720-724-8187 rogelio@vidabroker.com
Ethics in Real Estate

Success should not only mean helping a client achieving the goal of selling or buying their home. My belief is that the road to get to that goal should also include quality, merit and ethical standards. The businesses and professionals they hire are responsible for making it so. This could mean transparency in the transaction, providing choices and options for the client, explanation of the process and documentation and not having hidden agendas.  However, some business practices in the real estate industry about this standard may be iffy at best or straight out illegal at worst.

For example, I have been asked  by a well-known lender that advertises heavily to the Latino community how much would I kick back to them for clients they refer to me.  Yeah, that’s a no-no.  This is a Real Estate Settlement Procedures Act (RESPA) violation. It’s also a violation of the National Association of Realtors Code of Ethics.

Some agents will basically choose the lender for their buyer instead of recommending a few lenders and allowing the buyer to interview the lenders before selecting one.  In many cases, the buyer does not even see the loan officer face to face or they may just communicate with the loan officer’s assistants. I do not suggest getting your home loan this way.

Another one I see is buyers’ agents scaring buyers into closing on a home by telling them there is no way of backing out of the contract without losing their earnest money.  The fiduciary obligations of an agent do mean acting in the best interest of the client, not the agent.

Loan officers do not have to attend closings but I think it is a good service to the borrower.  Many don’t even know the borrower face to face, much less feel the obligation to be available to answer any questions the borrower may have about the paperwork at closing.

Examples and cases go on and on: translating or explaining documents to non-English speakers, providing phone numbers and links to neighborhood information like schools and crime data, allowing the buyer to select the inspector and home insurance provider, providing payment information and price comps before submitting an offer and so on. It just irks me.

I will also say that the consumer has to raise their level of expectation when it comes to working with industry professionals.  Use the resources available and always ask if something doesn’t seem right. I do share in the belief that the law is the lowest standard of ethics.  Let’s do better than that.

Here are some links with resources addressing the topic of ethics in real estate:

As always, if you are thinking about buying or selling your home, shoot me an email at rogelio@vidabroker.com or call/text me at 720-253-8513.

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YOUTUBE

As we settle into spring 2025, Denver’s real estate market is revealing some critical shifts. Whether you’re buying your first home or preparing to sell a property you’ve outgrown, understanding the market’s current temperature—especially through the lens of months-of-supply—can help you move with clarity and confidence.

📊 What Is Months-of-Supply?

Months-of-supply tells us how many months it would take to sell all current homes on the market at today’s pace, assuming no new listings come in. It’s one of the best ways to gauge whether buyers or sellers have the upper hand:

  • 0–4 months: Seller’s market
  • 4–6 months: Balanced market
  • 6+ months: Buyer’s market

📍 What’s Happening in Denver?

Denver currently has a 3.1-month supply, nudging close to a balanced market. While still favoring sellers slightly, inventory is rising fast—up 11.2% year-over-year and a striking 70.6% above 2019 levels. New listings also rose by 18.1% over the past year, though still slightly below pre-pandemic levels.

Now here’s a key point: closed sales in April 2025 were down 3.2% from last year. Fewer completed transactions suggest that buyer activity is cooling even as more homes hit the market. This shift reflects growing caution among buyers, likely tied to higher mortgage rates and affordability pressures.

In simple terms: we’re seeing more homes for sale, fewer homes being sold, and slightly longer time on market. This is a clear signal that the market is transitioning—and that timing, strategy, and pricing are more important than ever.

🏙️ Comparing Other Cities

Miami Area – 7.8 months of supply

Buyer’s market with inventory up 37.5%, but closed sales flat. Homes are sitting.

Austin, TX – 5.4 months

Moving toward balance. Listings up 19.7%, but also seeing a slowdown in closed deals.

Phoenix, AZ – 3.6 months

Still seller-friendly, but inventory has surged 54.6%. Like Denver, the pace is slowing.

In comparison, Denver’s sharp inventory rise paired with declining closings indicates one thing: competition is heating up—especially for sellers.

🤝 Buyers: Opportunity Is Knocking

  • More Inventory = More Choice

  • Stronger Negotiation Power: Fewer bidding wars, more room to talk terms.

  • Act Smart, Not Fast: It’s not about “the deal”—it’s about the right deal.

💼 Sellers: Stay Strategic

  • Price It Right: With fewer sales happening, homes that are overpriced are sitting.

  • Presentation Wins: You’ll stand out when your home is clean, staged, and easy to show.

  • Act Now While It’s Still a Seller’s Market: We’re on the edge—waiting could cost you.

📲 Let’s Talk—No Pressure

Whether you’re dreaming of a new home or prepping to sell, let’s have a free, no-obligation conversation to map out your next move.
📞 Text/call me directly at 720-724-8187
📅 Or grab a time that works for you: Book Here

You’ll get real insight, no pressure—just a smart path forward based on your goals.

REFERENCES

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