What do these numbers mean? To help understand what these numbers mean to our local markets we are now including the number of sold comps during the past 30 days or 1 month.  Looking at our sold numbers over the past month allows us to calculate a monthly absorption rate.  An absorption rate tells us how many months it would take to sell off our entire inventory should we have no new listings.  A balanced market is considered 6 months.

Seasonal Slow Down Taking Place

Seasonal Slowdown: Buyer activity has noticeably decreased as the holidays approach, with fewer new listings entering the market. Many stale listings are being withdrawn and will likely return in the spring. Year-over-year comparisons may appear skewed due to differences in the timing of Thanksgiving this year versus last.

Adapting to the Market: The current market continues to reflect a new normal, with no immediate return to the low interest rates or home prices of prior years. Practicing “radical acceptance” is key—acknowledging current conditions without resistance or judgment, and focusing on strategies that align with today’s realities.

Inventory Trends: Active inventory declined slightly compared to last week but remains significantly higher than this time last year. New listings have dipped slightly compared to the prior weekend but are well above last year’s levels. Pending transactions are also trending down week over week.

Odds of Selling: Sellers’ odds of successfully closing a transaction improved slightly last week but remain lower than historical averages during this cycle.

Showings and Time on Market: Showings experienced a small week-over-week decrease but are much higher than one year ago. Properties are taking longer to go under contract, giving buyers more time to make thoughtful decisions.

Pricing and Reductions: Price reductions continue to be a factor, with a majority of units under contract reflecting some adjustment. However, the average size of reductions has decreased, signaling a tempered approach from sellers.

As we approach Thanksgiving weekend and the start of the holiday season, expect fewer new listings, more withdrawn inventory, lower contract activity, and longer market times. These trends are typical for this time of year and underscore the importance of helping clients navigate the market with realistic expectations.

Wishing you and your loved ones a safe and joyful Thanksgiving. I look forward to seeing you soon at First American’s closing tables

Special thanks to Megan Aller with First American Title for the market stats/narrative.

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Last week I had a wonderful time chatting with so many Seniors at the Douglas County Senior Life Expo! As a Senior Real Estate Specialist (SRES), it’s my pleasure to provide real estate knowledge and expertise to clients as their housing and lifestyle needs change. If you need advice, I would love to assist you with a customized approach that meets your needs! Feel free to reach out to me anytime.

The post Douglas County Senior Life Expo appeared first on NeXstep Real Estate Group.

10. The majority of my business is referral based. My clients REFER ME to their family, friends, and co-workers because of my impeccable service, trustworthiness, and superior representation during and beyond the transaction.
9. Exceptional outcomes are my goal. To be the most competitive and help you secure the contract in multiple offer scenarios, I have completed the most rigorous educational courses and earned the highest level of designations including Certified Residential Specialist, Graduate Realtor® Institute, Pricing Strategy Specialist and Seniors Real Estate Specialist®.
8. I know real estate transactions can elicit anxiety so I will guide you through every step. My process, experience, communication, transparency, and management of expectations will bring your best possible outcome into focus.
7. Real Estate is an ever-changing industry. Staying at the top of my profession requires involvement and participation in our local association on a regular basis. I attend informative events and educational opportunities that help benefit you.
6. I promote creative problem-solving with all the parties involved (i.e. Lenders, Realtors, Title, Licensed Professionals, Appraisers, and Inspectors). I do not allow egos or attitudes to get in the way. Working with everyone involved to accomplish the desired result is my focus.
5. My past clients are my raving fans. I have collected numerous 5-Star Reviews on Google My Business, Rated Agent as well as Rate My Agent. I encourage you to read their comments and testimonials!
4. “Bulldog” and “warrior” are the words that describe how tenacious and determined I am when representing you. I’m your advocate and I get things done.
3. The Carolyn Erickson Promise! From the first meeting where I detail the beginning process to beyond the closing table you will have an outstanding representative, solid communicator, expert consultant, and skilled negotiator by your side.
2. Since I started this profession in 2006, I continue to be known for going above and beyond. There is no detail too small or too big for me to help you with during or after the closing. I am committed to you and ensuring your needs and greater causes are achieved.
1. My motto cannot be understated: Every Detail, Every Transaction! My competence and attention to detail is rare. I act with your best interests in mind. This isn’t about me. It’s about you!

The post Top 10 Reasons to Trust Carolyn as Your Realtor appeared first on NeXstep Real Estate Group.

Why NOW is the BEST Time to Buy

Housing appreciation remains strong with home prices continuing to rise. Even amidst the recent 8%+ interest rates, home values have continued appreciating. Q3 2023 showed all-time high readings in home values, with the annual appreciation rate on track for a 6% increase.

The post It’s never been a better time to buy! appeared first on NeXstep Real Estate Group.

Step One: Determine the subject properties jurisdiction.  To view an interactive map CLICK HERE…

Step Two: Determine the properties Occupancy Limits.  The maximum occupancy for a property is two people per bedroom plus two people. All reservations and advertising needs to comply with the maximum occupancy for the property. The number of bedrooms for a property is determined by the Summit County Assessor’s Office.  For example a two bedroom property would allow 6 people per stay.  To confirm the official bedroom count CLICK HERE…

Step Three: Research the local STR rules and license requirements.  Below is a summary and linked websites to help break down these different requirements:

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Breckenridge: Short Term Rental Caps and Zoning Restrictions.  A short-term rental property is defined as “a residential dwelling unit, or any room therein, available for lease for a term of less than thirty (30) consecutive days.”

• Contact Information: str@townofbreckenridge.com or by phone at 970-547-3101.
• Town of Breckenridge Short-Term Rental Complaint Line: 970-423-5334
• Contact:  Bela Del Valle, Short-term Rental Code Enforcement 970-547-3106 or Belad@townofbreckenridge.com
• Four Different Zones in Breckenridge:
  • Resort Zone:
  • Zone One: Tourism Zone
  • Zone Two: Downtown Core
  • Zone Three: Largest Area
• General Info on STR policies, Licensing and Taxes/Fees:  Click Here.
• STR Ordinances:  Click Here.
• Additional STR Ordinances:  Click Here.
• MAP of STR Areas:  Click Here.
• Searchable GIS Map of Zones:   Click Here.
• License Caps and available permits for each zone:  Click Here.

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Blue River: The Town of Blue River has required licenses for all short-term (less than 30 days) rentals since 2013.

• Information and Applications:  Click Here.
• Contact:   Michelle Eddy, Town Administrator 970-547-0545 or michelle@townofblueriver.org

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Dillon: Short term rental licenses took place on March 01, 2022.  If you are renting your residence or part of your residence for a period of less than 30 consecutive days, you are operating a short-term rental. Dillon town limits are not determined by your zip code. The subdivisions of Dillon Valley, Keystone, Summerwood or Summit Cove are NOT in the Town of Dillon. They are in unincorporated Summit County.

• A short-term rental property is required to provide permitted or designated parking spaces at a rate of one space per bedroom plus 1 additional space. If a short-term rental property does not meet the parking requirement, then the property owner will be subject to a STR parking fee of $300 for each space the property is deficient. The parking fee is an annual fee.
• If you have a complaint, call the Short Term Rental Complaint Line (Town of Dillon ONLY): 970-368-7482
• General information & Licensing:  Click Here.
• Lodging Tax Information:  Click Here.
• Contact:  str@townofdillon.com

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Frisco: Anyone renting their Frisco property, or seeking to rent a property in Frisco, for less than a consecutive thirty-day period, is required to have a Short-Term Rental License and should be aware of the town’s regulations for Short-Term Rentals (STR). These regulations apply regardless of how the properties are marketed – through a management company, online through sites like Vrbo and Airbnb, newspaper, or word of mouth.

• License Application & wait-list registration:  Click Here.
• STR Guide & FAQ’s:  Click Here.
• STR Ordinance:  Click Here.
• Town Map: Click Here.
• Contact:  Sarah Schwartz, Short-term Rental/Housing Specialist Sarahs@townoffrisco.gov or 970-668-2571

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Keystone: Keystone is currently transitioning from Unincorporated Summit County to its own Town. Currently licenses are unlimited. It is unknown what Keystone as a Town will implement for STR’s.

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Montezuma – Rentals Not Allowed Under 180 Days

• STR ordinance:  Click Here.
• Town Map:  Click Here.
• Contact:  Sandra Lerner, Town Clerk at townclerkmontezuma@gmail.com

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Summit County (Unincorporated) – Short-Term Rentals Restricted.  Unlimited STR Licenses in Copper Mountain, Keystone *, Tiger Run, and 4 O’Clock and Sawmill Subs in Breckenridge in the Resort Overlay Zone (ROZ). There is a cap on STR’s in all other Neighborhood residential Overlay Zones (NOZ) by Basin in the County. There are two types of Permits: Type I for locals and Type II for STR’s. Type I licenses are available. No new Type II Licenses are available in residential areas of unincorporated Summit County at this time and there is not a waitlist available.

• General Information & Links:  Click Here.
• Current Caps & Available Permits:  Click Here.
• Basin Locator:  Click Here.
• Ordinance:  Click Here.
• Accessory Apartment/ADU Regulations (At the bottom of the Page): Click Here.
• Contact:  str@summitcountyco.gov or 970-668-4186

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Silverthorne: Town of Silverthorne short-term rentals are capped at 10% of the number of units in the majority of Town neighborhoods, Area 1, and 50% of the number of units within the Town Core and Riverfront areas, Area 2. Short-term rentals are not allowed within deed restricted neighborhoods, Area 3. Permits are currently available in Areas 1 & 2.

• General Information: Click Here.
• Map of Zones:  Click Here.
• List of Subdivisions by STR area:  Click Here.
• STR Ordinance:  Click Here.
• Contact:  Mark Leidel, Community Development Manager at str@silverthorne.org

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Park County: The County does not limit STR’s but requires licenses and other items as defined in the ordinance linked below.

• General information: Click Here.
• Ordinance: Click Here.
• Contact: str@parkco.us

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Alma: The maximum number of STR’s in Alma is capped.  Typically there is a waitlist.

• Municipal Code with STR requirements (pages 65-67):  Click Here.
• Municipal Code with maximum of STR units:  Click Here.
• Contact: Any town staff at 719-836-2712

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Fairplay: Short-term rental licenses are capped within the Town of Fairplay. A waitlist could apply.

• General Information and Available Permits:  Click Here.
• Ordinance:  Click Here.
• Contact:  Janell Sciacca, Town Administrator at 719-836-2622 x-102

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Lake County (Unincorporated): Lake County is under a STR moratorium and will not allow any new STR permits for 2023.

• General Info:  Click Here.
• Ordinance:  Click Here.
• Contact:  719-486-2875 or buildingpermits@co.lake.us

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Leadville: STR’s limited to 12% of residential properties in the City. There are 2 classes of licenses. Class 1 is for owner occupied units and Class 2 is for non-owner occupied units. Class 1 permits do not fall under the 12% maximum licenses.

• General info:  Click Here.
• Ordinance:  Click Here.
• Contact:  cityclerk@leadville-co.gov

*How to know if the property is in Leadville or Lake County jurisdiction:
https://lccgis.maps.arcgis.com/apps/webappviewer/index.html?id=b5d103f931524e319cfc7888528119d6

Note: Special thanks to Summit Association of Realtors for providing this information…

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Our annual shoe drive was a huge success in 2023.  With your help we are proud to have collected 698 pairs of shoes.  Thanks to all our great clients and wonderful neighbors who helped us collect shoes for Soles4Souls! Thank you so much for your support.  We will be back in 2024 and will once again look for your help to support this great cause!  Contact your favorite NeXstep Realtor if you have any questions.  Thanks again!!

HERE’S HOW YOU CAN HELP:
Collect your used shoes for our 2024 shoe drive and help support people in need,  both locally and internationally. All sizes, styles & types of shoes are needed for men, women & children.  For more information on Soles4Souls and to learn more about this great organization CLICK HERE…

CONTACT US FOR SHOE PICKUP
Simply contact us and schedule a pick up during the month of April 2024.  Leave your donated shoes on your front porch and we will come pick them up!  It’s that easy…

The post Thank You 2023 Soles4Souls Shoe Drive! appeared first on NeXstep Real Estate Group.

Realtor Group Holds Eleventh Annual Diamond Circle Awards Celebration, March 31^st at the Hyatt Regency DTC!

Centennial, Colo. – March, 31, 2023 – Carolyn Erickson,  a leading REALTOR® with NeXstep Real Estate of Denver, has been recognized by the South Metro Denver REALTOR® Association (SMDRA) with the 2022 Diamond Circle Club Award for Individual Residential Sales – Two Carat. SMDRA hosted its eleventh annual Diamond Circle Awards at the Hyatt Regency DTC on Friday, March 31, 2023.

In order to become a Two Carat – Individual Member of the Diamond Circle Club, a REALTOR® must have produced between $7-$11,999,999 million in volume or completed between 20-29 transactions.

“We are pleased to present Carolyn Erickson with the Diamond Circle Club Two Carat Membership for 2022,” said Janet Marlow, 2023 President of SMDRA.  “She has demonstrated a sincere dedication to the real estate industry during unprecedented times through dedication, perseverance, and selfless customer service, achieving success regardless of market conditions.  We are proud to have Carolyn as a member of our association.”

SMDRA is a non-profit trade association that provides real estate professionals with the resources they need to help them grow and prosper in the highly competitive real estate business.

A real estate agent is a REALTOR® when he or she is a member of the local, state, and National Association of Realtors, NAR, The Voice for Real Estate and the world’s largest professional association.  The term “REALTOR®” is a registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS®,  subscribes to its strict Code of Ethics, and holds themselves to a higher standard of business from other licensed agents in the real estate industry. Only real estate licensees who are members of the REALTOR® Association are properly called REALTORS®.

Master of Ceremonies for the Diamond Circle Awards was Scott Peterson, General Council with Colorado Association of REALTORS®.  This event also featured a mobile platform Silent Auction with items donated by SMDRA members and local businesses, with proceeds going to benefit SMDRA REALTORS® Care Foundation.

For more information on real estate services from Carolyn Erickson call 720-470-9069 or email at carolyn@nexsteprealestate.com.  For more information on SMDRA, visit www.smdra.com.

The post Carolyn Receives 2 Carat Diamond Circle Award for 2022 from SMDRA! appeared first on NeXstep Real Estate Group.

Our annual shoe drive is back and we are looking for your help to support this great cause!  Contact your favorite NeXstep Realtor before April 28th and give your old “Soles” a new life.

HERE’S HOW YOU CAN HELP:
Donate Your used shoes to people in need,  both locally and internationally. All sizes, styles & types of shoes are needed for men, women & children.

CONTACT US FOR SHOE PICKUP
Simply contact us and schedule a pick up.  Leave your donated shoes on your front porch and we will come pick them up!  It’s that easy…

About Soles4Souls
Donating your used shoes can make a world of difference.  Whether they’re new or gently-loved, donate your shoes to protect the planet and help lift people out of poverty.  To learn more CLICK HERE…

DEADLINE: WED, APRIL 28TH

The post Give Your Old “Soles” A New Life! appeared first on NeXstep Real Estate Group.

The South Metro Advanced REALTOR(r) Training Designation (SMART) is designed to reward and provide recognition to SMDRA REALTOR(r) members who exceed continuing education requirements as set forth by the Colorado Real Estate Commission.

Available exclusively to SMDRA REALTOR(r) members, the SMART designation is awarded to those who have earned at least 24 SMART points over a calendar year.  Points were awarded to SMDRA classes, including those that did not qualify for Continuing Education credit, and attendance was tracked throughout the year.

You are part of an elite group of REALTORS(r) who are committed to constantly improving their industry knowledge and growing their professional skill set. You are truly dedicated to providing the highest possible level of care and service for your clients. SMDRA is proud to have such diligent and educated agents as members, and encourages other REALTOR(r) agents to follow the shining example set by the SMART designees.

Again, congratulations!

Barbara Snowdon

Education Director

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