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Author: Leslie Beck

With over a decade of experience, Leslie leads Lark Realty Group with a focus on client-centric service and community involvement in Denver's real estate market.

5 Secrets Denver Buyers and Sellers Must Know About Virtual Home Tours

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For years now, virtual home tours have helped real estate buyers far and wide find the perfect home. From long-distance military personnel being relocated to investors expanding their portfolio to homeowners looking for a vacation getaway, this technology makes finding a house that’s a bit out of driving distance much easier. And for real estate agents, virtual tours have been a useful way to help buyers with their home search and to assist sellers in creatively marketing their listings.

Because of the pandemic, virtual home showing options recently experienced a huge spike in popularity. One survey found that nearly 33% of recent home tour requests were for virtual tours, as compared to just 2% pre-pandemic.1 And it’s easy to see why.

Buyers want to quickly find their next safe haven, one that may need to serve as their office, gym, and even classroom for months to come. And sellers want to limit the number of strangers in their homes, yet still have the ability to reach enough potential buyers to get the best offer on their property.

Virtual home tours are the popular thing right now, but that doesn’t automatically mean they’re the only option for your home buying or selling experience. In this post, we’ll reveal five important secrets behind the virtual real estate scene. Read on to learn how they impact today’s home buyers and sellers.

Secret #1: Virtual Tours Have Evolved

Lots of real estate professionals who had never used virtual tours before were forced to quickly adapt when the pandemic struck. Because of restrictions on time and resources, not everyone is able to create what would have been deemed a “virtual tour” last year. So instead, we’ve expanded the definition of the phrase by creating innovative new ways to show homes while keeping our clients safe and socially distanced. Here are some terms you might come across as you explore homes with virtual tours.

Traditional virtual tours use 360° Photos, which are images that allow you to see all angles of space. These are what allow virtual tour viewers to look up, down, and all around the interior and exterior shots of a home. Using a software program, 360° photos can be stitched together to create a digital model that looks like a dollhouse. This is called a 3D Tour. Sometimes agents will also add Virtual Staging, which decorates rooms with digital furniture and accents like wallpaper or paint.

Traditional virtual tours allow you to click to move from room to room in the home, but Online Walkthroughs feature the actual act of walking around. Either the seller or the agent (depending on factors such as time and safety requirements) will create a video by holding their camera or smartphone and simply moving through the home.

Online Walkthroughs can be filmed in advance or happen live. If they are living, they can also be referred to as Virtual Showings or Online Open Houses. A Virtual Showing is often a scheduled, one-on-one event that mimics an in-person tour of the home, in which the agent and viewer start at the exterior and move their way through the property. If your agent offers to FaceTime or Skype you from a home you’re interested in, for example, that would be a type of Virtual Showing. In contrast, an Online Open House is more freeform, allowing more viewers to pop in and out of a group video call on apps such as Facebook or Zoom.

Secret #2: Virtual Doesn’t Mean Impersonal

All these styles of virtual tours showcase the property’s details better than static photos ever could. But for purchase as intimate as your next home, details like a new refrigerator or the size of the master closet aren’t the only deciding factors. Luckily, virtual tours are exceptional tools for personal connection.

As a prospective buyer, virtual tours give you a feel for the property, inside and out, so you can easily picture yourself in the space and decide if the home’s flow and features work for your lifestyle. Live video walkthroughs with the real estate agent will give you insights on crucial non-visual aspects, like creaky floors, super-fast internet speed, and neighborhood dynamics. Plus, you’ll be able to ask questions and get an insider’s perspective on what’s so great about the home.

For sellers, if your agent recommends using a virtual tour to market your home, you could attract more buyers. And you can be sure that those interested buyers are still getting the up-close and personal look inside your home that will inspire their strongest offers.

Secret #3: Virtual Is Just The First Step To Safe Home Sales

Even as government restrictions begin to ease in some areas, virtual tours are still recommended as a safer way to buy and sell real estate.3 Buyers don’t have to worry about exposure to anyone who previously visited the property, and sellers cut down on the foot traffic in their homes. Some data even suggest that virtual tours keep agents safer as well since they’re hosting fewer in-person showings and open houses.

But despite the variety of virtual tours available, some buyers will still need to visit a home themselves in order to feel confident enough to submit an offer. In this situation, listing agents and sellers will work together to come up with a procedure that ensures everyone feels safe and comfortable. Some recommendations include requiring interested buyers to present a pre-qualification letter, conducting tours only by appointment and with essential parties, and asking buyers to self-disclose whether they have COVID-19 or exhibit any symptoms.

On the day of the in-person tour, agents might ask buyers to remain in their vehicle until they arrive at the property and to wear protective gear such as face coverings and gloves. Many will provide hand sanitizer and will ask buyers to refrain from touching any surfaces in the home. Instead, the agent (or seller, prior to the buyers’ arrival) will turn on lights, open doors, and pull back curtains. Then, after everyone has left, the agent will return the home to its original state and disinfect it as needed.

Secret #4: The Speed of Closing Depends on Your Goals

Though maybe not literally, virtual tours are opening doors for both buyers and sellers in terms of options available to them. In 2019, buyers viewed an average of 10 homes over a period of 10 weeks before submitting an offer. But thanks to an increased prevalence of virtual tours saving them driving time, they’re able to peek inside that number of homes in a much shorter period to make their final choice.

With all this viewing activity, it makes sense that sellers whose listings feature virtual tours are receiving more offers on their properties. According to one study, virtual tours can add between two and three percent to the sales price of a home, in part because increased buyer interest has made sellers feel confident waiting for the exact right offer.

So if you’re a buyer luxuriating in viewing homes from your couch, just remember that you’re not alone in your search. Your competition is virtually viewing the same properties you are, so it’s still important to work with your real estate agent to quickly submit a strong offer when you find the home of your dreams. And for sellers, if a speedy sale is important to you, carefully weigh that against the temptation to entertain more and more offers, which can keep your home on the market for up to six percent longer.2 Your agent can help you decide on the right strategy for your priorities.

Secret #5: Virtual May Not Always Be the Right Choice

Creating, editing, uploading, and marketing virtual tours for a listing can be pricey. Packages through popular 3D imaging platforms like Matterport and Immoviewers can cost hundreds of dollars on their own. Virtual staging will further bloat a listing’s marketing budget, and then there are the advertising dollars needed. Even seemingly inexpensive options like video call walkthroughs still require time and energy on behalf of both the seller and agent.

These costs mean that a full virtual tour package might not always be the right choice for sellers. When you talk to your agent about marketing your home, it may be that an elaborate virtual tour, showing, and open house just doesn’t make sense. It could be that your potential buyers may not resonate with that type of marketing, that the investment-to-return ratio isn’t in your favor, or that there are more effective ways to get your listing seen by qualified buyers.

Buyers, you may notice that some listings within your search parameters don’t offer virtual tours. That’s because those for-sale homes might not have needed a full virtual marketing package to entice buyers to submit offers, or those homes are better marketed through more traditional tactics. Don’t close the door on your dream home because it doesn’t have virtual events and features. Stay open-minded so you can consider the wealth of home options that fit your lifestyle, needs, and budget.

If You are a Homeowner, This is for You!

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One of the benefits our clients receive when they purchase a home with us is a home warranty. The best way to mitigate expenses on your home is to have a policy in place; it can be costly for repair and replacement, having a home warranty can bring you a sense of security and save you time because they have technicians available to help you. A few hundred dollars a year for a home warranty can save you thousands if an expensive item such as your water heater breaks.

Here are our top 5 reasons why you should buy a home warranty today!

1) Added Protection

A home warranty can complement standard homeowner’s insurance. Unlike homeowner’s insurance, a home warranty is a service contract that covers essential appliances and home system components when they break down due to normal wear and tear – items that most homeowners’ insurance policies do not cover. While a home warranty is a good accompaniment to standard homeowner’s insurance, it’s not a substitute for it. 

2) Protect Your Budget

A home warranty can help protect your budget by covering many of a home’s major systems and appliances that can be normally expensive to repair and replace. A home warranty is a one-year service agreement that covers the repair or replacement of many major home system components and appliances that typically break down over time due to normal wear and tear, helping you plan for the unexpected.

3) Save Time 

There are several times when you cannot DIY home repairs. This is reason enough to have a repairman fix your appliances and systems. At times, you would have to shop around and compare prices. A home warranty company takes care of all the hard work for you. Your warranty company has partnerships with licensed technicians and contractors all year round. Companies give you the option of calling for a request or submitting it online. After connecting with the home warranty company, the technician contacts you and sets up a suitable time. All things are streamlined for your convenience. This means that you do not have to spend time worrying and enjoy peace of mind.

4) Add Value to Your Home

Regardless of whether you are selling your home, it is a great marketing tool for potential buyers. It adds a significant amount of value to your home where both the seller and the buyer are protected from faulty appliances and systems. This means that as a seller you would not have the burden of having to spend a minimum of $3000 on maintenance and repair but you can check with your home warranty company to fix most issues. Also, as a buyer, you wouldn’t have to fight with your seller to fix things as you can engage with your home warranty and stay protected for a year since the purchase of the policy.

5) Peace of Mind

You can never be 100% certain that your appliances and systems will remain intact. Home warranty programs generally cover electrical, plumbing, water pipes, heating, ventilation, and air conditioning systems, and home appliances. Specific home appliances that would be covered include the washer, dryer, oven, stove, and garbage disposal. You can sometimes purchase additional coverage for other parts of your home, such as your swimming pool, air conditioning, sump pump, etc.

Regardless of which state you live in, there is a home warranty company available to you. An annual plan will cost you anywhere between $300 to $600+ a year based on the company and the service request could cost you $50 to $125 per call. For example, a $1200 repair on an air-conditioner could be sorted with just a $75 service call.

If you have any questions about home warranties, drop us a note!

Is Now a Good Time to Buy or Sell Denver Real Estate?

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Traditionally, spring is one of the busiest times of the year for real estate. However, the coronavirus outbreak—and subsequent stay-at-home orders—led many buyers and sellers to put their moving plans on hold. In April, new listings fell nearly 45%, and sales volume fell 15% compared to last year.

Fortunately, as restrictions have eased, we’ve seen an uptick in market activity. And economists at Realtor®.com expect a rebound in July, August, and September, as fears about the pandemic subside, and buyers return to the market with pent-up demand from a lost spring season.

But given safety concerns and the current economic climate, is it prudent to jump back into the real estate market?

Before you decide, it’s important to consider where the housing market is headed, how it could impact your timeline and ability to buy a home, and your own individual needs and circumstances.

What’s ahead for the Housing Market?

The economic aftermath of the coronavirus outbreak has been severe. We’ve seen record unemployment numbers, and economists believe the country is headed toward a recession. But people still need a place to live. So what effect will these factors have on the housing market?

Home Values Projected to Remain Stable

Many Americans recall our last recession and assume we will see another drop in home values. But the 2008 real estate market crash was the cause—not the result—of that downturn. In fact, ATTOM Data Solutions analyzed real estate prices during the last five recessions and found that home prices actually went up in most cases. Only twice (in 1990 and 2008) did prices fall, and in 1990 it was by less than one percent.

Many economists expect home values to remain relatively steady this time around. And so far, that’s been the case. As of mid-May, the median listing price in the U.S. was up 1.4% from the same period last year.

Demand for Homes Will Exceed Available Supply

There’s been a shortage of affordable homes on the market for years, and the pandemic has further hindered supply. In addition to sellers pulling back, new home starts fell 22% in March. In fact, Fannie Mae doesn’t foresee a return to pre-pandemic construction levels before the end of 2021.

This supply shortage is expected to prop up home prices, despite recessionary pressures. Fannie Mae and the National Association of Realtor® predict housing prices will rise slightly this year, while Zillow expects them to fall between 2-3%. Still, that would be a far cry from the double-digit declines that occurred during the last recession.

Government Intervention Will Help Stabilize the Market

Policymakers have been quick to pass legislation aimed at preventing a surge in foreclosures like we saw in 2008. The Coronavirus Aid, Relief, and Economic Security (CARES) Act passed by Congress gives government-backed mortgage holders who were impacted by the pandemic up to a year of reduced or delayed payments.

The Federal Reserve has also taken measures to help stabilize the housing market, lower borrowing costs, and inject liquidity into the mortgage industry. These steps have led to record-low mortgage rates that should help drive buyer demand and make homeownership more affordable for millions of Americans.

How was the Real Estate Process Changed?

As the pandemic hit, real estate and mortgage professionals across the country revised their processes to adapt to shifting safety standards and economic realities. While these new ways of conducting business may seem strange at first, keep in mind, that military clients, international buyers, and others have utilized many of these methods to buy and sell homes for years.

New Safety Procedures

The safety of our clients and our team members is our top priority. That’s why we’ve developed a process for buyers and sellers that utilizes technology to minimize personal contact.

For our listings, we’re holding online open houses, offering virtual viewings, and conducting walk-through video tours. We’re also using video chat to qualify interested buyers before we book in-person showings. This enables us to promote your property to a broad audience while limiting physical foot traffic to only serious buyers.

Likewise, our buyer clients can view properties online and take virtual video tours to minimize the number of homes they step inside. Ready to visit a property in person? We can decrease surface contact by asking the seller to turn on all the lights and open doors and cabinets before your scheduled showing.

The majority of our “paperwork” is also digital. In fact, many of the legal and financial documents involved in buying and selling a home went online years ago. You can safely view and eSign contracts from your smartphone or computer.

Longer Timelines and Higher Mortgage Standards

The real estate process is taking a little longer these days. Both buyers and sellers are more cautious when it comes to viewing and showing homes. And with fewer house hunters and less available inventory, it can take more time to match a buyer with the right property.

In a recent survey, 67% of Realtors® also reported delays in the closing process. The top reasons were financing and buyer job loss, but appraisals and home inspections are also taking more time due to shifting safety protocols.

Securing a mortgage may take longer, too. With forbearance requests rising, lenders are getting increasingly conservative when it comes to issuing new loans. Many are raising their standards—requiring higher credit scores and larger down payments. Prepare for greater scrutiny, and build in some extra time to shop around.

Is it the right time for me to make a move?

The reality is, that there’s no “one size fits all” answer as to whether it’s a good time to buy or sell a home because everyone’s circumstances are unique. But now that you know the state of the market and what you can expect as you shop for real estate, consider the following questions:

Why do you want or need to move?

It’s important to consider why you want to move and if your needs may shift over the next year. For example, if you need a larger home for your growing family, your space constraints aren’t likely to go away. In fact, they could be amplified as you spend more time at home.

However, if you’re planning a move to be closer to your office, consider whether your commute could change. Some companies are rethinking their office dynamics and may encourage their employees to work remotely on a permanent basis.

How urgently do you need to complete your move?

If you have a new baby on the way or want to be settled before schools open in the fall, we recommend that you begin aggressively searching as soon as possible. With fewer homes on the market and a lengthier closing process, it’s taking longer than usual for clients to find and purchase a home.

However, if your timeline is flexible, you may be well-positioned to score a deal. We’re seeing more highly-incentivized sellers who are willing to negotiate on terms and prices. Talk to us about setting up a search so we can keep an eye out for any bargains that pop up. And get pre-qualified for a mortgage now so you’ll be ready to act quickly.

If you’re eager to sell this year, now is the time to begin prepping your home for the market. The second wave of infections is predicted for the winter, which could mean another lockdown. If you wait, you might miss your window of opportunity.

How long do you plan to stay in your new home?

The U.S. real estate market has enjoyed steady appreciation since 2012, which made it fairly easy for owners and investors to buy and sell properties for a profit in a short period of time. However, with home values expected to remain relatively flat over the next year, your best bet is to buy a home you can envision yourself keeping for several years. Fortunately, at today’s rock-bottom mortgage rates, you can lock in a low-interest rate and start building equity right away.

Can you meet today’s higher standards for securing a mortgage?

Mortgage lenders are tightening their standards in response to the growing number of mortgage forbearance requests. Many have raised their minimum credit score and downpayment requirements for applicants. Even if you’ve been pre-qualified in the past, you should contact your lender to find out if you meet their new, more stringent standards.

Is your income stable?

If there’s a good chance you could lose your job, you may be better off waiting to buy a home. The exception would be if you’re planning to downsize. Moving to a less expensive home could allow you to tap into your home equity or cut down on your monthly expenses.

When you’re ready to move—we’re ready to help.

While uncertain market conditions may give pause to some buyers and sellers, they can actually present an opportunity for those who are willing, able, and motivated to make a move.

Your average spring season would be flooded with real estate activity. But right now, only motivated players are out in the market. That means that if you’re looking to buy, you’re in a better position to negotiate a great price. And today’s record-low mortgage rates could give a big boost to your purchasing power. In fact, if you’ve been priced out of the market before, this may be the perfect time to look.

If you’re hoping to sell this year, you’ll have fewer listings to compete against in your neighborhood and price range. But you’ll want to act quickly. Economists expect a surge of eager buyers to enter the market in July—so you should start prepping your home now. And keep in mind, that the second wave of coronavirus cases could be coming in this winter. Ask yourself how you will feel if you have to face another lockdown in your current home.

Let’s schedule a free virtual consultation to discuss your individual needs and circumstances. We can help you assess your options and create a plan that makes you feel both comfortable and confident during these unprecedented times.

#STAYHOME: How to Create Functional Spaces in Your Home During the Coronavirus Outbreak

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Since the outbreak of the novel coronavirus (CoViD-19), many of us are spending a lot more time at home. We’re all being called upon to avoid public spaces and practice social distancing to help slow the spread of this infectious disease. While it can be understandably challenging, there are ways you can modify your Denver home and your lifestyle to make the best of this difficult situation.

Here are a few tips for creating comfortable and functional spaces within your home for work, school, and fitness. We also share some of our favorite ways to stay connected as a community, because we’re all in this together … and no one should face these trying times alone.

Begin with the Basics

A basic home emergency preparedness kit is a great addition to any home, even under normal circumstances. It should include items like water, non-perishable food, a flashlight, a first aid kit, and other essentials you would need should you temporarily lose access to food, water, or electricity.

 Fortunately, authorities don’t anticipate any serious interruptions to utilities or the food supply during this outbreak. However, it may be a good time to start gathering your emergency basics in a designated location, so you’ll be prepared now-—and in the future—should your family ever need them.

Working From Home

Many employees are being asked to work remotely. If you’re transitioning to a home office for the first time, it’s important to create a designated space for work, so it doesn’t creep into your home life, and vice versa. If you live in a small condominium or apartment, this may feel impossible. But try to find a quiet corner where you can set up a desk and comfortable chair. The simple act of separating your home and work spaces can help you focus during work hours and “turn off” at the end of the day.

Of course, if you have children who are home with you all day (given many schools and daycares are now closed), separating your home and work life will be more difficult. Unless you have a partner who can serve as the primary caregiver, you will need to help manage the needs of your children while juggling work and virtual meetings.

If both parents are working from home, try alternating shifts, so you each have a designated time to work and to parent. If that’s not an option, experts recommend creating a schedule for your children, so they know when you’re available to play, and when you need to work. A red stop sign on the door can help remind them when you shouldn’t be disturbed. And for young children, blocking off a specific time each day for them to nap or have independent screen time can give you a window to schedule conference calls or work uninterrupted.

Homeschooling Your Children

Many parents with school-aged children will be taking on a new challenge: homeschooling. Similar to a home office, designating a space for learning activities can help your child transition between play and school. If you’re working from home, the homeschooling area would ideally be located near your workspace, so you can offer assistance and answer questions, as needed.

If possible, dedicate a desk or table where your child’s work can be spread out—and left out when they break for meals and snacks. Position supplies and materials nearby so they are independently accessible and place a trash can and recycling bin within reach for easy cleanup. A washable, plastic tablecloth can help transition an academic space into an arts and crafts area.

If the weather is nice, try studying outside! A porch swing is a perfect spot for reading, and gardening in the backyard is a great addition to any science curriculum.

In addition to creating an academic learning environment, find age-appropriate opportunities for your children to help with household chores and meal preparation. Homeschooling advocates emphasize the importance of developing life skills alongside academic ones. And with more meals and activities taking place at home, there will be ample opportunity for every family member to pitch in and help.

Staying Fit

With gyms closed and team sports canceled, it can be tempting to sit on the sofa and binge Netflix. However, maintaining the physical health and mental wellness of you and your family is crucial right now. Implementing a regular exercise routine at home can help with both.

If you live in a community where you can safely exercise outdoors while maintaining the recommended distance between you and other residents, try to get out as much as possible. If the weather is nice, go for family walks, jogs, or bike rides.

Can’t get outside? Fortunately, you don’t need a home gym or fancy exercise equipment to stay fit. Look for a suitable space in your home, garage, or basement where you can comfortably move—you’ll probably need at least a 6’ x 6’ area for each person. Many cardio and strength training exercises require little (or no) equipment, including jumping jacks, lunges, and pushups.

And if you prefer a guided workout, search for free exercise videos on YouTube—there are even options specifically geared towards kids—or try one of the many fitness apps available.

Socializing From a Distance

Even though we’re all being called upon to practice “social distancing” right now, there are still ways to stay safely connected to our communities and our extended families. Picking up the phone is a great place to start. Make an effort to reach out to neighbors and loved ones who live alone and may be feeling particularly isolated right now.

And while parties and playdates may be prohibited, modern technology offers countless ways to organize networked gatherings with family and friends. Try using group video conferencing tools like Google Hangouts and Zoom to facilitate a virtual happy hour or book club. Host a Netflix Party to watch (and chat about) movies with friends. Or plan a virtual game night and challenge your pals to a round of Psych or Yahtzee.

There are safe ways to connect offline, too. Rediscover the lost art of letter writing. Drop off groceries on an elderly neighbor’s porch. Or organize a neighborhood “chalk walk,” where children use sidewalk chalk to decorate their driveways and then head out for a stroll to view their friends’ artwork.

Of course, there’s one group of people who you can still socialize with freely—those who reside in your home. Family dinners are back, siblings are reconnecting, and many of us have been given the gift of time, with commutes, activities, and obligations eliminated. In fact, some families are finding that this crisis has brought them closer than ever.

You are not alone

Even with all of the tools and technology available to keep us connected, many of us are still feeling stressed, scared, and isolated. However, you can rest assured that you are not alone. We’re not only here to help you buy and sell real estate. We want to be a resource to our clients and community through good times and bad. If you and your family are in need of assistance, please reach out and let us know how we can help.

Gifts and Gadgets for Every Room in the House

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Are you searching for new and innovative gift ideas this holiday season? If so, check out our list of the hottest home technology offerings. We’ve selected a few of our favorites for every room in the house.

These smart systems and devices add comfort, convenience, and a “cool factor” that will delight your friends and family. So think about who you know that loves the latest gadgets … or add a few of these to your own wish list!

Entryway – Ensure the safety of your loved ones with these smart security upgrades.

Smart Lighting

Ring, a company best known for its video doorbells, has added smart lights to its series of integrated devices. The Ring Smart Light System includes motion sensors, path lights, spotlights, and even step lights, which can be turned on and off using voice commands when paired with an Amazon Alexa device. Users may opt to receive a notification when motion is detected on the premises, and—if integrated with Ring security cameras—access a live video stream for an added layer of security. Systems start at $69.99.

Video Doorbell

Video doorbells have become an increasingly popular security enhancement for homes, and for a good reason. Homeowners can detect activity at their front door while away, view visitors via video stream, and communicate without opening the door. Since Ring released its first smart doorbell in 2013, a number of competitors have entered the market. The Nest Hello Video Doorbell has some unique features—like facial recognition, package detection, and pre-recorded quick responses—that place it near the top of the pack. Retails for $229.

Smart Lock

Smart locks are a great way to ensure your friends and family are never left out in the cold, and the August Smart Lock Pro+ Connect is among the most highly rated. It’s one of the easiest models to install because it pairs with an existing deadbolt. The Smart Lock Pro enables a user to lock and unlock their door remotely with an app on their phone. And with the auto-lock/unlock feature, it can be set to open automatically upon approach and relock after entry. Retails for $279.

Living Room – These fun and functional gifts are perfect for anyone who is big on style—but short on time.

Automated Planter

Caring for household plants is easier than ever with the latest advancements in technology. Perfect for frequent travelers or forgetful friends, the Dewplanter uses moisture in the air to water plants without manual intervention. Now nature lovers can enjoy the beauty and health benefits of houseplants without the hassle. Plus, for each unit sold, the company pledges to plant a tree somewhere it’s needed. Retails for $69.50.

Smart Art

Instead of buying your favorite art lover a single painting, why not give him or her 30,000? With the Meural Canvas, you can access an extensive collection of artwork from around the world to display digitally in your own home. Meural utilizes proprietary technology to deliver an anti-glare matte display that automatically adjusts to the lighting in the room. Personal artwork and photographs can be showcased, as well. Retails for $445 with an annual membership.

Motorized Shades

Motorized window coverings aren’t new, but a lower price point and enhanced features have helped to boost their popularity. The latest Motorized Shades from Somfy can be preprogrammed to raise or lower at certain times of the day or controlled on-demand via a remote, smartphone app, or voice command when paired with Amazon Alexa or Google Home. They can also be set to operate automatically in response to the amount of sunlight or temperature of the room. Contact a dealer for pricing.

Kitchen – These kitchen gadgets make life a little easier and a lot more enjoyable. They’re perfect for your busiest friends and family members!

Pressure Cooker

Have you jumped on the multi-cooker bandwagon yet? If so, you know how fast and simple these multifunctional appliances make meal preparation. The InstantPot Duo is a pressure cooker, sauté pan, steamer, slow cooker, rice cooker, food warmer, and yogurt maker all in one. It reduces cooking time and lowers energy consumption. Who wouldn’t love one of these versatile tools? With numerous cookbooks and blogs devoted to InstantPot recipes, the meal options are virtually endless. Retails for $99.95.

Cocktail Machine

Cocktail connoisseurs will appreciate the ease and convenience of the Bartesian Premium Cocktail Machine. Listed among “Oprah’s Favorite Things” for 2019, the Bartesian mixes drinks with the touch of a button. Simply fill the canisters with base spirits, choose a cocktail capsule, and the machine does the rest. Now you can mix a margarita, whiskey sour, cosmopolitan, and other favorites as easily as you brew a cup of coffee. Retails for $349.

Smart Refrigerator

Kitchens are often called the “heart of the home,” and a new refrigerator from Samsung aims to be the hub. The Samsung Family Hub Refrigerator helps busy families stay organized. Grocery shopping becomes a breeze with built-in cameras that allow owners to peek inside their fridges from anywhere. The interactive touchscreen displays pictures, notes, and reminders for family members. And the integrated SmartThings app enables users to control smart devices and appliances from a central point. The base model starts at $3,099.

Bedroom –  Almost nothing beats a good night’s sleep. Help your loved ones wake up refreshed with these smart devices for the bedroom.

Baby Sleep Soother

As any parent knows, when your baby isn’t getting sleep, neither are you. Help everyone in the family catch some z’s with a Bubzi Co Soothing Owl. This cuddly creature plays lullabies while projecting a starry scene on the bedroom wall to calm young children and help them drift off to sleep. And for every purchase, Bubzi Co makes a donation to Postpartum Support International. Retails for $30.95.

Sunrise Alarm Clock

Know someone who hates getting up in the morning? Alarm clocks that utilize light instead of a noisy alarm can provide a more peaceful transition in and out of sleep. The Philips SmartSleep Connected Sleep and Wake-Up Light includes customizable sunrise and sunset simulation, guided breathing exercises, and sensors that track room conditions, like temperature, humidity, noise, and light. Retails for $199.95.

Smart Thermostat

Temperature fluctuations during the night can disrupt sleep. The Nest Learning Thermostat uses smart technology to track a user’s preferences and build a schedule around them. Homeowners can place one of its integrated sensors in their bedrooms to maintain a consistent temperature throughout the night. And Nest thermostats cut energy consumption, so they’ll rest easier knowing they’re saving the planet and money on utility bills. Retails for $249.

Bathroom –  Bathrooms don’t have to be boring. Technology can add flair to the daily routine.

Waterproof Speaker

Music enthusiasts and podcast fans will enjoy streaming their favorites in the shower with a wireless waterproof speaker. The Ultimate Ears Wonderboom 2 is a mid-priced and versatile option that can go from the bath to the beach. It packs an impressive 13-hour battery life in a small, portable case that’s waterproof, dust-proof, and floatable. Retails for $99.99.

Digital Smart Scale

A scale isn’t an appropriate gift for everyone, but diet and fitness enthusiasts may appreciate the high-tech features available with the Withings Body+. It tracks weight, body water, fat, muscle, and bone mass for up to eight users. It can also be set to display local weather and the previous day’s step count. Customized pregnancy and baby modes make this a suitable choice for a growing family, as well. Retails for $99.95.

Vanity Television Mirror

For a truly luxe bathroom addition, consider an integrated vanity television mirror. The Seura Television Mirror seamlessly incorporates video into a bathroom vanity. Its vanishing glass technology makes it possible to view the television through a mirror. When turned off, the screen completely disappears. Add lighting or a custom frame to complete the look. Starts at $3,099 for a 19” display.

We wish you a very happy holiday season!

Everything You Need to Know About Buyers and the “INSTANT CASH OFFER” When Selling Your Denver Home

Written by Leslie Beck on . Posted in Article. No Comments on Everything You Need to Know About Buyers and the “INSTANT CASH OFFER” When Selling Your Denver Home

Technology is changing the way we do almost everything, and real estate transactions are no exception. In fact, a new crop of tech companies wants to revolutionize the way we buy and sell homes. iBuyer startups like Opendoor and Zillow are rapidly expanding into new territories, and now established players, like Zillow, are starting to get in on the action. Also known as Direct Buyers, these companies use computer algorithms to provide sellers with a quick cash offer to buy their homes. While the actual market share of iBuyers remains small, their big advertising budgets have helped create a noticeable buzz in the industry. This has left many of our clients curious about them and how they work. In this article, we explain their business model, weigh the pros and cons of working with an iBuyer, and share strategies you can use to protect yourself if you choose to explore this new option to buy or sell your home.

First, how does the iBuyer process work?

While each company operates a little differently, the basic premise is the same. A seller (or seller’s agent) completes a brief online form that asks questions about the size, features, and condition of the property. Some also request digital photos of the home. The iBuyer will use this information to determine whether or not the home fits within their “buy box,” or set of criteria that match their investment model. They are generally looking for houses they can easily value and “flip.” In most cases, their ideal property is a moderately priced, single-family home located in a neighborhood with many similar houses. The property shouldn’t require any major renovations before listing.1 These qualities make it easier to assess value (lots of comparable sales data) and help to reduce risk and minimize carrying costs. Once the iBuyer has used its algorithm to determine the amount they are willing to pay, it will email an offer to the seller, usually within a few days. The offer should also disclose the company’s service fee, which is typically between 7% and 12% of the purchase price.2 If the seller accepts, an in-person visit and inspection are scheduled. The iBuyer will ask for a reduction in price to cover any defects they find during the process. Once the sale closes, they will make the necessary updates and repairs and then resell the home on the open market.

What are the pros and cons of selling to an iBuyer?

Of course, the biggest benefit of selling your Denver home to an iBuyer is convenience. For some homeowners, the stress and disruption of preparing and listing their homes can feel overwhelming. And what busy family with kids and pets wouldn’t want to skip the hassle of keeping their house “show ready” for potential buyers? Additionally, many sellers like the predictability of a cash buyer and the flexibility to choose their closing date. However, this added convenience does come at a cost. An iBuyer is an investor looking to make a profit. So their purchase offer is usually below true market value. When you tack on service fees of up to 12% and deductions for updates and repairs, studies show that sellers who work with iBuyers net a lower amount than those that list the traditional way.3 In fact, a MarketWatch investigation found that transactions involving iBuyers net the seller 11% less than if they would have sold their home with an agent on the open market.

What are the pros and cons of buying from an iBuyer?

Buying a home from an iBuyer is a lot like buying a home from any investor. The pros are that it’s usually clean, neutral, and moderately updated. You’ll often find fresh paint and modern finishes. And because it’s uninhabited (no one is living there), you don’t have to work around a seller’s schedule to see the home. However, there are some pitfalls to avoid when working with iBuyers. Speed is of the essence, so sometimes the renovations are rushed and the quality can suffer. Also, their investment margins don’t leave much room for negotiating a price reduction or additional repairs. That leaves buyers —who have already invested hundreds of dollars in an inspection—little recourse if any issues are uncovered.4 That’s one of the reasons we always recommend viewing properties with an agent. During your visit, a real estate professional can point out any “red flags” at the home, provide background information about the neighborhood, and help you assess its true market value. That way, you don’t invest time and money in a high-risk or overpriced property. Safety is also a concern. Some companies allow buyers to access their homes via a smartphone app. While it may seem convenient, it provides an easy way for squatters and others to enter the home illegally.5 Luckily, since most iBuyers (and traditional sellers) pay a buyer agent’s commission, you can benefit from the guidance and expertise of a real estate professional at no cost to you!

How can I protect myself if I choose to work with an iBuyer?

While it may seem like the “quick and easy” way to go, working with an iBuyer can present some unique challenges. For example, they are notorious for presenting a strong initial purchase offer and then whittling it down with a long list of costly updates and repairs once they complete their inspection.2 And unlike a traditional buyer who is incentivized to make a deal work, iBuyers can easily walk away if you don’t meet their demands. Just like you wouldn’t go to court without a lawyer, you shouldn’t enter into a real estate transaction without an advocate to represent you. Having a professional agent on your side can be especially important when negotiating with an iBuyer. Remember, they employ sophisticated representatives and a team of lawyers who are focused on maximizing their profits, not yours. You need someone in your corner who has the skills and knowledge to ensure you get a fair deal and who understands the terms of their contracts, so you don’t encounter any unpleasant surprises along the way. Overall, we think the emergence of new technology that helps to streamline the real estate process is exciting. And if we believe a client can benefit from working with an iBuyer, we present it as an option. But there is—inevitably—a cost to the convenience. After all, most iBuyers eventually list the properties they acquire on the open market, which is still the best place to find a buyer if you want to maximize the sales price of your Denver home.

Explore your options so that you can make the best decision for your particular circumstances. Reach out today to schedule your free consultation with an agent at Lark Realty Group!

4 Garage Door Solutions for Your Denver Airbnb Vacation Home

Written by Leslie Beck on . Posted in Article. No Comments on 4 Garage Door Solutions for Your Denver Airbnb Vacation Home

Not every residential home in Denver is purposed for long-term residence. The vacation rental trend spearheaded by Airbnb has transformed many extra homes and investment properties into delightful hotel alternatives. There’s no denying the appeal of staying in a real house on a quiet Colorado street instead of a busy one-size-fits-all hotel room with no kitchen or garage.

Whether you’re an old hand at Airbnb or just getting started with vacation rentals, Denver houses with a garage for guest use are in particularly high demand. However, managing how your guests use the garage can be more complicated than it seems. The good news is that you don’t have to settle for handing out garage door openers or leaving your garage standing open for guest access.

1) Programmable Keypad Entry

By far the most traditional solution for guest garage door access is the programmable keypad. A keypad outside your garage can allow guests to use a code you give them after booking to open the garage for themselves. This allows them to come and go as they please during their vacation without the need for an opener that might be lost or broken. 

The keypad does require guests to get out of their vehicle to open the garage, but it also ensures that they can’t accidentally leave with a garage door opener. You can also reprogram the code after each guest so that past guests will not be able to return and access your garage without booking the home first.

2) Smart Home Wireless Entry

Even better than an outdoor keypad (or in addition to this reliable security access solution) is a smart-home-enabled garage door opener. With a quick and simple MyQ upgrade to your current garage door opener, you can have a garage that opens and closes through an easy-to-use mobile app on your phone. Once this is set up, you can provide your guests with a guide on which app to download and how to log in so that they, too, will be able to open the garage from their smartphones upon arrival.

This is the best solution for providing your vacation rental guests with a garage door remote without actually handing them a physical remote. Then, when their stay is over, you can change your passwords and app settings so that only your current guests have access to your garage.

3) Parking Assist Lasers

One concern shared by almost all vacation rental hosts is that guests will accidentally damage something in the home. When you open up your garage, you also open the possibility that guests will accidentally drive too far in or not far enough and get into trouble. While you could hang the traditional tennis ball in the right position, there is a better and much cooler solution to the same problem: Lasers.

A laser guidance system can be mounted on your garage ceiling to provide the same service as the tennis ball by pointing a visible red laser onto the hood of parking vehicles to let them know when they are exactly far enough in to close the garage door without running into anything. Not only will your guests appreciate the courtesy, but they will also likely rave about your excellent Airbnb host technology.

4) Automatic Closing

Finally, there’s always a chance that careless guests will leave your garage hanging open when they leave or over the duration of their stay. The good news is that there is a simple solution: programming your garage to close after about 10 minutes from being opened if there is nothing obstructing the path.

Find More Garage Door Solutions

This can be done in a number of ways, but the best is to combine the If This Then That programmable app with a smart home garage door opener. This combination allows you to set a variety of dynamic garage door controls that will keep your garage closed safe and tight whether guests are staying with you or they have left and forgot to close the door behind them.

The vacation rental trend is a fantastic way to turn additional properties and spare rooms into pocket money and many people have fun playing host in person or at a distance. However, hosting short-term guests does have a way of complicating traditional garage door solutions. Let us help you find the perfect Denver home for vacation rental and from there, you can make any modifications that will make the home more welcoming for guests or residents. 

Contact us today for more Denver real estate tips or advice.

5 Ways to Turn an Attic Into an Asset

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When you’re planning to sell a home, one of your greatest tricks is to turn mundane aspects of the home into beautiful assets that future buyers will fall in love with.

Homes with spacious attics, for example, can be transformed into homes with an additional bedroom or activity room. These can drastically increase the actual value of the property when you sell the home. Let’s dive into the details of what it takes to turn an old attic into a real selling asset. 

Human-Habitable Attic Upgrades

The most important thing to remember when renovating an attic is livability. No matter how spacious, elegant, or full of potential an attic may be, it first needs three essential elements taken care of.

Insulation

An attic must be insulated with the same quality of insulation as the rest of the house. The insulation needs to be hidden behind walls and ceilings, though you may find some ways to maintain the original wood roof ceiling if it is a beautiful selling point. Be sure that the attic will maintain a reasonable amount of temperature efficiency and habitable safety.

Ventilation

If you are renovating an attic that was not a living space before, you will likely need to extend the ductwork and make sure the attic is getting sufficient airflow to keep the quality of air and regulated temperature within a healthy range.

Reinforced Floor

Attic floors are often under-reinforced, and even storing heavy furniture in an attic can be dangerous if it has not been properly prepared. Be sure to reinforce and finish the attic floor so that it is up to residential standards. 

Four High-Value Attic Renovation Ideas

1) Loft Bedrooms for Teens

Not everyone will fall in love with the idea of climbing a ladder or narrow attic stairs to sleep in an attic loft, but teens and many young adults will find the idea romantic beyond compare. For a family home, renovating the attic into a loft bedroom is a fantastic idea. Children and teens, in particular, may adore the idea of being on top of the house and having a room that is essentially an adult-free clubhouse of slanted roofs and creatively placed furniture. Be sure to stage this space after renovation to show how cozy and cool it can be as a bedroom. You might even run some plumbing up for a mini bathroom.

2) Attic Playroom with Safety Stairs

If there are safe and sturdy stairs up to the attic, it is eligible to be renovated into a playroom instead. Young children may adore being able to look out sealed windows to find themselves high above the adult world, and parents may appreciate a fully-contained room just for the kids to play in. Renovated attics are often airy and cozy at the same time, and can make wonderful playrooms. Especially if you install a safety gate at the top of the stairs to ease parental worries and ensure child safety.

3) Optimized Attic Storage Room

Attics are classically used for storage, but they are also usually dusty, underventilated, and with unstable floors. You can drastically increase the storage potential of an attic simply by improving the floor, ventilation, and dust level. Just a touch of renovation goes a long way for storage space. If you decide to go the distance, consider installing a few built-in shelves and storage bins to make attic storage even easier and more enjoyable for your future buyers.

4) Sunny Attic Art Studio

Your next buyer might also be looking for a house with a room for arts or crafts. A craft room is usually the sunniest and/or most oddly shaped room in the house. A lovely, inspirational room that would also not make a great bedroom for one reason or another. A roomy attic is perfect for renovation into an art studio for a future artistic buyer. Especially if there are already sunny historical windows that will serve as a source of inspiration for any artists who choose to work their craft in your renovated attic.

Learn More About Turning an Attic Into an Asset

Attics are an interesting asset in any home, especially when you’ve got a creative eye for potential. If you decide to renovate an attic, try one of these ideas or let your imagination be your guide on what will turn that attic into an asset. For more home selling insights or assistance turning your home features into selling assets, contact us today!

5 Clever Home Painting Tips For Denver DIY Parents

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Being a homeowner and a parent, especially of younger children, you know that the walls of your new home are going to take some serious wear-and-tear. From toddler-thrown bowls of spaghetti to crayon masterpieces in your grade schooler’s bedroom, your walls will see a lot of action. Most of it will require the quick application of a sponge. In fact, it’s entirely possible that too many little smudges, scuffs, and doodles on not-so-sturdy paint can require you to completely repaint a wall, if not the entire house. 

After buying a home off the market, it’s important to think carefully about your do-it-yourself painting choices. Fortunately, there are tons of clever tricks you can use to spruce up and/or reinforce your home so that messes will be easier to clean up and the surfaces won’t get damaged while your little ones figure out the ins and outs of fork use, bathtime, and pet ownership. For the walls, cabinets, and furniture you’ll need paint that can withstand a mess and can be cleaned a million times while still looking great after each wipe-down. Here’s how any homeowner parent can achieve that dream:

1) Easy to Wash Interior Paint

The first challenge every parent faces when it comes to interior painting is finding the sturdiest, smudge, and sponge-resistant paint brand and type you can source. You need paint that won’t fade in a sunny room and can be washed as many times as necessary to keep the walls clean. In fact, you need paint that can be downright scrubbed. Just in case of spaghetti or more persistent coloring materials.

Conventional wisdom suggests a sturdy Satin for the walls and semi-gloss on the trim, doors, and windowsills as these general categories of paint are easier to wash and more resistant to stains. However, be sure to talk to your local paint expert about what is locally available and industrial-strength resistant to spills and scrubbing.

2) Know Where to Enamel

Enamel is a special term for incredibly sturdy paint that goes on thick and dries hard. Naturally, this is something that should be of incredible interest to parents who, all too often, find wall paint coming up on the sponge.

Enamel is traditionally used in areas that see a lot of traffic like kitchen cabinets, doors, door and window frames, and windowsills because it is very resistant to damage or stains and easy to clean. Consider using enamel for everything that’s not a stretch of wall in your children’s rooms including closet and cabinet doors, windowsills, and wooden furniture to make it super durable.

3) Stick With Lighter Colors

If you’re painting with your kids and give them a vote on what color to paint their personal rooms, it’s important to set a few ground rules. First, don’t let them choose colors that won’t actually look good when combined and second, dark walls are very difficult to paint over if they ever change their minds or you change houses.

Stick with lighter, easier-to-paint-over colors and if your child does have their heart set on something darker, offer them an accent wall or dark-painted trim instead.

4) Always Ask for Non-Toxic

Neither young children nor pets can be trusted not to lick the walls. We know, it sounds crazy, but even teenagers have been known to do it from time to time just to be weird and amuse their friends.

While the vast majority of home paint types are now non-toxic, always double-check to be sure that what you’re bringing into your home won’t become a health problem down the line when paint chips are nibbled by a pet or a sandwich is hastily retrieved after hitting a wall. If you don’t think these things happen in real life, ask a few other parents.

5) Chalkboard and Magnet Paint

Finally, if you’re already repainting the house, you might consider a few fun paint options for kids’ rooms or kitchen walls. A chalkboard wall is made with a special kind of paint that creates an imitation chalkboard surface. Even though it’s not real slate, it can take colorful chalk and be safely washed off time and time again with dry erasers or a wet sponge.

Another option is slightly magnetic paint, possibly under the chalkboard layer, so children can stick their favorite magnets to the play wall or even make their own magnets with glue and toys for the purpose.

Find More Home Painting Tips for Denver Do-It-Yourself Parents

Being a parent means that you have a unique combination of responsibilities to your children and opportunities to turn your house into a playroom. For more tips and tricks for do-it-yourself parents, contact us today!

4 Profitable Ways to Use a Denver Investment Home

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Denver is alive with residential real estate, and not just in the traditional ways. Along with the usual ebb and flow of homeowners buying and selling homes is a variety of investment homeownership options that go above and beyond what you might expect. For buyers in the market for an investment property home, there are actually four different leading options for how you can put a condo, duplex, or single-family home to profitable and rewarding use.

These four investment home options include:

  • Traditional Long Term Rentals
  • Airbnb Vacation Rentals
  • Student Housing
  • Corporate Housing


While you can choose to do any of these four things with a home you already own, you’ll likely see better results if you choose your investment style first and then select a home that perfectly suits your plans. Let’s take a closer look at the four ways to make great use of a Denver investment home:

1) Traditional Long-Term Rental

  • Unfurnished
  • 1-2 Year Lease
  • Predictable and Stable

Traditional rentals are what you likely are most familiar with. The owner takes the role of a landlord and rents out the home to a person, couple, or family to use as their primary residence. Leases average at about a year long with a high chance of renewal year over year. The biggest challenge with traditional rentals is setting the rental rate correctly to cover all of your expenses, cover irregular maintenance and emergency costs, and turn a profit while also maintaining local competitive pricing.

In Denver right now, there is a high demand for family homes and traditional rentals, especially in quieter neighborhoods near schools and parks. Single-family homes make the best traditional rentals.

2) Airbnb Vacation Rental

  • Beautifully Furnished
  • Hospitality Hosting: Managed Like a Hotel Room
  • Guest Frequency = Potential Profits

Airbnb opened up an entirely new world of investment home possibilities by popularizing and creating a widespread market for vacation rentals. Vacation rentals are managed like hotel rooms where guests book one night at a time, with a possibility of special weekly or monthly rates. If you always wanted to run a Bed & Breakfast or get into the hospitality business, this is a great way to get started.

Vacation rental hosts furnish each home, apartment, or condo like a tiny luxurious hotel room complete with beds, tables, chairs, TVs, bathroom amenities and kitchen supplies. You can then charge competitive nightly rates and welcome nightly or weekly guests from all over the world. Denver is a high-demand region with a constant customer base for traveling and local Airbnb guests.

3) Fast-Turnover Student Housing

  • Minimally Furnished
  • 6 Month – 1 Year Lease
  • High Demand
  • First Time Renters
  • Roommates & Subletting

Student housing is another great alternative for your investment home properties, particularly homes and apartments nearby a Denver college campus. There is never a shortage of students who need housing near campus or close enough to drive if they drive themselves. Renting to students can be exciting and is much faster-paced than traditional renting, though it is handled in much the same way. Students benefit from minimal furnishings like beds and mattresses, tables, and chairs but do not need amenities like towels or kitchen supplies.

SPECIAL REQUIREMENTS

The thing to remember about students is that they have special housing requirements and complications. Many are first-time renters who may need some help with on-time payments or normal maintenance. Students must also live based on the semester schedule and are often gone during holidays and summer breaks. They may benefit from 6-month leases though some will stay in one place for all 4 years of school. They also sublet frequently and need to switch out roommates on a regular basis. So if you’ve got a property near a college and are looking for adventure, consider specializing in student housing.

4) Professional Corporate Housing

  • Professionally Furnished
  • Lease Depends on Business Partnerships
  • Quiet Well-Behaved Guests

Finally, there’s corporate housing. Corporate housing is specifically designed and marketed for professionals on business trips or who must temporarily live in a city away from home for work purposes. Corporate housing can be booked by the traveling professional themselves or booked by a company on their behalf.

Corporate housing properties should be furnished like business hotel rooms with all the basics and plenty of available outlets. You can choose to partner with a corporate housing network, management company, a specific business, or use vacation rental platforms targeting corporate travelers. Corporate guests are usually quiet, well-behaved, and spend most of their time either at a desk or away at work.

Learn More About a Denver Investment Home

Which type of Denver investment property is right for you? It all depends on how you want to make your profits and what kind of involvement you would enjoy most as a landlord, host, or student rental mentor. Contact us today to find out more about how each Denver residential property could be put to it’s best use as a traditional rental, vacation rental, student housing, or corporate housing.