A Guide To Home Ownership
Let's go shopping!
Table of Contents
Meet Sue Masterson
Sue’s Achievements
Meet Sue’s Team
Concierge Services
Our Team is Your Team
The Home Buying Process
Getting Pre-Approved
The Home Search Process
Making An Offer
Home Inspection
Cash to Close
Monthly Payments
Glossary of Real Estate Terms
Where We Work
Re/Max: A Global Leader
Re/Max of Boulder
Good Karma: Community Giving and Involvement
Our Schools: Boulder Valley School District
Our Schools: St Vrain Valley School District
Boulder Neighborhoods
Boulder County Communities
Client Testimonials
Sue Masterson
YOUR TRUSTED REAL ESTATE ADVISOR
SUE’S ADVANCED CERTIFICATIONS INCLUDE:
Certified Residential Specialist (CRS)
Accredited Buyer’s Representative (ABR)
Graduate Real Estate Institute (GRI)
In today’s competitive market, partnering with an experienced real estate professional who truly understands the local market is more important than ever. As a longtime Boulder resident and a Realtor for over 25 years, I bring in-depth market knowledge, a strong network, and the expertise needed to help you successfully navigate your real estate journey
I'm proud to consistently rank in the Top 1% of real estate agents in Boulder County and to be affiliated with RE/MAX of Boulder one of the top RE/MAX offices in the country. With a 95% repeat and referral rate, I’m incredibly grateful for the trust my clients place in me year after year
Of course, I don’t do it alone. I’m backed by a dedicated team of professionals who are just as committed as I am to delivering exceptional service Whether you ’ ve been through the process before or are selling for the first time, we ’ re here to guide you every step of the way
I look forward to working with you and helping you achieve your real estate goals!
We knew very little about the market in Boulder but Sue was referred to us by a trusted realtor in our home state. We knew after our first conversation with Sue we had the right person on our side. She did an outstanding job establishing realistic expectations and within 24 hours we were loaded up with all the pertinent information we needed to understand the market.
Rick M. | Buyer
Sue Masterson
Local Expert. Skilled Negotiator. Trusted Advisor.
Sue loves living and working in Boulder, and her deep involvement in the community is a testament to that passion. She offers the perfect combination of local expertise, skilled negotiation, and a trusted real estate advisor who’s dedicated to your success
LOCAL EXPERT.
As a long-time Boulder resident, Sue has become deeply embedded in the community Need a recommendation? Sue always has one at the ready Whether you ’ re searching for the best happy hour spot, a new hiking trail, where to see live music, or a trusted dentist, Sue is your goto guide for all things local!
SKILLED NEGOTIATOR.
With over 25 years in real estate, Sue has honed her negotiation skills to perfection She knows how to craft winning offers that are both creative and strategic, giving her clients a competitive edge. Thanks to her extensive network and respected reputation within the real estate community, Janet excels even in challenging negotiations Her impressive track record of success, particularly in multiple-offer situations, ensures that you ’ re always in expert hands.
TRUSTED ADVISOR.
When working with Sue, you can expect a thorough and thoughtful approach to the home sales process. She carefully reviews every aspect of the sale of your home so you are always kept well informed With a 95% repeat client rate, Sue has proven herself as a trusted advisor that clients rely on time and again. She is committed to helping you sell your home with your best interests at heart.
Sue’s Achievements
LIFETIME ACHIEVEMENTS
Realtor | since 1999
Graduate Realtor Institute [GRI]
Certified Residential Specialists [CRS]
Accredited Buyer’s Representative [ABR]
Inducted into RE/MAX Hall of Fame | 2010
RE/MAX Lifetime Achievement Award | 2014
RE/MAX Chairman’s Club Team | since 2024
RE/MAX Titan Club Team | since 2023
RE/MAX Diamond Club | since 2022
95% Repeat and Referral business
RECENT ACHIEVEMENTS
41 AVERAGE NUMBER OF ANNUAL SALES
Top 1% BOULDER COUNTY REALTORS
Top 50 PRODUCING TEAM AT REMAX NATIONWIDE
$32M AVERAGE ANNUAL SALES VOLUME
My Team is Your Team
Meet My Real Estate Team
Amanda Wember Director of Operations Marketing Since 2016
My team of dedicated professionals work collaboratively to ensure you have a seamless real estate buying experience
Stephanie Wickstrom Office Manager
VanaSum TransactionCoordinator Since 2007
Dana Leventhal Marketing Assistant
Sue Masterson Team
Concierge Services
When working with Sue, you can expect a thorough and thoughtful approach to the home search process She carefully reviews every property, providing insights on the pros and cons of each With a 95% repeat client rate, Sue has proven herself as a trusted advisor that clients rely on time and again. She is committed to finding your perfect home with your best interests at heart.
What to Expect from a Real Estate Concierge Service
Comprehensive Support
Our concierge services offer end-to-end support for sellers, from prelisting preparation all the way through closing We take care of the details so you can focus on your next chapter.
Access to Reliable Networks
We simplify the process of moving and home preparation by connecting you with trusted contractors and professionals
Our extensive network includes:
Suppliers and Contractors
Home Inspectors and Handymen
Architects and Interior Designers
Movers, Cleaners, and Window Washers
And so much more. Whatever you need, we ’ ve got you covered!
Your Resource for Life
Our goal is to exceed your expectations and make the selling process as seamless as possible. Many of our clients become lifelong friends, and we continue to provide ongoing support long after the sale. We’re committed to being your go-to real estate resource for years to come
Our Team is Your Team
Professional Service Providers
This is a partial list of our trusted contractors who will get the job done!
Appliance Sales & Repair
Cabinets & Counters
Carpet Cleaners
Cleaners
Drywall Installation & Repair
Electricians
Grout Cleaning & Repair
Handypersons
Hardwood Floor Installation &
Refinishing
Home Inspectors
HVAC
Landscaping & Sprinklers
Metal Fabrication
Movers
Organizers
Painters
Plumbers
Roofers
Tile Installation & Repair
Window Treatments
Window Washers
And many more
The Home Buying Process
1. Get Loan Pre-Approval
Start with a lender pre-approval letter. This step tells you what loan amount you can get and strengthens your offer when you find the right home. Pre-approval sets you up for success in your home search.
2. Buyer Consultation
We’ll meet to discuss your must-haves and preferences for your new home. We’ll identify criteria that match your preferences and budget, set you up with an automatic search, and reach out to our real estate network to bring you off-market opportunities.
3. Visit Properties
Time to go shopping! We will explore various properties to find the perfect home for you.
4. Complete Loan Application
If you ’ re financing, you’ll need to complete the full loan application
5. Make an Offer
Once you find the right home, we’ll perform a comprehensive market analysis to determine the best strategic offer. Our team of experienced and successful negotiators, will ensure the best terms possible.
6. Deliver Earnest Money
After going under contract, you’ll deliver earnest money to the title company.
7. Due Diligence Document Review
The seller provides all relevant documents, including manuals, invoices, surveys, appraisals, and previous inspections
8. Home Inspection
A thorough inspection uncovers potential issues and provides critical insights into the property’s condition. We recommend getting a home inspection to identify any issues with the structure or mechanical systems
9. Appraisal
Your lender schedules an appraiser to confirm the property’s value.
10. Homeowners Insurance.
Shop around for homeowner’s insurance to protect your investment
11. Final Mortgage Approval
Ensure your loan is fully approved before closing.
12. Final Walk-Through
We’ll walk through the property just before closing to confirm it’s in the agreed-upon condition and that any inspection items are completed
13. Closing
On closing day, bring any additional funds needed to the title company, sign all paperwork, and you ’ re officially the owner of your new home. We couldn’t be more excited for you!
Getting Pre-Approved
Before starting your home search, getting pre-approved for a mortgage is crucial. A pre-approval letter from a lender provides a preliminary commitment in writing, indicating how much you can borrow based on your income, assets, and credit information This step helps you understand your budget and strengthens your offer Most pre-approval letters are valid for 30-60 days. We can recommend trusted lenders if needed.
Here are some things to start getting organized:
Documents to gather:
Pay stubs for the last 30 days
Bank statements for the last 60 days [checking, savings, brokerage and investments]
Two years of personal and business tax returns [if applicable]
W2s for the past 2 years
Driver’s license or ID
What can you use as a down payment?
Down payments can come from a variety of sources. You can use your assets or assistance/gifts from sources which don’t need to be repaid
Liquid assets such as money in a checking or savings account
Investments
Family member gifts that do not need to be repaid
Loan approval key factors
Employment history
Debt-to-income ratio
Assets
Credit History
The Home Search Process
Now for the exciting part finding your new home! We’ll work together to understand your goals and provide continual market insights
Our Buyer Consultation:
We’ll discuss your preferences and set the stage for your home search.
Here are some questions we’ll go over:
What is your timeframe for moving?
Do you have an ideal location or specific neighborhood in mind?
Are there any particular school districts you prefer?
What type of home are you looking for? (Single-family, townhome, condo, multi-family, etc )
How many bedrooms and bathrooms do you need?
What’s your preferred square footage?
Any special features you want? {Home office, main floor master, extra storage, workout space, pet-friendly, space for entertaining, garage spaces, yard size)
You Found The Home Making an Offer
Once you find the right home, we’ll strategize and make an offer. We’ll review market data, assess competition, and consider your goals to craft a strong, strategic offer.
Making Your Offer Competitive:
Increase the offer price
Shorten the closing time
Offer a rent-back option
Put down non-refundable earnest money
Waive inspection, appraisal, and/or loan objections
We’ll stay in consistent communication with the listing agent and present your offer with a timeline for response Your offer may be accepted, rejected, or met with a counteroffer We’ll navigate each scenario with a focus on success
Home Inspection
Why we don’t want to skip this step
We highly recommend every buyer schedule a professional home inspection This step is crucial as it uncovers potential issues and provides vital insights into the home’s condition We’ll assist you in setting up the inspection and be present to discuss the results with the inspector. After the inspection, you’ll receive a comprehensive written report detailing any recommended repairs.
Based on the inspection results, you might choose to request additional inspections or ask the sellers to complete repairs before proceeding. Our team will help you interpret the report and navigate the next steps in the negotiation process.
The Inspection Evaluates:
Appliances
HVAC (Heating and Cooling)
Plumbing
Electrical systems
Roof
Structural integrity
And more
Additional Inspection Options
Mold Test
Radon Test
Sewer Line Scope
Septic System Test [if not on city water]
Cash to Close
The necessary cash to close includes several components:
Down Payment
This is the amount you contribute to the purchase price of your new home. Typically, buyers put down a minimum of 20%, but many loan products allow for lower down payments, sometimes as low as 3%.
Discuss your options with your mortgage loan officer.
Earnest Money
This deposit, made after your offer is accepted, is credited towards your down payment
Additional Funds to Close
Besides the earnest money and down payment, there may be other costs, including:
Lender Fees
Title Fees
Transfer Taxes
Deposits for Escrows and Prepaids
Monthly Payments
Understanding your monthly mortgage payment is essential Your lender will provide a worksheet outlining all estimated costs included in your payments
Components of a mortgage payment typically include:
Principal Interest
Property Taxes
Insurance
HOA Fees (if applicable)
Private Mortgage Insurance (depending on your down payment)
Glossary of Helpful Real Estate Terms
Appraisal | An appraiser conducts an appraisal of the value of the home
Appreciation | Increase in the value of an asset that’s caused by external economic factors occuring over time
Closing | The final step in financing a home that involves signing all documents at the title company
Closing Costs | The fees a seller and buyer pay to complete the real estate transaction
Concessions | Incentives such as payments for closing costs, necessary repairs, or personal property such as furniture that a seller offers the buyer to close the sale
Due Dilligence Documents | Seller provides buyer with any documents pertaining to the home
Earnest Money | A deposit, held by the title company, to buy a home
Escrow | The holding of funds or documents by a neutral third party prior to closing. This is typically a done by a title company
Home Inspection | Buyers hire an Inspector to provide detailed information on the major systems in the home
Home Sale Contingency | A provision in a contract stating that they buyer has a home to sell prior to purchasing the replacement home
Inspection Credits | The amount a buyer asks a seller to pay or credit back to them at closing to fix issue[s] that come up during the inspection process
Loan Application | Buyer to have loan application completed for the lender
Loan Approval | Formal authorization for the buyer to get the loan from the lender
MLS | A comprehensive database available to real estate professionals with detailed information on most homes on the market
Possession | Upon completion of closing this is the date buyer can take possession of the property
Post-Occupancy | An agreement where the seller is able to remain in the home for a specified duration after the closing
Property Taxes | Annual amount paid by a property owner to the local government or the municipal corporation
Seller's Property Disclosure | Seller’s disclosure of conditions that they know about their home
Success Fees | These are the fees paid to the listing and selling real estate agents
Title | A title is evidence by a deed recorded in the county records office that verifies ownership of real property
Title Insurance | Title insurance is a form of indemnity insurance that protects the holder from financial loss sustained from defects in a title to a property
Where We Work
We are proud to work throughout Boulder, Broomfield, Jefferson and Weld Counties.
Boulder
Broomfield
Erie
Louisville
Superior
Niwot
Lafayette Longmont
Lyons Westminster
Golden
Gunbarrel Nederland
Fredrick/Firestone & more!
The RE/MAX Advantage A Global Industry Leader
With a presence in over 100 countries and territories, the RE/MAX network’s global footprint is unmatched by any other real estate brand. RE/MAX has helped millions of families buy or sell a home. RE/MAX is the most recognized real estate name on the planet. From Switzerland to St. Croix and New York to New Zealand, distinguished customers associate RE/MAX with the best agents in the business. RE/MAX is also the most advertised brand in real estate. NOBODYINTHEWORLDCLOSESMOREREALESTATE
50 Leading real estate company for nearly 50 years
110 Operating in over 110 countries and territories
80,299 Re/Max Agents in the U.S. and Canada
140,000 Real estate agents world wide
RE/MAX of Boulder A Local Real Estate Leader
Foundedover40yearsago,RE/MAXofBoulderhasearneditsplace asthelongstandingleaderinrealestateforBoulderCounty RE/MAX ofBoulderwasthethirdfranchisetoopeninRE/MAXhistorywhenit wasestablishedin1977byitsOwner&FounderTomKalinski.The Boulderofficehasbeenamodelofsuccessfromthebeginning.They haveover100award-winningRealtorswhoareamongthebestinthe nation,averagingover15yearsofexperience.Theirteamhasexpert knowledge,seasonedbackgrounds,andarededicatedtotheir clients
RE/MAXofBoulderhasbeenthe#1realestatecompanyinBoulder Countyhomesalesformorethan30yearsofour40+yearhistoryand the#1singleRE/MAXofficeintheU.S.8times.Whetheryou're lookingtobuyorsellahome,youcantrustRE/MAXofBoulderto representyourneedswithprofessionalism,expertise,andintegrity.
WeareproudtobeapartofthedistinguishedRE/MAXofBoulderteam!
REMAXOFBOULDERAWARDSANDDISTINCTIONS
No 1RE/MAXOfficeNationwide,8Times
RE/MAXOutstandingBrokerageoftheYear
BoulderWeekly'sBestofBoulderCounty
ColoradoDaily'sCU&Boulder'sBest
DenverBusinessJournal'sTop10ResidentialRealEstate Brokerage
Good Karma Community Giving + Involvement
Giving back to the local community - and the world at large - brings it full circle Every time we sell a home, we donate to one of these extraordinary nonprofits:
I HAVE A DREAM FOUNDATION OF BOULDER COUNTY
COMMUNITY FOODSHARE
SAFEHOUSE PROGRESSIVE ALLIANCE FOR NONVIOLENCE
COLORADO PUBLIC RADIO
CAROUSEL OF HAPPINESS
BOULDER VALLEY HEALTH CENTER
BRIDGE HOUSE
ROCKY MOUNTAIN EQUALITY
GOODWILL
DENVER ART MUSEUM
Want to know more about these nonprofits?
Just ask Sue, she's always excited to tell you about her nonprofit partners.
Boulder County Schools
Boulder Valley School District
Boulder County offers award winning, exceptional educational opportunities There are two separate school districts as well as open enrollment opportunities
Boulder Valley School District
BVSD consistently ranks among the top school districts on Colorado’s Front Range and was recently awarded #2 in the state (Niche 2023).
Covering 500 square miles and serving 11 communities, BVSD operates 56 schools and boasts a 91.3% on-time graduation rate. Learn more about BVSD at www.bvsd.org.
Elementary Schools: 36
Middle Schools: 19
High Schools: 15
Charter Schools: 5
Boulder, Broomfield & Weld County Schools
St Vrain Valley School District
Boulder County offers award winning, exceptional educational opportunities There are two separate school districts as well as open enrollment opportunities
St Vrain Valley School District
St. Vrain provides a rigorous academic foundation with over 70 instructional focus programs and offers open enrollment opportunities. It has the highest graduation rate in the Metro Denver area at 93.3%.
Learn more about the St Vrain Valley School District at www.svvsd.org.
Elementary Schools: 29
Middle Schools: 13
High Schools: 12
Charter Schools: 6
Boulder Neighborhoods
DowntownBoulder
TheHill
Chautauqua
SouthBoulder
CentralBoulder
NorthBoulder
OldNorthBoulder
EastBoulder
UniversityofColorado
Gunbarrel
Downtown Boulder
The vibrant heart of Boulder, centered around historic Pearl Street, is known for its brick-paved pedestrian walkway lined with unique shops, acclaimed restaurants, and Victorian-era architecture.
The Hill
Adjacent to CU’s campus, this neighborhood is a social hub featuring a lively mix of food, drinks, and live music popular among students and visitors
Chautauqua
Located at the base of Boulder's Flatirons, Chautauqua is renowned for its scenic beauty and historic significance, centered around the Colorado Chautauqua, founded in 1898.
South Boulder
Known for its laid-back lifestyle and beautiful trails, South Boulder offers easy access to national laboratories and is nestled into the foothills.
North Boulder (NoBo)
Once an industrial area, NoBo is now a vibrant neighborhood attracting young families, artists, and new businesses, including breweries and artisan shops.
Boulder Neighborhoods
Central Boulder
Geographically central and close to major attractions, Central Boulder is a bustling hub with hotels, cultural institutions, and renowned restaurants.
Old North Boulder
A small enclave north of downtown, Old North Boulder features midcentury modern homes, urban farms, and the distinctive Ideal Broadway Shops and Community Plaza Shopping Center
East Boulder
Offering slightly lower real estate prices, East Boulder is home to a growing tech industry and a variety of progressive restaurants, coffee shops, breweries, and winding bike trails
University of Colorado
Founded in 1876, the University of Colorado Boulder shapes the city’s progressive identity with its 786-acre campus featuring Tuscan Vernacular Revival architecture, expansive greens, and shaded alcoves.
Gunbarrel
Situated northeast of central Boulder, Gunbarrel combines established neighborhoods with newer construction, offering diverse options for homebuyers in a lively area.
Boulder County Communities
Broomfield
Overview: A thriving economic center, Broomfield is the 5th fastestgrowing city in the nation, benefiting from its location along the DenverBoulder corridor. Major employers include Interlocken Business Park and Flatiron Crossing Mall.
Population: 76,121
Erie
Overview: Located 15 miles east of Boulder, Erie offers a small-town atmosphere with new residential and retail developments. It’s named the #2 top city in Colorado for raising a family.
Population: 36,888
Lafayette
Overview: Just 12 miles east of Boulder, Lafayette provides small-town charm with single-family neighborhoods and parks. The downtown area is being revitalized, supported by its affordability compared to neighboring cities.
Population: 30,441
Longmont
Overview: Known for its affordability, Longmont is business-friendly with strong economic development. Located 16 miles northeast of Boulder, it features a historic downtown with diverse retail options, including big box stores and a newly renovated mall.
Population: 98,444
Louisville
Overview: Frequently ranked as one of the best places to live in the country, Louisville offers family-friendly single-family neighborhoods, good schools, parks, and an historic Main Street with independent shops and restaurants It also features a mix of redevelopment projects and office space
Population: 20,128
Lyons
Overview: Situated 17 miles north of Boulder, Lyons is the gateway to Rocky Mountain National Park, offering a picturesque Colorado setting with abundant nature and recreational opportunities.
Population: 2,132
Nederland
Overview: Nestled in the mountains 17 miles from Boulder, Nederland provides a rustic lifestyle with stunning scenery, close proximity to Eldora Ski Resort and Indian Peaks Wilderness, and a charming local scene with cafes, restaurants, and shops.
Population: 1,495
Niwot
Overview: Positioned halfway between Boulder and Longmont, Niwot features stunning estates and more affordable properties. The historic downtown area boasts eclectic stores, restaurants, and restored buildings.
Population: 4,097
Superior
Overview: Known as the Gateway to Boulder Valley, Superior is centrally located 10 miles west of Boulder. It’s recognized by Money Magazine as one of the “Best Places to Be a Kid” and features one of the nation’s largest indoor sports facilities. The downtown area offers a blend of residential styles, lodging, diverse retail, and dining options
Population: 13,446
Client Testimonials
Sue guided us through the purchase of our first home She was excellent to work with, very responsive, and helped us find the perfect place that fit our needs, style, and budget.
Nicholas | Buyer
Being from out-of-state, having a local expert you can trust was needed and Sue and her team is just that Detail oriented, candid, with many local resources and connections are invaluable to make the home purchase as smooth as it can be.
Diane | Buyer
Sue is just the best! She helped us find our first home in Colorado while we were living in London and knew nothing about Boulder Her knowledge of the area and of the market was superb. We came for a short house-hunting visit and she showed us 24 homes in 2-1/2 days resulting in us finding our dream home. She has helped with finding other services, handymen, etc., and we have maintained a relationship for nearly 8 years now We will definitely be using her to sell this home when the time comes, she is truly the best and I can't recommend her highly enough.
Suzanne | Buyer
Sue [and her team] were amazing to work with. When we found a house in Erie that we fell in love with they worked quickly and managed to close for us at $20K below asking, despite a hot market and multiple offers. They were very communicative and very helpful during the whole closing process, and have a wonderful knowledge of the market in the Boulder area. I would highly recommend Sue and her team!
Dana | Buyer
When we started the search for a new home....luckily for us, we had the good fortune of connecting with Sue Masterson Sue's common sense approach was perfect for us She listened to what we were in search of and only presented homes that met our criteria. Her knowledge of the real estate market is exceptional as well as her knowledge of home construction and connections to local trades people. Sue helped us to seal the deal the same day of our offer. As far as helping us close on the house I can't say enough good things about Sue and her whole Team All were Professional, thorough, communicative, and friendly They absolutely walked us through the entire closing process. We highly recommend Sue, and will most certainly use her again. Thank You Sue!!
Monty | Buyer
We have worked with Sue Masterson as both buyers and sellers, and we cannot recommend her more highly Sue and her team are knowledgeable, attentive, responsive, savvy, and kind. Sue really knows the Boulder market, including in this tricky moment of flux. We trust her judgment and found her advice very valuable. When you work with Sue, you have a trusted partner every step of the way, and your are always in good hands
Darcy | Buyer + Seller
My husband and I just purchased our first home with the help of Sue. She is absolutely wonderful to work with. Sue moves as fast as you do. Working what seems like around the clock, she is quick to answer your questions (even after your closing) We found a house within the first week of looking and with her advisement we were excepted on our first offer. Which is very rare in our area. She is very kind and can help you find the home that is right for you. We highly recommend her and her wonderful team.
Cole | Buyer
