Original List Sold Net Sold
Average Price $1,272,400 $1,144,582 $1,047,904 $1,047,092
Median Price $1,185,000 $ 985,000 $ 914,444 $ 911,894


SOLD NET SOLD (After seller concessions)
Avg Price/Avg List 91.55 % 91.48 % This is how far they come down from the current asking price when sold.
Avg Price/Avg Orig 82.36 % 82.29 % This is how far they come down from the original asking price when sold.

There are some remarkable opportunities to be had in every market right now, but the high end market is desperate for qualified, decisive buyers. A buyer who is ready to commit and qualified to purchase certainly holds great weight. This is especially true for buyers negotiating with sellers who are prepared to work out a short sale with their bank or sellers who need to move and are prepared to bring cash to closing if necessary. For some sellers, they just can't or won't sell for less than what it will cost them to make a move. In that case, they may be living in the home they would like to sell for a long time.

You have received many excellent answers in response to your question. I hope you are finding the insight you are seeking!

Best regards,
Jody Wagner
EcoBroker
Intero Real Estate Services
29029 Upper Bear Creek Road
Evergreen CO 80439
Office (303) 670-3232
Cell (303) 668-9796
jwagner@interorealestate.com

Hi Zander,

The top of the market in Evergreen is struggling in a big way. Sellers are very rarely getting their asking price. In fact, not a single Seller this summer has sold for their list price. The average is approximately 8% off of the list price-- which in this price range is not insignificant-- but that doesn't tell the whole story. That’s 8% off of the last listing price, which in most cases had been reduced after sitting on the market for too long. Digging a little deeper-- the average sold price relative to the original list price is approximately 13% off! Based on statistics from our local MLS for the last 3 months (during which there were 11 sales over $800,000)
At the top of the market in Evergreen we have 127 homes for sale over $800,000 and average less than 4 sales per month. That equates to more than 33 months of inventory! Regardless of whose definition of a Buyer’s market you use—we have it.
Some of the most impressive new construction homes on large acreage have been sitting on the market so long that they represent an amazing opportunity for a Buyer. Extremely motivated (think desperate) Sellers are eager to work with qualified Buyers right now and many are no longer in a position to consider equity or profit—but are in fact selling as short sales. I have extensive experience with short sales—and negotiating with listing agents who might not have short sale experience. Ultimately, positioning my clients to take advantage of a terrific time to move to a remarkable place!
Take a look at this custom map search tool I created for you: http://idx.diversesolutions.com/link/41197 it is a map of Evergreen with every home for sale over $800,000. My clients find that the map based search helps them concentrate on the three most important things about real estate first: Location, location, location and then dig a deeper into the interior features and benefits with robust information about each offering.
Some of the finest estate in the world are available in Evergreen in destination communities like Upper Bear Creek, Soda Creek, Kerr Gulch, Bear Mountain and others. These homes are exciting and inspiring and I would love to talk with you more about them! Feel free to contact me directly to discuss more.

Bob Maiocco
Broker Associate
The Maiocco Team, Inc.
Keller Williams
(720)273-4262 direct

Hi Zander:
So glad you are considering Evergreen. You can't go wrong, although it's a huge lifestyle change from the Orlando area. Sellers have learned to be very aggressive in the in the last year and yes, there are several short sale opportunities in Evergreen in this price bracket.

As a Certified Distressed Property Expert (CDPE), and a resident of Evergreen since the early 1970s, I know the area and market very well. I represented buyers and sellers in over $2,000,000 in real estate in bank owned and short sale properties within the last 6 months in Evergreen and Conifer. Over 10% of the nation's mortgage holders will be in default this year, and Evergreen is not much different.

Check out MLS #751444 for a great opportunity. This home is only a couple of years old, on a seasonal creek, on over 2 acres, gorgeous finishes, only 7 minutes to Main Street, dropped price over $200,000 in the last 2 months. The house next door was on the market for $850,000 and is under contract. Give me a call... I am persistent and professional on these deals. I'd love to help you find your dream home here in Evergreen. 303-618-1925

Margaret@MargaretStapleton.com
Margaret Stapleton, Remax Alliance Evergreen
303-670-6341 (I'm in the office now) 12:00 noon Colorado Time

Hello Zander,

Here's a link to three homes over $800,000 that are Short Sales in Evergreen:

http://coloradohomes.com/property/PropertyResults.aspx?Searc…

In the last year, thirteen homes Sold in Evergreen for over $800,000. On average they received only 77.6 percent of their original list prices. Out of the thirteen homes only one was lender owned and none of them showed as Short Sales.

Myself and three of my neighbors all moved from Colorado to Florida and back again. My family spent a year living in Celebration. I really loved it since I had a three year old at the time and wasn't working...it was a year long vacation of amusement parks and beaches for me. My husband was working at the Orlando Airport and not enjoying himself. One year was great, I really missed the mountains, hiking, biking and weather of Colorado. If you haven't lived in the Colorado mountains before, you're going to love it. Let me know if I can help you in any other way or if you would like me to send you a relocation package.

Thank you,

Sandy Kinslow
The Kinslow Team
Coldwell Banker Residential Brokerage
kinslowteam@aol.com

Hi Zander,

I am active in the high-end market of Evergreen. As is typical in every market, some sellers are more motivated than others. Right off the top of my head, I know of two beautiful new builds where the builder is very motivated and ready to accept quite a bit less than the list price. I have also met with a great number of sellers who are prepared to wait for the right buyer who wants the home enough to pay what the seller expects. There are a few short sales available in this price range as well.

From $800K to $2 mil, there are 100 homes on the market. I will pull some statistics and post them for you.

In addition, I have extensive Evergreen area information that I could send to you by US mail as you consider your options. If you are interested, you can e-mail me your address to: jwagner@interorealestate.com

I'll be back in touch with those statistics shortly.

Best regards,
Jody Wagner
EcoBroker
Intero Real Estate Services
29029 Upper Bear Creek Road
Evergreen CO 80439
Office (303) 670-3232
Cell (303) 668-9796