Mortgage rates went up, not down, this fall: Colorado's 30-year fixed is running about 7 to 7.45 percent. The local market is holding steady anyway. Prices and inventory in Boulder and Broomfield counties have barely moved this year, and Longmont's median is up 2.6 percent to about $615,000. Buyers are still out there. They're just taking their time. The real story is condos and townhomes. New Fannie Mae and Freddie Mac lending rules took effect August 3, and they make financing harder in buildings with thin reserves or deferred maintenance. If you're buying or selling attached property, bring in a strong lender before you write or accept an offer. Here's the real picture, so you can make your call with your eyes open.

When a property comes back on the market, investors want to know if the number is real. Tony Martinez walks through the underwriting behind 650-654 Inca Parkway, a multi-family property near CU priced at $2,537,000 and a 5.5% cap rate, run against current rents, current rates, and where cap rates are actually trading. He also names the four buyers this one fits: the off-the-Hill investor, parents of CU students, the hands-on owner, and the long-view investor eyeing RM-2 flexibility.

Clients keep asking the same question: buy or sell now, or wait? My honest answer: this is one of the most balanced markets we've seen in years, with real opportunity on both sides, as long as expectations match reality. Buyers have more inventory and more room to negotiate. Sellers who prepare and price right are still seeing strong interest. Here's the through line separating the clients doing well from the ones stuck waiting.

Once again, as part of Stellar Properties’ commitment to supporting those in our community and spotlighting local businesses, we’d like to introduce you to this month’s Stellar Superstar, Emily Graf - certified holistic doula. 

The Colorado Front Range offers a prime opportunity for real estate investment…NOW is the time to consider the enduring benefits of investing in this resilient and dynamic market. Let us count the ways…