News (blog)

Place your blog article here. As a CAHREP member you have value to share with other members as well as the public - use it!  The opinions expressed by the Bloggers and those providing comments are theirs alone, and do not reflect the opinions of the CAHREP. CAHREP is not responsible for the accuracy of any of the information supplied by the Bloggers.

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  • 25 Oct 2016 4:30 PM | Cinthia M. Manzano

    When state law on construction defects failed to change despite lobbying efforts, many cities enacted their own local ordinances regarding how to deal with construction defects in new housing and there are probably more to come. Currently, Arvada, Aurora, Centennial, Colorado Springs, Commerce City, Denver, Lakewood, Littleton, Lone Tree, Parker and Wheat Ridge have passed their own laws in an effort to encourage business and real estate development, especially multi-family housing. Many questions exist as to whether these laws are even valid because they appear to contradict state statutes on the same subjects and fundamental constitutional law such as due process rights of landowners, because some of the ordinances appear to give a builder a right to enter a person’s property and perform a repair the homeowner does not think will solve the problem.  Read More

  • 06 Mar 2013 6:28 PM | Rogelio Rodriguez
     When a homeowner has trouble making their mortgage payments, knowing their options, expectations and  actions to take may make the difference between working out a favorable home retention agreement with their lender, successfully selling the house and getting out from under the loan or losing the house to foreclosure with pending liabilities. 
         What determines the final result? Ultimately, it comes down to the financial status of the borrower. Whether it means reinstating/curing the loan or submitting loan modification documents to the lender, the homeowner's monthly income must outlast the expenses based on  the current payment. The lender wants to see sustainable income and proper adjustments made to the expenses to be able to address retention options. This may include a repayment plan, forebearance, modification or the homeowner may resort to bankruptcy.
         If the hardship is job loss, divorce or a large cut in income and is too much to overcome, then exit strategies should be considered. The ultimate goal is not to let the house be foreclosed. A regular sale, a short sale or deed-in-lieu would be the alternatives to foreclosure.
         I decided to put together a flow chart with details about home retention options and exit strategies. Go to to explore those options. 
        Given the current market conditions, selling is very realistic (see my January newsletter). To get a market analysis going, homeowners facing this situation can email or call/text me at 720-253-8513 to get the selling process going. 
  • 23 Feb 2013 1:04 AM | Anonymous

    February 2013 Denver Real Estate quick Stats

    by Lorena Tankersley - Your Castle Real Estate

    The absorption rate for Denver Metro area over current 3 months was 2.7 whereas, in prior

    months it was 4.4 which indicates that we are now in a Seller’s Market for the upcoming season.

    Absorption Rate is used to determine how many months it will take to existing inventory of homes to sell.  If it takes 0-5 months to sell, it is a Seller’s Market,  5-6 months is a Balanced Market, 6+ months is a Buyer’s Market.


    The theme of this Blog is the remarkable seller’s market we’re currently experiencing.  So where does that leave your buyer client? Actually, it leaves you in a pretty good position if you understand what you need to do as an agent.  If react to the market appropriately and follow a few simple rules you’ll be able to find a property for your client at the low interest rata that still exist today.  And the great news is that since the seller’s market is driving prices higher, once you buy the home for your client,  they stand a great chance of building equity with home appreciation.

    Here’s how to be a great Buyers agent in today’s environment:

    • ·Understand the real estate market.  We can help you understand where the market is and how you should respond to it.  It is critical that you understand the data in order to make appropriate offers.
    • · Write clean offers.  There are infinite nuances in the Colorado Contract to Buy.  The better you understand what to put into a contract and what to leave out the more likely you are to get your offer accepted.
    • · Get a great pre-qualification letter from the lender.  When a seller gets a number of offers, one of the differentiators will be who looks most qualified to purchase the property.  Working with a reputable lender and having a rock solid prequal letter will help your chances a lot.

    These are just a few of the ways I work with my buyers to help them get their offers accepted.  Give me a call and I’ll be happy to teach you  more about how to be a great Buyer Agent.

  • 22 Jan 2013 9:11 PM | Anonymous

    OK, you’ve made it to the event. Now what? Approaching complete strangers is a daunting task for many especially when you’re an agent or broker and find that people become guarded when you mention what you do. There’s no sure thing when meeting new people because everyone is so different and we all tend to have our own agendas. Even you!

    Networking is all about meeting people, getting to know them, and potentially helping them.

    That’s it! When looking to “work the room,” always refer back to the definition of networking: learning about and helping others.

    Remember, you’re looking to start a relationship. Choose your attitude before arriving at the meeting. Be genuine and have fun.

    Get the Conversation Rolling>>>>

     “It’s all about them”. Confidently introduce yourself and ask a series of general questions to learn more about your contact’s work, goals, and initiatives. Here are some of my favorite questions to ask people to break the ice and, more important, to get to know them.

    ·         How did you learn of this meeting/event? 

    ·         Have you been here before? If yes, what brought you back?

    ·         Do you know a lot of people here? (If so, who?)

    ·         What kind of work do you do?

    ·         What company do you work for?

    ·         How long have you been at it?

    ·         Do you like what you do?

    ·         What is it about your work you like most? Least?

    ·         What are you looking for here?

    ·         Do you have a target market? (If so, great! If not, why not?)

    ·         How do you market your business?

    ·         What does a perfect prospect look like for you? Why?

    ·         What do you do for fun? (Sports, kids, vacation, hobbies, etc.)

    ·         What can I do to help you? (If I like them!)

    Pick and choose as appropriate and as the conversation flows. Notice how all of these questions are focused on the other person? As in, it’s all about them.

    The Next Step

    • ·        If there’s a good connection or the person you meet is any kind of networker, they should be asking you the same questions right back. This will almost always begin as a superficial conversation. If there is a connection, then great! If not, that’s fine, too. After a few minutes, just say, “It was nice to meet you. Let me know if I can help you with anything at the event today; otherwise, good luck and hope to see you soon.” And that’s it. Never be rude, off-putting, or curt with anyone. Keep in mind that most people (even agents and brokers) are not very good at talking to strangers.
    • ·        If there is a good connection and the conversation is collaborative, briefly give an overview of what you do and how you help others. For instance, I would say, “I’m a seminar leader, speaker, and consultant focused on helping real estate agents create more business through networking.”
    • ·        If there is a good connection and you think you can help one another, then exchange cards and commit to following up. Put some notes on the back of the business card you collected, shake hands, and say your good-byes. If you’re really brave, ask for an introduction to someone they know at the event that you want to know or offer to do the same. Believe it or not, all this should take place in no more than six to eight minutes.

    What upcoming event will you attend to try this approach and practice your networking? schedule it Today!

     Excerpt from “How to Work the Room”$h&om_mid=_BQ-unmB8wXUlIW&om_ntype=BTNMonthly

  • 16 Sep 2012 8:30 PM | Rogelio Rodriguez

    FHA Loans Limit Your Home Selection

    by Rogelio Rodriguez, Vida Real Properties

    FHA loans have made it possible for buyers to obtain the financing to become homeowners that otherwise would have not had a chance. With a relaxed credit guidelines, a 3.5% down payment requirement and even the possibility for down payment assistance, borrowers are able to get their foot in the door of the home buying process. In a buyers’ market, where there is plenty of inventory to chose from, it works out great for the buyer. HOWEVER, in a seller’s market, especially for home prices under $200k, there is limited inventory  and having an FHA loan becomes somewhat of a handicap. 

    Here’s an example:

    Let’s say a buyer with an FHA loan wants to buy a home in Jefferson County, Colorado. After the first week in September 2012 there were a total of 1,895 single family active units for sale.  Of the single family units 1,232 will accept an FHA loan. That’s only 65%! In Denver county, it’s no different. 989 of the 1,505 active units for sale accept FHA financing.  In contrast, 99% of the units allow for conventional loan financing in both counties. That means there is much less of a selection for buyers with an FHA loan…and that’s without considering the price of the home. 

    Condominiums are typically even more of a challenge since the entire complexes have to FHA approved. In Jefferson County, 77% of the 267 condos available for sale do accept FHA financing – not too bad. In Denver County, however, this a huge challenge for condos. Of the 857 units available, only 340 or 40% allow for FHA financing.

    Appraisal requirements that tie to the physical properties and condition of the home is the major factor in determining whether the property is listed as allowing FHA financing or not. Foreclosed, now bank owned, homes also are notorious for not wanting to fix/repair any potential property condition requirements and will not place the homes for sale with FHA financing terms.

    So what do you do? Don’t settle for the FHA loan approval if you are able to qualify for a conventional loan and are fine with the loan terms. You want to explore all financing options with your lender. FHA financing gets you a loan that otherwise you may not have. Just realize that you will only be able to look at a fraction of the homes available for sale.

    Here are some good links:


    Details of FHA Loans

    FHA Approved Condominium Projects

  • 20 Aug 2012 1:30 PM | Rogelio Rodriguez

    When you are thinking about buying or selling your home this is the first question that you will ask first. Right?  There has been recent news in the Denver Metro area about homes selling fast and buyers not finding enough of a selection. I would like to cover some basics to help you figure out where you stand and what actions to take. Real estate works under the law of supply and demand and that determines if you are sitting in a seller’s or buyer’s market.   More homes that are available for sale and less buyers will drive the price of the property down . Conversely, with more buyers and less homes for sale on the market, those buyers will have to compete with each other and sellers will benefit from higher offers. Bottom line your options depend on what side of that equation you are and how much control you have over your personal situation.  Let’s look at those two areas.

    What is your market?

    The first thing that a real estate agent does in determining the saleable price of your home is to provide the homeowner with a free Comparative Market Analysis (CMA). The goal is to compare your home to homes that have sold in your area in the recent months, typically six months.  That Michigan’s homes are not selling, that Dallas homes are selling like hotcakes or that properties in your buddy’s neighborhood across town are ridden with foreclosure is mostly irrelevant to you –unless you would like to buy there of course. As a homeowner, what matters to you is the selling activity of the area where you live.  Your defined area can be a one-quarter mile radius, a subdivision,  your zip code or the building complex for a condominium.  What is the Days on Market (DOM) for that area? What is the average sold price? What is the price per square foot?  The more homes to compare, the more you can hone on a true value for your property.  In the end, your home is worth what a buyer is willing to pay for it. This chart  (click) gives July 2012 data to give you an idea of what is happening  in the Denver Metro Area.  Overall, Days on Market is a staggering 36% less than a year before and average sold prices are up almost 7%!

    What is your personal situation?

    The key factor on a personal level in taking that step to sell or buy is your household budget. In the last few years,  job losses and wage reductions have forced people into making difficult decisions for themselves and their families.  However, Denver has seen economy improvements and it never did slide into alarming unemployment rates as did other states in the country. The combination of low interest rate loans and a positive outlook in the economy has driven buyers to the market. If you are a homeowner and are thinking about selling, start with writing down your budget.  As a household, figure out how much you bring home each month. Now write a list of all monthly expenses from the mortgage payment down to babysitting, school and gasolineundefinedlist everything.  Make sure not to double up expenses such as taxes and insurance if the mortgage payment is escrowed or for the self-employed business expenses if you are already including them in your net income calculation. If you had tough times and are now you are to break even or have a surplus, exhaust all efforts to keep your home.  If you are in a hole that is not going to improve soon, look at selling and budget for an affordable place to rent. As a buyer, the last thing you should do is to purchase if you are barely keeping up with your existing bills. On the other hand, if you determine that finances are healthy and sustainable, research your market of interest and take advantage of it. 

    Whether you are looking at selling or buying, become informed about your area and where your personal situation stands and you will be sure to be making good decisions.

    Rogelio Rodriguez is the Broker/Owner of Vida Real Estate Properties and Services. You can reach him at 720-253-8513 or

  • 31 May 2012 2:34 PM | Frederick Huber (Administrator)

    Attention Real Estate Investors!! Is it possible that you are considering selling your investment  property  but want to actually stay in the real estate game and purchase another property, perhaps even a vacation home? Of course you know the tax implications that follow…there are not just one tax but there are three taxes to pay if you don’t do a Section 1031 Exchange…The Capital Gains tax is 15% and will be increased to 20% next year, the State of Colorado is another 5%, and the Recapture of Depreciation is another tax that needs to be calculated. This could be a potential 30% blended rate of taxes! A 1031 Exchange is the deferral of capital gains taxes that could save you thousands of dollars. I always recommend you speak with your CPA or tax advisor and/or your attorney before determining if a 1031 Exchange is the right scenario for your real estate transaction.

    I also want to define for you the term “Like-Kind Exchange” before I go on to share with you the 6 Rules of 1031 Exchanges. “Like-Kind” is somewhat of a misnomer. You do not have to reinvest in commercial real estate if that is what you are selling. The same applies with residential property or raw land for instance. The term “Like-Kind” really just refers to real estate in general so feel free to exchange the kiddie condo for the commercial strip mall or even the vacant lots for a single family rental home.

    The “6 Rules of a 1031 Exchange” is a simple way to determine if the sale of your investment real estate qualifies and is in fact exchangeable.

    Rule #1 –What you sell and What you buy or Exchange into must be “Held for Investment” or “Used for Business” for usually 1 year and 1 day. The Internal Revenue Service tends to views this length of time as a long term capital investment vs. a short term capital investment which is why a Fix & Flip generally does not qualify.

    Rule #2 – 45 Day ID Rule – The 1031 Exchange actually starts on the day of closing for the sale of the “Relinquished Property”. You have exactly 45 calendar days to identify in writing up to 3 potential “Replacement Properties”.

    Rule #3 – 180 Day Rule – You have exactly 180 calendar days from the date that you closed on the “Relinquished Property”, to close on and complete the purchase of your new “Replacement Property”.  This time line runs in conjunction with the 45 Day timeline for identification.

    Rule #4 – QI or “Qualified Intermediary” Requirement- The IRS mandates that you use a QI or Accommodator, and it cannot be your personal attorney or your accountant. The IRS also does not allow that you as the seller, touch the money in any way during the exchange.

    Rule #5 – Title Requirement – You must not change how you hold title prior to the exchange or after the exchange for at least 1 year and 1 day or you may invalidate it. This applies to both the OLD property that you are selling and the NEW property that you are buying.  There are some exceptions, such as disregarded entities.

    Rule #6 – Reinvestment Requirements or Equal-or-Up Rule-To have ZERO tax implications come tax time you must buy equal or greater,  AND you must reinvest all the cash. Keep in mind also that in order to accomplish this you may even buy more than one property.  If you do buy down then you will have to pay the tax on the difference and only that portion is taxable. The commonly used term for that is “boot”.  You could also elect to keep some of the cash and that portion would be taxable as well.

    When determining which Qualified Intermediary or 1031 Exchange Company to use please make sure that the funds are never comingled and that the company that you choose can provide you the Safety and Security of your Exchange funds entirely.

    Danita Vigil
    Assistant Vice President
    Investment Property Exchange Services, Inc.
    Cell - 303-242-6572
    Office - 877-775-1031

  • 03 May 2012 5:33 PM | Rogelio Rodriguez

    As my 2010-2012 term as CAHREP President has ended, I would like to take the opportunity to thank my Board of Directors that have pulled through these last couple of years to keep the organization heading in a direction of growth and prosperity. I do believe that the continuing programming of our general meetings and network events have increasingly opened the doors for professionals to enjoy what the organization offers most:  it’s membership.  CAHREP is financially robust, it has seen growth in attendance and membership and has the foundation in place to explode to next level.  I encourage guest attendees of our events to take the next step to become members and stand behind our mission statement.  NAHREP represents a movement for a sector of the real estate industry that has a profound impact on the local and national economy. It represents a great opportunity for the practitioner and an obligation to meet market demands with the highest of quality service. I look forward to supporting CAHREP as Past President in our board and ask you to do the same for our new President, Greg Adame, and the rest of the team.  

  • 02 May 2012 6:02 PM | Frederick Huber (Administrator)

    The April Meeting started out with a brief introduction of board candidates.
    Rogelio then spoke on the NAHREP State of Home Ownership Report and how it could benefit us as Real Estate professionals
    John lucero spoke and took a few moments to recognize Tim Sandos.

    Next, our guest speaker, Senator Bennett, spoke on the economy.
    He stated how our GDP is higher now, compared to when the recession started.
    Productivity in The US has never been higher, however 24 million people are unemployed or underemployed.  He also spoke on the value of education and how the worse the unemployment rate has ever been, among college graduates, is 4%

    Jerry Acensio, President of Nahrep spoke briefly via Skype
    He spoke on the power of Hispanics locally and in the US.
    Hispanics have 1.1 trillion dollars of purchase power.
    Over half of the owner occupupant home purchases in 4q were Hispanic buyers.

    Rogelio Rodriguez spoke on NAHREPs State of Hispanic Homeownership report

    Rick Padilla, from Freddie Mac, spoke next.
    The rate of seriously delinquent mortgages in the US is 8%
    Foreclosure prevention is also high on their list and he also spoke on Freddie Macs HomeSteps HomeBase program.

    Thanks to all that attended and helped make the April Breakfast Meeting a sucess!

  • 02 May 2012 6:00 PM | Frederick Huber (Administrator)



    March's Breakfast meeting featured Denver Mayor Michael Hancock. He spoke on how Denver has fared well compared to other cities during the recession however there is still work to be done. He also spoke on different issues facing the city including continuing to recover from the housing crisis, operating the city on a budget deficit as well as restoring trust in the Public Safety department.
    Paul Washington, the Director of the Denver Office of Economic Development spoke on different areas of the city's 2012 Strategic Plan such as Business Development, Lending & Investment, and Workforce Development.

    Thanks to all that joined us for the meeting.

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