At Home Colorado: Boulder County Edition

Gabe Bodner of The Bodner Team Makes Move to OneTrust Home Loans with The Rueth Team

Open Homes and Virtual Tour Quick Guide

Looking for a home? View comprehensive listings of local virtual tours and open houses taking place from all across the area.

The Season for Gratitude in Boulder County Real Estate

Despite the highest interest rates in decades, annual statistics show that much of Boulder County still holds double-digit gains in single-family homes median prices.

The Lighter Side: The Curse of Seeing Home Construction Flaws

Is it perfectly straight? Only the level tool (or someone’s “squinty, judgy” eyes) can tell.

ATHOMECOLORADO.COM

COLORADO HOME & REAL ESTATE

CONTRIBUTING WRITERS

Faith Kroschel

Tom Kalinski

Duane Duggan

Gabe Bodner

Mary Lynn Bruny

ADVERTISING CONSULTANTS

Thais Hafer

Toni McNeill

REAL ESTATE

ADVERTISING DIRECTOR

Mary Romano

MANAGING EDITOR

Greg Stone

Submit your news or home-related events to gstone@dailycamera.com To advertise, call 303.473.1456.

HOME AND GARDEN

4-H is for everyone

Youth and in Boulder County age 5 through 18 have the exciting opportunity to get involved in area 4-H clubs and projects.

4-H programs offer immense benefits to kids including building confidence, enthusiasm and leadership skills. Here in Boulder County, more than 300 youth are enrolled in the Colorado State University Extension’s 4-H program in 2022. As the nation’s largest positive youth development program, 4-H teaches through hands-on learning and selfguided projects.

Starting at age 5, kids can join 4-H and start building the skills they need to succeed in life. Through hands-on projects and activities, kids learn teamwork, leadership and civic responsibility. They also develop communication skills and learn to work with others. 4-H helps kids build healthy habits and make smart choices for a lifetime. 4-H members participate in age-appropriate activities throughout the year and also participate in the communities around them through service-learning projects and community activities.

HOME & GARDEN EVENTS

Boulder County 4-H is proud to offer a full range of projects for every interest area. (Photo: Shutterstock).

Mentors and adult volunteers provide guidance, ask questions, share their knowledge and give encouragement to the youth in the 4-H program. In 2022, Boulder County had 175 adult 4-H volunteers involved in local youth programming. These adult volunteers drive our members to greater understanding and engage them in their communities.

Members and volunteers participate in a club setting, where 4-H participants meet together with a qualified leader to plan and learn on a regular basis about multiple aspects of their 4-H experience.

Boulder County 4-H is proud to offer a full range of projects for every interest area. 4-H members can learn to bake, decorate cakes, exercise their

artistic abilities, learn about small engines, plan a garden, raise livestock animals or learn about training a companion animal. There is something for everyone in 4-H!

If you are interested in joining 4-H in your area, contact the Boulder County Extension 4-H office by email at 4hinfo@bouldercounty.org or visit

boulder.extension.colostate.edu/ 4h for more information.

Faith Kroschel is an Extension Agent for 4-H Youth Development at the Colorado State University Extension Boulder County. For more contact CSU Extension at the Boulder County Fairgrounds, 9595 Nelson Road in Longmont, call 303.678.6238 or visit boulder. extension.colostate.edu.

A Marketing Feature of

“Tipi to Tiny House: HandsOn Homebuilding” exhibit

At Home Colorado is a Marketing Feature that is produced weekly by the Boulder Daily Camera and Longmont Times-Call. dailycamera.com timescall.com athomecolorado.com

©2022 Prairie Mountain Media.

Presented by Longmont Museum, Now through Jan. 8, 2022. $8 Adults. $5 Students/Seniors. longmontmuseum.org.

Thoughtful Climate

Solutions for the Here and Now Presented by CU Boulder

Dec. 2, 5, 6

Environmental Design, ENVD Gallery, Boulder calendar.colorado.edu/ event/thoughtful_climate_ solutions_for_the_here_ and_now#.Y36gH-zMIlE

Lunch N’ Learn Gardening Class

Presented by Northern Colorado Libraries and

CSU Extension Dec. 14, Noon to 1 p.m. Virtual Event lovgov.org/Home/ Components/Calendar/Eve nt/99535/20?curm=12&cu ry=2022

View more events at: DailyCamera.com/Calendar or TimesCall.com/Calendar.

FAITH KROSCHEL

REAL ESTATE The season for gratitude in Boulder County real estate

Boulder County homeowners have a lot to be thankful for this holiday season. Despite the highest interest rates in decades causing downward pressure on purchasing power, annual statistics show that much of Boulder County still holds double-digit gains in singlefamily homes median prices.

Nationally, real estate news has been dire. Rates for a 30-year xed-rates mortgage jumped from about 3% as 2022 kicked off to 7% today. Quickly rising mortgage rates brought nationwide home sales down 23.8% year-overyear in September, according

TOM KALINSKI

Despite the highest interest rates in decades causing downward pressure on purchasing power, annual statistics show that much of Boulder County still holds double-digit gains in single-family homes median prices.

COVERPROFILE

Gabe Bodner of The Bodner Team makes move to OneTrust Home Loans with The Rueth Team

The Rueth Team partners with reverse mortgage specialists, The Bodner Team

BOULDER – The Bodner Team, in partnership with The Rueth Team, a Denver mortgage loan originator led by senior vice president Nicole Rueth, has announced its move to OneTrust Home Loans to further expand its offering by providing more loan products, services and access to clients beyond traditional financing than ever before.

“I am motivated and enthusiastic about the transition to OneTrust Home Loans,” said Gabe Bodner. “I remain committed to providing alternative solutions for older homeowners to utilize their real estate as a financial tool to support their golden years. This new partnership with OneTrust Home Loans offers more loan products and services to create even more opportunities for our present and future clients.”

Bodner focuses on education for Realtors, financial advisors, consumers and clients on reverse mortgages. He wants everyone “to live their best life in retirement” which many can achieve with a reverse mortgage loan. Bodner specializes in helping seniors evaluate their income and cash flow years. “Retirement in our country is broken and my goal is to help change the way retirement is done.”

“I could not be more excited about The Rueth Team’s new partnership with OneTrust Home Loans. Our team has grown tremendously over the past decade, and this next chapter has come at the perfect time for our next phase of expansion,” said Rueth. “As we make this future-forward move, we remain committed to empowering and educating people to build wealth through real estate and manage their long-term goals, which weaves greater opportunity for our retirement mortgage sphere led by the fantastic Gabe Bodner with The Bodner Team. We look forward to where we are headed and the strategies we can provide to clients, agents and partners with OneTrust Home Loans.”

As a mortgage professional of over 20

years, Gabe Bodner with The Bodner Team has experienced all aspects of the mortgage lending industry as a mortgage banker,

broker, sales manager, branch manager and branch owner of a very successful net branch in Silicon Valley, CA. His network of past clientele includes first time buyers, investors, flippers, developers and more.

Gabe’s specialty is serving seniors. As a reverse mortgage planner, Gabe helps seniors evaluate their income and cash flow needs in retirement. Gabe explains that by including home equity into one’s retirement planning strategy, his clients will not only improve cash flow, but they can also pay less in taxes and leave a larger legacy for their heirs. Gabe’s expansive experience is what led to The Rueth Team’s acquisition in early 2021 and is why the transition to OneTrust Home Loans is the next step for continued success.

For more information on the new partnership, contact Gabe at The Bodner Team at 720.600.4870 or visit reversemortgagesco.com

Gabe Bodner

The Bodner Team – Gabe Bodner, Tamara Bodner, Nick Walford. (Photo courtesy: Gabe Bodner).

REAL ESTATE

Home for the holidays – gift giving to first-time home buyers – Part 1

For 26% of first-time home buyers, saving for a down payment on a home is the most challenging step in the home buying process, according to the 2022 Profile of Home Buyers and Sellers report by the National Association of Realtors® (NAR). Overall, it is very difficult for first-time buyers in this housing market. Of all home buyers, only 26% were first-time buyers in 2022, down from last year’s 34%. Since NAR’s data collection started, this is the lowest share of first-time buyers. Moreover, the typical first-time buyer is now 36 years old, the highest age ever.

Jessica Lautz, vice president of demographics and behavioral insights at NAR, says, “It’s not surprising that the share of firsttime buyers shrank to the lowest level ever recorded given the housing market’s combination of historically low inventory, persistently high home prices, and rapidly escalating interest rates.”

In an appreciating market such as Boulder Valley, purchasing a first home becomes harder as time goes on because home prices continue to rise. The saying goes, “You can’t out save the market.”

NAR also states that 22% of first-time buyers depended on a gift from a relative or friend to help with the down payment. This brings us today’s topic, which is how to gift money to help a home buyer purchase their first home.

In 2022, someone can gift $16,000 per person without any tax considerations. For a married couple giving to a child, that adds up to $32,000. In addition to a first-time buyer’s savings, that could be enough to

2022, someone can gift $16,000 per person without any tax considerations.

make a home purchase possible. However, in many cases it isn’t. If a couple decides to gift more than $32,000, they will need to file a gift tax return. Before making a gift, check with your tax advisor to see what works best in your situation.

Another idea is the First-Time Homebuyer Savings Account (FHSA). This type of account was approved by Colorado State Legislature (House Bill 16-1467) and became available in 2017. Any Coloradoan can set up this account to be used towards a down payment and anything included on the settlement statement such as closing costs, inspections, and lender fees. Setting up an FHSA allows the down payment to grow free of Colorado taxes on any gains in the account. Up to $50,000 in principle can be placed in the account and it can grow to up to $150,000 tax-free.

The tax benefit isn’t all that remarkable in and of itself, but it does help. Perhaps even more important is that it creates an automatic system for monthly

contributions to ensure that the savings grow. In addition to any gifted funds they might receive, first-time home buyers can make their own contributions to the FHSA.

There will be an annual contribution cap of $16,000 ($32,000 if filing jointly). There is no time limit on how long the account can be open. That means a grandparent can even open an account now to start saving for their newborn grandbaby’s future home.

To qualify for a FHSA you need to be a first-time homebuyer, but there are exceptions. If you were married and owned a home with your spouse but you have been divorced for three years, you still qualify. You can buy a home with someone that has owned a home, just as long as you haven’t owned a home before.

It is easy to get started! Almost any kind of account you can have set up in a financial institution can be in a FHSA Account. Examples are savings accounts, money

market accounts, CDs, stocks, bonds, mutual funds and even insurance. If you are just getting started you can open up a new account, or you can designate an existing account to become your FHSA.

In this season of giving, why not get someone started with a gift and then help create a plan for monthly contributions to an FHSA to save up for a specific down payment by a specific date. Be sure to consult a financial planner, accountant, mortgage loan officer, and Realtor® to create a plan that’s just right for you and the firsttime homebuyer.

To learn more, visit: nar.realtor/newsroom/nar-findsshare-of-first-time-home-buyerssmaller-older-than-ever-before.

Duane has been a Realtor for RE/MAX of Boulder since 1982. Living the life of a Realtor and being immersed in real estate led to the inception of his book, Realtor for Life. For questions, e-mail DuaneDuggan@boulderco.com, call 303.441.5611 or visit boulderco.com.

DUANE DUGGAN

In

MORTGAGE What is a HECM Reverse Mortgage loan

Have you heard of a HECM loan? If not, let me share with you what it is and clarify if it is something you should consider. First of all, HECM which is pronounced “Heck-Em” stands for Home Equity Conversion Mortgage. You may not recognize the term HECM but I am willing to bet you have heard of a Reverse Mortgage right? A HECM is the most common type of Reverse Mortgage and is generally one in the same.  HECMs have been around since 1988 and have had many changes and improvements to the program over the last 33 years. But most importantly, the program has been revamped, making them safer and better today.

Yes, I know, for some seniors the concept of a reverse mortgage has negative connotations. But, let me assure you, there are a LOT of misunderstandings and flat out lies about reverse mortgages from people who really do not understand them. Over the next few months, I will be sharing fact-based information on what a reverse mortgage is, how a reverse mortgage works, the costs, the benefits, the misconceptions, the pros and cons, different ways to utilize a reverse mortgage, how it could benefit you or someone you know and much more.

So here we go…

Home equity is often an ignored asset in retirement and in many cases, it could be your largest asset, especially for seniors. In fact, there is currently over $11 billion of home equity among seniors in our country today. So here is the challenge… we work very hard to purchase a home and we pay a lot of money over the years maintaining the home, making mortgage

payments, and working to pay down the mortgage or to even pay off the mortgage. In fact, people celebrate not having a mortgage anymore. This was a great financial strategy maybe 10, 20 or even 30 years ago but have you ever asked why this was the goal and if that should still be your goal today?

I ask you to think of this, why do we want more home equity? Isn’t more cash what we really want? Home equity is not liquid money and equity cannot be used like cash to purchase needed items. You cannot remove your front door or your chandelier and use it to purchase groceries, gas or medications or to go on a vacation with your family. You see, we all want to accumulate equity and yet equity is not a usable asset in retirement.

That is where the Home Equity Conversion Mortgage (HECM) comes into play. A HECM is a tool that allows a homeowner aged 62 or older to access a portion of their home equity and convert it to cash without having to sell their home or make a

monthly mortgage payment (you are always required to pay the property taxes and home insurance).

A HECM is a way to turn a portion of the equity in your home into usable cash (free of income taxes*). So far, doesn’t that sound intriguing? The proceeds from a reverse mortgage can be used for anything, to include but not limited to, paying for unexpected expenses, such as home improvement, nursing home costs or long-term care. It could also provide you with additional cash flow for all your ongoing monthly expenses. As long as all the loan terms are met, the loan does not require repayment until the last surviving borrower permanently moves out of the home, sells the home or passes away. The reverse mortgage allows you to access equity through a lump sum, a monthly payment plan or a line of credit (or a combination). I will write more in the upcoming weeks on how each strategy works with some examples.

Here is an example of a client

I helped recently and how she used a reverse mortgage to help her: she previously had a monthly mortgage payment and was quickly spending down her retirement savings. Her financial adviser showed her that based on her income and expenses she will likely run out of money by her early80s if she did not make some adjustments to her income or expenses. After factoring in the reverse mortgage loan, and eliminating her mortgage payment, her retirement funds will now last her into her mid90s, and she even has additional cash available from the reverse mortgage to complete needed updates to her home.

Gabe Bodner is a Retirement Mortgage Planner in Boulder. Gabe utilizes the latest research from the top researchers to assist his clients to Live for Today and Plan for Tomorrow. To reach Gabe, call 720.600.4870, e-mail gabe@bodnerteam.com or visit reversemortgagesco.com.

GABE BODNER

A HECM is a way to turn a portion of the equity in your home into usable cash.

NEW HOME BUILDERS / COMMUNITIES

BOULDER, BROOMFIELD & LONGMONT AREA

BOULDER

1 Velo Condos Builder: Thistle Velo LLC

BROOMFIELD

8 Baseline Colorado Builders: Boulder Creek Neighborhoods, Meritage Homes, Thrive Home Builders

7 Vive on Via Varra Builder: Meritage Homes

ERIE

22 Coal Creek Commons Builder: Century Communities 23 Colliers Hill Builders: Boulder Creek Neighborhoods, KB Home, Richmond American 20 Compass Builder: Lennar 21 Erie Commons Builder: Boulder Creek Neighborhoods

Our region is home to more than 300,000 residents and includes some of the most diverse, natural landscapes and sustainable development along the Norther n Front Range of Colorado

From open space, land use and sustainability policies to forwardthinking and compassionate human services programs, our city and town gover nments help foster a vibrant, healthy and active community It’s no wonder why those who live here stay and why our the area is coveted as a place to relocate to. Here we highlight a selection of the area’s new home communities and which builders are building where.

To view new home communities and builders across the Colorado Front Range, view our interactive map online at: www AtHomeColorado.com/NewHomeMap

24 Erie Highlands Builder: Oakwood Homes 27 Erie Village Builder: Porchfront Homes 18 Flatiron Meadows Builder: KB Home, Taylor Morrison, Toll Brothers 26 Morgan Hill Builder: Lennar 19 Rex Ranch Builder: Taylor Morrison 25 Westerly Builder: McStain Neighborhoods, SLC Homes, Wonderland Homes 28 Wild Rose Builder: Lennar

FIRESTONE

9 Barefoot Lakes Builder: Brookfield Residential, Creekstone Homes, Lennar, Richmond American Homes

FREDERICK

10 Seasons at Silverstone Builder: Richmond American Homes

LAFAYETTE 15 Blue Sage Builder: Markel Homes 16 Avalon Meadows Builder: Von’s Colorado Concepts 17 Silo Builder: Cor nerstone Homes 14 Silver Creek Builder: Markel Homes

LOUISVILLE 13 North End Builder: Markel Homes

SUPERIOR

3 Downtown Superior Builder: Thrive Home Builders, Remington Homes

4 Heights at Downtown Superior Builder: Toll Brothers

5 Lanter ns at Rock Creek Builder: Boulder Creek Neighborhoods

6 Montmere at Autrey Shores Builder: Koelbel

2 Rogers Farm Builder: Boulder Creek Neighborhoods

LONGMONT

11 Highlands at Fox Hill Builders: Dream Finders Homes, Landmark Homes 12 Parkside Builder: Coast to Coast Development 29 Terry Street Townhones Builder: New Leaf Properties

“We originally thought we did not need an agent to help us with our new home purchase and after several months of frustration, a friend suggested we contact Mar y at Boulder Home Source, within a month she helped us find the perfect new build and negotiated a lower rate and upgrades that we never expected.” The Smiths

Season of gratitude (continued)

to the National Association of Realtors® latest existing-home sales data.

Despite strong headwinds, Boulder County sales prices continued an upward momentum through October. Median sales prices grew yearover-year through October 2022 from a high of 48.4% for Niwot to a low 2.4% for the Mountains area, according to statistics from the BoulderLongmont Realtors trade association (BOLO Realtors). Following Niwot’s near 50% median sales price rise, the top areas for price gains are Lafayette, Louisville, Erie, Longmont and Boulder with percentage increases of 22.7, 15.7, 15.4, 14.1 and 12.9 respectively.

There’s also positive news for homebuyers. Since home sales have slowed across Boulder County, inventory is rising with 874 homes available at the end of October 2022. That’s

compared to 206 homes for sale in December 2021.

Despite the growing challenges of becoming a homeowner in recent years, owning a home is still the American dream. Seventy-four percent of respondents in a survey conducted by YouGov Plc for Bankrate.com said owning a home is the top achievement of success. Others marked the following as pinnacle achievements: 66% being able to retire, 60% having a successful career, 50% owning a car, truck, or other automobile, 40% having children, and 35% getting a college degree, reported Bankrate.com in March, 2022. But younger adults are less likely to value homeownership as highly, with 59% of Gen Z and 65% of millennials selecting homeownership as the highest accomplishment, compared to 78% of Gen X and 85% of baby boomers.

Even with the recent added

costs of buying a home, 72% of those who own their home are glad they made the choice. They say they would still buy their current home if they had to do it all over again, while just 18% would not, and 10% don’t know.

The pandemic had a lasting psychological effect when the necessity of staying home from work and social engagements created a renewed sense of gratitude toward homeownership. “In fact, 64% of American homeowners say living through a pandemic has made their home more important to them than ever. That makes sense, especially because 83% of homeowners say their home has kept them safe during the COVID-19 pandemic,” reports NARrealtor. com.

In this holiday season, Boulder County homeowners and those seeking to buy a home can take comfort and feel gratitude for

the beauty that surrounds us, a rich community spirit, and a strong real estate market that has maintained its value over the years.

Read more about the impact of the economy on the housing market at www.nar.realtor/ magazine/real-estate-news/ economy/stabilizing-economyholds-key-to-reviving-homesales.

See the full Bankrate.com report at www.bankrate.com/ pdfs/pr/20220330-march-fsp.pdf

Tom Kalinski is the broker/ owner of RE/MAX of Boulder, the local residential real estate company he established in 1977. He was inducted into Boulder County’s Business Hall of Fame in 2016 and has a 40-year background in commercial and residential real estate. For questions, email Tom at tomkalinski33@gmail.com, call 303.441.5620, or visit boulderco.com.

THE LIGHTER SIDE

The curse of seeing home construction flaws

My youngest son Nick called me in a huff after he and his girlfriend moved into an older so-called “remodeled” apartment in CA. They had only seen pictures online; it wasn’t until they moved in that they saw their actual unit.

“I mean, it looks good on the surface if you don’t look too closely,” he huffed. “But everything is just done, well, kind of crappy in terms of quality.”

What he was really calling to kvetch about was the laminate counter in the kitchen. He was ticked that the end by the stove was not parallel, but instead it was cut at a crooked angle that left a large gap in front.

“Who would do this?” he asked in a snit. “Because of this ‘professional’ not doing a decent job, everyone who rents here has to live with this eye sore.”

“Hmmm. Do you think most renters would even notice this?” I asked.

“I don’t know, but of course I do because of you,” he replied. “You and your squinty, judgy little eyes. I’ve inherited them.”

That may sound like a harsh assessment from an offspring, but I took no offense. He is spot on about my small eyeballs, their squinty nature upon entering a room, and the resulting judgment that I may find about some deficiency. Despite not being able to remember the name of a person I just met

30 seconds ago, I can spot quality issues in home construction almost immediately. I have an uncanny ability to know when something is a few degrees off level or not plum. I cannot not see inconsistent grout lines, crooked tiles or bad paint lines. And let me tell you, this is not a blessing; this is a curse.

You can imagine how this skill has “endeared” me to my family members and all the construction folks I’ve worked with over the years. God forbid my husband should hang a picture on his own without a level. He knows it may be only two degrees off, but I will see it and it will bug me like a horrible itch that needs to be scratched until it is hung correctly – meaning perfectly level.

OPEN HOUSE

BOULDER

1286 Aikins Way

$935,000.00

Sun., 10 a.m.-Noon Margaret Flaherty

WK Real Estate (303) 668-2926

2190 Dartmouth Ave. $999,900.00 Sun., 1 to 3 p.m. Margaret Flaherty WK Real Estate

(303) 668-2926

6850 Frying Pan Road

$1,215,000.00

Sat., Noon to 2 p.m. Janet Borchert WK Real Estate (303) 263-3215

4068 Eleuthera Court $1,475,000.00 Sat., 11 a.m. to 2 p.m. Donna Fox

8Z Real Estate (720) 771-5965

When I was younger, an older man with a window coverings firm came to hang several privacy half curtains in our home. When he was done, I told him unfortunately I thought they were all a wee bit crooked. This comment elicited a huff and an eye roll from him. Then he explained to me (like I was an annoying child which, granted, I perhaps used to be), that he measured from the floor, and he was 100 percent sure all the curtains were level.

“Perhaps the floors are not even,” I suggested. “Let’s just see what a level says.”

Of course, the level tool indicated that every curtain was a bit caddy wonk. As one would expect, this man did not greet this news with enthusiasm nor relish redoing the work. Matter of fact, he had the same look on his face that my husband used to have in the early years of our marriage when I pointed out that something he constructed was off. “Gratitude” is definitely not the word to describe it.

But perhaps now I can pass this mantle onto my son. Maybe now I’m old and wise enough to accept living in a slightly crooked world with less stress for those around me. Hmmm. I wish I could be this way but I doubt it. I’ll just have to wait for my squinty little eyeballs to stop working so darn well.

Mary Lynn Bruny writes about local real estate and home-related topics. Contact her at ml.bruny@comcast.net. To read previous The Lighter Side articles, go to athomecolorado. com/the-lighter-side.

QUICK GUIDE

2300 Linden Drive $1,500,000.00

Sat., 11 a.m. to 1 p.m. Shannon McGuire RE/MAX Alliance (303) 475-2297

LONGMONT

1444 Onyx Circle $1,545,000.00

Sun., 11 a.m. to 2 p.m. Danielle LaReau Bosch Real Estate Group LLC (303) 591-1074

WESTMINSTER

7261 Bryant St. $425,000.00

Sun., 1:30 to 3 p.m. Andrew Muller RE/MAX of Boulder (303) 434-6633

VIEW THIS WEEK’S OPEN HOUSES AT: OPENHOMES.ATHOMECOLORADO.COM

Is it perfectly straight? Only the level tool (or someone’s “squinty, judgy” eyes) can tell. (Photo: M.L. Bruny.)

MARY LYNN BRUNY