Tag Archives: Arapahoe

Market Watch Metro Denver

This past weekend I worked with 4 separate buyers.  Sounds exhausting?  Well it was, but not how you would think.

Typically when working with a buyer you set appointments, probably 5-7 on homes that might fit their budget and other criteria.  Well those days are past.  Now we are lucky to see that many homes in one outing.  The most homes I showed to one buyer this weekend was 4!  That’s because that’s all there were!

Buyers are Soaking up the Housing Inventory!

What’s happening in the Denver market?  We have a shortage in inventory and an abundance of buyers.  Our inventory is getting soaked up by anxious buyers wanting to become home owners before the interest rates go up.

Take a look at the 7-day stats for these Metro Denver Counties, look at the number of listings taken vs. the number of Under Contract.  That should explain why finding homes to look at is so difficult right now.

Sales Activity in Metro Denver Counties over the last 7-Days


City and County of Denver

Jefferson County

Jefferson County

Elbert County

Elbert County

Broomfield County

Broomfield County

MarketWatch-Arapahoe County

Arapahoe County

Adams County

Adams County

 What Does This Mean for Buyers?

If you are in the market to purchase a home, you will need to be ready.  Many homes are receiving multiple bids that means buyers who are qualified to buy and can prove it will win the bid.  Bidding wars can be brutal but have become a fact of life in the Denver real estate market, so be ready to bid over list price.  If you are a buyer who has a contingency ( a house to sell) sell your home and remove that contingency.  The reality is, the home owner is going to pick the BEST bidder from all the offers. The best may or may not be the highest net to them.  Sellers want to be assured their home will sell, so they look at many factors, including the buyer’s ability to sell, contingencies and net proceeds.

What Does This Mean for Sellers?

After many years of getting beaten up sellers are finally in the driver’s seat when it comes to negotiation.  Sellers are enjoying the luxury of very few days on market, multiple offers, over list price offers and quick closings.

Still sellers need to beware that many buyers will over bid your home knowing it won’t appraise.  If the buyer doesn’t have the means to pay the difference you won’t be enjoying that extra cash from the sale of your home.  If this is the case be sure your buyer has the ability and is WILLING to pay the difference. If they aren’t able and not willing their offer is just a cloud of wishful dust.  All you will have to show from this contract is wasted time!

What Does the Future Hold?

At this rate I am wondering if in April we will reach a point where there are ZERO listings to sell?  Is it possible?  I certainly hope not.

What do you think? Will we run out of properties to sell or will sellers decide to get into the market?

By the way out of my 4 buyers I found homes and went under contract for two of them.  The other two are still in the market.  We will continue our search!

Call direct 720-279-4599

How Many Dogs Can I Have, legally?

A question that has been coming up lately from Denver Relocation buyers is about the number of allowable pets one can have in a residence.

I decided to do a little research on the answer and of course as luck would have it, there is no one right answer!  It depends upon which county one lives in. (NOTE: Originally when I did this research I linked to each of the county regulations.  For some reason all the counties with the exception of Denver decided to move that documentation.  I suggest you do a Google search for the county you are interested in learning about.  I cannot spend my time tracking down moving data! Sorry!)

So here’s the results of my research:

Douglas County: Household pets are permitted in all zoning districts where residences are permitted.  Household pets include, but are not limited to, dogs, cats, pot-bellied pigs, rabbits, fish, gerbils, hamsters, parakeets, parrots, cockatiels, provided they are not raised for commercial purposes.

A maximum number of 4 cats, dogs or a combination of four of these animals are allowed per house.  In order to have more than four cats or dogs, you must be located in the A-1 or LRR zoning district and receive use by special review approval for a kennel, form the County Commissioners.

Denver County: Allowable 3 dogs, 5 cats, 2 rabbits, or 25 pigeons, or 5 total dogs and cats, not exceeding 3 dogs) no exotic pets or farm animals.

Jefferson County: The maximum total number of dogs, cats and similar domesticated pets which may be kept shall be 3. Litters of puppies or kittens may be kept  until weaned.

Arapahoe County:   There shall be a maximum combination of three dogs, cats, small animals, and reptiles over the age of six (6) months per household. except as otherwise set forth within the Land Development Code.

Adams County:  After spending an hour searching their very unfriendly site, I gave up and called the County for help.  The nice lady was able to direct me to the precise location of the information after about a dozen non-intuitive clicks! If you get lost look for “animal keeping” under Design Requirements and Performances Standards in the Adams County Development manual.  Since Adams County is mostly rural the rules for household animals changes with the size of the land.  An ordinary house on a city lot can have 3 dogs 3 cats, 2 chinchillas, 2 ferrets, 2 guinea pigs, for a maximum of 10.

At a 1/2 acre lot the cat count goes to 4 but still only 3 dogs, with the same number of other pets as in the less than 1/2 acre requirement.  At 2-5 acres a homeowner is allowed to have 4 dogs.  More acres more dogs!

On a trivia note in Adams County when you have 1/2 acre or more you can have 4 Alpacas, 4 beefalo, 5 colonies of bees, 4 cattle, 50 chickens, 50 Chincillas, 4 deer, 40 emus, 50 ferrets, 8 goats, 50 guinea pigs, 4 horses, 4 llamas, 4 mules, 15 ostriches, 50 rabbits, 8 sheep, 8 swine and 50 turkeys.  The maximum allowable amount of all pets combined is 20.

Broomfield: Citizens living in Brooomfield are allowed four adult animals in each residence.  Animals over six months of age are considered adults.  This does not apply to fish or birds.  Livestock, fowl, exotic animals, wildlife, or endangered species are not allowed as pets within the City and County of Broomfield.  Non-poisonous snakes and ferrets are allowed.

Elbert County: Domestic animals, such as dogs and cats (not more than four (4) animals of more than four (4) months of age), are permitted in all districts, provided they are not bred, boarded, sold, trained or groomed for commercial purposes.

Bottom line, if you love dogs and need to have the maximum, allowable number in your household, you best bet is to live in one of the following counties:

  • Douglas County
  • Adams County
  • Broomfield County
  • Elbert County