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January 18, 2024 ADVERTISEMENT

Here’s a Statistical Review of the Denver Metro Real Estate Market in 2023

Now that 2023 is in the books, I have done some statistical analysis of the year and how it compared to the other three “Covid years.” The result of that research is reflected in the various charts on this page. In addition to the “Covid years,” of course, we have the “interest rate surge” years, which had the opposite effect. Covid unexpectedly super-charged the real estate market, while the interest rate surge put a wet blanket on it. The effects of each are clearly visible in the charts. One way to do an apples-to-apples comparison of the years is to look at the price per finished square foot, which is independent of the price of the home. In this first chart, you can see how the value of homes using that criterion surged during 2020 and 2021 but dropped quickly in 2022 and has more or less leveled off since:

Looking at the both the median and average sold prices of homes, you see the same trend. I like to look at the median rather than the average when studying the market, because a few multimillion-dollar home sales can have a big effect on the average price of sold homes but has no effect on the median price.

market but because listings go under contract so quickly. However, when interest rates surge as much as they did in 2022-2023, homeowners will refrain from moving up (or downsizing) because of “rate lock.” They don’t want to sell their home with a sub-3% mortgage only to buy a replacement home at double that rate (or more). You can see that in this chart of active vs. sold listings:

In mid-2022 as interest rates began to rise, the sale of homes began to plummet and sellers took or kept their homes off the market at a rate higher than usual. The initial surge in active listings at that time was because fewer listings already on the market were going under contract as buyers waited in hopes that interest rates would decline again. By January 2023 it was evident that rates were staying high, and the pent-up demand of buyers to buy and sellers to sell kicked in. So, how slow did the market become? The following charts are good measures of that. As the pandemic took effect in March 2020, buyers flooded the market (as reflected above) buying homes further from their places of work and/or with more room for home offices now that work-at-home became a thing. This depleted the supply of homes for sale (again as reflected above), and caused the median days on market to plunge to 5 or 6 days. Because there are always overpriced homes which languish on the market, the average days in MLS (DIM)

However, the fact that the average sold price is consistently higher than the median price shows how active the market in million-dollar homes is. In a seller’s market, the number of active listings drops, not because homeowners aren’t putting their homes on the

We proudly provide free use of this moving truck to our sellers and buyers, along with free moving boxes, bubble wrap and packing paper. Non-profits and community organizations also put lots of free miles on it!

remained over 20 until finally sellers saw the writing on the wall and lowered their prices enough to sell, hence the low average DIM by mid-2023. By November 2022, new listings had dropped to a record low, but that was matched last month as shown in the next chart. Expired listings are another meas-

ure of the market’s health — and of how many sellers overprice their homes. That, too, hit a peak in late 2022 and again at the end of 2023. One of my favorite measurements of the seller’s market during Covid was the average ratio of sold price to listing price, indicating how much the average home benefited from a bidding war. In early 2021 and 2022, as shown in the following chart, it reached a record of

about 6% over asking price. Prior to 2020 it was typical for homes, on average, to sell slightly below asking price. As this last chart shows, homes aren’t now selling for above their original

How I Define Metro Denver

Every real estate statistician I know defines the metro area using county boundaries. The statistics I have gathered for this week’s column are derived from REcolorado’s listings within an 18-mile radius of downtown Denver, as shown above.

price but are selling for about their current listing price once that price had been lowered enough. As I’ve said so many times in the past (see the archive of my columns online at www.JimSmithColumns.com), pricing your home at or slightly below the market will typically net you more than if you list it for a wished-for price and then chase the market downhill. Also, just like politics, all real estate is local. Even within my hometown of Golden, I have watched homes languish on the market in one neighborhood while they trigger bidding wars a mile or two away. Bottom line, always hire an experienced Realtor like those of us at Golden Real Estate if you want to price your home right and get the highest price.

Rita and I Are on Vacation — Sort of...

As you read this, I’m in the second week of my 122day world cruise on the Viking Sky with my wife, Rita. You can subscribe free to my daily travel-blog at http:// WhereAreJimandRita.Substack.com. Because of the excellent internet connectivity on the ship, I’ll continue to do “business as usual,” except that my broker associates will be my “boots on the ground.” If you are on WhatsApp, you can call me, even at sea, using the same number as my cell phone. And you certainly can still email me. If you want to list or buy a home, I’ll refer you to the broker associate I feel best fits your needs.

Jim Smith

Broker/Owner, 303-525-1851 Jim@GoldenRealEstate.com 1214 Washington Ave., Golden 80401 Broker Associates: JIM SWANSON, 303-929-2727 CHUCK BROWN, 303-885-7855 DAVID DLUGASCH, 303-908-4835 GREG KRAFT, 720-353-1922 AUSTIN POTTORFF, 970-281-9071 KATHY JONKE, 303-990-7428 “I cannot do all the good the world needs, but the world needs all the good I can do.” —Jana Stanfield

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January 18, 2024

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Solution

TRIVIA 1. MOVIES: What state is the setting for the 1990s movie “Twister”? 2. GEOGRAPHY: Lake Okeechobee is in which U.S. state? 3. U.S. PRESIDENTS: Which president adopted the expression, “Speak softly and carry a big stick”? 4. MUSIC: Actor/singer Jared Leto also is the front man for which rock music band? 5. HISTORY: The U.S. Civil War ended in 1865 when Gen. Robert E. Lee surrendered to Union forces in which Virginia town? 6. SCIENCE: Which element has the symbol Pb? 7. GAMES: What is the destination in the board game Candy Land? 8. TELEVISON: Who was the longrunning host of “American Bandstand”? 9. U.S. STATES: What is the capital of Alaska?

10. LITERATURE: Who is the author of the autobiographical work “I Know Why the Caged Bird Sings”? Answers 1. Oklahoma. 2. Florida. 3. Theodore Roosevelt. 4. Thirty Seconds to Mars. 5. Appomattox. 6. Lead. 7. Candy Castle. 8. Dick Clark. 9. Juneau. 10. Maya Angelou. (c) 2024 King Features Synd., Inc.

Crossword Solution

285 Hustler 11

January 18, 2024

NOW HERE’S A TIP * Here’s a fun afternoon of play just waiting to happen: Check with your local grocery store or big box store to see if it has uncrushed cardboard boxes. Get several to create a cardboard city in your living room or child’s bedroom. They can be decorated to look like anything, or cut, trimmed and taped into most any shape. Kids even like to stock them with pillows and blankets for a cozy sleepover. When you’re done, break them down and recycle until the next adventure. -- J.J. in Florida * Sources who know say that if you drop a marble (clean glass) in your tea kettle, it will prevent it from scaling. * Like to use paper towels to dry your clean hands? Set them aside to dry, then you can use them for cleaning with glass cleaner or other solutions. * Use a shower curtain cut or folded in half under baby’s highchair to make cleaning up the floor easier.

1. Which group had a hit with “Rock Around the Clock”? 2. Name the ‘60s group that made a hit out of the 1934 classic “Blue Moon.” 3. What did Jerry Weiss, Dick Halligan and Jim Fielder have in common? 4. Who sang lead on “My Girl”? 5. Name the song that contains this lyric: “The poet, the physician, the farmer, the scientist, the magician and the other so-called gods of our legends.”

FLASHBACK

Answers 1. Bill Haley and His Comets, in 1964. It became an anthem for youth of the day, and stayed at the top of the chart for two months. 2. The Marcels. The group named themselves after a hairstyle that used curling tongs heated over a gas burner, the forerunner of a curling iron. 3. They were among the eight original members who started Blood, Sweat & Tears in 1967, all of them backup

* Air-popped popcorn is better for you and healthier. If you have an air popper, you’ll also have a jar of popcorn kernels. Keep them in the refrigerator or even the freezer. You can use them straight from the fridge, and the bonus is that you’ll have less unpopped kernels and bigger, fluffier popcorn. -- E.M. in Wisconsin * Stuck at school with a sticky zipper? Just rub it with a pencil lead and zip back and forth a few times. It totally works. -- W.K., a middle-school student, in Georgia Send your tips to Now Here’s a Tip, 628 Virginia Drive, Orlando, FL 32803. (c) 2024 King Features Synd., Inc.

singers who also played instruments. 4. David Ruffin, with the Temptations. 5. “Atlantis,” by Donovan in 1968. The strange song about the mythological Atlantis had everything going against it, including that it was nearly five minutes long, yet it climbed charts around the globe and was even covered by several others. (c) 2024 King Features Syndicate

12 285 Hustler

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RECYCLE This Paper

285 Hustler 13

January 18, 2024

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January 18, 2024Ja

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Real Estate Services

Doodle Puppies

Golden Doodles and Bernedoodles Home-Raised Heath Tested and Guaranteed Standard and Mini Size available Schedule a visit today! (970)215-6860 www.puppylovedoodles.com

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REAL ESTATE & RENTAL

Office Rent/Lease 400 sq. ft. with closed off, lockable reception area, sunny views off Highway 74. across from Elk Meadow. $1200/mo., month to month, longer term discount! John 970-485-4345.

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SERVICE DIRECTORY Buildings, Metal

METALBUILDING OUTLET CORP.

LOCAL BUILDINGS FOR 30+ YEARS!

Please support these amazing local businesses

· SHOPS & GARAGES · EQUIPMENT STORAGE · SELF STORAGE · BARNS & AGRICULTURAL BUILDINGS · EQUESTRIAN FACILITIES · COMMERCIAL BUILDINGS · AND MORE...

303.948.2038

METALBUILDINGOUTLET.COM

Cleaning

Residential & Commercial • Real Estate Move In/Out Weekly, Bi-weekly, Monthly Cleaning 24/7 Cleaning Waxing & Polishing Floors

720-985-4648

285 Hustler 15

January 18, 2024

SERVICE DIRECTORY Firewood

Home Improvement

100% SEASONED, SPLIT FIREWOOD Absolutely no pine or cottonwood! $475/cord, 2 cord special $800, 5 cords $1,675.

Roofing

Sheetrock & Drywall Framing Specialist EPA Certified Painter, Interior/Exterior Demolition • Insured 7+ Years Experience!

Home Improvement Room Builders LLC.

Our Family Professional arborists Tree Service capable of any job, big or small! Fire mitigation. 720-840-6120.

VOTED BEST ROOFING COMPANY Complimentary Roof Inspections

303-770-7663

Local Company Veteran Owned Integrity Focused

www.ValorRoofandSolar.com

Toll Free 866-552-6987 Cell: 646-825-1716

Handyman

HANDYMAN

Repairs • Install Fixtures, Appliance • Plumbing Electrical • Expert Tile • Kitchen/ Bath Remodel • Decks 35 yrs. experience • Licensed, Insured • References

Wes 720-697-3290

Septic Service

GO HANDYMAN CONNECTION

Search Septic Sewer Service

• Roofing, Siding, • Professional Painting interior & exterior • Handyman Services

Licensed & Bonded

720-985-4648

• Remodeling • Electrical • Plumbing

Home Improvement

MD’S DECK SERVICE

• Septic Pumping • Septic Repairs • Certified Inspections • Frozen Lines • And Excavating

Locally Owned and Operated. Serving Park, Jefferson & Clear Creek Counties.

303-838-5115 • www.searchseptic.com • searchseptic@gmail.com Solar

Painting

DECK REPAIRS PRESSURE WASHING/STAINING 303-720-4132 mdconstructioncompany.com

Green Mountain Painters

• Taking on interior carpentry work: flooring, doors, cabinets Also drywall repair, restoring bath tubs • 35% off Interior Painting

Two Pines Construction

Your Foothills & Littleton Area General Contractor

All Phases of Construction • No Job too Big or too Small Call Ken – 303.718.6115

Excellent reviews, licensed & insured

For appointment contact:

perezpaintingcolorado@yahoo.com

or call Hugo Perez

MOUNTAINTOP Complete custom bathroom remodeling • Tub and tile replacement Tub to shower conversions • Prime Baths acrylic bath systems Remodel in as little as one day! • Authorized Dealer. Licensed, Insured. 303-495-5328 • www.mountaintopbath.com

303-770-7663 303-647-3173

www.ValorRoofandSolar.com www.ValorRoofandSolar.com Towing

Available 24/7!

Propane Delivery

January

Fill-Up Special!

Free Estimates • Call Sam 720.731.8789

SOLAR SYSTEMS SOLAR SYSTEM

720-298-3496

Bath Remodeling

Siding & Windows Siding Repairs • Hail Damage Repairs Insulated Vinyl and Steel Siding

Residential andand Commercial Residential Commer

VO DISCO LUME UNTS ! 500+

$1.89 9 GLOBAL PROPANE Gallon 303-660-9290 Family Owned Business

Li mited Offe r Prices are su bject to chan

Text “globalpropane” to 22828 for email prices

• Towing and Recovery Professionals • Serving Evergreen and the Mountain Communities Main 303.674.0198 • Toll Free 800.664.3886 www.TowingEvergreenCO.com Tree Service

DANA ROE’S: firewoodtologging.com

All Phase Tree Services • Firewood: Pine, Aspen, Hardwood Trimming Chipping

Tree Climbing Tree Removal

Fire Mitigation Defensible Space

AG & State Programs • Licensed & Insured 43+ Yrs. Experience. 303-838-7377 By Dana Roe Ent., Inc.

16 285 Hustler

January 18, 2024Jan