SO…YOU WANT TO BE A REALTOR There is a lot of talk in the news about real estate agent commissions. We really don't think people realize all that agents do.    Agents LOVE what they do, and they do it because they LOVE helping people but there is almost always a huge misconception on what they do and how they get paid. It's not a secret so here ya go...😊 The average FULL TIME REALTOR’s earnings last year was $31,900 @ 40+ hours a week. (Notice I wrote full time 40+ hours not 0-20 hours a week) which is well below the living wage.   As a REALTOR, we do not get paid a hourly wage or salary, and we only get paid if we sell a home and it closes. We can only get paid by broker to broker.   As an agent you could work with someone days, weeks, months or years with no guarantee of a sale ever.    Essentially we wake up each day unemployed going on Job Interviews, and we deal with constant rejection. We dedicate time away from family, use our time, gas, pay for babysitters, miss dinner and weekends and rarely take vacations. We are on 24/7! You constantly need to be on, or you could miss an opportunity. Once we do close a home, half goes to the other person's agent from the remaining half.   We have lots of upfront expenses that must be paid out before they even get paid:   Broker Splits and FeesOffice rent and utilitiesMLS FeesNAR FeesLocal Association FeesE&O Business InsuranceExtended Auto InsuranceSelf-Employment TaxState Licensing FeesAdvertising FeesShowing Service FeesWebsite FeesAssistant's SalariesShowing partnersTransaction coordinatorYard SignsPhotographersVideographersOffice SuppliesBusiness CardsProperty FlyersElectronic LockboxesContinued RE EducationLegal FeesGas   Income taxes are not taken out so we have to put that aside around 25-30%.Don’t forget health insurance if you don’t have a spouse who provides it.   As a listing agent we have lots of tasks far more than just selling a home. 1. Prepare Listing Presentation for Sellers2. Research Sellers Property Tax Info3. Research Comparable Sold Properties for Sellers4. Determine Average Days on Market5. Gather Info From Sellers About Their Home6. Meet With Sellers at Their Home7. Get To Know Their Home8. Present Listing Presentation9. Advise on Repairs and/or Upgrades10. Provide Home Seller To-Do Checklist11. Explain Current Market Conditions12. Discuss Seller’s Goals13. Share Your Value Proposition14. Explain Benefits of Your Brokerage15. Present Your Marketing Options16. Explain Video Marketing Strategies17. Demonstrate 3D Tour Marketing18. Explain Buyer & Seller Agency Relationships19. Describe the Buyer Pre-Screening Process20. Create Internal File for Transaction21. Get Listing Agreement & Disclosures Signed22. Provide Sellers Disclosure Form to Sellers23. Verify Interior Room Sizes24. Obtain Current Mortgage Loan Info25. Confirm Lot Size from County Tax Records26. Investigate Any Unrecorded Property Easements27. Establish Showing Instructions for Buyers28. Agree on Showing Times with Sellers29. Discuss Different Types of Buyer Financing30. Explain Appraisal Process and Pitfalls31. Verify Home Owners Association Fees32. Obtain a Copy of HOA Bylaws33. Gather Transferable Warranties34. Determine Need for Lead-Based Paint Disclosure35. Verify Security System Ownership36. Discuss Video Recording Devices & Showings37. Determine Property Inclusions & Exclusions38. Agree on Repairs to Made Before Listing39. Schedule Staging Consultation40. Schedule House Cleaners41. Install Electronic Lockbox & Yard Sign42. Set-Up Photo/Video Shoot43. Meet Photographer at Property44. Prepare Home For Photographer45. Schedule Drone & 3D Tour Shoot46. Get Seller’s Approval of All Marketing Materials47. Input Property Listing Into The MLS48. Create Virtual Tour Page49. Verify Listing Data on 3rd Party Websites50. Have Listing Proofread51. Create Property Flyer52. Have Extra Keys Made for Lockbox53. Set-Up Showing Services54. Help Owners Coordinate Showings55. Gather Feedback After Each Showing56. Keep track of Showing Activity57. Update MLS Listing as Needed58. Schedule Weekly Update Calls with Seller59. Prepare “Net Sheet” For All Offers60. Present All Offers to Seller61. Obtain Pre-Approval Letter from Buyer’s Agent62. Examine & Verify Buyer’s Qualifications63. Examine & Verify Buyer’s Lender64. Negotiate All Offers65. Once Under Contract, Send to Title Company66. Check Buyer’s Agent Has Received Copies67. Change Property Status in MLS68. Deliver Copies of Contact/Addendum to Seller69. Keep Track of Copies for Office File70. Coordinate Inspections with Sellers71. Explain Buyer’s Inspection Objections to Sellers72. Determine Seller’s Inspection Resolution73. Get All Repair Agreements in Writing74. Refer Trustworthy Contractors to Sellers75. Meet Appraiser at the Property76. Negotiate Any Unsatisfactory Appraisals77. Confirm Clear-to-Close78. Coordinate Closing Times & Location79. Verify Title Company Has All Docs80. Remind Sellers to Transfer Utilities81. Make Sure All Parties Are Notified of Closing Time82. Resolve Any Title Issues Before Closing83. Receive and Carefully Review Closing Docs84. Review Closing Figures With Seller85. Confirm Repairs Have Been Made86. Resolve Any Last Minute Issues87. Attend Seller’s Closing88. Pick Up Sign & Lock Box89. Change Status in MLS to “Sold.”90. Close Out Seller’s File With Brokerage   As a buyers agent they also have many tasks.1. Schedule Time To Meet Buyers2. Prepare Buyers Guide & Presentation3. Meet Buyers and Discuss Their Goals4. Explain Buyer & Seller Agency Relationships5. Discuss Different Types of Financing Options6. Help Buyers Find a Mortgage Lender7. Obtain Pre-Approval Letter from Their Lender8. Explain What You Do For Buyers As A Realtor9. Provide Overview of Current Market Conditions10. Explain Your Company’s Value to Buyers11. Discuss Earnest Money Deposits12. Explain Home Inspection Process13. Educate Buyers About Local Neighborhoods14. Constantly and proactively Scout and Learn about Available Inventory.15. Gather Needs & Wants Of Their Next Home16. Explain School Districts Effect on Home Values17. Explain Recording Devices During Showings18. Learn All Buyer Goals & Make A Plan19. Create Internal File for Buyers Records20. Send Buyers Homes Within Their Criteria21. Start Showing Buyers Home That They Request22. Schedule & Organize All Showings23. Gather Showing Instructions for Each Listing24. Send Showing Schedule to Buyers25. Show Up Early and Prepare First Showing26. Look For Possible Repair Issues While Showing27. Gather Buyer Feedback After Each Showing28. Update Buyers When New Homes Hit the Market29. Share Knowledge & Insight About Homes (including the never-ending mineral and water rights hunt).30. Guide Buyers Through Their Emotional Journey31. Listen & Learn From Buyers At Each Showing32. Keep Records of All Showings33. Update Listing Agents with Buyer’s Feedback34. Discuss Home Owner’s Associations35. Estimate Expected Utility Usage Costs36. Confirm Water Source and Status37. Discuss Transferable Warranties38. Explain Property Appraisal Process39. Discuss Multiple Offer Situations40. Create Practice Offer To Help Buyers Prepare41. Provide Updated Housing Market Data to Buyers42. Inform Buyers of Their Showing Activity Weekly43. Update Buyers On Any Price Drops/Increases44. Discuss MLS Data With Buyers At Showings45. Find the Right Home for Buyers46. Determine Property Inclusions & Exclusions47. Prepare Sales Contract When Buyers are Ready48. Educate Buyer’s On Sales Contract Options49. Determine Need for Lead-Based Paint Disclosure50. Explain Home Warranty Options51. Update Buyer’s Pre-Approval Letter52. Discuss Loan Objection Deadlines53. Choose a Closing Date54. Verify Listing Data Is Correct55. Review Comps With Buyers To Determine Value56. Prepare & Submit Buyer’s Offer to Listing Agent57. Negotiate Buyers Offer With Listing Agent58. Execute A Sales Contract & Disclosures59. Once Under Contract, Send to Title Company60. Coordinate Earnest Money Drop Off61. Deliver Copies to Mortgage Lender62. Obtain Copy of Sellers Disclosure for Buyers63. Deliver Copies of Contract/Addendum to Buyers64. Obtain A Copy of HOA Bylaws65. Keep Track of Copies for Office File66. Coordinate Inspections with Buyers67. Meet Inspector At The Property68. Review Home Inspection with Buyers69. Negotiate Inspection Objections70. Get All Agreed Upon Repair Items in Writing71. Verify any Existing Lease Agreements72. Check In With Lender To Verify Loan Status73. Check on the Appraisal Date74. Negotiate Any Unsatisfactory Appraisals75. Coordinate Closing Times & Location76. Make Sure All Documents Are Fully Signed77. Verify Title Company Has Everything Needed78. Remind Buyers to Schedule Utilities79. Make Sure All Parties Are Notified of Closing Time80. Solve Any Title Problems Before Closing81. Receive and Review Closing Documents82. Review Closing Figures With Buyers83. Confirm Repairs Have Been Made By Sellers84. Perform Final Walk-Through with Buyers85. Resolve Any Last Minute Issues86. Get CDA Signed By Brokerage87. Attend Closing with Buyers88. Provide Home Warranty Paperwork89. Give Keys and Accessories to Buyers90. Close Out Buyer’s File BrokerageWhew…exhausting isn’t it!?! 🤯✨You don't need to buy or sell a home to support your agent's real estate business – here are just a few simple ways to show your support!⁣   By sharing one of their listings, sending a friend or family member their way, letting them connect you with agents outside their area for a broker to broker referral, or leaving them a positive comment or review, this helps them feel seen and supported - (thanks to you)! ❤️✨   Special Note: Our buddy Dave Geisler helped assemble this list. We appreciate you Dave!

  Colorado, known for its stunning mountain views, outdoor recreational activities, and booming real estate market, is a prime location for anyone looking to buy land. Fueled by a vibrant economy and stunning natural scenery, the state has seen steady price increases and competitive bidding wars.  Whether you're seeking a peaceful retreat, a new place to call home, or a long-term investment, Colorado has a lot to offer. This guide will take you through some of the best places to buy land in Colorado, giving you all the information you need to make an informed decision. Current Market Situation in Colordao There are currently 509 properties for sale in Colorado, with an average listing price of $971,566. The average cost to buy is $17,392 per acre. (Source: Landsearch.com) Why Buy Land in Colorado? Before diving into the best locations, it's important to understand why Colorado is such a desirable place to purchase land. Natural Beauty: Colorado is home to diverse landscapes, from the towering Rocky Mountains to the high plains, forests, and deserts. This natural beauty attracts outdoor enthusiasts, making land here highly sought after. Outdoor Recreation: Colorado offers year-round outdoor activities like skiing, hiking, camping, fishing, and more. Buying land here allows you to enjoy these activities at your doorstep. Economic Growth: Colorado has experienced consistent economic growth in recent years, particularly in cities like Denver, Boulder, and Colorado Springs. This growth has fueled a demand for land in both urban and rural areas. Investment Opportunities: The demand for property in Colorado has continued to rise, making land here a solid investment. Home values in Colorado have increased by approximately 7.5% over the past year.Whether you're looking for a property to build a home, use as a vacation retreat, or hold as an investment, Colorado offers a wide range of opportunities. Factors to Consider Before Buying Land in Colorado Before choosing a location to buy land, consider these important factors: Location: Do you prefer to be close to a city, or would you rather be in a more remote area? Proximity to urban centers will affect both price and accessibility. Zoning Laws: Make sure the land is zoned for the use you intend, whether it's for residential, commercial, agricultural, or recreational purposes. Access to Utilities: In remote areas, access to water, electricity, and internet may be limited. Always verify utility availability before purchasing. Land Topography: Colorado's diverse terrain means the land could be flat, hilly, or mountainous. The type of land you choose will impact what you can build and how you can use the property. Climate: Colorado’s climate varies depending on the elevation. Mountainous areas experience heavy snowfall in winter, while the plains can be much warmer and drier. Cost of Land: Land prices vary greatly depending on location, size, and proximity to amenities. It’s important to determine your budget before you begin your search. The Best Places to Buy Land in Colorado Now that you know why Colorado is a great place to buy land and what to consider before purchasing, let’s dive into some of the best locations across the state. 1. Denver Location: Central Colorado Denver, Colorado's bustling capital, is a prime location for land investment thanks to its booming economy, strong job market, and proximity to the Rocky Mountains. Known for its vibrant cultural scene and outdoor lifestyle, Denver attracts professionals, families, and investors alike. While land in the city is expensive due to high demand, opportunities for development remain in infill lots and outer neighborhoods. Denver’s appeal lies in its blend of urban amenities, access to outdoor activities like skiing and hiking, and growing industries like tech, finance, and aerospace. 2. Ridgway Location: Southwestern Colorado Ridgway is a small, peaceful town nestled in southwestern Colorado, offering breathtaking mountain views and easy access to outdoor recreation. Known for its artistic community and proximity to destinations like Telluride and Ouray, Ridgway is ideal for those seeking a quieter lifestyle. Land here is more affordable than in neighboring areas, making it a great spot for vacation homes, ranches, or investment properties. With nearby parks, rivers, and hot springs, Ridgway provides a serene setting for nature lovers looking to escape the city. 3. Pagosa Springs Location: South-Central Colorado Pagosa Springs is a small town known for its hot springs, stunning mountain views, and outdoor recreational activities. The area is surrounded by the San Juan National Forest, which offers endless opportunities for hiking, fishing, and hunting. Pagosa Springs is a great place for those looking for a remote, serene location with plenty of privacy. The town has a low population density, meaning you can find larger plots of land at a relatively affordable price. It’s also popular among those looking to build vacation homes or cabins. 4. Durango Location: Southwest Colorado Durango is a charming town nestled in the San Juan Mountains, known for its historic downtown, outdoor recreation, and proximity to the stunning Animas River. The area offers a small-town feel with big outdoor adventures like hiking, skiing, and mountain biking. Land in Durango is ideal for those who want to build a mountain retreat or a home near the wilderness while still having access to amenities like shops, restaurants, and good schools. The area is also close to Mesa Verde National Park and the Four Corners Monument, which adds to its appeal. 5. Grand Junction Location: Western Colorado Grand Junction is located near the Utah border and offers a desert-like climate with beautiful red rock formations and vineyards. The city is known for its growing wine industry and is home to the Colorado National Monument. Grand Junction has a laid-back, small-town atmosphere with a low cost of living, making it ideal for retirees or those looking for a slower pace of life. Land here is relatively affordable, and the area is great for building a home, starting a vineyard, or simply enjoying the wide-open spaces of Western Colorado. 6. Colorado Springs Location: Central Colorado Colorado Springs is one of the fastest-growing cities in the state, located just an hour south of Denver. Known for its military bases, proximity to Pikes Peak, and stunning natural beauty, the city attracts both families and outdoor enthusiasts. Land here is still relatively affordable compared to Denver, and the area offers excellent schools, shopping, and dining options. It’s a great place to buy land if you’re looking to build a home in a city that balances suburban life with easy access to hiking, biking, and skiing. 7. Buena Vista Location: Central Colorado Buena Vista is a small town located in the heart of the Rocky Mountains. It’s surrounded by some of Colorado’s tallest peaks and offers amazing opportunities for outdoor activities like hiking, white-water rafting, and fishing. The town itself has a charming feel, with local shops, restaurants, and a strong sense of community. If you’re looking for a place to build a mountain cabin or a second home, Buena Vista is a hidden gem with land prices that are still relatively affordable. 8. Salida Location: Central Colorado Salida is another small town in central Colorado, known for its historic downtown and artistic community. The Arkansas River runs through the town, offering fishing and rafting opportunities. Salida has a laid-back, friendly vibe, making it a great place for those looking for a slower pace of life. The town is surrounded by mountains, making it a haven for outdoor enthusiasts. The land here is perfect for building a home, a retreat, or even an art studio. Salida is gaining popularity, but you can still find reasonably priced land. 9. Steamboat Springs Location: Northwest Colorado Steamboat Springs is a popular ski town located in the Yampa Valley. Known for its world-class ski resorts, hot springs, and ranching heritage, the town has a unique charm that attracts both tourists and long-term residents. Land in Steamboat Springs tends to be more expensive due to its desirability and the high demand for vacation homes. However, if you’re looking for a place to build a luxury retreat or a vacation home in the mountains, this is an ideal spot. 10. Cripple Creek Location: Central Colorado Cripple Creek is a small town with a rich history, known for its gold mining heritage. Today, the town is a popular tourist destination, offering casinos, historic sites, and scenic views. The land around Cripple Creek is relatively affordable, making it a good option for those looking to buy land for a second home or vacation property. The area is also known for its wildlife and open spaces, making it ideal for nature lovers. Colorado has a wide variety of places to buy land, from busy cities like Denver to quiet mountain towns like Ridgway. Whether you're looking for a peaceful getaway, a good investment, or a place in a lively city, Colorado has something to offer. Find Land on Colorado's Western Slope with Black Canyon Homes If you're looking to buy or sell a home, land, or cabin on Colorado's Western Slope, we're here to help. Reach out to Black Canyon Homes today, and let us guide you through the process to find the perfect property or buyer. Stay informed with our weekly market updates by following us on social media! You can also join our newsletter to receive the latest deals and insights directly to your inbox. Don't miss out on important updates—connect with us today!

Every year about this time, we see other agents starting to pull back on their ad spend because of the cyclical slowdown that happens.   Last year we discovered something. We actually throttled forward our spend and spent the holidays working more than we wanted.   What's that tell you?   People are still buying and selling real estate on the Western Slope. Deals can be found. And, anyone who has had their place on the market entering into this period is pondering how long it will take to sell it because of the holidays.   If you are contemplating a purchase, give us a call. Let's talk through your strategy to getting you the best deal on your terms and timing.    BCH