Real Estate Information Archive


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by Harry Salzman

September 19 2016


                                       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.


Because of my extreme dedication to my clients and special brand of customer service, I’ve been asked time and again if I ever have time to do anything other than live, eat and breathe real estate.  The answer of course is yes.  However, as the picture above will demonstrate, I’m never far from dreaming up unusual, practical ideas that can make a home more interesting.

This past weekend I was looking in my closet and decided that my belts deserved better space than I had allotted them so I went down to Home Depot and this is the result.  For less than $15, I bought a rake, had them cut off all but the bottom few inches and hung it in the closet.  Yes, I could have just gone to Bed, Bath and Beyond and bought something already made for belts, but those who know me well understand that I am never satisfied with ideas that have already been tried. 

Corny?  Yes.  But interesting--and a new focal point for the closet as well as a new home for my belts.  It would work equally well for ties, scarves or other items.  And it could work on any wall in the home to hold whatever you might choose. 

Consider this Chapter 32 in the Harry Salzman Book of “How to Improve Your Home for Less”.  Just another helpful hint from “Farmer Harry”. 

You’re welcome.



Pikes Peak REALTORS® Services Corp.,

In the recently published August 2016 Monthly Indicators and Local Market Update for El Paso and Teller Counties, new listings year-over-year were slightly down for the single-family/patio homes and up 8.0% for condo/townhomes. With that came a pending sales increase year-over-year of 16.0% for single-family/patio homes and 8.5% for condo/townhomes. 

The median sales price increase year-over-year in all properties was up 10.0%, which is a good sign that the housing market is continuing to stabilize.  If there were more listings, more people would be moving—either selling to trade up or buying for the first time.

I’m still finding there are those who wish to move but are afraid to list their homes because if they sell quickly, which has been the case in recent months, they might not be able to find the home they are wanting to buy as quickly as they’d like. 

The shortage of available homes is continuing to affect the number of sales in communities all over the U.S.  However Colorado Springs, while experiencing the same type of listing shortage, is still experiencing a significant number of sales.  This bodes well for our community and is indicative of the increased job market and improved local economy.

You can click here to read the 16-page Monthly Indicators or click here to get specific information on the neighborhood of your choice from the 33-page Local Market Update. These reports provide greater detail than the monthly “PPAR Monthly Statistics” that I share in the first eNewletter of each month.

The “Activity Snapshot” shows the one-year change:

  • Sold Listings for All Properties was up 9.1%
  • Median Sales Price for All Properties was up 10.0%
  • Active Listings on All Properties was down 37.7%.

As you will see, the time to buy is continuing to be NOW.  With a few more choices, continued low interest rates and increased home equity, the opportunity to sell and trade up couldn’t be better.  To discuss whether this can be a reality for you or someone in your family, simply give me a call at 598.3200 or email me at and let’s see how together we can make this work.



Research has shown that most people think the credit and financial requirements for home ownership are much higher than they really are.  It’s a fact that home equity accounts for the lion’s share of wealth for most families. 

In fact, one formula to build wealth is to buy a new home as early as you can, and take the opportunity to turn that into a rental property and buy your next home.  For the past several years, many landlords have earned higher returns on their rental properties than on any other investment. 

Most people don’t take advantage of this but you don’t have to be a financial genius to make it happen.  All it takes is financial self-discipline and an experienced, knowledgeable real estate professional who has your interest at heart to make this a reality. 

That’s where I come in.  With over 44 years in the local real estate arena, there are few who know the market the way I do.  And my investment banking background comes in handy when knowing how and where to get the best mortgage for your individual situation.

And Did You Know?

Recent Fannie Mae Requirements:

  • Minimum Down Payment Required:  3%
  • Minimum Credit Score Required:  620
  • Maximum Back-end DTI Ratio:  45%*

                  *Up to 50% with compensating factors

So don’t delay.  Call me today and let’s get you or one of your family members on the road to lifetime wealth building.



Keeping Current Matters, 2.16


Some Highlights:

  • Buying a home is often the biggest financial decision that any family will make.
  • The average net worth of a homeowner is 45x greater than that of a renter.
  • Homeownership puts your housing costs to work for you.



Another reminder that the 20th Annual UCCS Economic Forum to be held at the Broadmoor Hall on Friday, October 14 is rapidly approaching.  It’s sure to be another sold out event and one you won’t want to miss. 

For more information and to register, please visit          



“Purchased with common sense, paid for in full, and managed with reasonable care, real estate is about the safest investment in the world.” 

--President Franklin D. Roosevelt



by Harry Salzman


September 6, 2016


                     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.



This photo of four bucks enjoying their morning rest was taken in front of my home in Colorado Springs.  I never get tired of watching and in doing so was reminded of the sign Harry Truman kept on his desk in the Oval Office when he was President—The Buck Stops Here.

My personal philosophy is exactly the same.  When it comes to my clients, I feel a deep sense of responsibility that their transactions go the way they should.  When things get bogged down, as they sometimes will due to obstacles beyond my control, I go out of my way to get things moving again.  Today’s mortgage lending environment with all the new regulations can make things move much slower than in the past.  Also, our local housing market is moving so quickly that it is crucial to make your first offer one that can’t be overlooked. Having an experienced, knowledgeable Realtor® like myself in your corner can make all the difference in whether or not a deal can go through—and with the least amount of hassle for my client.

If you or someone you know hasn’t yet experienced my personal brand of extraordinary customer service, what are you waiting for?  As you will see in the following article, Colorado Springs is experiencing record-breaking home values and sales.  And mortgage rates are remaining historically low so the timing couldn’t be better if you are in the market to sell and trade up, purchase for the first time or simply looking for investment property.

Just give me a call at 598.3200 or email me at and let’s see what we can do together to make any and all of your Residential real estate dreams come true.



August PPAR statistics continue to show the Pikes Peak housing market performing extraordinarily well and now we have 25 consequent months of increased local Residential real estate sales. 

Both the August Average and Median Sales Prices were record setting.  Prices have reached an all-time high locally and are producing a record high rate of return to homeowners. 

Homes are continuing to sell at a whopping 99.5% of listing price.  Not only that—the average days on the market is just 28.  This is fabulous news for both buyers and sellers. 

As you will see in the Cumulative Year to Date Summary, total sales numbers in Single Family/Patio Homes are up 5.0 over August 2015 and Condo/Townhome sales are up 32.1% over the same time period.

The Monthly Summary shows that total active listings are down 21.3% for Single Family/Patio Homes and 21.0% for Condo/Townhomes compared to a year ago.  This downward trend is continuing to be great for sellers.  While new listings are slightly up, it continues to be more difficult, but certainly not impossible, for current buyers to find a new home.  If you have been thinking of listing your home, now is the time.  However, be prepared for a quick sale, which means you need to have an idea of what and where your next home might be located. 

Median Sales Prices are up year over year 9.7% and 13.5% respectively for Single Family/Patio Homes and Condo/Townhomes—more wonderful news for both buyers and sellers.

Last week, the social media company Wallethub ranked Colorado Springs the 28th best real estate market among 300 metro areas nationwide.  And, when the field of metro areas is narrowed to the 62 cities with 300,000+ population, we rank 7th.

Building permits locally are set for their best year in more than a decade and are running 25% ahead of the same time last year. 

With all of this activity, I’m on ”overload” as many renters now can qualify and want to move to ownership, investors are picking up properties at a pace I’ve not seen before, and with interest rates continuing to remain low there are lots of folks who are choosing to sell and trade up.  I’ve been enjoying the privilege of working not only with former clients, but also with their children and grandchildren.  I suppose when you’ve been in the business for almost 45 years this is going to happen, but I’m still amazed that these “kids” are now grown up!

We’re still experiencing some problems with longer lending approval times, bidding wars, delays in getting home appraisals and fewer homes available in the $300,000 and under range.  I cannot emphasize enough the importance of having a “preapproval” letter from a reputable lender BEFORE you begin the home search.  I’ve had several offers rejected outright when there was no preapproval letter because there were other offers on the table that had that requirement settled.  In these cases, the potential lender kept telling my clients that the letter was forthcoming, but “forthcoming” is not the same as having it on hand.  “A bird in the hand is worth two in the bush” as the saying goes.  Corny, but true!

Let me give you another reminder of how very important in today’s market it is to know what you want, need and can afford prior to the hunt for a new home. There’s no longer the luxury of “let me think about it for a couple of days or even a few hours” at present, as you can see from the statistics.

Once again…if you’re considering a move or looking for investment property, give me a call sooner than later and let’s get the ball rolling.



Statistics provided by the Pikes Peak REALTORS Service Corp, or it’s PPMLS

Here are some highlights from the August 2016 PPAR report.  Please click here to view the detailed 15-page report, including charts. If you have any questions, just give me a call.

In comparing August 2016 to August 2015 in PPAR:                    

                        Single Family/Patio Homes:

  • New Listings are 1,595, Up 2.4%
  • Number of Sales are 1,452, Up 5.0%
  • Average Sales Price is $295,877, Up 8.2%
  • Median Sales Price is $265,000 Up 9.7%
  • Total Active Listings are 2,660, Down 21.3%


  • New Listings are 242, Up 12.6%
  • Number of Sales are 243, Up 32.1%
  • Average Sales Price is $189,190, Up 14.5%
  • Median Sales Price is $169,600, Up 13.5%
  • Total Active Listings are 233, Down 21.0%



                                                Median Sales Price             Median Sales Price

                                                  August 2016                           August 2015

Black Forest                            $470,000                              $472,500                      

Briargate                                  $349,000                              $316,300         

Central                                      $217,450                              $193,000

East                                          $220,000                              $198,475

Fountain Valley:                      $232,500                              $220,000

Manitou Springs:                    $326,500                              $316,500

Marksheffel:                             $254,900                             $254,900

Northeast:                                $261,250                              $220,000

Northgate:                                $438,800                              $395,000           

Northwest:                               $355,000                              $350,450          

Old Colorado City:                  $202,500                              $183,900

Powers:                                    $250,000                              $231,000

Southwest:                              $299,500                              $333,500

Tri-Lakes:                                $422,500                              $377,000

West:                                        $284,950                              $243,900

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.



Everyone wants the “perfect” home, but just like finding the “perfect “partner—let’s get realistic here.  Total perfection is a very unrealistic goal and one that can prevent you from finding the home that can be turned into one that eventually not only meets, but exceeds what your wants, needs and budget can afford.  I’m not telling you to settle—I’m simply saying that if you are too detailed oriented, you might overlook one that suits you now or could with a little modification.

  • Sign No. 1:  You know exactly what you want—to a fault.  It makes perfect sense to house hunt with the basic criteria in mind (school district, quiet neighborhood, open kitchen floor plan).  But if your wish list is airtight and hermetically sealed (i.e. you pass up a home because your furniture doesn’t fit in the bedroom), a great home could slip right off your radar.  Oftentimes folks think they know what kind of home they want before they start looking, but they usually don’t.  Flexibility is your friend in the house-hunting scenario.


  • Sign No. 2:  You’re searching for your “forever home”—even if it’s your first.  They’re called “starter homes” for a reason.  It’s highly unlikely you will stay there forever.  In order to get into a first home, it’s often smaller than you may eventually want or too far from your place of work.  If it’s within your price range and satisfies some basics on your checklist—maybe you shouldn’t pass it up.  According to Bank of America’s Homebuyer Insights Report, many folks are passing over a starter home and waiting until they can afford a “forever” home.  They don’t consider that they could be building equity in their “starter home”.  Don’t let your fantasies of “forever” impair your judgment for the home you pick here and now. 


  • Sign No. 3:  You think home improvement reality shows are actually realistic.  In television reality shows such as “House Crashers” and “Property Brothers”, homes are transformed into eye-popping showpieces in a matter of days.  In reality, such renovations are costly, complex, often nightmarish and always time-consuming.  With details glossed over onscreen, people’s real-life expectations are raised unfairly.  Don’t buy a new home with the idea that it can be turned into your “dream” home overnight or have ideas that aren’t reasonable for the property or the neighborhood.


  • Sign 4:  Your real estate agent’s getting exasperated.  That is certainly not the case when you’re working with me, but it can happen.  I am acutely aware that you are about to make one of the most important financial decisions of your life and I want you to be happy with your purchase.  You need to make your own discoveries and decisions and I understand if a home isn’t what you thought it might be then it’s time to look further.  I also understand that at times, the home search will convince you that you aren’t ready to make a move just yet.  I know when you’re ready, you call me and we can start again.  Oftentimes, the root of pickiness is fear, so if you’ve found a fantastic home and are nitpicking over the kitchen tile, you might ask yourself if you’re truly ready to buy.



The homeownership rate may be at a 51 year low, but that doesn’t mean the dream of homeownership is dying according to Lawrence Yun, NAR’s Chief Economist in a recent Forbes column.

Yun says that the drop in the homeownership rate (to 62.9% in the second quarter 2016) does not mean that Americans aren’t interested in buying a house.  Actually, many recent surveys indicate overwhelmingly that Americans have a strong desire for homeownership.  NAR’s Housing Opportunity and Market Experience survey revealed that 87 percent of consumers believe homeownership is their dream.

While many Americans say they would like to own, oftentimes the timing isn’t right.  They may not have enough saved for a down payment or can’t qualify for a mortgage loan with the current tight underwriting standards.

Over the long haul, homeownership tends to provide wealth accumulation for owners, and what’s more—it’s good for the economy says Yun.  With most homeowners typically selling their home and moving to a new one in a 7-to-10 year cycle, this can contribute to economic growth and job creation because each home sale tends to have a multiplier effect in boosting home remodeling, furniture businesses, mortgage origination, moving companies, and even restaurants.  According to NAR calculations, one new job is supported from every two home sales.

“There are multiple positive benefits of ownership to individuals and society,” Yun wrote.  “However, it has to be sustainable.  Homeowners must understand the responsibility of ownership and take on a mortgage that is manageable and overstretch their budget.  At the same time, there should not be any unnecessary barriers to ownership.  Widen mortgage access to those homeowners who are willing to stay within budget.  Assure an adequate supply of homes at all price points to assure the future possibility of steadily moving up in society.”

I agree with Yun and have always believed in homeownership as a way to better your future—both financially and on a personal level.  There are many actions in play now that are designed to make it easier for those first-time buyers who are short of cash for a down payment or have less than stellar credit.  I will be happy to share what I know to help make the American Dream come true for someone you know who fits into this category.  Just have them give me a call and I will do my best to help them on their road to ownership. 



The 20th Annual UCCS Economic Forum will be held at the Broadmoor on Friday, October 14, 2016 and it’s sure to be another sold out event. 

The new afternoon agenda includes remarks from both Mayor John Suthers and Governor John Hickenlooper as well as a keynote address from Jim Paulsen, Ph.D., Economist for Wells Fargo.

There will be a report on the economic conditions and outlook for the Pikes Peak Region by Tatiana Bailey, Ph.D., College of Business & Administration, UCCS.

A panel discussion entitled “Colorado Springs:  Going for the Gold” will highlight the” best practices in economic development and how our region can capitalize on the current positive trajectory of our local economy”.

Following a brief question and answer session, there will be a “Networking Happy Hour” beginning at 4:30.

I would strongly suggest that you register early for this special event.  You can detailed information and register online at: .  I hope to see you there.








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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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