November 2023

May 15, 2024


If you're receiving this newsletter, it means you are a friend, our family, a great client, someone who has referred someone to us, or a colleague or contractor we work with who we trust and respect.

Since it's almost Thanksgiving we just wanted to reach out with our most sincere THANK YOU for all your continued referrals and support!

WE LOVE real estate because we've seen just how powerful it is. Clients buying houses with little or no money down. Clients retiring early off of rental homes. And many, many more who have seen their home appreciate 10%+ year after year.

WE'RE so grateful to have a network of such good people surrounding us, helping us, and supporting our small family business. So again, THANK YOU!


In October, 57.9% of closed transactions included an average seller concession of $9390.

You can't time the market, and despite higher interest rates, there are strategies you can use to make home ownership attainable and affordable.

The best possible strategy a real estate agent can use right now is to negotiate a Seller-Paid Credit to buy down the interest rate.

A seller credit is a sum of money the property seller agrees to give the homebuyer at closing. A seller credit may be used to offset some or all of the following costs a Buyer would usually incur, including:

  • Property taxes
  • Loan origination fees
  • Inspection fees
  • Title insurance
  • Appraisal fees
  • Recording fees
  • Attorney’s fees
  • Mortgage points

With interest rates hovering around 8%, a savvy real estate agent can negotiate a seller credit that can be used to buy down the interest rate.In today's climate, a 1%-3% seller credit can make a HUGE difference on the monthly mortgage payment. A sweet strategy is to negotiate a 2-1 Buy Down, where a seller credit pays to buy the interest rate down 2 points for the first year of homeownership and 1 point for the second year of homeownership. In year 3, the interest rate returns to what was locked by the lender at the time of purchase, unless you refinance beforehand. Here is an example of why buying with a buy-down is a great option for today's homebuyers:

  • Johnny goes under contract on a $600,000 home with 10% down and an interest rate locked at 8%. Johnny's agent negotiated a $15,000 seller credit, which will be used for a 2-1 Buy Down.
  • Year 1: Johnny's interest rate is 6%, and his mortgage is $3200. A portion of the seller credit was used to buy down the rate from 8% to 6%.
  • Year 2: Johnny's interest rate is 7% and his mortgage is $3,600. The remaining portion of the seller credit was used to buy down the rate from 8% to 7%.
  • Year 3: Johnny's interest rate returns to 8% and his mortgage payment is $4,000.

In this example, the Buy-Down saved Johnny $9,600 in Year 1 and $4800 in Year 2 and cost him nothing. As a homeowner, you can refinance at any time, even if you have a Buy-Down. Any monies from the seller credit that are not used during the buy-down period will be applied toward the principal balance of your loan at the time you refinance.BOTTOM LINE: BUY NOW WITH A BUY DOWN. *Note the calculations above are principal and interest only, and do not include calculations for taxes, home insurance, or mortgage insurance.*RECIPE OF THE MONTH: SAUSAGE STUFFING

This sausage stuffing is one of my favorites; it is sweet and savory and pairs well with anything you're serving on the table this Turkey Day. It's easy enough to prep in advance or same-day. Sprinkle some parsley on top to add a bit of color. Enjoy! INGREDIENTS:

  • 16 cups 1-inch bread cubes, white or sourdough (1 1/2 pound loaf)
  • 8 tablespoons (1 stick) unsalted butter
  • 2 cups medium-diced yellow onion (2 onions)
  • 1 cup medium-diced celery (2 stalks)
  • 2 Granny Smith apples, unpeeled, cored and large-diced
  • 2 tablespoons chopped flat-leaf parsley
  • 1 tablespoon kosher salt
  • 1 teaspoon freshly ground black pepper
  • 3/4 pound sweet or spicy Italian sausage, casings removed
  • 1 cup chicken stock
  • 1 cup dried cranberries


  • Preheat the oven to 300 degrees F.
  • Place the bread cubes in a single layer on a sheet pan and bake for 7 minutes. Raise the oven temperature to 350 degrees F. Remove the bread cubes to a very large bowl.
  • Meanwhile, in a large saute pan, melt the butter and add the onions, celery, apples, parsley, salt and pepper. Saute over medium heat for 10 minutes, until the vegetables are softened. Add to the bread cubes.
  • In the same saute pan, cook the sausage over medium heat for about 10 minutes, until browned and cooked through, breaking up the sausage with a fork while cooking. Add to the bread cubes and vegetables.
  • Add the chicken stock and cranberries to the mixture, mix well, and pour into a 9 by 12-inch baking dish. Bake for 30 minutes, until browned on top and hot in the middle. Serve warm.

Recipe courtesy of Ina Garten

Thinking of Buying or Selling?  Know someone who is?We are NEVER too busy for your referrals!

About Five Four Real Estate

The name Five Four Real Estate derives its name from 5.4%, which is the average annual home appreciation rate in the U.S. over the last 50 years.  If you buy a home and put 10% down, you are leveraging your money 10X. A 5.4% increase in your home's value means a 54% ROI.


This could be one of the largest and most important financial decisions you will make in your lifetime, and you deserve an experienced partner that understands the intricacies of Colorado real estate.

We promise to always keep you informed about the rapidly changing market and educate you throughout the entire process. We promise to protect your best interests and treat your home or investment like it’s one of our own. We promise to work our hardest to find the perfect home for you and your family with as little stress as possible.  

We value your trust and hope to continue supporting you in your lifetime even after your sale or purchase is complete. This goes beyond real estate to us, it’s the beginning of a lifelong friendship.

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