Why Real Living Professional Group and Ralph A. Cantafio

I know the feeling personally. My wife Denise and I have bought and sold real estate throughout the United States. We have not always been real estate brokers. When you buy real estate, you want to be comfortable that you are getting the best value for your money. You also want to be sure the transaction closes with a minimum of inconvenience and without surprise. When you sell real estate, well, you want the truth. How long is it reasonably going to take to sell my property? What is a realistic price? Whether buying or selling, you want to know that the sale is going to close.

I understand that the sale and purchase of real estate is always a significant event to the parties involved. It is to Denise and I when we buy or sell. I realize the participants rely upon their real estate professional to make certain their objectives are met and the transaction moves forward with an absolute minimum of complication and anxiety, but also with a maximum of confidence and security.

To provide the highest level of service to my clients I make sure that I receive the best training available; that I work in a cooperative, nurturing and forward leaning environment with the very best technological equipment as well as parent corporation that places our offices in touch with offices located throughout the entire nation; and that I have available the most advanced and far reaching tools - whether they be human, technological, training, or traditional resources. Because I am an attorney I regularly attend Continuing Legal Education Classes focused on all aspects of real estate. In addition, I am attending classes to secure a GRI certification. Late this month, Denise and I are traveling to Buffalo, New York to attend a 3 day marketing seminar focusing solely on real estate.

I do not work in a vacuum, nor do I want to. I insist on the same attention to detail and preparation that is necessary for any successful endeavor; whether I am acting as an attorney or a real estate broker. I am unique because I am highly motivated, well trained and habitually work well with others. I am prepared to diligently and ethically work with all others in the real estate industry that participate in a successful real estate transaction whether they be other brokers, mortgage brokers or banks, attorneys, surveyors or title companies.

I prefer to think that there is no substitute or short cut replacing hard work or a positive attitude. I believe acting with integrity and persistence is the surest way to make certain my clients receive the best service. I take care of others because I know that by doing so others will take the best care of my clients.

What Makes Ralph A. Cantafio Different From Other Brokers?

I consider myself to bring a very different set of skills and experiences to the field of real estate and would like to tell you a bit about myself.

I am proud to say that I have practiced law in Steamboat Springs continuously since 1986. I continue to practice law as a partner and sole shareholder of the Law Offices of Ralph A. Cantafio, P.C. with offices currently located in Craig, Denver and Steamboat Springs.

My law practice focuses primarily on commercial litigation including that involving the construction, real estate, and oil and gas industries, but the fact is that I have represented certain individuals and families for more than 20 years now. I stay loyal to the needs of those longterm clients by drafting my share of Wills, Leases, and the like. I might be working on a complicated commercial transaction involving millions of dollars one moment, but discussing an issue about a horse breaking through a client's fence in another. (I mention this because this actually happened the afternoon prior to my writing this).

I secured my law degree at the University of Colorado at Boulder (J.D., 1984) and my Masters of Science in Mineral Economics at the Colorado School of Mines (M.S., 1992). I lecture regularly on Oil and Gas related issues throughout the Rocky Mountain west. I have also presented Continuing Education courses sponsored by the Steamboat Springs Board of Realtors and the Craig Board of Realtors. If you are interested in reading any of these materials, you can review those on my law firm website: www.cantafiolaw.com.

As the Yampa Valley grows, it is more important than ever to make certain that your real estate affairs are handled with a greater level of care. Density is increasing, values are burgeoning, and, quite frankly, the margin of error in these transactions is smaller than it has ever been - indeed, smaller than it ever will be. To make sure that each and every important detail of buying and selling real estate is addressed, I have established Yampa Valley Title (which is affiliated with Attorneys Title Guarenty Fund, Inc.) as well as Steamboat 1031 Exchange, LLC.

No matter the size or the complexity of the transaction, consumers of real estate services need to make certain their interests are being protected to the maximum extent possible. That interest begins the moment you select your realtor. Whether addressing issues of price, land use, access, or any other variable, you want to take comfort that your realtor is focused not only on the obvious issues, but the not so obvious ones as well.

I am proud to represent that I am not merely a salesperson. While sales is no doubt an important part of acting as a real estate broker, I understand the details of real estate transactions in a way few other brokers do. Not only do I have specialized training and the experience that few brokers possess, but I have represented countless realtors as legal counsel in not only the structuring and details of transactions, but also in errors and omissions claims. I not only know how to do things right, but I undestand why transactions fail and how to avoid those pitfalls.

I have already mentioned that I have a Masters Degree in Economics. I feel this helps me understand issues as to both our local as well as national economies that provide to my clients an edge in understanding current trends and financial directions. If it were as easy as merely reading the Wall Street Journal or listening to CNN, many more would be conversant on our current state of business affairs. Particularly with my investor clients, being able to provide insights and observations that other realtors simple are not able to offer is a substantial benefit.

So as you can see, I am a bit different from the typical broker. I like to think that it provides a substantial benefit to my clients that few can match and hardly anyone can exceed.

What I Do For You As A Home Buyer

	I work on your behalf to streamline your home search, first expanding your choices, then helping you narrow the field.
	I research "comparable" properties to determine a fair price and terms.
	I prepare your Purchase Agreement and accompanying legal documents.
	I negotiate for the price, terms and conditions that are agreeable to you.
	I follow-up with your mortgage lender, the title company, the seller's agent and others until the house is yours.
	I timely answer any question you may have as to your transaction.
	I do all in my power to make sure that any complications or difficulties are timely identifies and that a plan of resolution is put in place to make your real estate experience as anxiety free as possible.
	I will be at your real estate closing to make certain that if there are any last minute complications thet can be addressed fairly, but aggressively

What I Do for You as a Home Seller

	I will help you achieve your goals in the shortest amount of time - with the least inconvenience possible.
	I will give you the best advice I am able as to both the price for which your home or property should be listed as well as a realistic time period in which you can hope to sell the property.
	I will market your home through the Multiple Listing Service (MLS).
	I will counsel you on the visual presentation of your property and suggest ways to enhance its marketability.
	I will coordinate the advertising of your home using Real Living/HER's industry-leading marketing technologies.
	I will Pre-qualify buyers when possible.
	I will coordinate the details of your closing with all parties involved.
	I will provide thorough follow-up to make sure that all tasks are being accomplished on time so that your closing moves forward consistent with your contract.
	I will advise you immediately if any complications arise and provide a course of action as to how resolution of issues will be oursued.
	I will "sweat" all the details so that you do not.
	I will attend your closing and make sure that everything ethically and legally is done so that you real estate is sold consistent with your contract.

Focus on you.

Every buyer and seller is different. People each have different life experiences. They have different goals - both short term and long term. They have different motivations.

My personal approach is fairly simple and strightforward. I try to do all in my power to make sure that you are as comfortable as possible with the sale or purchase of real estate. I almost look at myself as a teacher. I want to communicate to you the facts that are available in a fashion that you understand so that you are well informed as to all facets of the sale and purchase of real estate that are applicable to the properties effecting you. I take as much time as you need. I answer your question. However, when I do not have the answers at my fingertips I do not guess or improvise. I dilligently investigate the issue so that I can answer your question correctly.
Some clients have many questions, others virtually none. It is my goal to make sure that if and when you have questions, that I have answers. I can promise you that is I do not have an answer myself, in less than 3 phone calls (and probably less) I will be communicating with someone that has the answers. Whether you are buying your first home or are interested in developing a subdivision, you will have all of your questions answered timely, thoroughly and professionally.

Unparalleled Professional and Strategic Relations

Real Living Professional Group has a distinct advantage in comparision with any other realty groups in town. My co-owner, Mark J. Fischer, and I are each attorneys that have practiced in Northwest Colorado for more than 50 years collectively. In fact, I am licensed to practice law not only in Colorado, but in five states total including Utah and Wyoming. The Law Offices of Ralph A. Cantafio, P.C. offers to our clients a wide range of professional services, but is also available to all our brokers for immediate consultation with trained and experienced attorneys.

The Law Offices of Ralph A. Cantafio, P.C. is also affitiated with Attorneys Title Guaranty Fund, Inc doing business as Yampa Valley Title. Because of the preferred treatment of Real Living Professional Group clients by the Law Offices of Ralph A. Cantafio, P.C. there is no "waiting at the back of the line" for your title work to be processed. Title Commitments and other title related matters are also processed by attorneys who specialize in this area of law. This is particularly important when working with ranch properties or properties in the county.

I also have created 1031 Steamboat, LLC so that our more sophisicated investors, whether selling or buying, can coordinate immediately with a qualified intermediary to know that their transaction will be handled immediately and professionally from the onset of the transaction. Minimizing tax consequences is something we look at closely in assisting you with your purchase or sale.

Lastly, I personally make it a specific point to not merely "rest on my laurals" and consider myself adequately trained and educated. I continue to be motivated to both lead and excel. History and statistics tell us the brokers that are up to date as to the law, marketing and technology of real estate are the most outstanding real estate professionals. I continue to pursue my education to make certain to retain my competitive advantage.

Why Real Living Professional Group or Ralph Cantafio?

You have many choices out there as a consumer as to your choice of broker. Most of the other brokers in Steamboat Springs are excellent. How do I know?

Well, my law firm hax represented countless brokers and real estate agencies in our law practice. They are not only our clients, they are our neighbors, our friends, and our professional colleagues. If for some reason you do not choose either me or any other broker at Real Living Professional Group, I am proud to say that there are many, many other brokers that will represent your interests well.

What I offer is far different. As a trial lawyer who has successfully represented clients in courtrooms throughout the United States, I beleive that attention to details is the key to success. So is persistence, commitment and energy. What I enjoy the most about law is exactly what I enjoy about real estate: ehlping people. When I was younger and working on my Masters degree at the Colorado School of Mines, one of my mentors, Dr. Ddavid Fletcher, digressed during a lecture and explained that when we are younger and just starting out we work to support ourselves and our families by focusing on providing for our families, buying cars and houses, setting aside money for college to put our children through school and the like. However, once those goals are accomplished, money, while still important, becomes secondary. Job satisfaction and a sense that you are providing something of value to the community emerges as a significant factor in overall satisfaction of and with life. I take just as much pride in knowing I assisted a client in buying or selling real estate as I do in securing a successfuk jury verdict.

I would also like to say a short word about Real Living. If our name Real Living is not yet familiar to those in the Yampa Valley, our parent companies certainly are familiar to those in much of the East Coast - particularly Ohio and Florida.. Two of the Nation's most prominent real estate firms - Realty One and HER Realtors - joined forces to create Real Living, the 5th largest real estate firm in America. Together, Real Living has sold more than $6 billion in residential real estate. Real Living provides to us a network of leading real estate companies built on family and innovation. We are proud to count ourselves as the first Real Living franchise in Colorado. We have already been joined by others in our state.

As you might imagine, we offer a network; not only here in Steamboat Springs and Routt County, but back in Columbus, Ohio and throughout the United States. This allows us resources second to none. Between the local resources that I have cultivated as being an attorney in Routt County for over 20 years and having access to the support of our home office and affiliates at Real Living, there is no aspect of a real estate transaction - no matter how big our small - that I cannot address almost immediately.

Denise and I have resided in Northwest Colorado for a combined 60 years. We have raised our daughters here, we have had successful businesses here, and we have established contacts second to none. If you walk into either supermarket in Steamboat Springs and ask anyone that has lived in Steamboat for 3 years or more if they have heard the name Cantafio, they will either know one of us personally or will have heard of us. I would hope thay is something to think about when you want to hire a real estate broker.

So if you are looking for a broker with significant professional experience, extended roots in our community and access to others who can assist in the realization of your real estate objective, I feel I have many things to offer that other brokers, as good as they may be, simply do not and quite honestly never will.

What Can You Expect From Ralph Cantafio as Your Broker

In the last few years I have noticed many in the public have lost respect for realtors and view them as nothiing more than “salespeople” that are overpaid for simply showing a house or two and writing up a simple contract. For some, that perception will never change simply because they see purchasing and selling real estate as a simple process, much like buying a car or a television.

Much of the blame, however, falls on brokers that are not doing their job correctly by providing a genuine professional service. We all know being a successful realtor is much more than simply emailing listings to clients and showing property when a client wants to view a listing. There is more to being a broker than meeting a client at a property, unlocking the door, and proceeding to tell them what a great deal it is (even when it is not) while pointing out all the nice features of the house then keeping their fingers crossed and praying the client will make an offe. Unfortunately, this is close to what many in the public think about what realtors do.

A good broker knows his or her market, they go to open houses regularly, they take good notes, and they evaluate the homes and the list prices. Over time, a good realtor will have an mental inventory of listings in his or her head and of present and past properties that would amaze you. By considering the list price of properties and comparing that price to the actual most recent sales prices of homes in that and various similiar neighborhoods, a good broker can what advise you as to the price a home should be listed at and what a realistic first offer to purchase should be. Then that agent using comparative market analysis will know what homes are really worth so as to assist clients.

When a client tells his or her broker what they are looking for, the better brokers are able to say “I know just the house” or better yet, have two or three homes that they have personally seen and can show you. Sadly, many brokers never bother even viewing homes unless and until a client wants to see it.

Obviously no broker can see every property on the market, but he or she should have a mental impression of, yes, a hundred or more properties that they are currently tracking for changes in sales price and actual sales. By doing this, a broker is prepared to provide real advice to clients when they need it. When an broker is asked: “How much should I list my home for?”, or “What would you suggest we offer?”, the Broker should be able to answer with confidence with an answer that is rooted in solid research and hard work; not some number that was derived from a quick review of MLS generated computer programs.

When showing homes to a client, a good broker will point out the deficiencies of a property, not remain quite and hope the client does not notice them. If the realtor merely stands there and raves how pretty the floor is and how nice the kitchen is, then yes, they are merely a salesperson and not an broker representing your interests.

A client does not need a broker to confirm how pretty any floor is or how nice a kitchen might be. Those genuinely interested in buying and selling real estae need and deserve a skilled professional to walk through a property and point out any problems they see to give a fair assessment of the actual value of that property. Particularly in today’s market, one must be leery of overpaying for any property. How many today are finding that it is difficult to sell without losing money because of something that was not brought to their attention at the time the property was purchased (when it should have been) and now with a large inventory of homes to sell they have a product that simply is not competitive in the price range that was anticipated?

A word of advice, one cannot rely solely on inspectors or appraisers. It is your brokers duty to provide you with a professional service and to protect your best interests. Even if that advice means they will not be writing a contract that day (especially then).

Of course, if one elects to disregard their broker’s advice and make ill considered decisions as to listing prices or offers, that is perfectly fine. No one is ever going to suggest that the broker is always right; even with all their research to back-up their evaluations. A broker does need to do their very best at giving a client the advantage of having a professional opinion to rely upon when needed. That is their job.

Find a broker that does these things and you have a qualified, skilled, and professional realtor that is worthy of the compensation they will receive.

The Current Steamboat Market

August 2, 2008 Commentary:

The real estate market in Steamboat and Routt County has changed drastically since 2007. It is now a "buyer's market" as prices are in decline and the inventory of vertical product far exceeds current demand. Sellers are much more numerous than interested buyers. Homes as well as all other types of properties are on the makert far longer today than this time last year.

Long term, the real estate market fundamentals are EXCELLENT. New ownership of Steamboat Ski Corporation is positioning Steamboat Springs to be a leader in not only the ski industry, but as a year round resort communiity. Amenities are being improved at a record pace. Certainly, this growth is a point of contention for some. Change, like anything else, comes with both costs and benifits. People hate to place the analysis in the context of "winners and losers", but the analogy is apt. Like anywhere there are those that loath growth, just like others embace the same. All in all, Steamboat over the next 10 years will be recognized as one of the 2 or 3 most outstanding resort communities not only in Colorado, but throughout the entire Rocky Mountain west.

Despite the fact that the real estate market is slow from the point of view of sales, building at least for the time being continues to be robust. Older commercial space on the Mountain began to be demolished just this week. Downtown projects are moving forward. It is probably the case that long term it will take years for this overabundance of real estate to be absorbed.

The slow down in the local real estate industry can probably be attributed to 3 factors (although there are obviously more): 1) the general state of the national economy and a conservative approach as a result of the same, 2) the fact that people tend to be conservative in election years to gauge the outsome of the same, and 3) the continued instability of the lending market.

On the other hand, it is my suspecion that long term values in Steamboat Springs will grow significantly and many will lament not buying based upon the current opportunities. The next leg in the real estate market will be signifiantly up. I come to this conclusion because there are too many sophisticated development groups moving forward that have a long history of development success to not conclude that the long term trend is very bright indeed.

It is also the case that while the real estate market has been slow, the tourist industry remains strong. The types of visitors who come to Steamboat tend to be better heeled and less effected by high gas prices and the like. This is important to those considering investment properties. Steamboat will continue to be attractive to visitors year round and the projected trend is upward and Intrawest moves closer to its longer term vision for the Mountain.

On the other hand, those selling properties are going to need to be patient. The brokers attending our weekly Tuesday morning MLS meetings are all seeing the same phenomena. Reductions in the price of listed home and numerous new listings. Part of the complication is that homes are being listed based upon 2007 values along with appreciation from the same. Unfortunately, while that might make those listing feel good as the time the property comes on the market, the properties are typically, but not always, unrealistically priced. Appraisals can be misleading because in an ascending market Appraisals tend to be less than the actual value, in a descending market there tend to project a price that is too high for current conditions.

If you have any interest in discussing these opinions, kindly call me at 970.819.2371. Naturally, I could be wrong. However, I am reasonably confident that this is where the market currently stands.