Colorado Pro Real Estate Blog

The Denver Metro Commercial Association of Realtors (DMCAR) held an event October 29^th at Denver's Hyatt Regency hotel for the inauguration and installation of officers.  The members welcomed the incoming President, Eric Nesbitt, and the new DMCAR leadership.  In addition, the outgoing Directors of DMCAR were recognized and given a thank you for their work.

Nesbitt remarked that as President he would do all he could to build upon the achievements of the association's previous Presidents and will seek to deliver the same level of outstanding service.  In the coming year, he plans to place a focus on enhancing member benefits in addition to implementing additional member resources.

Nesbitt is President of The Nesbitt Group, a real estate attorney, real estate broker and Director of KW Commercial. Additionally, he serves on the newly created Commercial Leadership Council, a group of North American commercial brokers selected to guide KW Commercial.

DMCAR, with more than 2,000 members, is one of the largest commercial real estate trade associations in the United States.

Website

At a recent Denver Metro Commercial Association of REALTORS® (DMCAR) Industrial and Land Marketing meeting the speaker was Brandon Rogers of Terrix Financial.  Mr. Rogers spoke to the group of commercial real estate brokers about the current state of commercial lending in the Denver market.  Terrix represents insurance companies as well as in-state and out-of-state banks for commercial loans.  His initial description of the market was summed up in one word:  "chaos."  Even though the word "chaos" best describes the current market Rogers went on to say that it is not all doom and gloom.

Rogers adds that many lenders are gone and more are just sitting on the sidelines waiting for more normality.  A few words to describe commercial loans in this climate:  lenders are more conservative, loans are harder to get than 12 to 15 months ago, loans are on a case-by-case basis, lenders are looking more at the property itself, location, visibility, access, etc.

Insurance companies are conservative as always looking for stable properties.  Rogers says that money has freed up some in the last 2 weeks for apartments, industrial, and office.  Banks are doing 70 to 75% loans.

On the customer side, borrowers are looking to bridge the 24 to 30 month time frame until commercial credit frees up.

 "Some lenders are still allowing seller carry back seconds.  Some lenders look at the debt coverage ratio of both the first and second and others don't," according to Rogers.

Fees may increase some since there is less competition as lenders withdraw from the market.

"The deals are harder but they are getting done despite what the media says," says Rogers.  "There is money still out there."

See our website at www.ColoradoProCommercial.com .

Throughout history, from ancient Hebrew Proverbs to the modern Donald J. Trump, we have advice from the men and women who have become successful by investing in real estate.  As you read the following quotes, you may note, as I did, there is a genuine love and respect for real estate coming from these famous people. Enjoy...

"Don't wait to buy real estate. Buy real estate and wait."  -Robert G. Allen

"Why put your money in the stock market when over 95% of the wealth in this country was, and still is, being made with real estate?" -Unknown 

"Don't wait to buy land, they aren't making any more of it."  -Will Rogers

 "It's tangible, it's solid, it's beautiful. It's artistic, from my standpoint, and I just love real estate."  -Donald Trump

 "The land is good. Be not hesitant to go, and to enter to possess the land."  -Judges 18:9, Old Testament

"The major fortunes in America have been made in land."  -John D. Rockefeller

"I made a tremendous amount of money on real estate. I'll take real estate rather than go to Wall Street and get 2.8 percent."  -Ivana Trump

"Landlords grow rich in their sleep." -John Stuart Mill

"Ninety percent of all millionaires become so through owning real estate."  -Andrew Carnegie

"I bought properties inexpensively and made a lot of money. I began to think it was easy." -Donald Trump

"He is not a full man who does not own a piece of land." -Hebrew Proverb

"God, please just give us one more real estate boom." -Steve Hewson

"Remember, anyone can do it--not everyone will. The only question is:  Will you?"  -Gary Keller in The Millionaire Real Estate Investor

Comment or send us your favorite real estate quotes from famous people. Email: Steve@ColoradoProRealEstate.com Website: www.ColoradoProRealEstate.com .

KW Commercial, Denver, Colorado is pleased to announce that Steve Hewson has been named as a Director in the recently launched KW Commercial division of Keller Williams Realty.

Hewson is also a member of a newly formed KW Commercial Group in the Denver-Boulder Metro area along with experienced commercial realtors, Dennis Quinn and Steve Bimm. The Commercial Group's market specialties include office, industrial, retail, land, investment, and multi-family. Their commercial services provide for brokerage, leasing, residential and commercial development, consulting, property management, and M&A business brokerage.

The requirements for a KW Commercial Director include a recognized level of experience and volume of closed transactions, client and customer references, and a commitment to a high level of commercial real estate education.

As a Director at KW Commercial, Hewson will bring a new focus to developing and marketing the commercial division's capabilities in the Colorado marketplace. In addition, he will be involved in training and educating other real estate agents. "I look forward as a Director to working with this newly formed commercial division within Keller Williams Realty", commented Hewson. "It provides an opportunity to bring a vast set of resources, training and an extensive agent network to assist our clients."

For more information go to our website.

Metro Denver's commercial real estate market continues to be a bright star among large U.S. cities.  National and international investors have Denver on their radar screen for investment.  Commercial transaction volume is down from the prior year but Denver continues to be a strong market.  Absorption continues to be positive, lease rates steady to up, and vacancy rates for industrial, retail and office remain low.

The subprime meltdown of residential real estate has spilled over into commercial financing.  Even though commercial properties have an extremely low national foreclosure rate, lenders have increased their down payment requirements and tightened underwriting criteria.  Commercial loans are still available to higher quality borrowers.  However, the borrowers who need higher leveraged transactions are finding it difficult to finance the transactions.  Commercial mortgage brokers are working harder than ever to match up borrowers and lenders.

While most Denver area sub-markets are doing well, the Denver-Boulder I-36 corridor is the one attracting most of the attention.  With the announcement of the coming ConocoPhillips move bringing 7,000 jobs to the area, commercial real estate is hot in this sub-market.

See our website at www.ColoradoProCommercial.com

Fort Collins Real Estate merges with Keller Williams (September 2008). Fort Collins Real Estate is joining forces with Keller Williams of Northern Colorado to create the region's only full-service residential and commercial company under a single roof, according to Keller Williams Operating Principal JoAnn Johnston. The merger represents a ground-floor opportunity to launch Keller Williams International's new commercial division in Northern Colorado, said Mike Jensen, who has owned Fort Collins Real Estate since 2003. Fort Collins Real Estate specialized in commercial, investment and residential real estate. Keller Williams of Northern Colorado has offices in Fort Collins, Loveland and Greeley, focusing primarily on residential sales. Fort Collins Real Estate's 25 brokers and agents will join KW's force of 192. 

See our website www.ColoradoProCommercial.com

In this financial climate, investors need to re-think their allocation of assets between cash, stock, bonds and real estate.  We recommend revisiting the 6 advantages of investing in income properties:

Leverage.  Investors receive two benefits from using leverage (OPM-Other People's Money).  First, the investors have a high percentage rate of return on the invested capital.  Second, the investors can grow their real estate investments and wealth to much higher levels with the use of leverage.

Cash Flow.  After the payment of expenses, debt reduction and taxes, investors have cash flow to re-invest in the property, buy the next investment, or distribute to the investor(s).

Appreciation.  Through the use of leverage, inflation, and the laws of supply and demand investors achieve higher returns and growth than stocks, bonds or cash.

Tax Benefits.  When investors dispose of the property they pay a lower capital gains rate than the taxes paid on ordinary income.  Investors can defer taxes through the use of 1031 exchanges.  Along with deductions for all of the property's expenses, the tax laws let investors deduct depreciation from income to reduce their tax bill.

Reduction in Principal.  The income payments that investors receive are used to pay off the investor's mortgage by monthly principal payments, i.e. principal reductions.

Value Creation.  Investment properties will increase in value through property improvements that allow for rent increases, thus increasing the value of the property.

"Don't wait to buy real estate...Buy real estate and wait."  Robert Allen

See our website at www.ColoradoProCommercial.com

"Our goal is to expand our platform and make Keller Williams Realty the real estate company of choice in both the residential and commercial worlds by providing our associates the technology, marketing tools, and resources to succeed in the commercial business," said Mark Willis, CEO of Keller Williams Realty. "We want to create synergy and referrals between the residential and commercial sides of our Keller Williams offices, increasing the income and production potential of all our agents."

Buddy Norman, a veteran of commercial real estate has joined Keller Williams as president of the new division. Norman has more than 18 years of experience in the commercial real estate industry, including leadership within international firms, such as The Staubach Company and Burnham Real Estate, which was acquired by Cushman & Wakefield. He has led the development of new business divisions and trained commercial agents all over the U.S. including Dallas, Atlanta, Washington D.C. and San Diego. A consistent top producer, Norman has averaged approximately 400,000 square feet per year of commercial leasing and sales transactions over the last 10 years."

"There's such a wide spectrum of commercial real estate experience within Keller Williams Realty," said Norman. "We intend to build a strong commercial division paralleling the success and growth of the Keller Williams residential division."

See our website at www.ColoradoProCommercial.com

Buyers, sellers and investors of real estate are asking us and themselves this week, "What should I do during the financial turmoil we are hearing this week?  Here are a few of our thoughts.

Study the markets, interest rates, financing, economic forecasts, inflation, recession and more.  Read, listen and ask real estate professionals for their opinions about the local market so that you are prepared to make the right decisions. Surround yourself with reliable experts.

Now is NOT the time to be making emotional decisions.  Now is the time to make well-thought out financial decisions.

Our advice is to continue with what you are already doing.  There is not a reason to just freeze.  If you are a buyer or investor searching for a residential or commercial property, you can continue your search. Even if you decide not to purchase at this time, at least you have been learning about the real estate that is on the market so you become the expert when the time is right for you.  In this market, you might find the ideal property that represents an excellent value proposition and that perfectly meets your needs.  If you are able to purchase at a deep discount to market prices, you will limit your downside risk.  You're not committed to a financial transaction until you sign a contract.

If you are a seller, you can keep the property on the market.  If you take it off of the market you may miss the ideal buyer.  Qualified buyers can still find financing despite what you may be reading or hearing.  Yes, the financing is only available to qualified buyers, but that's the way it should have been all along. If you are selling you will need to be realistic about the price you are asking.  When pricing your property in a rising market, you want to price ahead of the market.  Pricing in a declining market also requires you to price ahead of the market, only on the downside.  This way you are keeping ahead of the sellers who represent your competition.

Be smart. Be the expert.

See our website www.ColoradoProRealEstate.com .

Announcement from Keller Williams International: "Our goal is to expand our platform and make Keller Williams Realty the real estate company of choice in both the residential and commercial worlds by providing our associates the technology, marketing tools, and resources to succeed in the commercial business," said Mark Willis, CEO of Keller Williams Realty.

"We want to create synergy and referrals between the residential and commercial sides of our Keller Williams offices, increasing the income and production potential of all our agents."

Buddy Norman, a veteran of commercial real estate has joined Keller Williams as president of the new division. Norman has more than 18 years of experience in the commercial real estate industry, including leadership within international firms, such as The Staubach Company and Burnham Real Estate, which was acquired by Cushman & Wakefield. He has led the development of new business divisions and trained commercial agents all over the U.S. including Dallas, Atlanta, Washington D.C. and San Diego. A consistent top producer, Norman has averaged approximately 400,000 square feet per year of commercial leasing and sales transactions over the last 10 years.

"There's such a wide spectrum of commercial real estate experience within Keller Williams Realty," said Norman. "We intend to build a strong commercial division paralleling the success and growth of the Keller Williams residential division."

See our website www.ColoradoProCommercial.com .

The Denver Northwest Market Center of Keller Williams Realty today announced the formation of a KW Commercial Group, comprised of Realtors Steve Hewson, Dennis Quinn, and Steve Bimm."For some time, our market center has been providing our clients with both commercial and residential services," commented Team Leader Heidi Greer Mosher. "The formation of the Commercial Group provides a new focus. These three agents bring many years of experience in providing commercial and investment real estate services to clients."

The Commercial Group's market specialties include office, industrial, retail, land, investment, and apartments. Their commercial services provide for brokerage, leasing, residential and commercial development, consulting, and business brokerage.

"This commercial capability combines with the well-known Keller Williams residential strength to bring an even wider array of services to our clients," remarked Steve Hewson. "Many clients have a need for both services, and now, they can find it all under one roof."

See our website www.ColoradoProCommercial.com .

This week saw the U.S. financial crisis spread internationally.  With all the volatility and uncertainty in the worlds markets, what has been the effect on interest rates and home purchases?

This week we have seen mortgage rates falling.  Good news for consumers and businesses if they are able to get the loans.   We continue to suffer a liquidity crisis around the world which has constrained lending.

Bankrate.com says of this week's interest rate activity:  "The benchmark 30-year fixed-rate mortgage fell 22 basis points, to 6.19 percent, according to the Bankrate.com national survey of large lenders. The mortgages in this week's survey had an average total of 0.4 discount and origination points. One year ago, the mortgage index was 6.5 percent; four weeks ago, it was 6.15 percent... For much of this year, mortgage rates have been extremely volatile. Earlier this spring, it was not uncommon to hear stories of mortgage shoppers who received great quotes, only to discover the rates were no longer available a couple of hours later."

The National Association of REALTORS® is reporting research that points to an increase in pending home sales in August and an increase in home loan applications. 

Our opinion:  Buyers are reacting positively to the low interest rates in combination with the lower home prices that exist in most U.S. markets.  The Denver Metro market is also reflecting these same nationwide trends.

See our website www.ColoradoProRealEstate.com .

Announcement from Keller Williams International: We are pleased to announce that 2008 will mark the launch of the Keller Williams Realty Commercial Division [KW Commmercial].

Our goal is to make Keller Williams the commercial real estate platform of choice by providing our commercial associates the technology, marketing tools, and resources to succeed in their commercial businesses...

We are also honored to announce that Buddy Norman, a true leader in commercial real estate, has joined the Keller Williams family to spearhead this new venture.

Buddy has more than 15 years of experience in the commercial real estate industry - including leadership within international commercial firms, such as Cushman & Wakefield and The Staubach Company. He has built new divisions and trained commercial brokers all over the U.S. - including Dallas, Atlanta, Washington D.C. and San Diego. A consistent top producer, Buddy has averaged more than 400,000 square feet per year of commercial leasing and sales transactions over the last 10 years.

Buddy will serve as the President of Keller Williams' Commercial Division, and will be working closely with a Commercial Advisory Council (CAC) of top commercial brokers within our company that will guide the launch and implementation of this new division.

We know that with the leadership of Buddy, our Commercial Advisory Council, and your input, we can truly build a Commercial Division that will create the commercial real estate platform of choice...

Mark Willis, CEO, Keller Williams Realty, Inc.Mary Tennant, President and COO, Keller Williams Realty, Inc.

See our website at www.ColoradoProCommercial.com .

The Denver Post, in a October 8, 2008, article points to data indicating an improvement in the Denver residential resale market. Recently released data, The Post says, reveals a 14.1 percent increase in homes sold in September 2008 compared to September 2007, with an inventory decline of unsold homes of 21.1 percent from the prior year. Read more here...

Most Denver area real estate brokers who we have interviewed say that their business is seeing the same increase that coincides with the data. Home sellers are finally reducing their home prices to the point that buyers and investors are seeing a value proposition they cannot resist.

First-time home buyers are moving into the market after several years of pent-up demand is being released. Homes in the under $250,000 price range only have a 2.5 month inventory. Any number under 6 months shows that we are in a seller's market, a shift from the several years of a buyer's market.

Don Nelson, a real estate broker with Keller Williams Realty Professionals, tells this writer that the foreclosure inventory in this same price range has significantly decreased. Don works with a number of investors to acquire discounted bank-owned foreclosures, remodel them, and resell the finished homes to investors or buyers.

See our website at http://www.coloradoprorealestate.com/ .

Fannie Mae (FNMA) and Freddie Mac (FHLMC) are no longer with us as the federal government has taken them over under the Economic Stability Act.

Lawerence Yun, Chief Economist for the National Assoication of REALTORS (NAR) has made some predictions.  He says, "First of all, it is likely that mortgage rates will trend down over the short run.  But how much of a decline will depend on how actively the government...loosens the mortgage liquidity spigot." 

Replacing Fannie and Freddie is the newly formed Federal Housing Finance Agency (FHFA) who has the authority to purchase mortgages.  "This will help drive down mortgage rates," says Yun. "That is good for the housing market."

Yun expects the lower mortgage rates will slow the level of defaults in housing and lower rates will return buyer demand to the housing markets, thus lowering housing inventory.

Our prediction is that this should start us over the next two years to a return to a more normal and stable housing market.

For more information go the NAR website.

The KW Commercial Group and the Denver Northwest Market Center of Keller Williams Realty announced today that Steve Bimm has joined its team.

"We are thrilled to have Steve join our team with his extensive background in land development and construction," said Heidi Greer Mosher, the Market Center Team Leader. "His experience will help carve a niche for himself in the Denver Northwest Market Center."

Bimm has 30 years experience in the land development, heavy construction management, and civil engineering industries. In addition to real estate, he is the principal of his own land development consulting firm, Advanced Development Services Group, LLC.

In real estate, Bimm specializes in vacant land sales and acquisition, marketing of development parcels, and bulk lot disposition and sales to builders.

The Senate stepped up to the plate Wednesday night and passed the rescue plan by a 74 to 25 vote. This vote now challenges members of the House who previously voted against a plan and now expected to vote again this Friday on the bailout.

Key features of the plan passed by the Senate are:
· $700 billion to buy up mostly mortgage-related distressed assets from financial institutions, with $250 billion immediately available
· Raise FDIC insurance for banks from $100,000 to $250,000
· Tax breaks and credits for both individuals and businesses including:
  - Renewal of tax breaks for individuals that were about to expire
  - Extension of renewable energy tax credits for businesses and individuals
  - Delay of the Alternative Minimum Tax for another year
· Creation of two financial oversight committees
· Establishment of an insurance program by the U.S. Treasury to guarantee troubled assets
· Pay restraints for CEO's of institutions selling assets or buying insurance from the Government

In recent days, the world's economies have been facing volatile financial markets, increasing interest rates, and a severe liquidity crisis. What does that mean to us TODAY? Constraints on real estate loans to home and business owners, capped second mortgages and HELOCS by banks, reduced credit card limits, reduction in loans to businesses for the purchase of inventories and payment of payrolls, fewer student loans and on and on...

Talking to my clients, friends and business associates reveals these events are already impacting their lives this week. This crisis needs to be slowed down and reversed before it becomes more severe. Let's swallow the bitter pill, create confidence, and start the road to financial recovery.

Here are highlights from the Economic Forecast:

"Although certain parts of the State remain distressed by foreclosures, the current state of the residential real estate market is substantially stronger in Colorado than the rest of the country. According to the Standard & Poors / Case-Shiller index, Denver's real estate market is one of the strongest of any major metropolitan area of the country. In addition, real estate continues to be strong on the Western Slope in response to the continuing influx of oil and gas workers.

Colorado's economic indices continue to demonstrate that the State is comparatively experiencing lower unemployment, greater job growth, and slower inflation than the nation is overall."

For the complete 3Q Economic and Revenue Forecast...

From the OFFICE OF GOV. BILL RITTER, JR.

WASHINGTON, September 29, 2008


The following is a statement by National Association of Realtors® President Richard F. Gaylord:


"The National Association of Realtors® is extremely disappointed in the actions of the U.S. House of Representatives today in failing to pass the Emergency Economic Stability Act of 2008. This legislation is critical to stopping the economic turmoil that millions of Americans are facing. Completing a recovery plan that will end the current economic crisis crippling the housing and financial markets must be accomplished quickly and in a bipartisan manner.


"NAR's focus is on protecting homeowners and the American taxpayers. Protecting Main Street by keeping people in their homes will not only benefit individual families, but also will help stabilize the housing market, which greatly impacts the overall U.S. economy. Across the country, Realtors® see and feel the loss of confidence experienced by both buyers and sellers in the real estate market and they know firsthand that buyers are finding it harder to get mortgages.


"A sharp rise in unemployment and severe hardship for many ordinary Americans would result from the deteriorating liquidity crisis. In addition, interest rates for those who are able to get a mortgage or credit will be more costly. This legislation, if implemented, would quickly restore liquidity to the mortgage market, which would stabilize the housing market and protect homeowners.


"There will not be an economic recovery without a housing recovery, and we hope the Congress will move as expediently as possible to resolve their differences. We commend the House members that today voted for this unprecedented legislation. NAR will continue to advocate this legislation, which will benefit Main Street by restoring market liquidity to the financial markets." (National Association of REALTORS, www.realtor.com)

Excuse me. I keep referring to the $700 Billion as a "bailout." The new politically correct term is "financial rescue plan." Call it whatever you wish, but the reality is the Washington politicians have killed the chance, at least for today, of passing a bill to address the turmoil on Wall Street.

And what about Main Street as this bloody fiasco unfolds. We have the largest liquidity crisis in modern times.

Banks are not lending money this last week. The jumbo loans are going away for homes. First time buyers are disappointed at the prospect of not moving their family into that new home. Second mortgages are disappearing. Sellers cannot sell properties they need to dispose of, and buyers needing a roof over their heads will have to wait. Interest rates are rising, pricing people out of real estate.

A reality--employers cannot borrow money to make payrolls this week. Employee layoffs, if not occurring today, will actually start tomorrow morning. Small and large businesses cannot borrow to buy inventories to stay alive. Consumers can forget financing that new car. College students are facing the reality of fading college loans. Do you have money in an IRA, 401K or pension plan that is invested in stocks as most of us do? Then 7% of your retirement funds just evaporated in one day with the 777 point drop in the Dow as the House failed to pass a bill.

This is not the end of the world! But it sure feels like it this week. Let's hold our politicians accountable for this mess, whether we believe this bill should have been passed or not. Where is our leadership? This is America and its people deserve the best.

Sanity will return to our economy at some point. Hold on tight for this roller coaster ride as the "courageous," partisan politicians continue to blame each other and worry about getting re-elected if they vote the wrong way.

Now...here's my real estate pitch. Bless those brave investors who are liquid and have cash at this point in time. They are the ones who can buy real estate and financial assets and start us on a turnaround to recovery. They deserve to have the large gains they will make by buying low now and selling higher later.