buyer will have already signed a buyer agency agreement with his or her broker, stating the commission amount, if any, that the buyer is willing to pay, and if the seller falls short of that percentage or dollar amount, the buyer must make up the difference.
But, not to worry — there’s a simple workaround for that. At any time during the term of the buyer agent agreement (called the “Exclusive Right-to-Buy Listing Contract”), it can be amended by mutual agreement of the buyer and his or her broker.
Let’s say, for example, that the buyer has signed a buyer agency agreement with 2.5% as the promised compensation to their broker. A seller has offered 2.0%. In discussion prior to writing the offer, the buyer might negotiate an
The opposite scenario could be true. The buyer may have signed a buyer agency agreement in which the rate is 2.5%, but the seller has advertised that they will pay 2.8%. The rule is that the buyer’s broker can’t accept more than is specified in their signed agreement with their buyer. No problem — amend the buyer agency agreement to 2.8% before writing the offer. However, if there’s a bidding war, the buyer and broker might decide to write 2.5% into their offer, hoping that competing offers will include 2.8% for their buyers’ brokers.
Buyers will likely say upfront that they don’t want to pay a dime (or more than a nominal amount) to the broker representing them in their home search.
The smart broker (which, of course, includes all Golden Real Estate brokers) will point out Sec. 29.1 and quote this article saying that it has become a “buyer’s market” and that no seller who
Golf Community
Meanwhile, a broker wanting to represent a buyer needs to be confident enough of the value he or she provides to the buyer to say that they won’t work with that buyer unless they agree to some minimum compensation for that value. For me personally, I would put that minimum at a minimum of 2.0%, given the value every buyer gets from
me — knowledgeable, experienced representation and negotiating skill, use of our free moving truck, free moving boxes and packing materials, and team members at their disposal from our inhouse handyman, cleaning personnel, loan officers, inspectors and more. All of us at Golden Real Estate are aware of the value we provide to our clients, both buyers and sellers, and we look forward to serving both with the skill that we know we have. If you want proof, click on the “Testimonials” tab at www.GoldenRealEstate.com. We look forward to earning your good review!
Broker Associate Austin Pottorff Specializes in Land
Personally, I prefer to work one-onone with buyers and sellers, as do most of my broker associates. But Austin Pottorff is different. He loves to find owners of larger parcels of land and help them sell to one of his many buyers, some of whom are developers looking for sites to build multi-family neighborhoods.
Earlier this year, with a little help from me, Austin sold a commercial property in Golden (Mountain Muffler, at 2200 Ford Street) to a developer. He currently has three land parcels under contract, one in Pleasant View, and two in Arvada, and he has three
active listings, including a veterinary hospital on three acres at 9251 N. Wadsworth Ave. for $2,490,000, an 8acre parcel on the I-70 south frontage road in Wheat Ridge for $6,000,000, and another land parcel elsewhere in Jefferson County.
If you have land you’d like to sell or are looking to buy land, give Austin a call at 970-281-9071, or email him at Austin@GoldenRealEstate.com. Austin’s fellow associates and I are impressed at the quality of his work identifying such land opportunities and even creating aerial videos of them as part of his marketing strategy.
This Column Is Now Published on Substack
$695,000
Enjoy maintenance-free living in the quiet community called Masters Park. This townhome at 9444 Southern Hills Circle is being sold by its original owners, who purchased the home 25 years ago. You’ll like the updated kitchen and primary suite with its updated 5-piece bathroom and its spacious deck overlooking the green space behind. As you will see on its website, this home has been tastefully decorated including, for example, the walls of the powder room painted by a local artist in a bamboo theme! It’s a friendly community too, with get-togethers Monday evenings in the gazebo next to this home. The golf course is behind the homes across the street! Some furniture is available for purchase outside of closing. Look for the list with prices on the coffee table. Visit www.LoneTreeHome.info for interior and exterior photos, floor plans, a narrated video walk-through and an aerial video. Greg Kraft will be holding it open on Saturday, Aug. 31st, 11 to 1, or call 720-353-1922 to request a showing. Note: Seller offers 2.8% commission to buyer’s broker.
Everything you read in this ad each week is published in blog form (with extra content and active hyperlinks) at http://RealEstateToday.Substack.com and comes to you by email automatically each Wednesday.
I’m also publishing a political column you might like. Find it, too, in blog form at http://TalkingTurkey.Substack.com
Rita and I are on a transatlantic cruise during August and September. Read my continuing travelogue at http://WhereAreJimandRita.Substack.com.
I have free cell and email throughout, so feel free to reach out to me anytime.
Jim Smith
Broker/Owner, 303-525-1851
Jim@GoldenRealEstate.com 1214
EARLE
Sam Stephen “Steve” Earle
September 5, 1945 - August 11, 2024
Automotive Parts Service & Medical Equipment R & D
Sam left this earthly realm on August 11, 2024, after battling health complications due to exposure to Agent Orange in Vietnam. Sam served in Vietnam, arriving in Cam Rahn Bay, on his 23rd birthday. He was stationed in Phan Rang with his brother Mike, both in the 116th Combat Engineer Battalion.He is survived by his wife Angie, his siblings,
RING
his children, and ve grandchildren. While there will be no public services, your stories, and experiences with Sam (Steve) will keep him alive in our hearts and minds.
In memory of Sam our “Wizard” listen to some Pink Floyd, drive some fun cars and carry humor in your life everywhere.
https://www.taborfuneralhome.com/ obituary/SamStephenSteve-Earle
Karleen Rose (Snyder) Ring
May 17, 1957 - August 12, 2024
Karleen Rose (Snyder) Ring was born on May 17, 1957 in Sheridan Wyoming to Robert Snyder and Marjorie (Sanders) Snyder. She graduated from Brighton High School, in Brighton Colorado in 1975. She later earned her associates degree from Aims Community College. Karleen married the love of her life, Bradley A. Ring on December 1, 1990. Karleen and Brad have two children; Kari (Ring) Nielsen and Caleb Ring who they raised in ornton Colorado, before moving to Brighton Colorado in 2000. Karleen proudly has eight grandchildren; Austin Nielsen, Kennedi Nielsen, Creighton Nielsen, Colt Ring, Jayne Ring, Jemma Ring, Clyde Ring and Corbin Ring.
hours creating beautiful memories for her family to cherish for years to come. She often hosted “crops” all over Colorado, enjoying time with friends laughing, sharing stories and creating beautiful displays for her families. She loved building her collection of custom Longaberger Baskets, even visiting their headquarters in Ohio with her sister Lynette. Karleen loved her time at their family farm in Crook Colorado, attending branding, helping with harvest and being a part of a great community. Her dream was to live on the farm in Crook, that was her happy place.
Karleen adored her family and proudly dedicated her life to the ones that she loved. She enjoyed hosting friends and family at her home, creating so many wonderful memories and family traditions including her annual Pumpkin Carving Party for the last 20 years. She never missed a sporting event for her children, nieces or nephews, always supporting from the sidelines and cheering as loud as possible; sometimes for both teams. She was proud to be the team Mom, she quickly became the snack provider for her entire section during the countless Colorado Rockies games she attended.
Karleen loved scrapbooking, spending
Karleen was incredibly talented professionally; she owned and operated a Cake Bakery creating the most intricate cakes for every occasion. She was a Certi ed Master Gardener for Adams County, she also worked as at an accounting rm and later spent over 15 years working for the State of Colorado government.
Karleen had a deep faith in Jesus Christ and lovingly recognized the positive in each day, making sure to point out the “God Winks” along the way. She was later saddened by her limitations, but never complained and she accepted the path she was given with such grace.
She is preceded in death by her dad, Robert G. Snyder; father-in-law Melbourn D. Ring; mother-in-law Angela M. Ring; and her grandson Austin M. Nielsen.
