One of the the most satisfying parts of our job is helping a great family with the next step in their journey.

This review really made my day!

Julian Hardaker has my utmost gratitude and respect as a businessman, realtor,
and friend. Finding the right realtor can be challenging and intimidating. When my
wife and I decided to sell the home I personally built she recommended Julian, who
she previously hired as her realtor. I found Julian incredible to work with.

First off, he was never pushy or trying to pressure us into decisions. He provided options
and professional facts to help us with the process. Julian and his team staged our
home and took professional photos to create an astonishingly marketable product,
which highlighted the years of work I put into building it.Julian is involved with a network of realtors and other firms.

I really believe his professional connections and marketing strategy were a key element with finding the buyers.

The closing was well planned and went through without a hitch. I could easily see
both Julian’s team and the other professionals he works with respect and enjoy
working with him.

In my case, I built this home from the ground up, and this sweat equity is my
financial security for the future. I have worked in law enforcement for almost two
decades and developed, lets say, a particular sense of people and their character.
With that, I was incredibly fortunate to meet Julian. This was the largest financial
transaction in my life and I have no reservations about recommending Julian and
hiring him again.

Justin and Mary W

June 16, 2014

Are Garfield County Home Values Leveling off?

Home ValueDo you believe in statistics? Do you believe that increased supply lowers prices and increased demand raises them?

Back in 2007, I was still a relatively new Realtor and didn't really pay too much attention to the market stats. After the crash, I went back and analyzed what happened in our market and was amazed to see that the writing was on the wall that prices would start to fall as early as the middle of 2007. Despite this, prices continued to rise through most of 2008 in Glenwood Springs!

For me, this was lesson learned, and I vowed to watch market statistics like a hawk from then on.

It does indeed all come back to supply and demand. Over the last couple of years, the supply in our local market ( typically quoted in months) came down from highs of around 48 months or more in some markets at the depth of the recession, to lows of around 2­3 months in many towns last year. As a point of reference, a balanced market is considered to have around 6 months supply.

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Jan. 8, 2014

November 2013 Pitkin County Real Estate Stats

Market update for November 2013 for Aspen, Snowmass Village and Basalt real estate market.

An uptick in sales brought numbers back in line with 2012 numbers in terms of transactions and overall volume this month. Average prices continue to be down year on year. 


For full analysis:

Aspen, Snowmass, Basalt Pitkin County market analysis November 2013

Jan. 8, 2014

Garfield and Pitkin County Market Stats for October 2013

Market update for October 2013 real estate activity in Aspen, Snowmass, Basalt, Carbondale and Glenwood Springs

Throughout the valley, the almost frenzied activity earlier in the year appears to have calmed down as we enter into what could be considered a more stable market.

Foreclosures have continued to be a significant part of the market in the Mid to Lower Valley (El Jebel, Carbondale, Glenwood Springs, New Castle) whilst being all but non existent around Aspen.

In the Aspen market, dollar volume, median prices and number of transactions are down slightly year on year whereas further down valley the numbers are very close to last year.


For full stats:


Garfield County Market Stats October 2013


Pitkin Count Market Stats October 2013

Nov. 27, 2013

Conforming Loan Limits - Good News for Garfield County and the Roaring Fork Valley

Fannie Mae has just announced that the conforming loan limits for 2014 in Garfield County will be raised to $625,500 from $417,000.

This is good news especially for higher dollar neighborhoods in Glenwood Springs and Carbondale. Previously, sellers in these areas whose homes were worth more than the $417,000 had a harder time selling because borrowers had a hard time getting financing without a very large down-payment. This was particularly evident in Blue Lake where some homes are in Garfield and some are in Eagle (whose conforming limit was already $625,500).

Conforming loan limits in Eagle and Pitkin Counties remain unchanged at $625,500.

Nov. 25, 2013

Garfield and Pitkin County Market Stats for September 13

According to Land Title's mot recent analysis of sales in Garfield and Pitkin Counties, sales volume has continued to show steady year on year gains in both counties. While average and median sales prices are up in Garfield County, they are down in Pitkin County. Also of note is that bank owned sales have continued to decline in Garfield and are barely a blip in Pitkin County's numbers.

The absorption rate in both Aspen and Snowmass Village has continued its steady decrease with Aspen down to 17 months and Snowmass down to 16. The Snowmass decrease is particularly dramatic since it was at 50 months just a year ago. (The absorption rate is a measure of demand versus supply and the lower it is, the more balanced the market is). A large part of this decrease can be attributed to the large number of fractional sales in Aspen and the strong sales at the Viceroy in Snowmass Village over the summer.

Further down valley, Basalt, Carbondale, Glenwood Springs and New Castle all continue to have absortption rates around the 6 month mark that suggests a balanced market. This suggests that the fairly rapid price appreciation that occurred over the summer may be settling down.

To view the full statistical reports provided by our friends at Land Title go to:

Garfield County

Pitkin County



March 25, 2010

FHA loans 1 year out of Foreclosure

New HUD program makes home purchase possible 1 year out of Foreclosure!

Hud recently announced a new program called "Back to Work" that makes it possible to qualify for an FHA 3.5% down payment loan just one year after foreclosure, short sale, bankruptcy or deed-in-lieu.

The thinking behind the program is that so many traditionally responsible home-owners were forced out of their homes through the great recession and are now financially capable of taking on a home loan.

There are some pretty specific requirements that must be met:

1. The home that was lost / short sold / given back to the bank must have been your primary residence.

2. You must be able to demonstrate that you suffered at least a 20% reduction in income for at least a 6 month period leading up to losing your home.

3. You must take a HUD home buyer counseling class at least one month before submitting a new loan application.

4. You must meet all the normal requirements for the FHA program such as income / debt ratios.

5. Your credit since losing your home must demonstrate that you have had not had any additional credit issues.


If you think you are ready to take advantage of the lower prices and lower interest rates and feel that your finances are stable again, this can be a great option.  My biggest recommendation would be to meet with a lender at least 2-3 months before you would like to make the purchase so that you can over the program requirements and make sure that there aren't any items on your credit report that will affect your application (and if there are, take measures to fix them!)

With so many home-owners in local towns like Carbondale, Glenwood Springs and New Castle having been forced into foreclosure or short sales over the last few years, this program will present a tremendous opportunity to get back into long term home ownership with home payments that are in line with earnings and rent.

Here is a link to the letter that outlines the required criteria:




Posted in Financing