Should I sell my home For Sale By Owner, FSBO?


I understand why homeowners attempt to sell their homes without a Real Estate Agent.  Either they do not see value in the service the real estate agent provides or they do not have the equity in their home to pay the real estate fees.

I always encourage people to try to sell their home on their own.  In fact if you try to go this route I will even consult you to make the process easier for you free of charge.  But the reality is the statistics don’t lie.  The FSBO route usually ends in failure.  It doesn’t matter if you are selling a home in Denver or any where else in the country, this method rarely leads to success.  In fact, only 3% of  FSBO’s succeed at selling their home without a professional Realtor.  The people that are buying FSBO homes are typically the neighbor, a friend of a neighbor, or one of your friends.  So in all reality if you are going to succeed at selling your home on your own you should know if you have a potential buyer in your back pocket within a week or two.  So don’t spin your wheels for months attempting beat the stats.

Obviously the motivation to sell your home FSBO is to save the cost of paying the Realtors.  Ultimately I know that even charging you a commission I can put more money in your pocket at the end of the transaction.  Contact us if you would like to learn how we do this.

National Association of Realtors For Sale by Owner statistics for Denver, CO and U.S.

Below are statistics on FSBO’s  (for sale by owners) and other sellers/buyers. Sellers need to understand that a quality real estate agent can save home sellers a lot of headaches, money, time, and a great deal of inconvenience.

The typical FSBO home sold for $187,200 compared to $247,000 for agent-assisted home sales.

FSBO Methods Used to Market Home:

  • Yard Sign . . . 51%
  • Friends/neighbors . . . 53%
  • Newspaper ad . . . 31%
  • Open House . . . 29%
  • Internet . . . 22%

Most Difficult Tasks for FSBO Sellers:

  • Getting the right price . . . 11%
  • Understanding paperwork . . . 16%
  • Preparing/fixing up home for sale . . . 18%
  • Attracting potential buyers . . . 9%
  • Having enough time to devote to all aspects of the sale . . . 9%

What Repeat Buyers Want Most From Real Estate Professionals

  • Help you find the right house to purchase -53%
  • Help with price negotiations – 13%
  • Help with paperwork – 8%
  • Tell you what comparable homes are selling for – 11%
  • Help determining how much buyer can afford – 11%
  • Help find and arrange financing – 2%

Click here to search for homes for sale in Denver and the Metro area.




5 Common Pitfalls That Trap First Time Denver Home Buyers

Buying a home is exciting. You are taking a huge step and making a large investment in your future. This might be you first time buying a new home in Denver. You are ready to step off the rental train and onto the property ladder. Don’t let your excitement encourage you to make a costly mistake.  I hate to see new homebuyers lose money or overpay for a new home because they were too eager and rushed the process.  Here are 5 common pitfalls to avoid when buying a home for sale in Denver.

Not Getting Preapproved for a Loan

Many new homebuyers just pull a number out of the air and hit the house hunting trail. This is a crucial mistake and could cost time and heartache. You should also approach a lender first and ask for a pre-approval letter. A pre-approval letter says that a lender is willing to loan you a set amount of money at a set interest rate. It shows that you are a serious buyer—which helps when you are negotiating—and it saves you time—you only look at properties you can afford.  While this might sound obvious, many people start looking for Denver homes for sale without getting a pre-approval and are then left disappointed when it comes time to make an offer.

Working with the Listing Agent

As a buyer, it costs you nothing to have your own real estate agent protecting your interests. Why would you use someone else’s agent to buy a house? It doesn’t make sense. Listing agents work for the seller. You need your own agent. Your next stop after the lender’s office should be a real estate office.

Planning to Move Out Before Moving In

Planning to sell a house before you buy a house is a mistake. While the market is getting better in the Denver area and inventory is lower, we are nowhere near the levels seen during the boom. If you buy a house for sale in Denver, you should plan to stay in that house for a minimum of two years; five to seven is ideal.

Putting Too Much Money Down

The bigger the down payment the better. Right? Not necessarily. If you empty out your savings account in order to make that magic 20-percent down payment, you won’t have anything left over for those inevitable expenses that pop up once you buy a home. In addition, your emergency fund will be depleted. Only put down what you can afford. Don’t zero out that saving account to save on mortgage insurance.

Buying Too Much House

There is no need to spend to the limit of what your lender will loan. In fact, most lenders and financial advisors advocate buying less than you can afford. The rule of thumb is your house payment and all utilities should be no more than a quarter of your monthly take home. I want you to enjoy living in your new home. Being able to easily afford your new house is the key to enjoying your home.

I would love to help you find the house of your dreams. You can start right now. Use the free MLS form found on this page to browse Denver homes for sale. Once you have a good idea what you are looking for, please give me a call at 303-507-8945 and we can get started.

Free Home Warranty Report – Do I need one when buying a home for sale in Denver?

Click Here for a Free Home Warranty Report

Weather you are buying a home for sale in Denver or a anywhere else in the country I am always a big advocate of purchasing a home warranty.  When you are worried about things to look for when buying a home the two biggest components to piece of mind with your purchase is first an in depth inspection on the subject home, but also the piece of mind of a home warranty.

When buying your first home or your tenth the purchase process is a time when the buyer is spending a lot of money (down payment, closing costs, inspections, new furniture, repairs, etc.)  The day after moving into your dream home murphy’s law kicks in and there is a furnace issue or the dishwasher goes out.  This is when you find the value in the home warranty you purchased.  A typical home warranty will cost typically $300-$500, but they have the potential to save you thousands in the long run.   Buying a home in Denver or the surrounding area is an exciting time and the excitement can turn to stress when there is an unexpected repair that is needed on your new home.

Take the time to at least look at your home warranty options and decide if it is worth the risk to buy a home without a warranty. Remember it doesn’t matter if you are looking for a home for sale in Westminster, home for sale in Arvada or Denver; all pre-owned homes can have that unexpected repair after you purchase the home.  Do yourself a favor and the minimum explore you options to minimize your risk.

Click Here to Search for all homes for sale in Denver and the Metro Area!

Sam Biller’s Monday Morning Mojo

“Eighty percent of success is showing up.”
~ Woody Allen

Monday Morning Mojo – Famous people who failed dozens of times…
Raising children reminds us of how important it is to never give up.  As parents, we are the examples our children model themselves for their behaviors.  If we don’t put forward an “A” effort in everything we do, they’ll learn to not put forward their best as well.

So, to help you maintain a strong will and be the best example you can be to your children, and anyone else you come in contact with, I’ve given you some examples to look up to.  Use these when you need a little “check up from the neck up”.

In this week’s Monday Morning Mojo, I’ve included some inspirational stories of famous people – people you and know about – who failed dozens of times on the way to truly succeeding in reaching their goals in life.

My hope is to inspire you to achieve great things today and every day.  To help you enjoy an even better life than the one you live today.

J.K Rowling, the author of Harry Potter, spoke to the graduating class of Harvard in June 2008.  She didn’t talk about success. She talked about failures.  Her own in particular.  I absolutely love her quote.

“You might never fail on the scale I did,” Rowling told that privileged audience. “But it is impossible to live without failing at something, unless you live so cautiously that you might as well not have lived at all—in which case, you fail by default.”

She should know.  The author didn’t magically become richer than the Queen of England overnight. Penniless, recently divorced, and raising a child on her own, she wrote the first Harry Potter book on an old manual typewriter.

Twelve publishers rejected the manuscript!  A year later she was given the green light by Barry Cunningham from Bloomsbury, who agreed to publish the book but insisted she get a day job cause there was no money in children’s books.

What if she stopped at the first rejection?  The fifth?  Or the tenth?

The measure of success can be shown by how many times someone keeps going despite hearing only no.

The following people are not the only ones who have succeeded despite failure and rejection.

I thought they would be the most interesting to you.

People who found success despite failures

Colonel Sanders:  The founder of KFC.  He started his dream at 65 years old!  He got a social security check for only $105 and was mad.  Instead of complaining he did something about it.

He thought restaurant owners would love his fried chicken recipe, use it, sales would increase, and he’d get a percentage of it.  He drove around the country knocking on doors, sleeping in his car, wearing his white suit.

Do you know how many times people said no till he got one yes?  1009 times!

Walt Disney:  The man who gave us Disney World and Mickey Mouse.  His first animation company went bankrupt.  He was fired by a news editor cause he lacked imagination.  Legend has it he was turned down 302 times before he got financing for creating Disney World.

Albert Einstein:  He didn’t speak till he was four and didn’t read till seven.  His parents and teachers thought he was mentally handicapped.  He only turned out to win a Nobel Prize and be the face of modern physics.

Richard Branson:  He’s a billionaire mogul of Virgin but has had his share of failures.  Remember Virgin Cola or Virgin credit cards?  Probably not.  He’s lost hundreds of millions of dollars but has not let failure stop him.  When you’re rich like him you can rent his private island for $53,000 a night.

Mark Cuban:  The billionaire owner of the NBA’s Dallas Mavericks got rich when he sold his company to Yahoo for $5.9 billion in stock.  He admitted he was terrible at his early jobs.  His parents wanted him to have a normal job.  So he tried carpentry but hated it.  He was a short order cook but a terrible one.  He waited tables but couldn’t open a bottle of wine.  He says of his failures, “I’ve learned that it doesn’t matter how many times you failed,” Cuban says.  “You only have to be right once.  I tried to sell powdered milk.  I was an idiot lots of times, and I learned from them all.”

Vincent Van Gogh:  He only sold one painting in his lifetime!  Just one to a friend.  Despite that he kept painting and finished over 800 pieces.  Now everyone wants to buy them and his most expensive painting is valued at $142.7 million.

Theodor Seuss Giesel:  Dr. Seuss gave us Cat in the Hat and Green Eggs and Ham.  Books every child reads.  At first many didn’t think he would succeed, 27 different publishers rejected Dr. Seuss’s first book To Think That I Saw It on Mulberry Street.

John Grisham:  The American author first was a lawyer who loved to write.  His first book A Time to Kill took three years to write.  The book was rejected 28 times until he got one yes for a 5,000 copy print.  He’s sold over 250 million total copies of his books.

Steven Spielberg:  He applied and was denied two times to the prestigious University of Southern California film school.  Instead he went to Cal State University in Long Beach.

He went on to direct some of the biggest movie blockbusters in history.  Now he’s worth $2.7 billion and in 1994 got an honorary degree from the film school that rejected him twice.

Stephen King:  His first book Carrie was rejected 30 times and he threw it in the trash.  His wife retrieved it out of the trash and encouraged him to resubmit it.  The rest is history.  He has sold more than 350 million copies of his books.  (He’s also made many adults fear clowns too.)

Stephenie Meyer:  The author of the crazy Twilight series said the inspiration from the book came from a dream.  She finished it in three months but never intended to publish it until a friend suggested she should.

She wrote 15 letters to literary agencies.  Five didn’t reply.  Nine rejected.  One gave her a chance.  Then eight publishers auctioned for the right to publish Twilight.  She got a three book deal worth $750,000.  In 2010, Forbes reported she earned $40 million.

Tim Ferris:  The man behind the 4 Hour Workweek, who changed how many people view work and life, was rejected by 26 publishers before one gave him a chance.  It’s been on the bestseller’s list for years, sold all over the world, and last year published The 4 Hour Body that went to #1 on the New York Times bestsellers list.

The Beatles:  They were rejected by many record labels.  In a famous rejection, the label said, “guitar groups are on the way out” and “the Beatles have no future in show business.”

After that the Beatles signed with EMI, brought Beatlemania to the United States, and became the greatest band in history.

Michael Jordan:  He’s famous for being cut from his high school basketball team.  He turned out to be the greatest basketball player but never let failure deter him.  I love this quote…

“I have missed more than 9,000 shots in my career.  I have lost almost 300 games.  On 26 occasions I have been entrusted to take the game winning shot, and I missed.  I have failed over and over and over again in my life.  And that is why I succeed.”

Thomas Edison:  No list of success from failures would be complete without the man who gave us many inventions including the light bulb.  He knew failure wouldn’t stop him. “If I find 10,000 ways something won’t work, I haven’t failed.  I am not discouraged, because every wrong attempt discarded is another step forward.”

There is no success without failure

Decide what is important to you and take huge steps everyday even though it doesn’t seem like it’s working.  Success doesn’t happen without failures. It’s reality.

Deal with it.

How bad do you want to achieve your goal?  It’s better be so bad that rejection won’t derail you.

How much do you believe in what you’re doing?  Colonel Sanders did despite 1009 rejections!

“Fall down seven times, get up eight.” – Japanese proverb

Let these examples inspire you every day.

Excerpted from


Making an Offer: What Is a Denver Home Worth?

When you browse the MLS for Denver homes for sale, you will see a price. This is known as the list price. A list price is what the seller would like to get for his home, but it is by no means what you have to pay for a home. A list price is just a jumping off point. In some cases, the list price can be much higher than the market value of a home. This is becoming more common. Many homeowners just cannot reconcile themselves to the fact that their home’s value is much less than it was just 5 years ago.

In markets like we see today, the services of a qualified buyer’s agent are essential. Your agent knows the market. They know what houses are selling for. They know what features add value and what features are little more than window dressing.

So, how does your real estate agent determine what a reasonable offering price is for a home for sale in Denver?

Assesses Comparable Properties

Real estate agents have access to a database of sold properties in the Denver market. They can use these comparable sales to determine what a similar property sold for within the previous months. This can provide a reasonable price range. The offering price will likely fall within this range.

Assess Aesthetics

Some houses just have that wow factor. They look great from the outside. They look great on the inside. They have all those little accents that set a home apart from all the others. Your agent will know what features are worthy of a higher offering price and what features contribute no real value.

Assess the Market

Whether a market is hot or cold can greatly affect the sale price of homes in the area. Currently, Denver’s housing market is heating up and inventory levels are lower than they have been in years. In a hot market, it is a seller’s market, and you will be competing against other interested bidders. This means that the offering price might need to be a little higher to get the seller’s attention. If the market cools, you can expect the seller to accept a lower offering price.

Assess the Seller’s Motivation

A qualified, local real estate agent has an extensive network of real estate professionals. He probably knows the listing agent. He may be able to use this relationship to assess the seller’s motivation. If the seller is in danger of losing her home, she might be willing to sell for a lower amount. If she really isn’t interested in selling and does not need the money, you may need to offer list or higher to get the home.

Assess the Home’s Condition

Real estate agents see hundreds of homes for sale in Denver a year. Their eyes have been trained to spot potential trouble areas and evidence of deferred maintenance. If they spot something that could be a potential problem or affect the offering price, they will advise you to hire a home inspector to inspect the property before you make an offer. This can potentially save you thousands.

I have years of experience in the Denver real estate market, and I would love to help you find a home. I work for you and will ensure that you pay market or under market value for your next home in the Denver area. Would you like to begin your search for a new home?  With my online systems you can explore Denver homes for sale and have instant access to the latest properties. Give me a call at 303-507-8945. I can’t wait to hear from you.

Using the Internet to Search Denver Homes for Sale


When people ask me, “What is your ideal client?”

I quickly reply,” An educated buyer.”

Educated buyers make my life easy. People that know what they want, and have reasonable expectations, make my life easy. The majority of the material you find on this site is designed to help you become my ideal client. In fact, you found this site using one of the best means of educating yourself about Denver real estate available: the internet.

Today, over 84 percent of all real estate purchases begin on the internet. Most of my clients have spent countless hours using the internet to investigate Denver homes for sale and the current market conditions before they give me call or step into my office. I love when clients walk into my office with a printed sheet of properties they just have to see. That’s why I offer a free MLS form on my site. It provides a great starting point and helps me to quickly determine exactly what type of property to find.

The internet is a powerful tool, and there are many great real estate sites out there with the goal of helping and educating the public. As with any tool, knowing how to use that tool effectively is the first step towards achieving your goal—finding the perfect house.

How to Search for a Home Using the MLS

The Multiple Listings Service allows you to quickly generate a list of properties that match your criteria. It is important to not think only in terms of dollars and list price. If you do that, you will limit yourself and may miss out on great deals. Instead of starting by entering a figure into the price field, start with square footage, number of beds and baths, and neighborhood. This allows you to see what houses are on the market that meets your criteria and what these Denver homes are selling for. They might be significantly above or below your budget. This might mean you need to adjust your expectations—either up or down.

Using the MLS to Set Alerts

The Denver housing market is currently posting the lowest inventory of houses it has seen in years. This means the demand for houses is high. High demand means buyers must move quickly in order to snag their dream home. One way to ensure that you do not miss out on your ideal home when it goes on the market is to set up an email alert. With an email alert, the MLS system will automatically send you an email when a property that meets your criteria goes on the market. This means that your offer might be the first one the seller sees. If the seller is highly motivated, she might just sign a contract before receiving any other offers. You can set your own alert up, or I, or another agent, can do it for you.

The internet and the MLS are powerful tools, and I hope you use them to their fullest potential to help you in your search for a new home. As powerful as these tools are, they are no substitute for an expert, local Denver real estate agent. When you are ready to take your search for a new home to the next level or just have a question you just cannot find an answer to, please give me a call at 303-507-8945. I can’t wait to hear from you and help you find your dream home.

Searching for homes for sale in Denver Metro area and Colorado.

Searching for homes for sale in the Metro Denver area and Colorado.

Searching for homes for sale can be a very frustrating process for many.  There are thousands of ways to search for homes on the internet.  The vast majority of homebuyers start their home search on the internet.

Homebuyers start the buying process like any other buyer, they start to browse, and they definitely don’t want to talk to a sales person because they are just not quite ready to commit to the process.

I earn the business of new buyers all the time due to the frustration they experience searching for homes for sale in Denver or anywhere else in the country.  Most homebuyers start their search using one of the big search engines like Zillow, Trulia, or even  They quickly learn the homes they are looking at are not available they are looking at old and out of date listings.  Chances are if you are using one of the big name sites, if you were to pick out 10 properties to look view only 3 would be available.

Why would these big names want to frustrate their users?  Because they are more concerned with making their advertisers happy.  You see, Realtors pay to advertise their listings on the big name sites.  The more listings they have showcased, the larger number of prospective clients they have calling them to inquire about a listing that may or may not be available.  It’s the classic example of a bait and switch.

There are many websites that import real time data from the Multiple Listing Service, the MLS is the real time data base where Realtors list their active listings.  In Denver the MLS is the Metrolist or Prime Access.  My website has EVERY active home for sale in Denver as well as every home for sale in Colorado because it shares data with the MLS.  This site is updated real time and is free for you to use.

Please Click Here to See All Homes For Sale in Denver and Metro Denver Area.

Metro Denver Homes for Sale and Navigating the Appraisal

I have sold homes in the Denver Metro area for 12 years and have completed more than 700 transactions.  Prior to 2008 I could count on my hands how many times I got a home under contract only to have it fall apart because it did not appraise.  After 2008 I had to start holding my breath every month due to so many appraisers not appraising the home at the contract price.  For example: A buyer is under contract on a home for $200k the appraisal comes in at $195k now there are 3 options…1.  The seller can come down in price (This is tough when the seller believes their home IS worth $200k)   2.  The Buyer can bring the additional $5k in cash to closing (Home buyers typically don’t have an extra several thousands of dollars laying around as well they typically don’t want to pay more for a home than the appraiser said it is worth) 3.  The transaction will die because the bank will not loan more than what the property is valued.

So why did so many transactions start to see appraisal issues?  When the real estate bubble burst the I have sold homes in the Denver Metro area for 12 years and have completed more than 700 transactions.  Prior to 2008 I could count on my hands how many times I got a home under contract only to have it fall apart because it did not appraise.  After 2008 I had to start holding my breath every month due to so many appraisers not appraising the home at the contract price.  For example: A buyer is under contract on a home for $200k the appraisal comes in at $195k now there are 3 options…1.  The seller can come down in price (This is tough when the seller believes their home IS worth $200k)   2.  The Buyer can bring the additional $5k in cash to closing (Home buyers typically don’t have an extra several thousands of dollars laying around as well they typically don’t want to pay more for a home than the appraiser said it is worth) 3.  The transaction will die because the bank will not loan more than what the property is valued.

So why did so many transactions start to see appraisal issues?  When the real estate bubble burst the regulators starting to point the finger at the professionals involved in the transaction.  It didn’t matter if you were buying a home for sale in Denver or any where else in the county the system worked the same.  The regulators said we were all “in bed together.”  Surprise Surprise that was actually the case in many instances when buying a home.  Here’s how the cycle worked…The real estate agent would refer a client to the mortgage broker and when it was time to get the home to appraised the mortgage broker would call one of his appraisers that they partnered with to complete the appraisal.  The banks and mortgage brokers are obviously in the business to “SELL” money to home borrowers so if the banker or mortgage broker had an appraiser that killed their deals on a regular basis they would stop using their appraisal service and find someone that could handle the “arm twisting” to have the home appraise at value.  Keep in mind it wasn’t just the professionals doing the arm twisting.  Many people would refi their homes in order to pull out equity to pay off credit card debt, go on vacation, or do home improvements.  All of this resulted in over financed homes and millions of people owing more on their home than what it was worth.

The Home Valuation Code of Conduct was enacted to solve this issue.  Mortgage brokers, buyers, seller, Realtors have been taken out of the Appraisal process.  When it’s time to order the appraisal on a home the mortgage broker must place the order with a 3 party company and the appraisers are randomly chosen.  The appraiser is now left alone to do their job as they see fit and the arm twisting has stopped.  Is the system perfect now?  NO, it would make sense to be able to have a professional conversation with a key component to the transaction but at least things are moving in the right direction to keep the public protected.

To search for all homes for sale in Denver and surrounding areas please click here!





Acquiring a mortgage when looking for a home in Denver, CO can be boiled down to three essential phases: Credit, DTI (Debt to Income), and CLTV (Combined Loan to Value).  This book breaks down each and discusses solutions to improve your ability to receive financing at the lowest possible cost and rate.

It is important to understand the concept of credit, why it exists, and who the credit companies work for.   Your credit score serves as nothing more than a report card of your financial responsibility when borrowing money.  The “scorers” are the three major credit bureaus that gather data, for a fee, from anyone that wants to provide them information about you.  I will send you a FREE (no gimmic here) credit report if you would like, just visit and click on the “online application”.  It will ask for some more information, but I will not bug you if all you want is the free report.

Most of this section is available FREE by downloading the sample of the eBook by clicking here. Call me to receive a special code if you want to read the rest.

Acquiring a mortgage can be boiled down to three essential phases: Credit, DTI (Debt to Income), and CLTV (Combined Loan to Value).  This book breaks down each and discusses solutions to improve your ability to receive financing at the lowest possible cost and rate.  Download a free sample of the eBook by clicking here.

Buying a home can be very easy when you are surrounding by professionals that will guide you.  Search for Metro Denver Homes by Click Here To Search for all Active Homes For Sale in Colorado.

The Metro Denver Real Estate Market and National Housing Bubble

Given the fact that Colorado is a battleground state for this political season, I thought I would shed some light on the Denver real estate bubble bursting in 2008 as well as the national real estate market.

Who carries the blame for the real estate market imploding?  Was it Wall Street, Democrats, Republicans, the American people, who was it?

The Colorado real estate market and specifically the Denver Real Estate Market was one of the hardest hit in the beginning.  I believe most would agree that the market officially blew up in October of 2008, but the Denver real estate market starting to take a turn in 2006.

In the 1990’s under the Clinton administration there was a huge push to increase home ownership in the US.  The banks responded to this with many loan programs making it feasible for prospective homebuyers to buy a home in Denver or across the country with little to no money down.  In the past typically putting $0 down on a home was reserved for veterans, but the lending market open up.  In fact I bought my first home in Arvada, Colorado when I was 22 years old with no money down, in fact I received a check for $1000 dollars at closing.  I sold it a year and a half later and the home appreciated 20%.  I was living the American Dream.

Once the Bush administration took office legislation was past to allow credit default swaps. This is when we saw the sub-prime lending market explode.  This meant the banks were making loans that were referred to as NINJA loans (No Income, No Job,  & No Assets) essentially if you had a “good” credit score you could obtain a home loan without proving you could pay for it.  I never understood why someone would buy a home they couldn’t afford.  The bad loans were packaged up and sold as securities on Wall Street and sold to investors.  No surprise this caused the big banks to fail!  In fact this practice was made illegal in the early 1900’s because it caused another depression and stock market crash.

Why would this be allowed?  We live in a capitalistic country and the real estate industry as well as all industry is driven by the competitive rivalry within the industry driven by bargaining powers of suppliers, bargaining power of consumers, threats of new entrants, threat of substitute products, but in regards to the real estate industry, the biggest component was the 6th force, GOVERNMENT REGULATION which allowed this to happen.

I think it’s safe to say Denver real estate and National market imploding was a result of many bad decisions on a multitude of fronts.

To better understand the Denver real estate market, Colorado Mortgages, or property management please reach out to the Sam Biller real estate team anytime