Why is this information important? 

For several reasons: Being more conscientious is the way to be.  It’s the right choice.  The eco evolution is not only taking over Boulder but it’s blossoming throughout the world.  We drive Priuses, shop locally, and remodel with the consideration of the environment. 

You’re not only saving mother earth but yourself as well; indoor contamination causes health problems and the community is becoming more aware of its harmful risks. 

 It’s really not that more expensive to do a earth loving remodel and it will positively increase the value of your real estate.  Buyers are looking for those green qualities in a home so here are the basics. 

Part One of “What is an eco friendly renovation?” covered flooring because it’s one of the most important investments in a remodel which can tie the whole look together.  There are so many options, I think you’d be surprised.  Part Two is going to cover everything else -from insultation to paint.

Water efficiency

Why Build An Eco House?states that one of the most popular eco friendly building trends is water efficiency. Techniques used to conserve water are dual plumbing, low flush toilets, low flow shower heads, grey water systems that use rain water, and other eco friendly kitchen trends. 

Don’t forget about the Water Heater Timer, digital programmable thermostat, and Tankless Water Heaters.  These not only save on energy, they SAVE you MONEY!!!!   Also, pertinant to this catergory…… Xeriscaping: xerogardening refers to landscaping and gardening in ways that reduce or eliminate the need for supplemental irrigation. It is promoted in areas that do not have easily accessible supplies of fresh water, and is gaining acceptance in other areas as climate patterns shift.

Insulation

Very important and a great way to begin after demolition because when it comes to keeping heating and cooling costs in check, insulation is the first line of defense. Sierra Club agrees and adds: in the winter, heated air moves from living spaces to attics, garages, and the great outdoors making heating systems fire up to replace all that lost heat. In the summer, air conditioners kick on as heat moves from the outside in. Insulation in the attic, exterior walls, and floors can help resist this heat flow, making homes more comfortable and slashing energy bills and pollution. HA! Environmentally friendly!   Homes built today are usually well insulated, but many older homes–even those built as little as ten years ago–can benefit from added insulation.  Types include cotton, recycled, and non-toxic duct work.

Painting

According to the EPA, the concentration of pollutants inside your home is several times higher than what you’ll find outside, due to the lack of ventilation in rooms compared to the open spaciousness of the great outdoors.  Without proper ventilation, airborne chemicals collect indoors and eventually cause damage to our bodies.  Headaches, dizziness, fatigue, asthma, cancer, and heart disease are all potential side effects of indoor air pollution.  Although the contamination cannot be attributed to any single source, paint and paint-related chemicals play a significant role inside a typical home. 

The airborne chemicals released during painting, after the paint is dry, and as paint is removed, fall into a category of pollutants known as volatile organic compounds (VOCs)—potentially carcinogenic carbon-based chemicals that evaporate easily and contribute to indoor air pollution.  Harmful compounds in the VOC category range from formaldehyde to pesticides to cleaning chemicals.  They can be up to ten times more concentrated indoors than outdoors, in both rural and industrial locations.  However, VOCscontribute significantly to air pollution out of doors as well.  VOCs are released in the highest concentrations during paint application, but most paint will continue to emit harmful fumes for years afterwards.

You’ve got to be convinced by now.  Remodelling with the earth in mind will also increase the value of your real estate.  It’s healthy and trendy.  To learn even more about buying and selling green property, let us know.

Yes, Boulder Colorado, decorating your home for the holidays is fun, spiritual, and festive.  We love to put out those icicle lights, wreaths, and huge figurines.  However, if you are listing your home during the holidays, be cautious to not go overboard.  Sellers, you don’t need to keep all the trimmings in storage just because your home is on the market.  But you should decorate in such a way that buyers won’t be turned off.  Will they be able to picture themselves spending the holidays in your home someday?  Read more to find out. 

In Boulder, you know it’s the season to be jolly when you see the huge star lighting up Flagstaff Mountain.  The poinsettias and singing Santa adorn our office lobby.  Pearl Street Mall looks dazzling and homes sparkle with their holiday light.  Sellers want to continue with their particular family tradition and decorate accordingly but homes that are on the market should not ever be overly personalized or cluttered. 

Honestly, it’s not a good time to put the blow-up snowman that is as tall as your roof out on the lawn.  So where do you start and what is appropriate.  Asking your Realtor is a good place to begin as they should be able to help you strike that balance between enjoying tradition and showing restraint. 

Too many novelties end up hiding what’s most important about your home such as architectural style as well as its’ location, price, and condition.  It goes along with the curb appeal of the home and that the first impression to buyers is the most critical element in capturing them to want to see more.  You want them to say, ” I wish this was MY home for the holidays.

There is one huge advantage to listing your home during the holidays – buyers during this season are serious.  Don’t blow your chances.  Do the following:

Keep it simple, tasteful, and quiet.  David Lannuccilli, an agent in RI, says to keep it minimal.  One wreath, one tree, and one table centerpiece.  How about a tall narrow tree to emphasize a room’s height and conserve floor space?  No cute wreaths with gingerbread men and steer clear of personalized objects such as monogrammed stockings. “When decorations get too personal, people have a hard time picturing themselves in the home.”  Pat Heydlauff, a feng shui expert in Palm Beach County, Fla., recommends no or few religious symbols, whether it be crèches or menorahs.

Decorations picked or cut from the garden tend to look as good as anything you can buy. Obviously, holly is the best known plant for this. Christmas without holly is like Easter without daffodils, and that combination of green leaves and red berries will add the simple elegance you’re looking for to sell your home.

When deciding which decorations go where, also decide which nonseasonal items you’ll be removing.  For every seasonal item, trade it with a nonseasonal item and put that in storage.  This will help keep your home from looking cluttered. 

If your home is still on the market when the holidays are over, don’t procrastinate to take them down as soon as possible.  I’d say not more than a couple of days after New Year’s.

One more tidbit of advice:  In the winter in Boulder, you need to keep the walk shovelled and approachable.  You don’t want potential buyers slipping on your sidewalk or tracking in snow for that matter. 

Sellers need not refrain from family traditions when listing during the holidays.  Just remember, you want to show off your house – not your holiday decorations.  Keep it simple, decluttered, and flattering.

Today’s Market Commentary:

Interest rates increased slightly this past week as the US Treasury auctioned off $55 billion of debt. Economic data continued to be negative. Weekly jobless claims jumped by 32,000 claims on expectations that claims would actually fall by 2,000. Continuing claims increased to 3.9 million from 3.84 million the previous week. October Retail Sales fell by 2.8% on expectations that sales would fall by 1.2%. Excluding auto sales, Retail Sales fell by 2.2% on expectations that sales would fall by 0.9%. Fannie Mae and Freddie Mac reported third quarter losses of $29 billion and $25.3 billion respectively. Markets increasingly expect the Fed to cut short term interest rates by 50 basis points again at their FOMC meeting December 16.

The Dow Jones Industrial Average is currently at 8,503, down about 440 points on the week. Crude oil futures are currently trading at just over $56 per barrel, down almost $5 per barrel on the week. China announced a $586 billion stimulus package to keep their economy growing.

Next week look toward Monday’s Industrial Production, Tuesday’s Producer Price Index (PPI), and Wednesday’s Consumer Price Index (CPI) and Housing Starts as potential market moving events.

Last week, was the Boulder Tour of Solar and Green Homes and I was reminded of how lucky I am to live in Boulder Colorado. Where else can you tour green built or re-modeled homes all in one day – I was in heaven! You never would have found something like this in the town I grew up in. The morning of the event, I went downtown to register and pay the reasonable $10 fee, then I walked along the vendors booths checking out the eco-friendly companies of Boulder. As a real estate agent, I found great resources for my clients before I even left for the tour. Click here to get an overview of what I learned.

Hosted by the Center for ReSource Conservation, the Tour of Homes ranged from newly-built and remodeled net-zero-energy homes to a community that collectively financed 32 of 40 homes with solar, and a 1902 home originally designated the most inefficient home in Colorado, which was remodeled to be 28% more efficient than a new home built to code in the city of Boulder. 

One of my favorites was the Home Energy Makeover House because it demonstrates how to turn an older home into a more energy efficient one.  Many homes in Boulder are older and this home is a great example of what we can do.  Some of their makeover included energy efficient window replacement, duct cleanings, natural shading, ceiling and wall insulation, and a high-energy tankless water heater. 

Another great home on the tour was the Garland Tree House which was a extensive remodel from the 1960 ranch it once was.  Following the USGBC LEED for Homes program, they installed active and passive solar, widening of walls to incorporate installation, and a heat recovery ventilator with an air filter to provide fresh air during the winter.

Ever heard of a retrofit?  If homes were retrofitted to consume net zero energy, greenhouse gas emission would be greatly reduced.  The Zero-Energy Retrofit was part of the tour and after an Energy Audit, they decided to install a flat-plate solar collector for domestic water heating with tankless high-efficiency electric boiler for backup.  By replacing the domestic hot water, the home’s energy consumption reduced.   Get this – to cover costs, Sean Geiger received a “green” home equity loan which covered most upfront purchases! 

The Boulder Tour of Solar and Green Homes was just a small part of Solar Week, which was sponsored by Lighthouse Solar and Astralux.  Solar Week also included a week full of workshops including Home Energy Improvements Made Easy, which my husband attended.  So, this weekend he is busy weatherizing our home.  Adding insulation around exposed pipes, sealing holes, and caulking around our windows are just a few of the helpful ideas he got from the workshop.  I’m hopeful that this will help reduce our energy bill during the winter. 

Buyers, builders, sellers, real estate agents, and environmentalists all could learn something during Boulder Solar Week and the Tour of Solar and Green Homes.  Boulder is indeed a progressive town and I feel proud of my earth conscientious community.  Luckily, Boulder isn’t the only community involved in the American Solar Energy Society’s National Tour of Solar Homes.  It is one out of 422 communities in 44 states that participate.  Check out one near you and be a part of this vital, global movement.

We’re talking about Net Zero Energy Homes, one of which is currently under construction in Dakota Ridge Village in Boulder Colorado.  Nestled in between your traditional new builds, stands a more modern, uniquely designed living space, called The NZE House.  This progressive piece of real estate will lead the way in the green building trend here in Boulder Colorado.  With buildings consuming 40% of the total energy in the US, why not strive to achieve buildings that create zero net energy?  Meaning that they have net energy consumption of zero in a typical year, therefore reducing greenhouse gas emissions, reducing dependence on fossil fuels, and conserving energy.  I believe that soon, all homes will become net zero energy and we just might save the world after all!

The design process is where it all begins to find the most cost-effective energy reduction in a building.  Michael Kracauer of Architropic, a green point certified and LEED accredited architect, Boulder Colorado, designed the NZE home located at 4828 6th Street to achieve minimal energy use. 

Designers building a zero net energy home,  use the most high-tech 3D computer simulation tools to take into account a wide range of design variables. 

Some factors include:

• Building orientation relative to the daily and seasonal position of the sun.
• Window and door type and placement.         
• Local Climate.        
• Overhang depth.                                          
• Heating, cooling, lighting efficiency.
•  Insulation type.
• Air tightness – weatherization.

According to www.Boulderspace.org, heat and power will be generated by a 7.2 KW photovoltaic array for electrical needs, and a  140 tube array of solar thermal evacuated tubes for space heating and domestic hot water which are the panels on the high “pop-up” roof.  Michael adds that the easy part is PV, electrical energy.  The hard part is designing (and building properly!) a house that has very reduced heating loads and designing an efficient and reliable renewable energy system, like solar thermal, to take care of the reduced heating loads.  The house also will have an efficient electric back-up system for heating in case there is an extended cloudy cold snap.  But the PV system is over-sized enough to take care of these additional electric loads, and there should be on top of that enough PV energy for at least one and maybe 2 plug-in hybrids!

And don’t think that you’ll lose out on appeal and beauty.  You can have it all -  being environmentally responsible, living in a healthy home, AND a beautiful home.  The NZE House in Dakota Ridge Village has a deeply unique, contemporary design that incorporates functionality into its’ appeal.  Like the generous amounts of glass for instance, which bring in light and the views. 

What if you already own a home?  How about a net zero energy remodel! Some important characteristics to consider according to Toolbase Services:

• Increase the foundation, wall, and ceiling insulation
• Replace windows with low U-value, low-E windows in all climates and low solar heat gain windows in cool climates.
• Seal all holes, cracks, and penetrations through the floor, walls, and ceiling.
• Install adequate ventilation especially in kitchens and bathrooms.
• Replace appliances and light fixtures with energy efficient ones.
• Have a properly sized photovoltaic system installed by a certified solar pv company.

Would you like to see The NZE House in Dakota Ridge Village and more homes like it?  Check them all out at the CRC Boulder Tour of Solar and Green Homes on Sunday October 5th.  See you there!

Personnally, I haven’t seen it used by very many agents in Boulder Colorado, but I’m sure it’s out there and will progress quickly.  I read more and more about it each day. 

Photosynth or photo tourism is a collection of high resolution images displayed dramatically in 3D! Hundreds of pictures can be uploaded, virtually walking you through a home.  Will this benefit sellers when listing their real estate?  Could this be the advantage an agent needs when interviewing for a listing appointment?  Or will it keep buyers from viewing properties since they can see everything without even entering the house?  Is it affordable and easy?   

 THE PROS

1) Photosynth takes vast amounts of overlapping photos and reconstructs them into a pseudo 3D world. More images = better tour.  An agent could take 400 photos in a house and instead of virtual tours, users can walk themselves through the house.

2) Rises above Google’s Street View.  This technology will only become more and more advanced.  Add scences from video, travel through time three-dimensionally,  taking virtual tours to a whole new level.

3) Makes it easier for out of state buyers.  Makes it easier for sellers to advertise to out of state buyers.  Microsoft says that photosynth puts viewers in the center of the real estate and in control of how they experience it.

4) Allows technologically motivated agents to bring better virtual tours to homebuyers, putting them “a step above the rest”.

THE CONS

1) I have seen comments such as, “It doesn’t support most operating systems.”,  “System has glitches.”  As for myself, I was unable to install the program.

2) If not professionally done, time consuming for listing agents.   Must be able to follow software system and take hundreds of photos.

3) Will it really get buyers to your listing or will it be easier for them to eliminate properties prematurely?  I don’t think it will be better than the real thing.

To conclude, photosynth is the new technology from Microsoft Live Labs that may change real estate forever. Photosynth enables participants to walk or fly through a scene to see photos from any angle. Seamlessly zoom in or out of a photo.  Whether it’s megapixels or gigapixels in size, see where pictures were taken in relation to one another. Find similar photos to the one you’re currently viewing and take your real estate experience to a whole new level.  Let me know what you think.  Can’t live without it or think it’s a passing trend?

No, it’s not a new reality show and it’s not your typical vacation home exchange.  It’s the extreme way to move in this depreciating market.  Do you own real estate in Boulder Colorado that just won’t sell?  Have you reached desperate measures?  Do what others have done.  Trade!  Get on board with this new real estate trend – Home Swapping!  Read more to see if it’s that easy.

For those trying to sell a house that just won’t move in this market, a unique trend is emerging.  Simply swap with a seller who finds themselves in a similar situation. 

This has of course, led to the formation of web-based companies providing home matchmaking services. David Moskowitz, founder of DomuSwap, explains that there is a huge need for this service right now because, “there are people who have to move and they’re really stuck in this market.”  According to Sergei Naumov, president of NowMoves Inc., a  permanent swap is technically an arrangement between two homeowners who are both buying each others’ homes and selling their own at a simultaneous closing.  

The Wall Street Journal reported in a recent article that two neighbors in New Jersey swapped homes.  One was a large family looking to “move up” and the other, a retiree, looking to downsize.  

While you can’t just move out and move in, it is a fairly easy process. 

FIRST: Hire a real estate agent to walk you through this procedure.  There are many important details that require an experienced agent.  For Boulder Colorado and surrounding areas, call The Troia Team, of course!

SECOND: You will get an appraisal based upon the property’s value under the current market conditions. 

THIRD:  The same title company will be used to consummate the transactions together.  Each homeowner signs a purchase and sale agreements. Both sign deeds and other closing documents on the same day.

FOURTH: Mortgages for both properties are also paid off then, and new mortgages are initiated.  If the properties are of different values, cash and mortgage amounts are used to balance out the disparitites.

There are many online sites for permanent home trades such as Online House Trading’s Network who claim that house swapping will enable stuck sellers to beat the slow real estate market. 

The two families from New Jersey confirm that their home swap went perfectly.  Before moving day, the homeowners took turns moving belongings to each others’ homes. “I brought some things over to their garage, and they brought some over to mine,” Ms. Sedehi says. On the day of the move, they split the cost and hired one mover to share between them. They said there were no drawbacks to the move, “We were both very accommodating,” Ms. Sedehi says. “I don’t think there was any discord and there were no difficulties.”

There you have it!  Now, what do YOU think about home swapping?

Another one bites the dust!  I know there are tons of people out there that are frustrated because no one is coming to look at their house for sale – right?  Well than it makes sense to Fire Your Realtor!   That’s OK, another Realtor will come along and promise to sell your house for “that” special price  bring in tons of buyers.  Yes – Real Estate is emotional!  Yes and….Real Estate is still a great investment.  Should you fire or should you keep the same Realtor?  That is a good question.   I admit, most people are a little weary anyway when their real estate agent tells them

to price their home “just  below ” their competition.   How can that be????  My house is much nicer and much bigger than any other house in the neighborhood.  If you’re one of those people that think your house will sell for more than your neighbor’s house, may I suggest that you take a moment and do a little home work before firing your agent first.   Even areas (like Boulder Colorado where I live and work) are not escaping the downward real estate trends.

Boulder’s average home sale price as of July 2008 is down 10% from the first quarter of the year 2008.  We thought we were impervious!  Interesting enough though, the average Boulder home list price is up 1% from the beginning of July 2008?? Go figure….

Boulder Market Trends – average sales price

I found these trends on Trulia.com.   I admit I was weary myself when Realogy  Corporation (Coldwell Banker’s parent company – the largest real estate franchiser and operator of residential real estate brokers) partnered up with Trulia last year how reliable the information would be.  Now that so many other Real Estate Companies have jumped on board the information is probably as good as it’s going to get.  For those of you that are first time home buyers or sellers that haven’t heard about Trulia or used it, it’s a free and unbiased website designed to inform the everyday buyers and sellers out there and provides a portal to search for homes and research other community information relevant for you.  For the everyday home owner who is looking to sell their home, go see for yourself what’s happening in your neck of the real estate world.

The best thing you can do for yourself in this up and down real estate world is to educate yourself.    A good real estate agent will be educated and share local market trends and neighborhood statistics with you so together you can make a good educated guess at what list price will get the attention of all the buyers out there.  Buyers….where?  Oh they’re out there all right.   Did you know that the number one reason why your house hasn’t sold yet is due to the advertised sale price, not because the buyers are disappearing.   Your sales price is still too high for this market!   These savvy buyers have done their homework and they know what’s going on.    Give them a reason to LOOK at your house.   Give them a reason to BUY your houses.  The age old logic of pricing high and bringing your price down “if you need to” is so not working so well in today’s real estate market.  The sad reality is – the longer it sits, the longer it sits, and the longer it sits.  You know the house don’t’ you?   The one down the street that has been on the market forever?  In your neighborhood?  Yes, it’s partly the market folks, but it’s partly the stubbornness of the sellers or their Realtors to adapt to the changing market.  

May I offer some advice when deciding which Realtor to replace your old one with?  …..make sure they come highly recommended, don’t use your best friend unless your relationship can withstand the pressure, make sure they come armed with market trends and make sure they aren’t afraid to tell you what you might not want to hear. 

The hardest part of a listing appointment is not telling the sellers all the “stuff” you are going to do for them, flyers, open houses, broker tours, websites, postcards, and on and on… These are great but what do they really do, brand the brokerage, open houses are held for homes that aren’t selling and showing them other “Active” listings, those are just homes that haven’t sold and are still on the market. Sellers like to see tangibles, because they feel like we are doing something for them but if a house is not priced right then we are just spinning our wheels.

The key is to educate your sellers on the market and what’s driving prices, buyers are, in a down market, inventory is high and demand is low, it’s simple economics. Drama price the home so that it stands out and causes buyers to look twice which makes them want to buy the home. Doing this may cause multiple offers and could drive the sale price up! Setting the price high because that’s the way you’ve always done it and because you want to leave room for negotiations, is wrong! That’s what every other home on the market does and these homes just blend in with all the other homes. Sellers have to make their homes stand out and pricing is what it’s all about. I have actually lost listings because sellers don’t want to hear where they really need to price their home, so they list with the agent that tells them what they want to hear and guess what the home doesn’t sell and sits on the market with all the other homes.

I don’t want a “Just Listed” sign; my goal is to have a “Sold” sign in the yard. I want to get paid and sellers should want to sell their homes in the shortest amount of time. If a home is not getting showings or second showings during the first 3 weeks then it’s not priced right, lower the price! It’s all about pricing and position in the market.