Colorado Springs Real Estate Blog

Colorado Springs real estate and homes for sale. Tips for buyers and sellers, statistics and analysis, great homes for sale and more!

Recent blog posts
15 Things We Folks in Colorado Know

1. Please back away from the wildlife.

Sure, your #ElkSelfie in Rocky Mountain National Park might get you a few more likes on Instagram, but is it worth getting gored to death by a bull during rut?

2. Green chile is not chili.

When your server at the Cherry Cricket asks if you’d like it smothered, it’s best to comply. But, don’t expect it doused in a brown sludge of ground beef and kidney beans. Instead, expect even the most mediocre dish to be elevated to a higher plane of spicy, smokey, porky gloriousness.

3. Altitude is real.

Some people have no issue with the altitude, but others feel it as soon as they’re off the plane. Altitude sickness causes headaches, nausea, fatigue, and a general feeling of “Holy crap, why do I feel hungover?” So maybe let’s hold off on climbing Mt. Elbert until you’ve acclimatized for a day or two.

4. Hydrate, hydrate, hydrate.

Your body needs more water at altitude, so you’ve probably noticed feeling perpetually thirsty. But don’t worry about buying bottled water from King Soopers. Here’s a Nalgene; fill it up from the tap. Our Rocky Mountain snowmelt yields some of the best tasting municipal water in the country. Bonus points for reducing your plastic consumption.

5. Everyone uses sunblock and you should, too.

Did I mention it’s a mile closer to the sun here?

6. Mother Nature will likely be drunk.

Patio beers and grilling out in January? Mountain snow or plains tornadoes in June? Not uncommon. In early May we had thundersnow and school delays in the morning, then 60s by afternoon. What should you pack? Hell if I know, better bring it all.

7. We have the best concert venue in the world.

Two words: Red. Rocks.

8. Ignore the pronunciations you learned in Spanish class.

For inexplicable reasons that would make your high school Spanish teacher cringe, Buena Vista is pronounced “BYOO-nah VIS-tah”, Del Norte is “Del NORT”, Salida is “suh-LYE-duh” and Monte Vista is “MON-tuh VIS-tuh”. In tomorrow’s lesson we’ll cover the French and Ute linguistic butchery of Cache la Poudre, Ouray, Tabeguache, and Weminuche. And if you’re really advanced, we might go over how Sawatch, Saguache, and Sahwatch are pronounced exactly the same.

9. It’s impossible to get lost on the Front Range.

Just know where the mountains are. You’re more likely to get directions as “towards the mountains” or “away from the mountains” instead of west or east.

10. Biblical plagues of locusts have nothing on our springtime invasion of miller moths.

As soon as temperatures warm in May and June, these swarms of fuzzy flying assholes arrive from the eastern plains, terrorizing all in their path. Go ahead, seal your entire home in duct tape and shrink wrap — they WILL find a way in. And regardless of how dead they seem, they will explode to life, fly directly into your face, then carry off your children.

11. Rocky mountain oysters are NOT shellfish.

Google it. Or just go the the Buckhorn Exchange and place your order with the other tourists.

12. Go easy on the booze.

Drinking at altitude can do some damage. If you expect to get an early start on your outdoor adventure, avoid the dreaded high altitude headache by paying attention to three critical letters on the brewery chalkboard: ABV.

13. Denver is not a mountain town.

Ignore the snowcapped panorama you’ve seen from Sunday Night Football broadcasts — Denver is a city on the plains and sometimes the mountains are barely even visible. Want to really get in there? I-70 Westbound.

14. Lightning kills people.

In the summer, afternoon thunderstorms are a routine occurrence and one of the worst places to be is hiking above treeline. So get an early start on your Bierstadt climb and if a local warns you to descend, you should probably listen. Or you could just wait until the hair on your neck stands up.

15. Oh, you only came here to buy weed?

You do know we have a few other things to do, right?


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Posted by on in Military
Celebrating Memorial Day

As we approach this Memorial Day weekend, I am especially grateful to those who have served and continue to serve in our military.  The freedoms and privileges we enjoy as Americans are the result of their efforts. 

I am so grateful to live in this military town, surrounded by heros whom I call clients and friends.  Thank you for touching my life so personally.

Wishing you all a wonderful Memorial Day!!!

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Posted by on in General News
Thumbs Up to Discount Tire

Let's face it.  It's a hassle having to get new tires.  You have to pay hundreds of dollars for them, plus you get to wait in some lobby for a few hours while they do the installation.  Well this week I had a great experience with Discount Tire on Dublin and Academy, which I'd like to share with you:

I pre-ordered my new tires, giving them a deposit to secure my order.  The new tires arrived and I was scheduled to have them installed on a Friday.  I showed up as planned, only to learn that the technician could not install them because I have locking lug nuts on my wheels and no one could find my lug nut key.  Turns out the only way to get locking lug nuts removed is with a specific key which should come with the vehicle.  Well mine was not in my vehicle.  It appeared I would have to drive down to my local auto dealership and have the lug nuts removed there, which meant I would have to purchase my new tires there as well. So much for my deposit and so much for the time I had already spent. Great.

Just when my frustration level was at it's highest, Chris, the manager of this Discount Tire store offered to solve my problem for me.  He said he didn't want to lose my business and would do whatever it took to make things easy for me.  He called the auto dealership, ordered new lug nuts with key (at no expense to me) and had his courier drive down and pick them up.  When the lug nuts arrived, he had technicians waiting to install them a long with my new tires. 

He and his staff turned an otherwise difficut experience into something easy.  They were fast, professional and courteous.  Thanks to Chris, Brolin and all the staff at Discount Tire, I am back on the road driving...which afterall, is what we Realtors do most!

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8625 Bohleen - Woodmen Hills 2-story, Main Level Master

Yet another awesome listing in Falcon / Peyton!! This main level master 2-story is so nice and open, but with ample room options for bedrooms, crafting, guests, etc. 

The living and dining rooms are hardwood, plus tile in the kitchen. The living includes vault all the way to the upper level loft, plus fireplace and open to the kitchen. The main level master is so convenient, with updated 5-piece bath and generous closet. 

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The upper level is an open loft surrounded by 3 bedrooms and a full bath... one bedroom has french doors, providing great potential for a home office space! 

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A full basement provides 2 additional bedoroms, full bath and huge rec or family room! 

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Located in Woodmen Hills, in Falcon, just east of Colorado Springs, this community includes rec centers, pools, activities. Plus the house is placed on a great 1/2 - acre lot for plenty of pet and play space! 

For more details, photos and walk-through video tour, check out - 

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1201 Valley View Dr, Larkspur, CO

I was SO excited to go on this listing, for many reasons... I love hiking Spruce Mountain, I love Douglas County in general, and this was a personal referral to me! I was a little concerned about location, and surprised I got there so quickly up through Palmer Lake. And when I got there, even more excited. I can't wait for you to see this great house!! 

Just about anyone will enjoy this fantastic foothills location, with easy commutes to Denver and Colorado Springs. This is just a couple minutes north of Palmer Lake, 15 minutes from Northgate Blvd and 45 minutes straight up Hwy 105 & Santa Fe into Littleton. This open ranch plan is nestled on a curved lot for amazing privacy, plus sweet front views down into the Spruce Mountain Valley! Trees and wildlife abound from almost every space in this house. 

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The open great room concept allows for combined indoor - outdoor enjoyment... with hardwood floors, fireplace, ceiling fan, and so many windows. The open kitchen includes ample counter space and a gas range. The main level laundry leads to oversized garage with storage and workspace area. The main level master includes a 5-piece bath and dual closets! Rounding out the main level is a bedroom, which works great as an office with nice views all day long! 

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The basement includes 9-foot + ceilings... the generous family room with stained concrete floor leaves plenty of options for TV and game areas. There is a storage room and walk-out. Also downstairs are two wonderful bedrooms with garden-level windows; you won't even know your in a basement. 


For the video tour, more photos and info, please visit - 


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Home Sellers Have the Advantage

It can happen anywhere, at the grocery store, at parties or while I'm out showing homes to buyers.   People always ask..."how's the market?"  Well, here is my answer today:   IT'S A SELLERS MARKET!

Today, there are 25% less homes for sale than there were a year ago.   Buyers have less to choose from, and sellers know it.  As a result, homes are selling much faster and at higher prices.   The average price for a single family home today is up 9.5% from last year at this time.


I recently worked with some buyers looking for a new, bigger home for their growing family.   They were looking slightly over the average price, in the $280,000-$290,000 range.  I must have shown them over 20 houses total.  What we kept finding was the cute stuff which was priced well would sell so fast, and would usually have multiple offers.  


The first house they loved was a cute remodel located in the Northeast area of town.   It had all the bells and whistles, granite counters, hardwood floors, new paint and carpet, pretty light fixtures.  After only 2 days on the market, they put an offer on that one. Their offer was full price but they did ask the seller to concede $5,000 for closing costs.  The seller countered the offer and only agreed to pay $2,500 in closing costs.   My buyers ended up losing that house to another buyer, one who was willing to pay a higher price.


The next house they loved was another cute remodel located in the Northeast area of town.  This one also had a remodeled kitchen, hardwood floors, new paint and carpet, and it had a wet bar in the basement.   The house had only been on the market for 1 day and already had many showings (meaning other buyers looking at it).  My buyers didn't mess around with this one.  They put in an offer immediately.  Again, they offered full price and asked the seller for $5,000 in closing costs. The seller countered their offer with ZERO concessions, full price, take it or leave it!   By this time my buyers had learned their lesson.  They were either going to accept this counter or lose the house to another able buyer.   They accepted the counter and are now under contract, closing soon.


The moral of the story is, it's a SELLERS MARKET right now!   Cute houses which are priced well are selling fast and at top dollar.   Sellers may not even agree to any concessions, knowing that if you don't buy the house there is another buyer in line who will!

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Posted by on in General News
D20 Digital Learning Coach Model

*** Warning -  this is a "proud mom moment" and props to our school and district as well. 

I've said many times how our school and teachers have met our boys where they are in their education. The oldest has been participating with our TAG teacher for years. And while our youngest has struggled at points in math, they recommended Math Club to help bring his skills up to par. Both have seen vast improvments, and we so appreciate how the teachers and staff see their needs and meet them in that place. 

Recently our older boy, Cole completed a Tinker CAD program at school, encorporating math and fractions (ratios) to create a 3D model on-line. His choice was a robot, but it can be used to create other 3D building drawings and probably so much more. After his project he was asked to participate in a D20 board meeting where he and other students would display their math / technology projects to individual board members to show how they use technology with math in the school. This is all part of a movement by the district to have a Digital Learning Coach in schools. We all know we are in the age of technology... I can't believe how things have changed since we were in college in the late '90s, let alone the past couple years' of advances. 

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Our librarian, TAG coordinator, and TAG teacher are helping advance this DLC model for all schools. Eight elementary schools in the district participated initially in the program, to help model how a DLC can help students at all levels. It was so fun to see Cole and his TAG classmate present to a board member, but also to see other schools with sudents as young as kindergarden displaying technology projects to board members. I love living in and seeing a district and community that sees value in similar programs. 

We want to thank Mrs. Knox, Ms. MacLean, and Ms. Hullings of Discovery Canyon Campus elementary for their participation, encouragement, and forward thinking. We'd like to also thank the entire school board and principals of Academy School District 20! 


And of course, well done Cole, we love you and are so proud of you! (sorry, I had to)

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7995 Interlaken Dr - Spic-n-span Briargate 2-story

This is such a great, clean 2-story, with a great price in Academy School District 20, near local elemantary school and park! This home has the formal living and dining spaces, plus kitchen open to family room for any style of living. 

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The upper level includes 3 bedrooms, the master with private sitting room or office... and the laundry is conveniently located upstairs with all the dirty clothes ;-) 

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Outside enjoy a nice front porch out front and an extended partially covered back patio, all very pleasant since new landscaping installed with huge rock beds & mature trees! 


Come check out this lovel home, or get more details here -

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2002 Timberline Dr - Briargate Tri-level

I am so excited to list my friends' wonderful tri-level...  close to the mall, new movie theater, plus tons of other shopping & restaurants, and families can enjoy great Academy School Distrct 20 schools! Huge yard in front and back, plus deck, patio, plenty of play area! 

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Main level living and kitchen are vaulted. Super kitchen with new counters, tile splash, Pinterest chalkboard door for messages, pantry, wood-laminate flooring.

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Updated doors, trim, railing throughout. Check it out!! 

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More details - 

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Posted by on in General News

Colorado Springs has so much natural beauty.  You've heard of Garden of the Gods; the fabulous red rock formation?  And Pikes Peak; a 14,110 mountain which hovers above our city?   But have you heard of Seven Falls?

Nestled in the mountain canyons just below Pikes Peak, are cascades of water known as Seven Falls.  Falls excites the senses and forshadows the dramatic landscape ahead. Crystal clear water from the Pikes Peak watershed has shaped a spectacular natural box canyon: the steep-walled, enclosed canyon that’s become symbolic of the American West.


In 1872, Nathaniel Colby homesteaded the 160 acres that included the present-day Seven Falls and South Cheyenne Canyon. Apparently Colby did not anticipate the potential value of his purchase, for nine months later he sold the patent to the Colorado Springs Land company for $1000.

Today Seven Falls is under new ownership and renovation.  The same folks who own and operate the Broadmoor Hotel are expanding the offerings in this scenic canyon to include 1859, a new restaurant seating up to 150, all-new activities for the family, and events for guests and locals alike.

Keep watching for the grand re-opening, scheduled for Spring of 2015...just around the corner!

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2015 is off to a great start in our local housing market.  Here is how we did last month:


Sales of Single Family Homes= UP 15.8% from last year

Average Sales Price of a S/F Home = UP 9.7% from last year

Sales of Condos/Townhomes= Up 40.1% from last year

Average Sales Price of a Townhome= Down 5.8% from last year

Inventory (meaning total homes for sale) is way down, off about 20% from last year


In summary, buyers are buying, but there is much less for them to choose from.Prices have risen. Interest rates are still at record lows. The market is good, folks!

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Feedback on Colorado Springs Homes For SaleOne of the most important things we, as listing agents, can do is obtain feedback about the properties we list for sale. We know and understand that It’s hard for homeowners to see their homes from an unbiased perspective. Homes hold many memories and stir up emotions that may be hard to relinquish, especially when it’s time to price a home for sale. As experienced listing agents, our job is to help set a realistic price for the current market; but if homeowners are clinging to an unrealistic expectation, buyer feedback can often help.


When an agent shows a home that we have listed for sale, we send that agent a form asking for feedback: what did the buyer think?  Were there any issues the buyer pointed out? If you are not bringing us an offer on the property, what could we have done to spark an offer?


Homeowners are often surprised to hear the answers to these questions. Pet odors are a common issue that many homeowners overlook but are often noticed by potential buyers. Maybe the kitchen and/or bathrooms are dated and, consequently, bringing down the value of the home. Sometimes the fixes are easy: fresh coats of paint and deep cleaning carpets can boost a home’s appeal. However, many times, it’s the listing price of the home that deters potential buyers.


Setting the right price for the most efficient and profitable sale requires extensive knowledge of what’s happening in the Colorado Springs real estate market, as well as the latest information about mortgage rates and availability. Internet-savvy buyers look at comparable homes for sale in the area and certainly have a good sense as to whether the home is priced accurately for the neighborhood. Although some homeowners want to price their homes based on Zillow and Trulia estimates, these are not always reliable sources as markets can change rapidly and sales data takes time to find its way into those systems.


So, the take-away lesson when listing your home is work with a knowledgeable real estate agent who is familiar with the community and will help set a realistic selling price. And always listen to the feedback.

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Posted by on in Personal
I Found Myself While Running

Zig Ziglar once said   "What you get by reaching your destination is not nearly as important as what you will become by reaching your destination."

In my case, my destination was to become a runner.  22 years ago I took up running.   At the time it seemed liked an effective way to lose and keep off weight.  And the long, lean look of a runner's body appealed to me.  Plus, I was tired of indoor gym excercising and aerobics classes packed full of sweaty people I didn't know.

So I became an outdoor runner, liberating myself from the indoors.  I was now free to take in the scenery, to see the mountains and trees and green grass in person.  What I didn't realize was the global, whole life effect running would have on me.

Physicians tell us running will lengthen our lifespan, lower our coronary risk and blood pressure.  All true, but it also added hours to my day. My physical work capacity is far greater today than it was in my 20's. 

Psychologists tell us than running reduces negative feelings.  Anxiety, depression and anger are replaced by constructive thoughts of self-esteem and confidence.

Socialogists tell us our professional success is linked to the fitness we earn from running.  It has been proven that fit people occupy the upper echelons in position and salary.

Educators would say running is my classroom where I have learned such things as sacrifice and solitude, courage and tenacity, victory and defeat.


Sheehan once said "People begin running for any number of motives, but we stick to it for one basic find out who we really are."   And that is the greatest gift of all.   In it, I found myself.


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Posted by on in Real Estate Statistics & Analysis
2015 Real Estate Update





CONDO/TOWNHOME SALES                  - UP 30.3% OVER JANUARY 2014


TOTAL S/F HOMES FOR SALE                - DOWN 23.5% FROM JANUARY 2014

TOTAL CONDO/T.H. FOR SALE              - DOWN 15.6% FROM JANUARY 2014





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For all you city-dwelling folk, you may not care about this one, after all your personal waste gets whisked away by the city or local municipality's sewer system. 

For those of us living a little more rural, we handle it a bit differently. Septic systems are a large tank to handle waste from an individual home, which has to be pumped out (depending on tank size, persons living in the property, and use) about every 2-5 years. It's super fun (insert sarcasm).. after living in our house 6 years we just had ours pumped for the second time. **helpful tip -  keep those doors and windows closed or the stink could grace your house for a while

Effective January 1, 2015 the "On-Site Wastewater Treatment System Transfer of Title Inspections" took effect - New county regulations are requiring that their approved inspector check and certify every septic tank on which the property will be transferring title. What this means, is if your home closes any time after 1Jan2015, you must have an approved inspector check your system. This list of approved inspectors can be found at Most of your usual septic companies are on the list plus others. In November there were a few names on the list, but with this regulation ramping up, they were able to add a bunch of names to the list. 

I would speculate that a great majority of these will be fine, but there could be some damage to some systems. The program allows 90 days for repairs and re-inspection. I imagine if there is damage, it could delay some real estate closings. Because of this new requirment, loan underwriters will be aware and also require satisfactory inspection reports. So, if a system does not pass, I'm sure lenders won't fund until the system is in working order by inspector standards.

If you are about to sell your house, with septic system, you might go ahead and get the process started. Or you can consider waiting until you receive a contract on your property. The "acceptance document" priovided by El Paso County is good for 6 months, with a potential extension (obviously not all homes sell in 6 months). 

As always let us know how we can help you find out if this or other county or state requirments apply to your home and property as you prepare to sell. 

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Posted by on in Military
Everyone Wear Green!

I'm totally wearing green tomorrow!  Admittedly, it's one of my favorite colors to wear but that's not why I'm wearing it.  Tomorrow there will be high ranking military officials in Colorado Springs, here to determine the pros and cons of military cutbacks at Fort Carson.  As a community, we are told to wear green in protest to these cutbacks.  It's our way of telling the government that we want to keep Fort Carson and the local economy strong.  Here is an excerpt from our local paper, with more details on this:

"The Colorado Springs Regional Business Alliance hopes to make Feb. 3 look like St. Patrick's Day in Colorado Springs as part of an effort to stave off military cuts.

Getting locals to wear green that day is part of a wider effort to impress Army brass who will be in town to hear public comments on cuts for Fort Carson that could eliminate up to 16,000 soldiers from the 24,500 now on the post. The alliance is working to pack the Army's "listening session" downtown with boosters, including Colorado's Democratic Gov. John Hickenlooper.


"The Army is sending out some pretty significant officials," said Andy Merritt, who oversees military affairs for the alliance. "We certainly want to be able to make sure those guys go back with a positive view of what is going on here."

The Army is dealing with a $900 billion financial squeeze over 10 years brought on by postwar downsizing of the defense budget and $50 billion in annual cuts mandated by a 2011 budget deal in Congress called sequestration. Last spring, the Army announced proposed cuts of up 16,000 soldiers at each of 30 installations, including Fort Carson. The move, Army leaders said, will allow the brass freedom to pick targets for a cut of 40,000 soldiers designed to trim the Army's active-duty roster to 450,000.

That makes it unlikely that any base will take the full brunt of the cut. But any cut worries business leaders in Colorado Springs, where the alliance says 50 cents out of every payroll dollar are tied to the Defense Department."

Around 50% of our local economy is military.  That is our stability.  Personally, military buyers and sellers are a huge part of my real estate business.   I encourage everyone to get out your green stuff tomorrow!

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Posted by on in Personal
Meet My Puppy!


What do puppies and real estate have in common...well not much other than I'm a Realtor who happens to have a new puppy.  Meet Clio, pronounced CLY-OH. She's a soft-coated Wheaten Terrier.

It all started last month.  We had to put our adult dog down due to health issues.  We were devastated.  She was a family member, and to lose her rather suddenly and right before Christmas made it even worse.

So, to assuage our grieving we decided to get a puppy, someone to help fill that hole left behind by our previous dog, someone to love and give our energy to.  Early morning on January 5th we drove excitedly up to the Denver airport where our new puppy would arrive.  She was sent on an airplane from a breeder in North Carolina. 

Why a wheaten?  Well, one day I was at the car wash and ran into a man with an adult wheaten.  She was the perfect size...around 30 lbs., cute, smart, interactive, obedient and she didn't shed!  Turns out they have hair not fur, so there is no shedding. I was especially excited about that since our last three dogs have all been very furry Chows!

Clio is definitely much easier to groom.  A light daily brushing and eventually, regular visits to the groomer for "hair cuts" is all she will need.  Her hair is very soft, and I'm told she will lose most of the dark coloring and mature into a true wheat color as an adult. She's a great sleeper and eater and is gradually learning to walk on her leash around the neighborhood.  She's quite vocal and talks up a storm, which takes some getting used to.

I'd say the only thing I wasn't prepared for is the length of time it's taking to completely house break her.  With dogs past, I've had them all house broken in about a week.  This one is definitely more challenging.  She gets the whole going outside thing quite well, but she hasn't completely learned to leave inside when the urge hits. I must confess, this traning is exhausting!   Overall, I am very pleased with our decision to get this puppy.  But if any kind soul out there has some good advice on how to house break, I'm all ears!  Replies are welcomed and appreciated!




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Obama Directs FHA to Reduce Mortgage Insurance Premiums

On January 26th, the Federal Housing Administration reduced its mortgage insurance premiums by 50 points, from 1.35% to 0.85%. This was by executive order from President Obama. The cuts will help more than 800,000 homeowners save about $900 per year and existing homeowners who refinance will see similar savings.  The White House estimates that the lower premiums will enable up to 250,000 new buyers to purchase a home.

FHA raised its mortgage insurance premiums as a result of the financial meltdown and foreclosure crisis. Now, home values are on the rise, jobs are improving and foreclosures have fallen to the lowest level since 2006. FHA will not need another bailout due to improving financial conditions.

I’m hopeful that this will have a significant positive impact for many borrowers and the housing market.


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Southeast Colorado Springs Home For SaleI have just listed this adorable ranhcer in the Eastborough neighborhood of Southeast Colorado Springs. The home features main level living in the heart of Colorado Springs. This home features a large Living Room and Spacious Eat-In Kitchen and large laundry area as well.


There are three large bedrooms and two baths. The home is situated on a quiet cul-de-sac and has a fenced back yard.


Additionally, there is an attached one car garage. The home is in great condition and ready for occupancy. For More information:


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Briargate Home For SaleI have just listed this great four-level home in the Briargate neighborhood. This home is a “Campbell Homes” resale. When you enter the home you walk into a large living room area with vaulted ceilings, skylights and hardwood flooring. The living room is currently being used as an oversized formal dining room. The Living Room has a large pass through window that opens to the kitchen.

The Kitchen has vaulted ceilings as well as tile flooring, Corian countertops, lots of cabinets and walks out to a large fenced backyard. There is a gate in the fence that provides access to the greenbelt behind the home. Additionally, the backyard also features a large storage shed and fenced dog run.

The upper level features three large bedrooms, a Master Suite and two additional bedrooms and two full bathrooms, an attached master bathsuite as well as a full bathroom in the upper hallway for the remaining bedrooms. The lower level consists of a huge family room complete with fireplace. This room walks out to a two car attached garage complete with opener.

The basement is unfinished and offers ample storage with the option of adding an additional bedroom and bath. This is a great home in a popular neighborhood.

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