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With the Market Shifting in Buyers’ Favor, Selecting the Right Listing Agent Is Key
Last week, I wrote about what skills and knowledge you should expect your real estate agent to possess. This week, with the shift from a seller’s market to a buyer’s market, I want to write about the importance of selecting the right listing agent.
You’ll probably want to know their level of experience, competence and success in selling homes similar to your own, hopefully within your city or neighborhood.
agents to list their homes? Many, I suspect are friends and family every agent’s biggest “competitor.”
Like you, I monitor the real estate activity where I live. The best way to do that is to ask an MLS member like my broker associates or me to set up a “neighborhood alert,” whereby you receive an automated email from the MLS whenever a home in your area is either coming soon, newly active, price reduced, newly under contract, newly sold, or even newly withdrawn or expired without selling. Send an email to info@GoldenRealEstate.com and I’ll make sure the most appropriate broker associate (or me) responds to set up an alert like that for you.
In my own neighborhood, I’m always astonished how many homes are listed by agents I’ve never heard of. As I write, there are 36 active or coming soon listings within 2 miles of my home, represented by 33 different agents from 27 different brokerages! No agent has more than two listings. And despite practicing real estate here for 22 years, I only recognize the names of 10 of them. This is typical of every city. Where did the sellers find all those different
In some cases, the seller had already gone under contract for their replacement home elsewhere and was convinced by the listing agent of that home to list their current home. If that agent is on the other side of the metro area, that is not the best decision, because that agent will be unfamiliar with your neighborhood, lives far away, and is unable to show the home on short notice, answer questions from buyers, or keep your brochure box well stocked.
Every homeowner, it seems, gets letters or finds a note taped to their door from a broker claiming to have a buyer for their home. That tactic may earn him or her an interview in your home, but I’d bet dollars to donuts that the broker then says, “That buyer found another home, but I’m sure I can find you another buyer if you list with me. Sign here.”
Let’s say, however, that you want to interview listing agents and make a rational hiring decision. Good idea! Let me suggest some questions you might want to ask, some of which might not be obvious or that you know you could ask.
First, however, you need to choose the agents to interview. I suggest basing your search on their location and experience in your neighborhood or city. Second, study their active/sold listings to see (1) their geographic distribution and (2) how well their listings are presented on the MLS.
Since this column is printed in 24
Kim Taylor’s New Listing in Cedaredge
What an ideal location for your new home!
$598,000
This oasis at 24051 Parkwood Lane sits on 2.29 acres at the end of the road, adjacent to farmland, with great views of the San Juan Mountains and the Grand Mesa and it is just minutes from downtown Cedaredge. The 2,352-sq.-ft. home with 3 bedrooms, 3 baths, an additional den/office, attached 2-car garage and beautiful wrap-around deck is just the beginning! Outbuildings include a 60’x24’ metal equipment and RV storage building, a 20’x10’ workshop with 120 and 220 volt electric, a 16’x10’ storage shed, a 24’x17’ tractor barn, a chicken coop, and a fenced backyard for your pets. This home was strategically designed to take advantage of passive solar with floor to ceiling windows across the south wall of the living/dining area. A truly amazing place! Come take a look for yourself. If you are new to Cedaredge, it is a very welcoming community with lots to do. Check out Pioneer Town, the Grand Mesa Arts & Events Center and the Grand Mesa itself, just 10-20 minutes up the road for outdoor recreationatitsbest.TheGunnisonRiverisjust15minutesdowntheroadforfishing and boating. All in all, it’s a great place to live! Find more details and lots of pictures at www.CedaredgeHome.info, then call Kim Taylor at 303-304-6678 to request a private showing.
weekly newspapers around the metro area, my broker associates and I may not be the best choice based on that first question, but, with my access to the MLS, I can identify the best candidates to interview. Full disclosure: that costs you nothing, but I will get a referral fee if you choose an agent I recommend.
You can also do this on your own by visiting www.Nestfully.com, the consumer-facing website of Denver’s MLS, where you can search for active listings in your area. Click on one or more of them to see how well the listing agent described the home on the MLS. Did they list all the rooms, not just bedrooms and bathrooms, and did they provide dimensions and descriptions of each, or just enter the mandatory fields?
Always keep in mind that the best indicator of how a listing agent will serve you is how they have served previous sellers.
Looking at those listings will answer the most important questions which you’d ask in person, but you won’t have to take their word the truth is there in front of you. You’ll learn, for example, whether they did point-and-shoot pictures or had a professional photographer shoot magazine quality photographs, and whether they created a narrated video tour or just a slide show with music.
Having chosen who to interview that way, ask these questions of those you invite into your home for an interview:
What commission percentage do you charge? Keep in mind, there is no standard commission. It’s totally negotiable, and the industry average is in the mid -5’s, not 6%. It used to be that that commission included the co-op commission paid to a buyer’s broker. As I explained in a previous column (which you can read at JimSmithColumns.com), that has been reworked so that the seller offers whatever buyer agent compensation he or she wants, and that amount, if paid, is deducted from the listing com-
mission same net effect, just reworked to comply with the NAR Settlement prohibiting shared listing commissions.
See whether the agent volunteers that they reduce their commission when the seller doesn’t have to pay the offered compensation to a buyer’s agent. That’s standard with my broker associates and me. If you have to ask for that provision, consider it a red flag. They hoped you wouldn’t ask.
Ask the agent whether he or she will discount their commission if you hire them to represent you in the purchase of your replacement home. That, too, is standard with my broker associates and me.
Hopefully the brokers you interview will have researched the market and will make a well-supported recommendation of listing price. Beware of agents who inflate their suggested listing price so you will list with them.
When setting the appointment, ask the agent to bring a spreadsheet of their sold listings with dates, days on market, listing price and sold price. They can produce that spreadsheet quickly on the MLS. (If they don’t know how, that’s a big red flag!) Here’s an example (mine):
That’s to show you what it looks like. If you want to read it, it is bigger at http://RealEstateToday.substack.com
LIFESTYLES
ADVERTISING
The 23rd Annual Open Door Studios Tour:
A Glimpse into Artists’ Creativity and the Opportunity to Acquire Tangible Pieces of ‘Forever’ Treasures
FEATURE OF THE MONTH
By Jo Ann M. Colton Special to Lifestyles
On September 21 and 22, 2024 participating artists of the 23rd Annual Open Door Studios (ODS) Tour look forward to welcoming you into their working studios from 10:00 am-5:00pm on Saturday and Sunday to share with you their world, their processes, and their inspirations. e fun- lled Evergreen, Colorado weekend launches with a 6:00-8:00pm reception on Friday, September 20 in the Community Room at Center of the Arts Evergreen at 31880 Rocky Village Drive. e ODS Tour, which is always held on the third weekend in September, is a well-advertised/well-attended free-to-the-public two-day art event that greets people from all over Colorado and nearby states such as Texas, Utah, Wyoming, and New Mexico.
Evergreen’s Open Door Studios Tour, a juried event, requires interested artists to apply in order to be able to participate. ese artists (painters, sculptors, photographers, ceramicists, painted furniture artists, glass blowers, jewelers, etc.) bring their visions to life in oil, pastel, watercolor, acrylic, gouache, bronze, glass, wood, clay, stone, steel, aluminum, found objects, silver, copper, gold and more.
Open Door Studios Tour sponsors for 2024 include: primary sponsor Evergreen Glass (www. EvergreenGlassInc.com), Center for the Arts Evergreen (www.EvergreenArts.org), Evergreen National Bank (www.ENBColorado.com), and Daniel Diamonds (https:// danieldiamonds.com/)
“On behalf of all the artists involved in this year’s tour,” said Jeannette Stutzman who has been the ODS Tour Coordinator since 2011, “we express our heartfelt gratitude to the people/businesses who have given their
Robyn
support to our event as sponsors, advertisers, and volunteers.” For a list of participating artists and their mediums, tour sponsors, and advertisers, visit the ODS Tour website (www. EvergreenOpenDoorStudios.com).
Located just 35 minutes from the Denver area, Evergreen boasts many services and places of interest within its community boundaries including local hotel/lodging options, restaurants, shops, and art galleries that will make your visit an exciting and memorable experience. As you drive from studio to studio, you can also enjoy a scenic tour of the Evergreen mountain area during the fall color season. Get ready for a weekend lled with hours
of colorful visions. Get set to embark upon a self-guided tour using your GPS and a free ODS Tour Book that will lead you to the Evergreen home studios or designated studio locations of this year’s twenty-seven local and incredibly talented participating artists. en go and celebrate the uniquely di erent experience of being able to participate in one-on-one interaction with these artists in order to get answers to your most perplexing art-related questions and help you better understand what motivates these artists and fuels their passion to bring their visions to life. A full-color tour book is available at Evergreen Glass on Industrial Way, many local area shops, and the ODS Tour website (www.EvergreenOpenDoorStudios. com). e free tour book o ers a tour location
Gia Nold #12
Delicious Meals, Delightful Drinks, Decadent Deserts and Beautiful Mountain Sunsets are on the Fall Menu at Evergreen Bread & Cocktail Lounge
By Jo Ann M. Colton Special to Lifestyles
Centrally located in Evergreen’s Bergen Village Shopping Center at 1260 Bergen Parkway (second oor) and boasting ample parking, Evergreen Cocktail & Bread Lounge o ers breakfast favorites and delicious meal selections including hot/cold sandwiches, soups, salads, breads and pastries made daily onsite in its openview bakery, specialty co ees, teas, and beer/wine/cocktails. is delightful food and bakeshop features indoor community room seating where people can come together at two large banquet-style tables with friends and others and a dog-friendly patio area where you can enjoy Evergreen’s skyline, including the
‘Our ‘Alcohol to Go’ Program not only includes bottled wines but also cocktails, which can be purchased to go in sealed plastic containers.’
beautiful mountain sunsets of fall.
Evergreen Bread & Cocktail Lounge is closed on Mondays, but its friendly sta serves customers from 8:00am-6:00pm Tuesday-through-Saturday (Sunday 8:00am-3:00pm).
If you have not already visited
Tyler Butler. General Manager
Evergreen Bread & Cocktail Lounge, you will surely want to put this mouth-watering eatery on the top of your September to-do list. Start your morning o with one of their many breakfast choices (served 8am-2pm) including egg dishes or sour dough French toast baked fresh in-house served with fresh fruit, powdered sugar, house whipped cream and real maple syrup.
A variety of sour dough toast menu items, grain bowls, soups, salads and hot and cold sandwiches (French dip, spicy Italian, chicken salad on a croissant, and others) are served all day.
Manager Tyler Butler. “Our ‘Alcohol to Go’ Program not only includes bottled wines but also cocktails, which can be purchased to go in sealed plastic containers.”
All food (meals, European breads, pastries, and desserts) created and served at Evergreen Bread & Cocktail Lounge are made from scratch using select ours, the freshest locally sourced micro-greens and produce, and only the nest ingredients.
While the restaurant o ers food catering for home parties and o site business events, its private room can be rented for parties (up to thirty people), or the entire restaurant can be rented (120 people maximum) for family gatherings or corporate/company meetings.
HOTTEST SPOT FOR BREAKFAST, LUNCH & HAPPY HOUR IN THE FOOTHILLS.
e restaurant also celebrates Happy Hour Tuesday-through-Saturday from 2:00-6:00pm and all-day Sunday from 8:00am-3:00pm with a special menu featuring charcuterie boards, small plate items, scratch-made pastas/house-made sauces, Detroit-style Pizza with a thicker crust and several topping options—and decadent desserts (Fruit Pavlova, Mango Cheesecake, Raspberry Chocolate Torte, and seasonal tarts). Evergreen Bread & Cocktail Lounge (303-862-7993) o ers take-out and online ordering. Visit the website (https://evergreenbreadlounge. com/) for the full menu—and more.
“We have recently added some new white (prosecco, sauvignon Blanc, chardonnay) and red wine selections to our wine portfolio and for a limited time we are featuring a $30/per bottle dine-in or to-go wine special,” stated General
“We are also o ering discounts to local Evergreen businesses that place larger catering orders from breakfast favorites and/or sandwich platters to large banquet orders (homemade Chicken Marsala, pasta with Bolognese sauce…),” said Butler who stated that with only a 48-hour notice the restaurant can cater a variety of breakfast and/or sandwich items and even customize a special menu that is just right for your speci c event. Interested businesses can contact Tyler Butler at the restaurant for more information.
Evergreen Bread & Cocktail Lounge (https://evergreenbreadlounge.com) changes its menu about three times per year so check the website for new seasonal selections. Also, because holiday times are rapidly approaching, you will want to place your catering orders and/or book your event space sooner rather than later. Evergreen Bread & Cocktail Lounge can take pre-orders for holiday breads and pies and ordering forms, as well as catering/wholesale bakery information, can be found on its website. Gi cards can also be easily purchased in-store or online for birthdays, holidays, and all gi -giving occasions with options to deliver the gi in person or via email.
Act NOW To Save Thousands!
Some things are simply timeless, like the sensational experience of throwing a log on a crackling re. And some things get even better with time! Today’s wood burning appliances are the most e cient they have ever been, meaning you get more heat from each log added to the re. Now, there’s even more reason to switch to wood burning, with the added incentive of a government tax credit. You can receive up to $2000 back on your entire project cost with a qualifying appliance! Additionally, we have many woodburning appliances in stock now that qualify for the tax credit and come with in stock savings!
Now that you know why this is such a hot trend, let’s talk about how it can be done in your home- it is simpler than it sounds! Your outdated replace and chimney is completely removed and replaced. Add some new nishing material, and you have just transformed the look of your living room and the way you heat your whole home.
If you have a large replace and want to take advantage of the tax credit but avoid any demo, we can install a tax credit qualifying insert into your existing replace opening. It is also possible to add a wood burning replace or stove where there wasn’t one before. No more chilly addition or den in your home!
New wood burning hearth appliances are also safer for your home. ey are installed as a complete UL listed system
Only the most e cient, clean burning wood-fueled appliances in history can qualify for this tax credit. is is a huge win for your wallet in several ways. You’ll be heating your home more e ectively while burning less wood. You’ll also increase your home’s attractiveness, safety, energy independence, and environmental sustainability. ere is no better option than good ol’ wood burning!
that is designed and tested to be safe at the high temperatures of a wood-fueled re. Additionally, if you have an older replace system, the years of use or improper care can be degrading the safety of the unit itself and putting you at risk of a chimney or structure re. With the high e ciency of newer wood burning replaces comes a cleaner burn. is means less creosote is accumulating in your chimney, which is what burns in a hostile chimney re.
If you already have a replace in your home that you love, now is a great time for your annual service! Sweeping away the accumulated creosote and soot every year is necessary for the optimal performance and safety of your solid fuel appliance. Our annual service appointments also include a complete inspection, which evaluates the rebox, damper, and chimney system; we also get on your roof to clean and inspect your cap,
and we evaluate the exterior portions of your chimney. At the end of the service, we write everything up so you have documentation of safety, or if there’s something we recommend repairs on.
You’re invited to see our variety of wood burning appliances in our showroom at 7001 Highway 73 in Marshdale. We have a large assortment of sizes, shapes, and styles for your home; many of which are in stock at our warehouse now and come with additional savings! We have more qualifying replaces, stoves, and inserts on display than any other replace store in the entire Denver Metro area. Come visit us from 9am-5pm Monday through Friday, and 8am-4pm Saturdays. You can also see our products and portfolio of work on our website at www.MtnHP.com or reach us by phone at 303-679-1601, and email at O ce@ MtnHP.com.
Call us today to upgrade your woodburning stove, insert, or replace. Ultra high-e ciency appliances qualify for the IRS Biomass tax credit, up to $2000 back on your project cost! And there’s bonus savings on our qualifying appliances in stock now!
303-679-1601 www.mtnhp.com 7001 Highway 73
From Page 2
map, artists’ bios, and photos of their work so visitors can then choose which studios they want to visit.
“All studio locations are within a 10-mile radius of downtown Evergreen so all who attend can be sure that they will be able to visit each and every artist’s studio within the allotted two days of the event,” stated Jeannette Stutzman.
Art lovers frequently wonder why artists create what they create, what powers their inspiration, and what process guides them to achieve their creations. e answers can be complex based not only upon factors like the relationships between artists and their processes and/or artists and the art they create, but also upon an entirely separate/ di erent relationship between the artist and the viewer and the viewer and the art. Nonetheless, the 23rd Annual Open Door Studios Tour o ers attendees a rare opportunity not only to see these local artists at work in their own studio environment (through time-permitting demonstrations), but also to ask questions about the artists’ preferred medium, style/techniques, talent, passion, and their time and commitment to their artistic endeavors.
e artist’s existence is a lifelong pursuit of learning, studying, evolving, and growing. Visual artists sometimes convert a 2D object into a 3D object and vice versa. Most o en, artistic pursuits involve physics, mathematics, understanding mechanics and how things function, color theory, and more.
Because people o en wonder how artists arrive at the monetary value or worth that they place upon their artwork, they frequently ask each artist how long it takes to produce their speci c piece of art. But su ce it to say that the value of any art piece is determined not only by its production time but also by many other factors, including but not limited to the overall investment of the artist as it relates to the cost of materials (which are usually of archival quality), the size of the art piece, the artist’s education, notoriety/reputation, and so forth.
JulieLeidel
OPEN DOOR STUDIOS
From Page 6
While the purpose of décor is to adorn a room or space, a ne art piece usually provokes an emotional or intellectual reaction and o en brings people together (the connection), which is something that AI art simply cannot do. erefore, in order to better understand the human elements and emotions that drive artists’ creativity, those who attend Evergreen’s 23rd Annual Open Door Studios Tour might ask themselves the following questions, the answers of which can lead to more meaningful dialogue between you and the participating ODS artists: 1) What do I see? (beauty, grandeur, balance, discord…); 2) How do I feel? (tranquil, energized, enlightened…); and 3) What do I think about when I see the artist’s work? (a memory, love, togetherness…).
Whether you are an impassioned art a cionado or simply someone looking
to nd an extraordinarily enjoyable weekend activity to pursue, mark your calendars for the 23rd Annual Open Door Studios Tour on Saturday and Sunday, September 21 and 22 (10:00am5:00pm). If you are moved by innovative expressions of the imagination, enjoy the visual vibe experience of viewing and appreciating artful beauty in all forms, and nd yourself eager to understand the workings of artistic minds in relationship to their journeys through their individual creative processes, then you will certainly want to be part of this “art and soul” celebration of creativity. No purchase is necessary to enjoy this fabulous two-day art- lled extravaganza. However, ODS artists will o er pieces for sale within a range of prices so there is an abundance of art for everyone should you be so inclined to take something home for yourself and/or to give as gi s. You may even score a sale item or win a drawing for a giveaway art piece! If you have questions about the tour, you can call or text ODS Tour Coordinator
Jeannette Stutzman (720-320-3929) for additional information.
Remember, when you support community artists, you are also supporting local small business owners. Further, the reality of the matter is that for less than the price of various electronic products that eventually wear out and need to be replaced, or even the cost of a good meal at a fancy restaurant that o ers no tangi-
ble investment return, you can purchase a variety of original art pieces that will hold and even increase their value in subsequent years. ese heirloom-quality pieces can be passed through families and enjoyed from generation to generation. So, if a particular work of art “calls your name” and tells you that you would like to “take it home,” listen to your inner voice.
Susan Wechsler #14
Margo Carter #15
Paul isted #2
TRIVIA
1. MOVIES: What is the name of the ctional country in “ e Princess Diaries”?
2. GEOGRAPHY: What is the highest mountain in Africa?
3. HISTORY: Which ancient civilization built Machu Picchu in Peru?
4. TELEVISION: Which city is the setting for the TV drama “ e Wire”?
5. U.S. CITIES: Which city’s nickname is “City of Roses”?
6. MATH: When is Pi Day celebrated each year?
7. LITERATURE: During what historical period is the graphic novel “Persepolis” set?
8. CHEMISTRY: Which element is also known as quicksilver?
9. SCIENCE: How much of the Earth’s water is held by oceans?
10. MUSIC: Who performed the hit song “Never Gonna Give You Up” in 1987?
Answers
1. Genovia.
2. Mount Kilimanjaro.
3. e Inca civilization.
4. Baltimore, Maryland.
5. Portland, Oregon.
6. March 14 (3.14).
7. e 1979 Iranian Revolution.
8. Mercury.
9. 96.5%
10. Rick Astley.
(c) 2024 King Features Synd., Inc.
FLASHBACK
1. Which duo released “Islands in the Stream”?
2. Who released “ e Way We Were”?
3. Name the artist who wrote and released “Rock Me Gently.”
4. Who wrote and released “Long Tall Sally”?
5. Name the song that contains this lyric: “Now I’ve heard there was a secret chord, at David played, and it pleased the Lord.”
Answers
1. Dolly Parton and Kenny Rogers in 1983. e song was
written by the Bee Gees, who didn’t release their own version until 1998.
2. Barbra Streisand, in 1973 in the lm and on her album of the same name. e song won a long list of awards, including Song of the Year.
3. Andy Kim (born Androwis Youakim), in 1974. A proli c songwriter, Kim penned hits for several others, including the Archies and the Monkees.
4. Little Richard, in 1956. e song nally made it into the
Grammy Hall of Fame in 1999.
5. “Hallelujah,” by Leonard Cohen in 1984 on his “Various Positions” album. Initially rejected by the record company, it was a version that appeared in the animated lm “Shrek” in 2001 that brought the song much attention. Legend says it took Cohen 10 years to write the song, which included 180 verses at one point.
(c) 2024 King Features Syndicate
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