Days on Market Impact On Potential Buyers

When buying a home it’s important to know what commonly used real estate terms mean, and more importantly, what they mean for you as a buyer. One of the key factors home buyers look at aside from price and location is the number of days a property has been on the market.

Days on market start when the property is listed and end when an offer is received and the status is changed from ‘active’ to ‘pending’. The total days on market are calculated by taking the last 30 days to six months of sold listings, adding together the days on market (before each listing went pending) and dividing that total by the number of listings.

A low number of days on market could mean that the property was only just listed or re-listed, that there is a smaller inventory of properties for sale in that area, or that the property is located in a high demand area where buyers are motivated to move quickly. Over the last three years in Colorado, the median number of days on the market has remained consistently around 65. This is typical of other high demand areas as well; San Francisco and Chicago have also seen properties sitting on the market for roughly 65 days prior to sale, whereas lower demand areas like Ohio and Kansas had homes on the market anywhere from 60-360 days or more.

A high number of days on the market can correlate to a handful of things, but the usual reason a property will remain on the market for an extended period of time is over-pricing. Over-pricing is incredibly common in the real estate world where it’s understandably hard for a seller to put a material value on their home, something which to them, can be considered priceless.

If a property is priced correctly and still on the market after a long period of time you may want to ask yourself if something could be wrong with it. If this is the case, it’s important to find out as soon as possible before you lock yourself into a contract.

Finally, it’s also possible that there is an entirely innocent reason the property is still on the market. Maybe the owner just isn’t that motivated to sell, or there is a tenant living there currently which makes scheduling showings difficult. Whatever the reason, if the home you’re interested in has been on the market for longer than the average amount of time in your area, it’s important to do the full research to find out why- who knows, you may even be able to negotiate a lower price!


Friday Featured Listing – 531 Hawthorn Ave, Boulder, Colorado

619- 955-2788
View IRES MLS Sheet
View Full Info and Photos on Luxury Portfolio

 Perfect Newlands setting. This spectacular home has a spacious balcony entrance and sits on a huge lot with zip line, treehouse and basketball court. The home also features an accessory dwelling unit to be used as a nanny or in-law suite. Enter from playing outdoors to a family friendly layout complete with mud room, gorgeous kitchen with custom maple cabinetry and honed granite countertops, separate family, living and rec rooms and 3 main floor bedrooms. The upper level has a large office with balcony and a beautiful master and ensuite bath. This home exceeds the city’s green and energy standards.



Timbers Kauai Ocean Club and Residences

Have you ever dreamed of owning property on the garden island of Kauai? If so, then please consider looking at Timbers Kauai Ocean Club and Residences. It is perched on one of the most celebrated sites in all of Hawaii, a premier oceanfront location within the renowned Hokuala Resort. This may be the last opportunity of it’s kind, the residences rise out of the very edge of the Pacific and offer a rare and exclusive chance to call this magical place home.

Timbers Kauai Ocean Club and Residences include an array of exquisite ownership opportunities at various price points including two, three, and four bedroom homes sold as luxury residences, townhomes, or Residence Club interests. With both wholly owned and fractional ownership opportunities available, families are allowed to scale their level of ownership to perfectly match their lifestyle. Plus with every single home you’ll enjoy spectacular views, not just of the Pacific but of the striking mountains, surrounding lagoons and the beautiful lush golf course.

Ownership at Timbers Kauai is as effortless as it is enjoyable, with owners enjoying membership to exclusive amenities, activities and programming at the Hokuala Club, featuring member benefits at the Ocean Course at Hokuala, Kauai’s only signature Jack Nicklaus course, plus exclusive access to to Beach Club at Kalapaki Beach. At Timbers Kauai, you are an instant local, personal concierge services, including our Adventure Guides will get you to the island’s best kept secrets for dining, local art, beaches, fishing holes, reef breaks and dive spots. Lessons are available for outrigger canoeing and stand-up paddle board or you can have your own one on one instructions with top surfers, all of which will gain you direct access to the real authentic Kauai!


For More Information, visit Timbers Kauai or contact:

Patsy Garlinghouse
Colorado Landmark, Realtors

2015: A Banner Year for CLR!

2015 was a banner year for luxury real estate at Colorado Landmark, Realtors!

Our agents closed on both the highest residential sale and the highest price per square foot sale in Boulder, proving that we are true “market makers”.

Updated Luxury Chart 12-21-15 light blue-page-001


Our clients appreciate Colorado Landmark’s one-on-one approach, designed to market each unique property skillfully for a seamless experience from beginning to end. That’s what luxury service is all about: establishing trust, matching qualified buyers with sellers, and removing the barriers to a successful transaction.

We are proud to be members of Leading Real Estate Companies of the World and Luxury Portfolio International, and look forward to another successful year in 2016 representing the best clients and most distinctive properties in Boulder.

Best wishes to all for a fantastic 2016!

What Today’s Buyers Are Looking For In A Home

What is most important to buyer’s nowadays? Check out a list of some of the top things Millennials tend to look for in a home.
Quality of Neighborhood: According to The National Association of Realtor’s 2012 Profile of Buyers and Sellers, neighborhoods/environments have become increasingly important to buyers when looking to purchase a home.
Travel Convenience to Job: Millennials are now choosing to buy homes that offer more work-life balance and less time spent commuting and/or sitting in traffic. The closer to work, the better!
Quality of School Systems: A recent survey by revealed that almost 45% of today’s buyers are willing to pay a premium for highly-rated, quality schools.
15 Year Worthy:  Today’s buyers expect to stay in their home close to 15 years. Finding a home that supports their lifestyles as they grow and evolve through that time period has become extremely important.
Mortgage: Getting a mortgage can be quite challenging, especially in today’s strict credit environment. Considering homes below what they may qualify for has become more of a priority for buyer’s in order to UP the loan to value ratio.
Energy Efficiency: Today, buyers are showing much more interest in energy saving features. A recent survey from the National Association of Homebuilders revealed that 94% of home buyers wanted energy-star rated appliances, 91% wanted energy-star rating for the entire home, 89% wanted energy-star rated windows and 88% wanted ceiling fans.
Open Floor Plans: Open, spacious rooms allow for great entertaining and thus, more time spent with friends and family members.
High Ceilings:  Taller ceilings offer more aesthetic appeal to a home, but also provide better air circulation and more natural light than homes with lower ceilings.
Technology: Technology continues to advance, more and more buyers today are looking for homes that are “technologically equipped.” Homes with far more technological amenities seem to speak more to buyer’s than other home features.


From RIS MEDIA: The Leader in Real Estate Information

To Pack or Not To Pack?

Ever wonder which items should be packed, which items should be shipped and which items should stay with you during the move? And what about a “last in, first out” box? What should go in that? We have all this covered for you! A few more moving and packing tips to keep you organized:

Items that should not be packed: Arrange for other transportation for the following items. If you are traveling by car, you can take some of them with you. Otherwise, you can send them via UPS, USPS, FedEx, or other reputable shipper of your choice. Be sure you understand how to track the shipment and definitely purchase enough insurance to cover the replacement cost of all items.

  • Valuable jewelry
  • Furs
  • Irreplaceable photos
  • Family heirlooms
  • Coin or stamp collections

Items to keep with you: If you are traveling by car, keep the below items in a single box or two that can be brought into your hotel room each night during transit. If you are flying to your new home, pack them in a carry-on bag. Lock your carry-on after clearing security–and do not check this bag!

  • Relocation information for your new area from your Realtor.
  • Automobile ownership records.
  • Insurance policies
  • Medical records
  • Prescriptions: two weeks supply of all medications should be available.
  • Personal documents including birth certificates and passports.
  • Employment records
  • Most recent 2 years of tax returns.
  • Social security cards and records.
  • School and immunization records.
  • Spare car keys and house keys for your new home.
  • All credit cards
  • Checkbooks for all accounts
  • Chargers for cellphones, laptops, and other electronic equipment.
  • Personal phone book or electronic organizer
  • A folder for all your move-related travel expenses, including: fuel, lodging and meals.

The “Last in, First out” Box: This box can travel in the moving truck, but should be the first box out. It will help you being to set up your new home as the rest of your belongings are coming off the truck.

  • Linens for as many beds as you will be using on your first night, or sleeping bags for everyone.
  • Small tool kit with hammer, pliers, and screw drivers.
  • Scissors and box cutters.
  • Large trash bags.
  • A few rolls of toilet paper.
  • 1-2 rolls of paper towels.
  • Light bulbs.
  • Extension cords.
  • First aid kit and supplies.
  • Paper cups, plates, and napkins as well as plastic utensils.
  • Pre-moistened hand towels, cleaning cloths and hand sanitizer.
  • Aspirin and bottled water.

That is a lot of organization! But each step will set you up for success in your new home. If you are just getting started, check out the beginning of the checklist series!

Rent or Buy?

The decision to purchase a home is one that many find overwhelming, especially if they are currently renting. The best thing to do is to investigate your options. Start by using this calculator to help you compare the costs of renting to the costs of buying a home. Since there are all kinds of forces at work behind the scenes (interest, property taxes, tax savings, appreciation, opportunity costs, closing costs, selling costs, etc.), comparing the cost of renting to the cost of buying is a lot more complicated than just comparing the monthly mortgage payment to the monthly rent payment.This calculator attempts to forecast the net effects of all the hidden forces so you can make an informed decision.

After The Move

Trying to settle into your new home can be chaotic, and trying to remember everything that needs to be done can feel impossible! We want you to feel calm, comfortable and confident in your new home as soon as possible, so we have created a checklist for all the tasks to be accomplished after your move.

After The Move:

  • Immediately change locks on all the doors of your new residence–you never know who may have a key!
  • Change all alarm codes, garage codes, etc. Once again, you never know who may already have the existing code!
  • Check with the sanitation department to see if you can recycle your moving boxes.
  • Update  your driver’s license.
  • Register your vehicles at your new address.
  • Change your voter registration.
  • Get license tags for your pets, if required in your new community. Remember that here in Boulder county, licenses are for each calendar year, NOT one year from issuance.
  • Install new batteries in all security devices, smoke and carbon detectors.
  • If moving into Colorado from another state: Get your automobile(s) emissions test(s) completed. Colorado requires an emissions test before you can get your new license plates.
  • If you are moving to a different county within Colorado: Notify the state as you may be required to get new license plates.
  • Notify friends of any new email addresses as well as your new postal address.
  • Send new email addresses to email lists, e-zines, and digital newsletters.

Good luck, and make sure to take the time to begin enjoying your beautiful new home!

Planning Your Move–Part 5

We have reached the end! For those who started back with Step 1, here are the final pieces of the moving checklist to help set you up for success in your new home:

Two weeks before the move:

  • Find your instruction manuals and warranties for all appliances and items that will be left behind for the new owners.
  • Schedule the post-move cleaning service (if required in your home sale agreement) and arrange for access with a neighbor if you won’t be there to let the cleaners in.
  • Clean out the trunk of your car so that it is ready to accept suitcases and boxes of special documents.
  • Schedule pick-up for items that you were unable to sell or dispose of.
  • Give away houseplants that you will not be taking with you in the car.
  • Arrange for homeowner’s or renter’s insurance prior to closing on your new home, or the start of your new lease.

In the final week before the move:

  • Pick up all laundry and dry cleaning.
  • Perform final yard work and drain all power equipment of oil and gas. Cut the grass for the new homeowners!
  • Check the attic, garage and crawl space for any items that may have been overlooked.
  • Back up important computer files.
  • Return all rented videos.
  • Return digital or set-top boxes to the cable company, if required by your contract.
  • Return leased DSL or high-speed cable modems, if required by your contract.
  • Empty your safe deposit box, and pack those items in the box that will accompany you in the car.
  • Prepare the “load last, unload first box.”
  • Designate a spot in the kitchen to leave the keys, garage door openers, appliance manuals and warranty folder for the new owners or tenants.

Lastly, don’t forget to take a deep breath and enjoy your adventure! The stress is temporary, and the feeling of settling into your new home will be well worth all your effort!

Next week, we will cover some things that you should do immediately after your move to continue your smooth sailing!

Planning Your Move–Part 4

For those of you following our “Planning Your Move Series”, we are in the final stretch before your move is final! Step 3 took you to one month out, and now we start tackling everything that you need to do in your last month at your current home.

Three weeks before you move:

  • Hold a moving/estate sale.
  • Pick up a Change of Address Kit at the Post Office, or go to and schedule your address change online.
  • Send change of address information to:
  • o Accountant.
    o Credit card companies.
    o Insurance agents.
    o Magazines and other periodicals.
    o Video, DVD and other media subscriptions.
    o Your car dealer, if your car is still under warranty.
    o Lawyer.
    o Brokerage house or investment firm.
    o Your current employer’s 401-K administrator (for rollover
    o Your current employer’s HR Department (for W-2 forms
    at year end).
    o Alumni associations.
  • Give notice to:
  • o Schools.
    o Health club.
    o Church or Synagogue.
    o Book club.
    o Volunteer and service organizations.
    o Condominium or homeowners association.
    o Cancel newspaper subscriptions.
    o Return all library books, videos.
  • Cancel services such as lawn care, snow removal, pest control and milk/water delivery.

You’re almost there! Next week we will cover the last part of the checklist that needs to be completed before your big move!