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Multiple Offers on a House

When we are in a market such as this, where the demand is higher than the inventory, multiple offers have become common place. It is so very important to find a realtor that has this particular skill set. Roger and Teresa Moen have these skills having been selling in the Breckenridge real estate market for 25 years. I have blogged about this in the past but here are a couple other things to keep in mind as there are many factors.

When there are multiple offers, the seller typically takes one of three actions:

    • Accepts the most favorable offer
    • Counters all offers to give everyone a chance to come back with a better bid in an effort to get the best price and terms
    • Counters the offer closest to the price and terms the seller’s seeking

It’s important for you, the buyer however should not  assume that they’ll get the opportunity to submit a counteroffer. If the seller has many offers on the table they often times just pick from one of them to work with. You always want to give them your best and highest offer so they won’t even consider looking at the others.

Timing is everything. Sometimes a seller will just let everybody know that he will accept offers on a certain date at a certain time so that this eliminates any buyer feeling that for whatever reason their offer was not submitted in a timely manor.

Don’t assume that the money is the only thing of value. Sometimes there are other items to be considered.

Coming up on the next blog: What is also of value to a Seller”

Are you hesitant about paying high HOA dues for your Breckenridge purchase?

Do those dues make your return on investment less desirable?

Here are some things to think about:

If you have an investment property in Breckenridge that you do short term rentals with, the amenities that come with a property will often raise your rental revenue because they are more desirable to renters. After your guests finishes a day of skiing they really look forward to that nice warm hot tub, or they don’t want to drive and want to be taken by resort shuttle to town for dinner etc.


Another thing to consider is, if you purchase a property that has less amenities but perhaps the dues include heat. As you can imagine those heating bills can be quite high in the mountains during winter. Typically renters do not care about reducing your heating bill.


There will always be the guests that prefer a more quiet experience and don’t want a huge resort yet still be close to town to walk to dinner. Many times that would lessen those high HOA dues to have a smaller condo complex.


There are many factors to consider and that is where we come in. We can help navigate what type of property fits your needs.

My Happy Place

The Breckenridge Recreation Center. It is a huge bonus to the town and many people don’t know it is there or that you can buy a one day pass if you are just visiting. It is 11,000 square feet. Seriously huge!  It was just remodeled and has state of the art in everything! I have spent many happy days there. You can do yoga, climb a rock wall, take a steam, swim a few laps, play tennis indoors or outdoors, get kayaking lessons or learn martial arts. There is so much more. It is my favorite place to spend the day!!

Happy New Year! This is what’s happening in Breckenridge

We had a great year and so appreciate everybody that contacted us. We just broke our personal 20 year record!! Yahoo! 2017 is going to be awesome.

Here is what is going on with the market.  The final numbers are not in yet, but I did do a quick check to see where the market is as of today for last year. The average sold price for residential sales and if that holds the increase in 2016 is just over 7%. Oh, and the average sold price for residential sales (homes, townhomes, condos, duplexes) is right at $595,000! The list price to sold price is  at an average of 97.4% with a high of 106% so not much wiggle room.

If history repeats itself there will be more inventory in the spring but as you can see they go quickly. My listings in 2016 were selling before I could get them in the MLS.

Roger and I wish you and your families as great New Year of health and happiness!

Buyers need representation!

We like to work with our clients as their representative. We want to feel that we are in your corner. A Buyer’s agent is important whether your buying an investment property or a second home in Breckenridge. Many realtors don’t want the responsibility or liability of being a Buyer’s Agent. That is not the case with us. So let me give you a brief explanation of the difference and your options.


 Buyer’s Agent: A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and, if a residential property, whether the buyer intends to occupy the property. A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer.
       Transaction-Broker: A transaction-broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s financial ability to perform the terms of a transaction and, if a residential property, whether the buyer intends to occupy the property. No written agreement is required.

We’re Baaaack!! Breckenridge is booming!

Breckenridge real estate demand is highOn a personal note, this is the biggest year we have had since 2006. The real estate inventory is low and the properties are being scooped up as fast as they are hitting the market. My guess? Perhaps there was a pent up demand? This is also in keeping with our history with Denver’s market, as you have heard me say in the past. We are usually about a year or two behind their activity. People will secure their primary residence first and then their Breckenridge vacation home.

Denver’s market is going crazy with 8 or 9 offers on a single property, bidding wars and low inventory. Sellers here in Breckenridge are starting to realize that the market is becoming more balanced, and they are seeing their properties get a lot of showings. They are starting to raise their prices this spring. This is only April!! Typically we would not see this kind of activity until the summer.

This is an exciting time for our town. If you are considering purchasing a second home or investment property in Breckenridge at least you know what you are getting in to.

Wow! What a summer it is going to be!

Well, we are off and running. I have lost three contracts this summer already. I know it sounds bad and it certainly was for those wanting to buy those vacations homes and ski property. What this means is that before I could get back to my office to write the contract or before my clients could get to town to see the property it was already under contract with someone else. We’re back!! I haven’t seen it like this since before the recession so that is good news. If you are considering buying a mountain property either vacation home or investment property you need to act promptly. Our summer months are when we have the most inventory so give us a call and we can schedule you for a great day of finding a perfect property for you. Hope your summer is great also.

Have to brag at bit! We are the ones to help you buy your Mountain Home!

 Remax Properties  is ahead of last year at this time for the number of properties under contract by 30% with the county being up about 18% (this means the sales done in Summit County by all of Summit County Realtors). Congrats to us on “Out Pacing” the market! Roger and I have already had a great first and second quarter. This is exciting news everybody. We are in recovery so the loan rates are low and it is not too late to get in on these prices before they start going up again and they will. They always do! So buy low sell high. Not rocket science. Come live the dream with us in the best place in the world to own a second home or a ski in ski out property! Seriously it is the best place on earth. Hope you all have a Happy 4th! Come and see us!

What price point is selling in Summit County?

Here are the Residential Market Sales by Price Point :

 Residential volume in May had 152 transactions in Summit County.  There were 17 properties that sold for $1M and above in May.  We have been talking about the most active price point in May being between $200K to $400K. This is great news for people that are wanting to get in to something in the mountains at a good price point or first time home buyers that can now afford their mountain getaway. There were 58 Single family, 94 Multi-family and 7 Vacant land transactions in May. It is good to see so much activity and the summer has just begun!

Your Breckenridge Vacation Home could be the healthiest place to live!

Summit County is one of five Colorado counties with the country’s highest life expectancy. I just had a client last year that was told by his doctor to move here because the air was helping him fell better and to recover faster.

Summit county, websites are packed with pictures of people hiking, skiing and biking — stuff we tend to do more than people in other places. We’re home to two national forests, seven national wilderness areas and countless hiking and biking trails.

“There’s no question that high rates of physical activity (are) a common theme throughout Colorado counties that also have high life expectancy,” said Dr. Ali Mokdad, a professor of global health at IHME.

It also helps to have clean air, clean water and access to good recreational opportunities.

Lots of things contribute to longevity, and all kinds of ideas are floating around, some more realistic than others.

Some studies consider the effects of longevity at higher altitude, but there’s no conclusive data that there’s a correlation researchers say.

Mostly it’s healthy living.

Staying active helps you live longer. So does nutrition and getting together with friends.

Have you ever skied with our seniors? I can barely keep up.