Pricing Impacts
Year to Date, 2009  

1. Inventory. In North and South Evergreen there are currently 253 homes available. In Conifer, 257homes are currently available.

2. Average Sales Prices dipped another 6.8% in North Evergreen.  Of those homes in North and South Evergreen, only 21 homes are Under Contract. One year ago the Average Sales Price was $603,439, today the Average Sales Price is $564,956. The Average Sales Price in South Evergreen is around $355,419, down 30% from last years $462,185 one year ago. In Conifer, the Average Sales Price is about the same $348,828 one year ago, $350,643 today.

3. Days on Market. In North Evergreen the average number of days on market is 144, In South Evergreen, 243; in Conifer, 227.

4. The List to Sale Price %. Whie List to Sale Price Percentages should be evaluated neighborhood to neighborhood, the percentage in North Evergreen is 98%; in South Evergreen, 95%, in Conifer, 97%.  Check with me for more information about List to Sale Percentage Evaluations.

5. Location. Be watchful of the neighborhood, drive times, road maintenance, views, proximity to open space, fire stations, schools, and services when you select a home.

6. Bark beetle infestation. Experts with the Colorado and US Forestry service are predicting the infestation of our beautiful Ponderosa and lodge pole pines. There is a very good chance that even our Blue Spruce will be affected in the coming MONTHS (2 years at max). While the forestry service is less positive, local arborists state that the heavy spring and summer rains of 2009 will help our forests defend against bark beetle diseases.

The first 2-3 weeks of Listing Period is the time the home will get the most attention from Buyers and Brokers. If the property is priced right, showings will be high, feedback will be positive, 2nd showings will be common, we may even get an offer during this period.

This may be a tough exercise, but it’s important to look at other homes on the market from the Buyer’s Eyes. Then compare your home to other Active properties and others that are Under Contract.

Unfortunately, the longer the property is on the market, the Buyer begins to wonder “What’s Wrong with This House?” The house will sit on the market longer, they’ll want to offer less. We want them and their Broker to say, “This is Priced Right! Let’s make an offer.”

This is why we want to hit the market with the right price, right from the beginning. Here are some of the ways we would suggest pricing your property.