National Association of Realtors Boasts About Getting Its Top Priorities Into the Senate’s Tax Bill
The bill as passed by the Senate included NAR’s five key priorities:
A permanent extension of lower individual tax rates
An enhanced and permanent qualified business income deduction (Section 199A)
A temporary (five-year) quadrupling of the state and local tax (SALT) deduction cap, beginning for 2025
Protection for business SALT deductions and 1031 like-kind exchanges
A permanent extension of the mortgage interest deduction
Low-Income Housing Tax Credit (LIHTC): Key provisions from the LIHTC Improvement Act are included on a permanent basis to support affordable housing development.
No Changes to Carried Interest Rules
“These provisions form the backbone of the real estate economy—from supporting first-time and first-generation buyers to strengthening investment in housing supply and protecting existing homeowners,” according to a NAR spokesperson. “Real estate makes up nearly one-fifth of the entire U.S. economy, and we made sure policymakers understood that homeownership is the essential component to building wealth and a strong, prosperous middle class.”
Several other provisions in the bill championed by NAR add to its positive impact on the real estate sector:
Child Tax Credit Increased to $2,200: Permanently raises the credit, with inflation indexing. This provision could ease housing affordability for families.
Permanent Estate and Gift Tax Threshold Set at $15 Million (Inflation-Adjusted): Prevents a sharp drop in exemption levels and supports generational wealth transfer.
No Increase to the Top Individual Tax Rate: The proposed 39.6% rate was removed from the bill.
Restoration of Key Business Provisions:
Full expensing of research and development
Bonus depreciation
Fixes to the interest expense deduction limit
Immediate Expensing for Certain Industrial Structures: Applies to facilities used in manufacturing, refining, agriculture and related industries.
These Past ‘Real Estate Today’ Columns May Interest You
Clickable links for each column can be found at www.JimSmithColumns.com
May 29, 2025 — Divorcing Couples With a Home Need a Realtor With Specialized Training
May 22, 2025 — Home Sharing Helps Single Seniors Deal With Finance and Loneliness, Allowing Them to Age in Place
April 24, 2025 — Lennar to Build 1,500 Geothermal Homes; My Review of the Mustang Mach E
April 17, 2025 — Redfin Report Highlights the Increasing Cost of Buying versus Renting a Home
April 10, 2025 — The Typical Wood-Frame, SiteBuilt Home So Common Since the ’90s May Soon Be a Thing of the Past
Mar. 27, 2025 — Here’s How Money Is Handled at a Real Estate Closing
Mar. 20, 2025 — Thinking of Using a Reverse Mortgage to Purchase a Home? Here’s Some Information
Mar. 13, 2025 — Will Colorado Be Able to Sustain Its ‘Green Agenda’ Under Pressure From Washington?
Mar. 6, 2025 — 62% of Americans Think a 20% Down Payment Is Required, But It’s the #1 Myth
Feb. 27, 2025 — As Society Deals With Homelessness and Affordability, Expect a Greater Focus on Manufactured Homes
Feb. 20, 2025 — We Have a Tool to Help You Find the ‘Perfect’ Home That’s Not on the MLS
Dec. 26, 2024 — As Pro-Tenant Laws Expand, Some Small Landlords Are Considering Cashing Out
Dec. 19, 2024 — What Are the Costs of Buying or Selling a Home in Colorado?
Nov. 7, 2024 — We Need to Take Seriously the Pollutants Emitted When Cooking With Gas
Oct. 31, 2024 — Cooperative Living Presents an Attractive Alternative for Downsizing Seniors
Sept. 26, 2024 — Some Thoughts on Keeping Your Death From Becoming an Undue Burden on Your Heirs
Sept. 5, 2024 — What Knowledge and Skills Should You Expect Your Real Estate Agent to Have?
Aug. 8, 2024 — Seniors Over 70 Might Consider Downsizing Into a Rental, Not a Smaller Home
July 25, 2024 — Many Homeowners Don’t Understand Title Issues, Which Could Lead to Big Problems Later On
June 6, 2024 — Here Are Some Simple Steps to Take to Avoid Unpleasant Surprises After Closing
Mar. 21, 2024 — What’s Behind the Buzz About ‘Indoor Air Quality’ and ‘Sick Building Syndrome’?
Feb. 22, 2024 — Most Sellers Don’t Know How to Interview a Listing Agent. Here’s Some Guidance.
Dec. 21, 2023 — D.R. Horton Inks Deal to Build Homes With OSB Made From Grass Instead of Wood
Nov. 23, 2023 — Scamming Has Become An Industry, and We’re All Prospective Victims
Sept. 28, 2023 — Insurance Companies Are Pulling Out of California. Is That in Our Future?
Aug. 10, 2023 — What Are Some Common Mistakes That Homeowners Make When Selling?
June 15, 2023 — Don’t Let Capital Gains Tax Deter You From Cashing Out on an Investment Property
May 11, 2023 — Do Agents Inflate the Cost of Buying or Selling Your Home with ‘Junk Fees’?
Apr. 20, 2023 — What Are Some Affordable Ways to Make Your Home More Attractive to Buyers?
Mar. 16, 2023 — Here Are Some Ways to Make Your Home More Accommodating to Seniors
Feb. 9, 2023 — Understanding Indoor Air Quality and How It’s Managed in Super-Insulated Homes
Oct. 27, 2022 — Sales Taxes May Be Lower, But Property Taxes Are Higher in Unincorporated Areas
Strengthened Opportunity Zones: Renewed with revised incentives to promote targeted investment, including in rural areas. NAR polling found that 80% of voters support such tax incentives to drive economic development in underserved communities.
The deadline for this ad was last Friday, before the House of Representatives took the Senate bill up for approval. NAR is hopeful the provisions detailed above will remain in the final version of the bill.
This article was adapted from an email newsletter article I received from NAR. I made only minor edits to it.
Some Useful Charts That Explain the June Market
The following charts were provided by Samanth Glenn of Land Title, along with this summary of the market for June 2025:
The Greater Metro Denver housing market saw active listings continue to grow in June — a 33% increase when compared to last year at this time. New listings declined when compared to last month (-19%) but were up 3% when compared to last year. Pending sales (demand) increased 6% when compared to last year, but did see a slight decline when viewed month-over-month.
The average days on market remained high at 35 days, an increase of 30% year over year. More highlights are below.
In June, active listings were down 0.2% month-over-month but remained elevated when compared to June 2024, which saw 9,866 active listings.
June saw 5,582 new listings enter the market. This data point decreased 18.7% when compared to last month, which saw 6,869 new listings. Last year at this time we saw 5,446 new listings.
Pending sales decreased by 3% when compared to last month. Last year at this time we saw 3,777 pending sales.
Look at how the months of inventory (unsold lis ngs) compare to prior years:
The ra o of closed price to lis ng price (99.1%) was the lowest of the past ve years:
June saw the average days on market at 35. Last month saw 33 days and last year at this time saw 27 days, on average.
The number of showings per listing for June was at 4.6. This was a decrease of 6.1% compared to last month. Last year at this time we saw 5.2 showings per listing, on average:
More readable versions of these charts are at http:RealEstateToday.substack.com
Sell Practical marketing solutions to
Support from:
Planned Pethood International (PPI) and IMHS have plans to build a new modern, pet friendly facility at their location at Conifer Crossing to replace the former shelter. We are keen to continue helping homeless pets in the community and excited for the next chapter of
$300K has been raised!
While the proceeds from the future sale will help, we are looking for donations to get the ball rolling sooner.
Delwood Square Liquors
LIFESTYLES
AN ADVERTISING SECTION OF COLORADO COMMUNITY
A Journey with EChO: 35 Years of Championing Evergreen’s Community
by Dale Flanders
Executive Director of Evergreen Christian Outreach
As the Executive Director of Evergreen Christian Outreach (EChO), I’ve had the honor of witnessing the heart and soul of our mountain community. is year, we mark EChO’s 35th anniversary as a 501(c)(3) nonpro t, and I nd myself re ecting on a story that began long before I stepped into this role—a story of compassion, resilience, and hope that took root in 1987 through two people who found themselves at a crossroad. It’s a story I am honored to carry forward.
A Seed Planted in Hardship
In 1987, Jim and Carol Benson lost everything when their business partner disappeared with their assets. It’s hard to imagine the fear and instability they must have felt. But instead of turning inward, they looked outward. ey saw neighbors struggling and felt called to act.
FEATURE OF THE MONTH
Jim, along with his friend Gordon Wyant together with the leadership of Church of the Trans guration, transformed an unused building on the church campus into a modest but meaningful outreach center. ey added heat, lighting, shelves—and a vision. ey reached out to every church in Evergreen, inviting them to join in. Most said yes and still do.
Initially, Jim and Gordon ran the operation themselves, welcoming those in need with open arms. Soon a er, a generous gi enabled them to hire EChO’s rst sta member—an important step toward sustainability. When I visited Carol at our ReSale Store recently, she re ected on those early days with warmth and pride: “It was born out of loss,” she told me. “But we had faith, vision, and heart to
give.” at same spirit drives EChO today.
Growing a Legacy
In the decades since, EChO has grown beyond anything Jim and Carol could have imagined—but always in the spirit of neighbors helping neighbors. Last year that was 1200 of our neighbor families—including 22% of Evergreen's households.
In 1999, Dorinne Reid and Liz Begalla envisioned a ReSale Store that would keep donated goods in the community. At the time, over ow donations were going to a thri store in Idaho Springs. ey saw an opportunity and convinced our Board to rent a small space in Evergreen for $500 a month. Opening-day sales paid for that rst month’s rent.
Today, that store provides a ordable, high-quality goods to the public and vital home essentials to our
EChO on Meadow Dr.
clients. It’s a place of dignity, connection, and second chances. And Dorinne is still there—volunteering and inspiring.
en there’s the Turkey Trot. What was sparked by longtime volunteer and former Board President Liz Hawkins has grown into a joyful anksgiving tradition for hundreds. is November will mark 15 years of families and neighbors running— and walking—to support our mission.
Serving with Heart
EChO’s programs today grew out of decades of listening, adapting, and responding to real needs:
• EChO Food Pantry serves 350 families weekly and distributes over 600,000 pounds of food each year, including fresh produce, meat, dairy, and Crock-
Pot meal kits—equivalent to more than 500,000 meals.
• e Kids Summer Lunch Program feeds 200 children during the summer months, thanks to partners like the Evergreen Elks Lodge and Blue Spruce Kiwanis Club.
• Our 15 volunteer lumberjacks cut and process over 100 cords of rewood each year for families who rely on wood-burning heat to survive mountain winters. EChO Shelter operates nightly from October through April. More than just a safe place to sleep, each night our shelter provides homemade meals, clothing, laundry, showers, fellowship, and case management support to help guests journey to stable housing. Our shelter has become a model for care evidenced by our new partnership with Je erson County. rough our Complex Case
Client Services
Our services have no time limits. Whether it is short-term guidance or lifelong support—especially for seniors on fixed incomes or those facing persistent financial barriers—we’re here for the long haul.
FOOD PANTRY
EChO’s client-choice food pantry provides nutritious grocery assistance to individuals and families in need, promoting health and dignity.
Weekly Shopping: Households can access the pantry weekly, as needed. Crock-Pot Meal Package: All the ingredients to prepare a healthy meal once a month.
Summer Lunch Program
Nutritious food choices including fresh produce, dairy and protein.
Sourcing & Distribution: 50% of our food is donated, and 50% is purchased to ensure nutritional quality.
I NEED HELP
Advocacy & Resource Navigation: We connect clients to medical and behavioral health care, substance use recovery, housing applications, legal aid, and benefits like SNAP, Medicaid, and Social Security.
Housing & Stability Solutions: From securing housing vouchers to mediating with landlords, we provide hands-on support to combat housing insecurity. Additional assistance includes transportation, financial literacy, and community resources. Crisis Response: Our team responds swiftly to urgent needs, whether it’s supporting someone transitioning from homelessness to housing or addressing afterhours emergencies.
FIREWOOD
support—especially long
We offer split firewood at no cost, to our clients who heat their homes with wood. This service is available year-round based on available inventory.
Together, we’re helping our community stay safe and warm!
ECHO SHELTER
Open October - April More than just a safe place to sleep.
Guests are provided home cooked dinner, breakfast, and a sack lunch to-go, as well as clothing, showers, and laundry. EChO case management services go beyond just obtaining housing, and include furniture, housewares, utility and rental assistance, and on-going support for stability and growth.
Mortgage Loan Officer Grant Brewster Explains Mortgage Financing Process
By Jo Ann M. Colton Special to Lifestyles
Colorado Foothills native Grant Brewster with Edge Home Finance Corporation, is a pro-active mortgage broker professional and intermediary, not a bank employee or affiliate. He frequently has access to a wider range of lenders/ loan products than might otherwise be available to individual borrowers through banks. Likewise, he can often leverage his longstanding business relationships with multiple lenders to secure optimum rates potentially leading to better deals for his clients.
With thirty-plus years proven industry experience, Grant Brewster thoroughly explains to his clients, not only the entire loan process but also the types of loans (Conventional/FHA/VA/USDA/Second/ Equity) and terms available so they can make the right decisions to suit their
particular needs.
When it comes to fixed-rate mortgages, a 30-year mortgage offers more affordable monthly payments, but you will pay more in interest. A fifteen-year mortgage has a lower interest rate but demands larger monthly payments. Over time, a 30-year fixed mortgage is substantially more expensive than a 15-year loan, but most
borrowers choose the 30-year fixed-rate loan because it gives borrowers three decades to pay off the loan.
Wondering the best lender/options for you? Contac t Grant Brewster for all your home financing needs at FlowTheory Coworks, 3540 Evergreen Parkway (720-668-4183/ grant.brewster@edgehomefinance.com/www. grantbrewster.com). \
Take on New Hobbies in Retirement
(StatePoint) Retirement should be relaxing, not boring. In fact, taking on new hobbies can keep your mind sharp and body vital as you age. Here are five ways to stay active in your golden years:
1. Join a gym: Joining a gym is one of the easiest ways to ensure you perform a mix of strength training and cardiovascular exercise. Doing both will help keep your bones and muscles strong and your heart and lungs fully functional. Don’t forget to add in yoga and stretching to promote balance and agility. If a gym is out of reach, see what other nearby opportunities are available for working up a sweat. Many towns and cities offer free and budget-friendly, community-based exercise programming.
2. Play music: There are numerous cognitive and emotional benefits associated with playing music. Whether you’re a beginner just looking to pick up the basics or a seasoned musician with the hopes of performing in public, you can equip yourself to sound amazing with a high-quality instrument like the CT-S1-76 keyboard from Casio. Its 76 full-size keys and upgraded 13-watt bass-reflex stereo speaker system with surround effect lend it incredible sound quality and a dynamic playing experience, while its sleek, portable design makes it a joy to play anytime, anywhere. In addition to remotely controlling the CT-S1-76, you can also use the Casio Music Space app to learn to play your favorite songs with downloadable MIDI files, interact with PDF scores, and much more.
3. Start a book club: It’s always more fun to read books when you can discuss them with friends. From tackling the classics, to diving into non-fiction works that will challenge your perspective, to enjoying some easy, breezy beach reads, it’s important that the other members of the group have the same reading goals as you. So do a little leg work in advance to ensure everyone is on the same page.
4. Number crunch: You don’t have to be in school to take up math as a hobby. There are plenty of recreational mathematicians of all ages who enjoy crunching numbers to work puzzles, compete in games, and uncover patterns in the real world. To get into your mathematical groove and to support your hobby, use a graphing calculator such as the fx-9750GIII from Casio. Its over 2,900 functions, including random number generation, metric conversion and object measurement, make it a great tool for any mathematical project.
5. Learn a language: Learning a new language not only creates new neural pathways in the brain, it can be just the motivational ticket you need to finally visit that bucket list destination you’ve been dreaming of. While formal lessons are great, you can help ensure your skills truly progress through conversation. Lean on services like Tandem to connect with a language partner.
By taking on new hobbies and expanding your interests, you can carve out a retirement that is active, adventurous and good for your body, mind and soul.
How a Fireplace Adds Value to Your Home
Wood or gas replaces and freestanding stoves are in high demand in Evergreen. ey’re part of the mountain lifestyle, sources of heat, architectural focal points, and natural gathering spots. Rooms with replaces automatically feel cozier. No other feature says “gather around and make memories!” But how much value do replaces add? Sticks and stones can make a house but a replace makes it home!
Buyers consider several factors: reliable heat during a power outage, ongoing operating costs, and aesthetics. Modern wood- and gas-burning replaces and stoves are great options for our area. ey are incredibly e cient, environmentally friendly and beautiful, with styles that cater to every taste.
How Much Value Will a Fireplace Add?
e exact ROI from adding a replace can range between 6-12% of the home’s value. It’s hard to say if the cost of a new replace and installation will yield a high enough ROI to cancel out the initial investment. New energy-ecient replaces are on the higher end of the spectrum since buyers are o en willing to pay more for a home with an attractive, modern replace.
Some things can’t be assigned dollar signs. How much value do you place on comfort? How about elegance, cozi-
ness, rustic charm, a sleek modern vibe or other aesthetic you’re looking for? How about peace of mind knowing you can stay warm no matter what?
Which Type of Fireplace Adds the Most Value? is IS a trick question. ere is no one best or most valuable type. You may love your gas replace but the next homeowner may not want a push-button replace. But remember, any replace can be replaced with a di erent fuel type, so don’t sweat it! Do what makes sense for you. Our sales team can help you choose!
Location is important too. A replace or freestanding stove that’s located where people spend most of their time adds more value than a replace in a formal living or dining room that only sees a few holiday gatherings. A replace or stove in the kitchen? YES. In the family room? YES. In the basement rec room? YES. Put a replace where people live for the most value!
If your budget doesn’t allow for a new replace, transform an existing replace with a new insert to boost its aesthetic appeal, functionality, and value.
A less expensive option is refacing your replace doors if you like the location and function of the replace but not its dated looks. Both wood- and gas-burning replace doors can be refaced for a fresh new look without the
expense of a major renovation.
What A ects Value?
No matter which option you choose, what a ects the value of this improvement?
1. Quality: Fireplaces, stoves, inserts, and doors from premium manufacturers that use the best materials will stand the test of time.
2. Energy-e cient features: Heat-circulating blowers, thermostatic controls, and smart remotes lower heating costs and boost e ciency. Even old-school methods can increase e ciency, like soapstone that continues to radiate heat a er the re is out.
3. Safety is built-in to all new replaces and stoves. Our NFI-Certi ed professional installers make sure everything is to code. Your replace will be a centerpiece that should look great and function awlessly.
4. Aesthetics: Our sales team will help you choose door styles, nishes, handles, and other details that will look great in your space.
Ready to add value to your home? Call our friendly sales team today at 303-679-1601, stop by the showroom at 7001 Hwy 73 in Marshdale, or visit our website at www. mtnhp.com.
From Page 5
Management, we guide clients through challenging systems—navigating Medicaid, Medicare, Social Security, Veterans and Disability benefits, and more. We also support job seekers, provide referrals, and help coordinate care across health, legal, and social service systems. Our team helps people find housing, secure vouchers, mediate with landlords, access transportation, and build financial literacy.
In the last five years, we’ve helped more than 80 individuals move from homelessness into permanent housing—a milestone that changes everything. That’s not just a number—it’s 80 lives stabilized, 80 new beginnings. One client called us “miracle workers.” That sticks with me. A home isn’t just a roof; it’s the foundation for emotional stability, social connection, and a dignified life.
Real People, Real Stories
The people we serve are the heartbeat of EChO. Our mission is to champion people on their unique path from survival to success. These are not statistics—they’re our neighbors.
There’s Robert (Names changed for privacy), who has spent decades living outdoors and is now just steps away from stable housing. His case manager is his anchor through delays and setbacks. There’s Laura, a survivor of domestic violence and identity theft, piecing her life back together. And Anna, raising her grandson, stretching every resource to provide him a better life. Their grit, grace, and resilience inspire me daily.
EChO’s Own Path to Stability
In many ways, EChO’s organizational journey mirrors that of our clients. In 2020, COVID-19 brought both uncertainty and clarity. We realized just how urgently
we needed a permanent space—one large enough to meet growing demand and resilient enough to withstand future crises.
NOMINATED FOR THE COLORADO INDEPENDENT
PUBLISHERS ASSOCIATION EVVY AWARD
The Turkey Trot has become an Evergreen Thanksgiving Day tradition
Page 10
That’s when we experienced our “miracle!” Under the leadership of Board President Ray Dowdle, the relentless determination of Jan Stadler, and the tireless work of our Board, we were able to purchase our current location. Thanks to a creative and generous partnership with the building’s previous owners—true champions of EChO—we entered into favorable agreement and consolidated our operations under one roof.
That stability has been transformational. Like our clients, having a permanent home means we can plan for the future, strengthen our programs, and ensure the wellbeing of our staff and volunteers.
Listening and Learning
One of the most meaningful parts of my role is facilitating our quarterly Client Advisory Committee meetings. These gatherings ground our work in lived experience.
Clients share stories of heartbreak, creativity, perseverance, gratitude, and deep generosity. An artist in recovery, homeless but making beauty every day. A single mom entrepreneur working hard to build a life for her son—and give back to her community. People are determined to not be defined by their circumstance.
We don’t see our clients as problems to be solved. We see them as people with gifts to share and dreams to realize. Our job is to help clear the path. Championing Tomorrow—Together
At EChO, “champion” isn’t just a noun—it’s a verb. It means to uplift, advocate, and believe in people’s potential. It’s what Jim and Carol did in 1987. It’s what every volunteer, donor, employee, and partner continues to do today.
As we look ahead, we remain committed to walking alongside people on their journey—whether they come to us for food, housing, clothing, stability, or simply hope.
Whether you’ve generously supported us financially, volunteered, shopped at ReSale, run the Turkey Trot, cut firewood, or simply shared a kind word—you are part of this legacy. Thank you for being our champion. Together, we can build hope, health and security.
crises.
Here's to the next 35 years.
Above: The EChO ReSale shop. Far Left: EChO founders Jim Benson and Gordon Wyant Left: A clipping from the Sept. 17, 2003 edition of the Canyon Courier about the opening of the EChO ReSale Shop
