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Nestled on the north slope of Pikes Peak at an elevation of 8,465 feet, Woodland Park is a charming mountain town known as The City Above the Clouds. Home to over 7,500 residents, this flourishing community offers breathtaking views of Pikes Peak and the Rampart Range. Surrounded by more than one million acres of Pike National Forest, Woodland Park enjoys over 300 days of sunshine per year—making it one of the sunniest spots in Colorado. Just 18 miles west of Colorado Springs, it's a popular commuter town with the beauty and tranquility of true mountain living.

Browse all available properties here on our site, and if you'd like to get to know the folks behind Ibex Realty Group, check out our Meet the Team page.https://u.realgeeks.media/ibexrealtygroup/Memorial_Park_-_Winter.JPG

May 29, 2025

Who Really Wins After the NAR Settlement? Spoiler: Not You

If you've seen the headlines, you'd think the real estate world just flipped upside down.

"Commissions are changing!"
"Agents are in trouble!"
"Buyers are going to have to pay thousands out of pocket!"

The reality? For most buyers and sellers, nothing meaningful has changed.

Here’s what’s actually happening:

Old System (Before the NAR Settlement)

  • When a seller listed their home on the MLS, they offered a commission to the buyer’s agent as part of the listing.
  • That offer was public to agents, but not visible to consumers.
  • The buyer’s agent was typically paid from the seller’s proceeds, and the buyer never saw it broken out.

New System (After the Settlement)

  • Offers of compensation to buyer agents can no longer be published in the MLS.
  • Any compensation for the buyer’s agent must be negotiated directly in the contract.
  • Buyer agency agreements must clearly state how the agent is to be paid — and that fee must be addressed in the offer.

So what’s the big shift?
The only real difference is when and where these conversations happen.
Not how much is paid. Not who ends up paying it.

Commissions Have Always Been Negotiable

Here’s what most consumers don’t realize:

  • Real estate commissions were never fixed — and still aren’t.
  • Sellers have always had the right to negotiate commission or refuse it altogether.
  • Buyers have always had the option to hire an agent or go it alone.

Even FSBO sellers usually get a knock at the door from a buyer’s agent asking:
"Will you pay me if I bring you a ready, willing, and able buyer?"

And most of the time, the seller says yes — because if they don’t, their home won’t be shown.

Why? Because the vast majority of buyers are working with agents. If there’s no incentive for those agents to show the home, it simply doesn’t get exposure.

So while commissions are technically negotiable — in practice, they’ve always been part of how deals get done.

What It Looks Like in Real Life

Let’s say you're buying a $500,000 home.

Old Setup:
Seller pays 3% to their agent and 3% to yours
Total commission = $30,000
Buyer pays $500,000

New Setup:
Seller pays 3% to their agent only
Buyer pays their agent 3% directly ($15,000)
Buyer offers $485,000 and pays their agent out of pocket

End result is the same:
Seller nets $470,000
Buyer spends $500,000 total
Agents are paid fairly — just shown on different lines

Or maybe:
Seller agrees to cover just 2%
Buyer adjusts offer or splits the difference

It’s all negotiable — but the math doesn’t really change.

The Bottom Line

The NAR settlement doesn’t mean agents work for free.
It doesn’t mean buyers will suddenly pay more.
It just reshuffles the paperwork.

What used to be a silent background detail in the MLS is now a visible line item in the contract.  That’s it.

No one got a better deal.
No one lost money.
But everyone got more forms.

So who wins?  The Attorneys in the settlement.  Not buyers, not sellers and not agents.

Here’s what matters now:

  • Buyers need to understand how their agent is getting paid
  • Sellers need to understand how buyer agent compensation affects the structure of offers
  • Agents need to be transparent, strategic, and skilled in navigating it all

If you're buying or selling, make sure you're working with someone who understands how to handle these changes — without making it harder (or more expensive) for you.

Questions? Reach out. This is what we do.

Posted in Buying a Home, Of Interest, Real Estate News, Selling Your Home
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April 7, 2025

Why So Many Buyers Are Moving to Woodland Park in 2025 (And What You Should Know Before You Do)

Thinking about a move to the mountains? You’re not alone. In 2025, Woodland Park, Colorado is quickly becoming one of the most sought-after small towns in the state—and for good reason.  Whether you're relocating from Colorado Springs, seeking a quieter lifestyle, or chasing mountain views, here’s what’s behind the growing interest—and what to consider before making the leap.

1. The Best of Both Worlds

Woodland Park offers the perfect balance of natural beauty and modern convenience. You’re just 25 minutes from Colorado Springs, but surrounded by national forest, wildlife, and trailheads. It’s a rare combo of accessibility and serenity.

2. Housing Is Still Affordable (For Now)

Compared to Denver or even the Springs, home prices in Woodland Park and nearby towns like Divide and Florissant are more affordable per square foot—especially for homes with land.
Pro Tip: If you’re thinking long-term, the market here is steadily appreciating without the extreme volatility of big cities.

3. A Tight-Knit Community With Room to Breathe

One of the biggest reasons people fall in love with Teller County? The people. There’s a genuine small-town vibe, great local shops and restaurants, and a strong sense of community pride. Plus, you're never too far from the action.

4. Remote Work Makes It Possible

The rise of remote work has freed many from being tied to the city. More buyers are choosing quality of life over commuting—and Woodland Park offers exactly that.

5. Things to Know Before You Buy

  • Weather: You’ll get snow—plan for 70–90 inches per year depending on elevation.
  • You will get sun!  Touted for 300 days of sunshine, Woodland Park is an outdoor lovers dream.  Read more about Colorado's Banana Belt!
  • Well and septic: Many homes outside city limits are on private systems. Not scary, just different.
  • Inventory moves fast: Popular properties don’t sit long, especially cabins and homes with views.
  • Internet: Getting better, but speeds can vary by neighborhood—ask before you buy.

Thinking About Making a Move?

I’m Greg Ripley, Managing Broker of Ibex Realty Group, and our team specializes in helping buyers and sellers in Woodland Park, Divide, and the surrounding mountain communities.  Whether you're just starting your research or ready to start touring homes, we're here to help.

Contact Us for our Free 2025 Woodland Park Relocation Guide

Posted in Buying a Home
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March 28, 2025

Does Colorado Have A Banana Belt

 

YES!  There are two possible Banana Belts in Colorado.  The rain shadow of the Rocky Mountains can  be described as a Banana Belt.  An argument can be made that entire the Front Range is a Banana Belt. Dry down-sloping winds keeps the area warmer and drier than the region as a whole.  Credit:  KUSA

A “BANANA BELT” is a region within a larger geographic area that has warmer weather than the rest of the region.

 

Question:  So why do the temperatures often look so cold in Colorado?

Answer:  Did you know meteorologists official temperature readings are taken in the shade?  The National Weather Service noted that actual heat indices can be up to 15 degrees higher in full sunshine than in the shade!  So in an area claiming 300+ days of sunshine a year, it’s no wonder that it feels much warmer than the weather reports suggest!  SHADE?  What SHADE?

 

 

Posted in Weather
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Feb. 3, 2024

8 Ways an Amazing Buyers’ Agent Can Save You Money When Buying a Home

Some people think real estate agents have no interest in helping their buyers get the lowest price possible on a house, so that they can make the biggest commission possible.

OK, to be fair, there are probably some agents like that…

…but there are a lot more amazing real estate agents who take great pride in helping their buyers score the best possible deal, and to save as much money as possible when buying a house.

Here are 8 ways hiring a great buyers’ agent can save you money when buying a house:

1) Negotiating Skills

 

This one’s kind of obvious, but their negotiating skills certainly top the list of ways a great buyers’ agent can save you money on a house!

2) They Have a Feel for How Low You Can Go

 

There’s a fine line between a “low” offer and a “”lowball” offer! Lowball offers are the quickest way to insult an owner and tick them off so bad that they won’t budge on their price, and may even not want to deal with you at all — even if you’re willing to increase your offer. A skilled buyers’ agent can help you come up with as low of an offer as possible, without crossing the line into lowball territory.

3) Winning a Bidding War Without Being the Highest Bid

 

Sellers are often inclined to accept the highest offer when they have multiple offers to choose from. But a savvy buyers’ agent knows how to position your offer in the best possible light, and can increase the odds that your offer is accepted even if it isn’t for the most money by focusing on other aspects of the offer, such as terms and conditions, their client, and their reputation as an agent.

4) Keeping You Calm So You Can Think Straight

 

A lot of times it’s not the agent who pushes a buyer’s price higher and higher; it’s the buyers themselves! It’s easy to get caught up in the heat of the moment and offer more than you want to, or should, when you’re in love with a house. A strong buyers’ agent can help you keep your emotions in check so you don’t make too high of an offer, or spend beyond your comfort level.

5) Show You Options in a Lower Price Range

 

Just because you can spend a certain amount, doesn’t mean you have to! But it’s easy to put blinders on and only look at houses in the top range of your budget, or even higher. Houses in lower price ranges often get overlooked by buyers because they presume they won’t be as good… and oftentimes they aren’t. But a skilled buyers’ agent who gets to know your wants and needs can identify homes in lower price ranges that would be a great purchase and help make sure you don’t miss the opportunity to save some money.

6) Show You Options in a Different Area

 

Buyers also get fixated on specific areas sometime, and miss out on the chance to save some money by buying in a lower priced area. Once a great buyers’ agent gets to know your wants, needs, and life situation, they can often suggest areas you might not have even considered that end up not only saving you money, but also being the perfect place to live.

7) They Hear Things Through the Grapevine

 

While a seller’s agent shouldn’t be sharing confidential information about their clients, a buyers’ agent with their ear to the ground can pick up some useful scoop — such as why a seller is selling, or why their house isn’t selling — and use it to your advantage to get a lower price on a house.

8) By Cutting Down on How Much Driving You Do

 

Whether gas prices are at an all-time high, or super cheap, you can rip through a lot of tanks of gas just driving around looking at houses and areas just to rule them out. A great buyers’ agent can save you from spinning your wheels (literally and figuratively!) by helping you eliminate houses and areas from your search that they know won’t interest you, based upon your reaction to others they’ve shown you.

Posted in Buying a Home
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Dec. 1, 2022

Interest Rates Not As Bad As You Think

Although interest rates can significantly affect the amount a buyer can afford to spend on a home, the changes in the home-buying market can help even out the mortgage rate increases.

 

Let’s consider a home listed at $400,000. Six months ago, that home likely would have sold for $450,000, and the monthly payment for its 30-year fixed mortgage at 4.5% would have been $2,280. Today, that home might close at $375,000, and the monthly payment at 6.5% would be $2,370, less than $100 more per month. As home prices moderate, the final price difference between a few months ago and now can be much less than you might assume. 

Posted in Real Estate News
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Dec. 1, 2022

Reverse Mortgages

Nothing good in life is FREE. Have you ever heard the saying, there is no such thing as a free lunch? 

The same is true in the world of mortgages. All loans have upfront costs...some are higher than others. And Home Equity Conversion Mortgages (HECMs) are no different.

I have heard this concern from clients and financial advisors. They are worried about the cost of a HECM. But like I said, nothing GOOD in life is FREE. 

More important than the cost, is the WHY? Let’s evaluate the benefits to decide it the costs are worth the benefits for your situation. Is this the right program for you? Do the benefits outweigh the up front costs? What if we roll them into the loan so you do not have any out of pocket costs?

Can we actually put a cost on our peace of mind?

Learn more HERE.

 

 

Posted in Real Estate News
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March 17, 2022

Happy St. Patrick's Day

Happy St. Patrick's Day

Posted in Holidays
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Jan. 17, 2022

Happy MLK Day!

Fill in the blank…
“I have a _________…”
I’m about 100% sure I can guess what word you chose.
Was it “dream”?
Good chance it was. We all know this line from Martin Luther King, Jr.’s famous speech. So when we hear those first three words, it sort of naturally comes to mind.
But what many people aren’t aware of is how much he affected the lives of real estate agents, buyers, and sellers.
It was his death that gave Congress the last push needed to pass the Fair Housing Act, back in 1968. It’s pretty involved, so I won’t get into it all here, but to put it simply…
This was put in place to ban racial discrimination in housing. You can’t be refused the rental or purchase of a house, based upon your race.
Seems simple enough to most people now. A given, if you will. But it didn’t happen overnight. And believe it or not, it still can and does come up.
But guess who’s a big part of making sure this Act is followed…
On the front lines, it is people like me. Real estate agents. We’re tasked with making people aware that discrimination based upon race (and many other things) are not acceptable, and we must refuse to work with anyone who wants to do so.
And I am proud to be a part of this ongoing history.
Just figured I’d take this appropriate moment to pay him some respect, and to give you some insight into how much more responsibility a real estate agent has than meets the eye.
That’s all for now…
…and may your dreams come true. I would love to help you make your home purchase dreams come true. Read all about me here if you are looking for a good real estate agent.
MLK
Posted in Holidays
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Jan. 15, 2022

Sellers Using Cameras to Listen In

Buyers have more than rising prices to be concerned with when buying a home. More and more seller has audio and video surveillance. 

In a recent poll, 30% of sellers have admitted to using cameras to listen and watch buyers. It's doubled in the last three years. 

In 2020, 8 million video doorbells were purchased. Another 53% have what's called a smart speaker which allows them to listen in with just their cell phones. 

In the State of Colorado, it is advised that if a seller has a camera or ability to listen they let the potential buyers know. Agents should put this in the showing remarks, but to go one step further, sellers should put a note on the door that says  "Audio/Video Surveillance in Use." That's one way to cover yourself as a seller. 

surveillance cameras

Posted in Real Estate News
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Jan. 15, 2022

2021 1099's

It's that time of year again. The time of year when all of us ole' taxpayers must provide 1099's to people we've paid $600 or more to for tax reporting purposes. In case you aren't aware....there's a really affordable place to do this...all online. Visit Track 1099. They only cost like $3 each to do and they will send it via email to the recipient or you can print and mail. They even send what's needed to the good ole IRS. 

Posted in Of Interest
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