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Harry's Bi-Weekly Update 4.28.14

by Harry Salzman

April 28, 2014


                                 A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.






Realtor.Mag 4.21.14, 4.17.14, Economists’ Outlook/Blog 4.17.14

Gallup’s April 3-6 Economy and Personal Finances Poll asked Americans to choose the best option for long-term investments:  real estate, Stocks and Mutual Funds, Gold, Savings Accounts and CDs or Bonds.

Results indicated that more Americans (30%) now consider real estate to be their best option for long-term investments.  In a 2011 poll, Americans choose Gold at the time when it was at its highest market price and real estate and Stock values were lower than they are today.  In the recent poll, Gold and Stocks were both named as the best long-term investment by 24% of those surveyed.

Bonds have been the least favorite choice for as long as Gallup has been asking the question and Savings Account and CDs were more popular in the past.  Before 2008, prior to Gold being a poll option and at a time when real estate and the Stock Market were tanking, Savings Accounts were the most popular long-term investment among Americans.

This year, with the housing market improving across the U.S. and home prices recently rising after a steep drop in 2007, almost one-third of Americans chose real estate over other options.  In 2002 during the real estate boom that preceded the mortgage crisis and prior to Gold being offered as an option, half of Americans said Real Estate was the best investment choice.

With Stock values improving in recent years, aided particularly by the bull market in 2013, the 24% of Americans who regard Stocks at the best option is also higher now, up from 19% in 2012.  “Still, Americans are modestly more likely to say real estate is the better investment today, perhaps because of the recent volatility in the Stock Market.”

It’s interesting to note that lower-income Americans are the only sub-group to favor Gold.  Those living in households with less than $30,000 in annual income, favor Gold over real estate by 3 percentage points, with Real Estate as their second most popular choice. 

Upper-income Americans are the least likely to name Gold, at just 18%.  They favor real estate (38%) and Stocks/Mutual Funds (30%), possibly because of their experience with these types of investments. 

And, as might be expected, thirty-four percent of Stock Investors are more likely to favor Stocks as opposed to the 13% of Americans that don’t own stock.

Young Americans (18-29) are about evenly split—with about one-quarter each saying real estate, Stocks, Gold and Savings Accounts are their best choice for long-term investments.  However, the 23% who said Savings Accounts is much higher than the percentage who gave this answer in older ager groups.

These differences could possibly be due to actual home ownership experience and familiarity with the real estate purchasing process.  Also, these individuals have largely become financially independent during the years of volatile housing and stock market returns so Savings Accounts may seem the best option for their age and experience.

Implications?  “With housing prices improving across the country, Americans are regaining faith that real estate is the best choice for long-term investments.  But home ownership is also associated with views of Real Estate as an attractive Investment opportunity.

Likewise, Stock values have been improving and Americans are more likely now than in the recent years to say Stocks are the best investment, though more still choose real estate.”

Those of you who have been reading my eNewsletter for awhile know where I stand on this issue.  I personally put my money where my mouth is and have consistently beat the Stock Market in terms of long-term gains. 

Economist and Yale professor, Robert Shiller, told CNBC last week that even though the housing market is showing some signs of slowing, the recovery still remains strong.

“There is a certain, substantial amount of momentum in the housing market—much more so than in the stock market,” he says.  “I think this boom we saw in the last year and a half in home prices has something to do with quantitative easing and the record-low mortgage rates.”

While there are certain signs of easing with mortgage rates predicted to rise and building permits softening, Shiller says he doesn’t see these factors derailing the housing recover.  In fact, Shiller, who co-founded the Case-Shiller Home Price Index, says the futures market is predicting 25 percent higher home prices in 2018.  “That seems like a possibility,” he told CNBC.

A recent post in the Economists’ Outlook/Blog stated that the real estate industry has a significant role in the U.S. Economy.  Historically, real estate and related industries have accounted for roughly 18% of GDP.  Record low mortgage rates and improved prices have boosted consumer confidence and spending on housing and relate goods and services—another possible reason for the Gallup poll’s results.

All of this---high consumer confidence, home prices on the rise, low available inventory and mortgage interest rates still historically low--- point to now being a great time to sell and trade up or look for buy for the first time or for investment property. 

If you, a family member or co-worker are in the market or starting to consider options, give me a call at 598-.3200 or email me at and let’s see how I can help you make your dream a reality.



With Spring Buying and Selling in full swing, I illustrated in my last eNewsletter how I handled three very different situations and turned them into a “win” for my clients.  If you missed this, you can check it out on my website Blog.  I’d like to share with you another example from this past week.

I had a home listed and a “rookie” Broker called with an offer.  The Broker wanted to use a “friend of a friend” to provide the mortgage lending to the client and while it was represented as “pre-approved”, the mortgage broker ultimately declined to finance the home.

The Buyer, while a client of the “rookie” Broker, was frustrated and called me, the Listing Broker and indicated that he wanted to come discuss the situation with me as he really wanted the listed home.  His Broker knew that he was coming to see me.  The Buyer needed an extension in order to find financing and I told him that the only way I would consider this was if he used a reputable, professional mortgage broker.  He asked me for recommendations and I offered some and—happy ending—it took some work, but he was able to get the financing and purchase the home he wanted.

Why do I tell you these “war” stories?  To help illustrate a very important point.  It is crucial, especially in today ‘s world of Qualified Mortgages (QMs) that you use an educated and experienced real estate Broker who understands what it’s going to take to get to closing and can help you get there.   In the illustrated case, errors in the inspection notice and the poor choice of lender ended up taking several weeks and resulted in a declined mortgage approval.  When he asked for my help, the Buyer got loan approval and closed within days.

Quite often, time is of the essence whether you are a Buyer or a Seller.  That’s where an experienced and knowledgeable Broker is of prime importance.  It can make the difference of you getting what you want or not.   And this is where my 40 plus years of experience comes into play.  Not only do I do the “homework” for you in advance of a Listing or a Sale, my Investment Banking background affords me the opportunity to find lending opportunities that may not available to others.  I do my best to help my clients get the best price—whether Buying or Selling.  When they listen to my suggestions, whether to do with home pricing and improvements or in making an offer and obtaining financing, most often it’s a ‘Win”. 



Statistics provided by the Pikes Peak REALTORS Service Corp, or its PPMLS

I just received the Quarterly Indicators from the Pikes Peak REALTORS Services, Corp and as always, want to share them with you immediately.  As you know, we have not been able to provide monthly statistics for February and March due to changes in the MLS reporting that recently took place.  I’m not certain if this is a permanent change or not, but at least I can provide you with a quarterly overview of the local market and here it is.

You can read the 34 page report in its entirety to see the trends and check how your individual neighborhood is doing by clicking here.  Some highlights include:

An Activity Snapshot of All Residential real estate activity in El Paso and Teller Counties, comprised of single-family properties, patio homes, townhomes and condominiums—the one-year change:

  • Properties Sold                     Down 9.8%
  • Median Sales Price               Up 2.6%
  • Active Listings                       Up 17.7%

Single-Family Market Overview (% change from First Quarter 2013 to First Quarter 2014):

  • New Listings                         Down 0.5%
  • Pending Sales                       Down 17.5%
  • Sold Listings                         Down 10.2%
  • Median Sales Price               Up 2.4%
  • Average Sales Price             Up 2.5%
  • % of List Price Received     Up 0.2%
  • Days on Market                     Up 20.7%
  • Affordability Index                Down 8.0%
  • Active Listings                      Up 18.0%
  • Months Supply                      Up 8.9%

Townhouse-Condo Market Overview (% change from First Quarter 2013 to First Quarter 2014):

  • New Listings                         Down 9.0%
  • Pending Sales                       Down 22.0%
  • Sold Listings                         Down 6.2%
  • Median Sales Price              Down 2.0%
  • Average Sales Price             Up 6.5%
  • % of List Price Received     Down 0.5%
  • Days on Market                     Up 16.0%
  • Affordability Index                Down 4.1%
  • Active Listings                      Up 14.9%
  • Months Supply                      Down 6.4%

There are several things that hampered the housing market in the first Quarter.

  • One of the worst first quarters weather-wise in many years, hampering new home starts and preventing many homes from being seen or listed.
  • New Mortgage Regulations went into effect on January 10, 2014, which forced many lenders to review and redo their application and/or approval process.

During the Spring refresh, Seller activity will be on the watch list since low inventory has been a national issue, as well as here locally.  Hopefully lenders are better able to deal with the new regulations and Brokers are able to direct their clients to the “right” lenders in order to get them pre-qualified, rather than simply pre-approved (which doesn’t translate to actual approvals as many Brokers are learning). 

Freddie Mac’s outlook for April is giving “mixed signals”.  It’s U.S. Economic and housing market Outlook for April notes that new home construction will increase by 18 percent, while home appreciation will moderate to an annual growth of 5 percent for 2014. 

Frank Nothaft, Freddie Mac VP and chief economist said, “We’re getting mixed signals as we start the Spring home buying season.  Tight inventory may pose significant challenge for home buyers in many markets across the country, which may result in higher home prices and sales being lower than expected.” 

He added, “This is good news for those markets that have room to run on the house price appreciation front, but it’s also going to increase the affordability pinch in many markets, especially along the country’s east and west coasts.  Two indicators that are supporting local housing activity are rising consumer confidence and declining unemployment rates.”

And even though consumer confidence has waned slightly due to an increase in interest rates, Freddie Mac found that confidence is tracking higher and noted, “March was at the highest level since January 2008.”

Speaking for myself, the Spring frenzy has started early and is moving ahead full-steam.  I’m finding that most all of my clients are able to Buy and Sell confidently and quickly when they take my advice to heart.  I know the local market and how to navigate my way through it without many unforeseen obstacles.  It’s very important to me to develop lifetime relationships with my clients and that’s why I take such pride in my “repeat customers.”  Whether it’s time to upsize, downsize, or simply Buy for Investment purposes, I strive to give the best customer service in the real estate market and have thousands of sales contracts closed to back this up.  So while the Spring market is underway, if you are wondering if now is the right time for you or your family, why not call me and let me help you in making this very important financial decision?



Keeping Current Matters, 4.14

If you are hesitant about putting your home on the market here are several reasons to sell your present home sooner rather than later.

1. Demand is About to Skyrocket

The housing market is hottest from April through June and the most serious Buyers are well aware of this and start early in order to beat the heavy competition.  Many Buyers postponed their search due to severe weather this Winter and are eager to begin their search.  Sellers in markets where seasonal weather is never an issue must realize that Buyers relocating to their region will increase dramatically this Spring as these purchasers finally decide to escape the freezing temperatures of the Winters in the North.  Colorado Springs is one city where temperatures are more moderate than most other cold weather areas.  Also, Buyers with children are looking now in order to be settled prior to the new school year.

These Buyers are ready, willing and able to buy…and want to do so NOW.

2. There is Less Competition—For Now

Housing supply most always grows from the Spring through early Summer.  Add that to the fact that there is a growing desire for many homeowners to move, as they were unable to sell over the last few years because of negative equity situations.   Homeowners have seen a return to positive equity as prices increased over the last eighteen months and many of these homes will come on the market in the near future.

The choices Buyers have will continue to increase over the next few months.  Don’t wait until all the other potential Sellers put their homes up for sale.

3. There Will Never Be A Better Time to Move Up

If you are planning to move up to a larger, more expensive home, consider doing it NOW.  Prices are projected appreciate by approximately 4% this year and 8% by the end of 2015.  Moving to a higher priced home will wind-up costing you more in raw dollars (both in down payment and mortgage payment) if you wait.  You can also lock-in your 30-year housing expense with an interest rate of about 4.5% right now.  Freddie Mac projects rates to be 5.1% by this time next year and 5.7% by the fourth quarter of 2015.

Moving up to a new home will be less expensive this Spring than later this year or next year.

So, there you have it.  I’ve been trying to provide you with the best scenarios so that you don’t get left out if you’re wanting to Sell and Trade Up. Whether it’s to a larger home or simply to a new neighborhood, now is the best time to start your search.  Call me and let’s get the conversation started to see if Spring Selling (and Buying) can work for you.



Keeping Current Matters 4.14

If you’re on the fence, just another thing to consider.

Freddie Mac’s most recent Economic Commentary and Projections Table predicts that the 30-year fixed mortgage rate will be 5.7% by the end of next year.

What does this mean to you?  Here is a snapshot of what impact these projected changes would have on the mortgage payment of a home selling for approximately $250,000 today:

Date                           Mortgage                 Interest Rate*                  P&I**


Today                          $250,000                     4.41%                            $1,253.38


End of 2015                $270,000                     5.7%                               $1,567.08



*Average Commitment per Freddie Mac     **Principal and Interest Payment



As most of you know by now, I have four fabulous season tickets to the Colorado Springs Sky Sox.  These are available at no charge to you, but on a first-come, first-served basis.  The Sky Sox have started out this year with a bang and you won’t want to miss out watching them from my front row dugout seats.  If you’re interested, please call me at 598.3200 and if available, I’ll be happy to give the tickets to you.


HARRY’S JOKE OF THE DAY (talk to me and your future will be aligned with mine!)








Harry's Bi-Weekly Update 4.14.14

by Harry Salzman


April 14, 2014



A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.




I’d like to take a moment to reflect on the significance of the two religious holidays that are happening this week.  Both remind us of the importance of FREEDOM, one of the basic principles upon which our great country was founded. 

It is my hope that everyone can appreciate the value of freedom and start working together and not against each other. Appreciation of our differences simply requires more understanding of what makes each of us unique. As this holiday season approaches...I wish you all peace and the freedom to be who you are and to have the freedom to practice whatever it is that makes you--you.



DSNews 4.1.14

When year over year price increases continue on a double-digit course despite recent slowdowns, the question of a housing “bubble” comes again to the forefront and it’s a question I’ve recently been asked by clients.

According to Jed Kolko, Trulia chief economist, the answer is both yes and no!  Kolko estimates that national home prices are still around 5 percent undervalued when examining long-term fundamentals like historical prices, incomes and rents.  While ongoing improvements in prices have brought the market close to a tipping point, he notes that it’s still a far cry from the 39 percent overvaluation in the first quarter of 2006.

“Even though recent double-digit price gains look unsustainable, current national price levels are not cause for alarm,” Kolko said in a blog post.  “Sharp price gains, like we’ve had in 2012 and 2013 are not the sign of a bubble unless price levels look high relative to fundamentals.”

He further added that “the slowdown in price gains make it less likely that we’re headed for another bubble.”



You want to sell your home and wonder why you need a reputable real estate Agent to help with this transaction?  I’m here to tell you how and why this can make a difference between heartbreak and success. 

When we need advice in a legal, medical, accounting or whatever situation, we go to the best lawyer, doctor, accountant, etc. that we can find.  Their professional help can save us time and money.  Oftentimes, we seek a second opinion and then make informed decisions based on the professional knowledge we received.

Well, your personal real estate situation is no different.  You need to seek the same level of professionalism in your Realtor that you would in any other professional.

Even forgetting the fact that there are so many “i’s” to dot and “t’s” to cross in negotiating your way through the real estate wars today, a reputable Real Estate Agent can make certain that you’ve done all you can to get your home in the best shape prior to listing.

One of the most important things to consider is pricing.  We all want to get the most money possible for our homes and oftentimes what we think our home is worth is not necessarily what the market will realistically sustain. 

Fixing up your home to put its best foot forward is important to do prior to listing.  The better your home shows, the better competitive advantage and the quicker it will sell. 

Let me share with you three recent success stories from the past three weeks.  All three home Sellers and their properties are in different price ranges and had different Buyer profiles but each Seller took the time to listen to my advice and went under contract in record time.

The listing prices of the three homes were $224,900, $400,000 and $659,900 and all three coincidentally were in the northwest area of Colorado Springs.

  • Each of the three Sellers considered my thoughts as to who they might be looking for as Buyers of their respective homes. 
  • Each Seller hired the appropriate “fix up” contractor for their price range.  Not all “fix up” contractors are best for all price ranges so knowing who to hire is important.
  • All three homes had interior and exterior issues and I was able to help each Seller determine how much they needed to spend in order to receive a quick and reasonable sale.
  • Each Seller took my suggestion for the listing price.  I provided each with market value analysis and comparables which they looked at and analyzed to come up with a price. 

One home was on the market 10 days, one for 4 days and one was on the market for less than 24 hours!

That, my friends, is why it’s important to list your home with a reputable real estate Agent.  The type of customer service I provide to each and every one of you is based on more than 40 years in the local Real Estate arena, along with my Investment Banking background.  I do the homework for you and try to make the process as stress-free as possible. 

While I’m talking about Selling a home here, as you know, I put the same detail and work into helping Buyers and Investors find what they want, too.  If you are in the market for any real estate transaction, call me today at 598.3200 or email me at and let me show you how I can put my considerable knowledge to work for you.



The Gazette

The cost of living in Colorado Springs just keeps getting better.  According to a survey from the Council for Community and Economic Research, last year it was 3.9 percent below the national average, which was slightly better than in 2012 when we were 3.7 percent below. 

The index for 2013 didn’t change much because half of the six components were lower and the other three were higher from a year earlier when compared with the national average.  Components measuring grocery items, transportation and miscellaneous goods and services were lower, while those measuring housing, utilities and health care were higher.

While the index does not measure inflation, it compares prices in more than 300 metro areas for 57 goods and services used or purchased by households where middle managers live.  It’s purpose is to help managers compare living costs when considering a move to another city.



The Gazette

A report by Trulia, Inc. of the nation’s 100 largest metro areas ranked Colorado Springs seventh in terms of offering the most house for a $1 million price tag. 

You could fit four million-dollar homes from New York inside a million dollar property in Colorado Springs!  In the New York/New Jersey area a million dollars will get you just 1,489 square feet—the smallest in this survey.

While this is great news for Buyers interested in properties of this size and price range, what it means to the rest of us is that no matter what the price—homes in Colorado Springs are a relative bargain based on size in compared to many other metro areas.



DSnews 4.9.14

Bankers are worried about lending and that fear is affecting who can qualify for mortgage loans based on the latest version of the Dodd-Frank mortgage regulations.

According to the results of the latest annual real estate Lending Survey by the American Bankers Association, loan officers are clearly showing signs of caution.  More than 80 percent of bankers surveyed believe that tightened Dodd-Frank rules will restrict credit, thereby narrowing the pool of candidates able to secure mortgages.

Regulation Z, which was implemented in January, prohibits lenders from making a higher-priced mortgage loan without regard to the consumer’s ability to repay.  This change led lenders to alter who they saw as viable mortgage loan candidates as they figure out how to do business within the confines of tighter controls.

Robert Davis, EVP of the American Bankers Association said, “The new mortgage rules are a serious challenge, especially in the near term, for mortgage lending.  The problem will last at least as long as bankers calibrate their compliance systems, and perhaps much longer.”

There are some Mortgage Winners and Losers because of this new regulation:

Mortgage Winners:

  • Homeowners with solid income, lots of home equity, and excellent credit.  If you want to borrow much less than your home is worth and have great credit and plenty of income to pay your monthly bills, you’ll easily meet the new standards.
  • First-time homebuyers.  Most FHA and many low downpayment loans will meet the new safe loan standards.  Those with marginal credit or other impairments that raise questions about their ability to repay a mortgage will likely face the same hurdles they faced before the rule.
  • Homeowners whose lenders don’t treat them right.  If your servicer loses your payment, doesn’t answer when you write to ask questions, or forces you to buy expensive insurance you don’t need, things are looking up.  The new mortgage rules set standards for posting payments and answering your questions promptly, and stop mortgage lenders from forcing you to buy insurance you don’t need.
  • Homeowners who don’t like to shop around.  In the past, lenders paid loan officers a bonus for pushing customers into higher-interest loans.  Now, lenders can’t do that anymore.  Plus, lenders who charge you more than 1.5% above the going interest rate will lose protection from lawsuits.

When you’re shopping, ask if you’re getting a “qualified mortgage”—that’s the official name for a loan that meets the new guidelines.  You’ll know that your loan is amongst the safest for you and within 1.5% of the rate most people with good credit are paying.

Added protections and tighter lending policies are presenting potential hardships for some people.  The new rule could restrict lending by at least 10% and higher in some regions, which can create difficulties in our economic recovery says Jeff Kibbey, primary legal counsel for Century Mortgage Company.

The future of homeownership depends on greater access to credit.  “Over the past 8 years, homeownership in the U.S. has decreased while many in the growing population have turned to renting instead of buying a home,” said NAR’s chief economist, Lawrence Yun.  “We need to ensure that good, creditworthy renters can someday have the appropriate access to credit so they can build equity through homeownership.”

Mortgage Losers:

  • Minorities and modest-income Americans.  Credit continues to be so tight that responsible Buyers are having trouble attaining homeownership, Yun said.  Homeownership among African-Americans has fallen to just above 43%, down from just under 50% in 2004 and African-American net worth has been cut in half due to higher unemployment and the foreclosure crisis.
  • Owners and buyers of higher-priced homes in high-cost areas.  If you’re Buying or Selling a higher-cost home, finding a mortgage can by costly if the home’s value is more than the FHA or Fannie Mae and Freddie Mac loan limits of $271,050 (FHA) to $414,000 (Fannie/Freddie) in lower-cost areas and $625,500 (for both) in the highest-cost areas.

If your mortgage is for more than the limits, you (or your home’s Buyers) will need a jumbo loan, which usually means a FICO mortgage credit score of 720 or better and putting as much as 20% down or buying private mortgage insurance.

More people than ever could be in this situation:  Buyers in more than 300 counties face FHA loan-limit reductions greater than 10% and in some markets, the biggest FHA loan size will be cut in half, Yun said.

  • Middle-Income Americans who fall outside the new guidelines.  First-time homebuyers trying to purchase a $350,000 house aren’t going to have a lot of loan options if they can’t get an FHA or Fannie/Freddie guaranteed loan,predicts senior financial analyst Greg McBride.

Those with bigger bank accounts, say a homebuyer purchasing a $900,000 home, won’t have the same difficulties.  That richer borrower is an appealing customer for related financial products so a bank is more likely to give him a loan that falls outside the new guidelines to land him as a customer.

  • Single homebuyers.  Dual-income households tend to have higher credit scores because they have a second paycheck to fall back on in a financial crisis.  Restrictive mortgage lending standards favor higher credit scores.
  • Mortgage borrowers with fluctuating income who have had a bad year, or two, including business owners, commissioned salespeople, or executives who didn’t get that big bonus.  There’s a new emphasis on ability to repay and that starts with proving you have steady income.
  • Mortgage borrowers with lots of debt.  If your car payments, student loans, or other installment debt take up more then 43% of your income, and can’t qualify for an FHA or GSE loan, you won’t meet the new lending standards, so you may have a hard time finding a mortgage.

What does all this mean to you?  Well, it’s not getting any easier to obtain a mortgage, however; having me in your corner with my connections to qualified mortgage lenders, it’s easier to find out exactly what it’s going to take to make that homeownership dream a reality.  No matter which category you fall into, give me a call and let’s see how we can help you navigate through the mortgage lending wars and obtain a qualified mortgage.



DSNews 4.11.14

With the prime Buying season in full swing, a bit of good news for consumers is that mortgage rates fell a bit last week, according to reports from Freddie Mac and

In its weekly Primary Mortgage Market Survey, Freddie Mac reported the 30-year fixed-rate mortgage (FRM) averaging a rate of 4.34% for the week ending April 10, a decline from 4.41% the previous week. 

The 15-year FRM last week averaged 3.38%, down nearly a tenth of a percentage point from early April. 

So while home prices are continuing their upward trend which may cause a bit of “sticker shock” to Buyers, this decline in mortgage interest rates helps ease the shock a bit.  As always, though, if you are looking to Sell and Trade Up or Buy for first time or Investment purposes, NOW is a very good time.  Prices are not coming down, inventories are not growing and mortgages are certain to go up, so don’t sit on the fence if you are wanting to get what you are looking for in the real estate market.








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Contact Information

Photo of Harry A Salzman Real Estate
Harry A Salzman
ERA Shields / Salzman Real Estate Services
5475 Tech Center Drive, Suite 300
Colorado Springs CO 80919
719-593-1000 or Toll Free: 800-677-MOVE(6683)
Cell: 719-231-1285
Fax: 719-548-9357

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