Denver Real Estate Market Update
Q&A with Jacci Geiger, Realtor with Kentwood Cherry Creek
The influx of people moving to Denver over the last 10 years coupled with the diverse, local economy has created one of the most robust housing markets in the nation. Today, we interview one of the top real estate agents in the Denver area, Jacci Geiger. She will provide insight into Denver’s housing market during a time of historically low interest rates and uncertainties surrounding COVID-19.
Question: What is your outlook for the Denver Real Estate Market?
Answer: Great question. To address it pre COVID-19, we started the season with a bang. As agents, we noticed the market “turned on” much earlier in the year than normal. We like to think our market is controlled by the weather and the school calendar, but if you recall, we had one of the wettest Februarys on record, and from January 1, 2020 until the present we have closed 13,619 houses. That is a fantastic first quarter! Depending on the price range, we are seeing the market start to level off, which is healthy. I have written many contracts in the mid $500,000’s that are still seeing multiple offers. The luxury market, $1 million and above, is seeing more of a balanced market with less bidding competition.
Question: What impact will Covid-19 have on the real estate market? Will it change the way sellers, buyers and agents interact going forward?
Answer: This is a tricky question at the moment. We have to adjust our way of doing business day-by-day, just like everyone else. Currently, real estate does fall under the critical category. People do need to move and that involves many other industries, such as inspectors, appraisers, movers, contractors, lenders, and title companies. I have been following many of the leading economists lately and they are all echoing the same sentiment: We came into this crisis with a very strong real estate market, the shorter the crisis, which they believe it will be, the more likely we will have a very robust 3rd quarter. This virus spread fast and made a big impact but may be gone before an actual financial recession, like in 2008. This was not caused by subprime loans, this is a pandemic. Yes, there will be some fall out, but no one at this moment has lost 30% of their home value. Home prices are holding strong. We are still in an active market here in Colorado.
In regard to how doing business will change, like anything we are adjusting. I had three closings last week where the sellers were able to sign their documents by e-signature or at the windows of their own cars. I am hearing lenders are working towards remote signatures, as well. The title companies are asking agents not to attend closings and are only allowing two or three people in a room (of course with Purell on the table, a new pen and sitting 6 feet away from each other). Photographers are asking that we do not meet them at the property, but to leave all lights on because they will not touch the light switches. Many of these changes are good. It is about time we have all documents available online and signed via the internet. It saves a lot of paper and time.
As far as physical showings, we have seen a slowdown. A lot of them are now “Virtual Showings”. Vacant homes are much easier and more comfortable to show. At my office, Kentwood Cherry Creek, we have put kits in each home with hand sanitizer, booties and have asked people not to touch doorknobs, handles, etc. There are now addendums we are attaching to contracts which allows more flexibility because dates might need to be adjusted based on the current circumstances. It is a new world and we are all adjusting. I do believe some of the changes will stick after this crisis is over and for good reason.
Question: In the greater Denver area, are there any neighborhoods or areas quickly developing?
Answer: Yes, as always there are the “up and coming” areas. The first one is actually my neighborhood, Holly Hills. This is located off of Yale and I-25 and has homes built in the 1960’s, Cherry Creek schools, great lots, plenty of trees and the accessibility is amazing. I’ll run down a few more that readers can look into. A main factor is an easy commute to downtown or DTC, as those areas are getting too expensive to live in for some. People also look for walkability to restaurants, bars, retail, work out facilities, parks, etc. Some neighborhoods that are on the up and up are Villa Park, Elyria-Swansea, West Barnum, Sun Valley, River North, Globeville, East Colfax, Hampden, Walnut hills, Ruby Hill and Marlee.
Question: Is Denver a buyer’s or sellers’ market right now? In addition, what is your outlook for interest rates going forward?
Answer: Experts say to figure out if we are in a buyer’s or seller’s market, it is based on a 6 month inventory. In other words, if no more homes come on the market, how long would it take to sell the inventory? As of this minute there are 8,700 homes, single family, condos, etc. on the market and in the last 3 months we’ve sold over 13,000 homes and that was dead of winter! Therefore, it is likely we would have the 8,700 homes sold in no time, which makes it very much a seller’s market.
Regarding interest rates, they are incredible right now. They have been all over the board, but that is starting to calm down. The CARES act was just passed and that should help that effort. I have closed several loans in the last month in the 3.25%-3.75%. These are great rates and they allow people much more buying power.
Jacci’s Final Thoughts:
The bottom line is, we came into this crisis with a very strong market and we will come out even stronger. I mean this metaphorically and financially. People are realizing how much their home means to them. Of course, this pandemic has created uncertainty and you should not put yourself in a risky position. However, if you are secure in your job, it is a great time to buy with great rates, less buyers to compete with and sellers that are ready to move. We are also realizing what matters to us most and are learning how to adjust our sails in a different direction with the new winds. Maybe this will be our finest hour. I know everyone in the real estate industry that I have worked with has been professional, careful and extremely optimistic that this too shall pass.