High R Ground » Colorado Homes

Looking for the right HOA?

Lane Hornung — Tue, 26 Apr 2011 07:06:32 +0000

Many home buyers feel strongly whether or not they want they want to live in a subdivision or condo complex with an HOA.

Besides looking at real estate that either has HOA covenants or not, there are considerations to take into account when buying a Colorado home or Colorado condo with an HOA.

John Rebchook in InsideRealEstateNews.com wrote a great list of these considerations, that include:

How much are the assessments or HOA dues?
What do the HOA dues cover?
Have you read the HOA documents?
Get and review the minutes of the last HOA board meeting.
Get the financials and look at how much is in reserve.
When were the roofs last repaired or replaced. Boilers?

If it has been a long time and the reserves are small that can be a red flag signaling that a special assessment will be required to fix a major problem.

Have you had experience dealing with a good HOA or a bad HOA? Share your comments and your suggestions with us.

If you’re inclined to be a leader in your community, consider joining your HOA board or a committee. It could be a way to meet others in your neighborhood.

Won’t any buyers agent do the same thing – Open doors on a house tour?

Lane Hornung — Thu, 26 Aug 2010 00:17:31 +0000

Have you ever been looking at homes for sale in Colorado with a “local REALTOR” to later find out they’re no local expert? If you have, then you probably know the frustration when you’re questions weren’t immediately answered about neighborhood trends, property comps, and more.

A home is a huge investment. Just as you wouldn’t get recommendations for your retirement portfolio from your bank teller, you shouldn’t buy a house with anyone who isn’t a local expert.

When done right, it’s more than a house in Colorado, it’s your home. Who better to find your home than someone who has the experience to see the faults and assets, and point them out to you while you are touring Colorado homes.

A local expert will be able to tell you:

The difference in investment potential of one home and another home a few blocks away. In popular Denver neighborhoods, a few blocks difference can influence the resale, walk ability, and overall investment.
Advice on upgrades and updates and how much affect they will have in appreciating the home if you’re looking for more of a fixer-upper, or perhaps a foreclosure property.
How the market has been in this local area and predictions for the near future by looking at inventory, % under contract, price per square foot and by comparing these with past data.

I think we both recognize an experienced Colorado real estate broker can make a huge difference in your real estate search.

Crossing the Chasm via Hyperlocal Buying

Jody Reale — Tue, 15 Sep 2009 15:58:10 +0000

Lane Hornung, a top Boulder REALTOR and my blogging partner here, recently pointed out that most home owners with Boulder real estate and Denver real estate are putting their homes on the market only because they have to. So what, you say?

So smart home buyers are presented with an interesting opportunity that accompanies such a phenomenon. Lane calls it hyperlocal buying. I call it real estate locavorism or crossing the price point gap. Here’s how it works.

Say you live in a neighborhood of a few different price points, like the example neighborhood in the graph. The average asking price in 2009 of the homes in the yellow zone is $3M; the homes in the pink zone are at 900; the homes in the purple are in the 600s. Knowing that homes in the sub-650 market are still selling relatively well in Boulder, for example, at closer to asking price than higher end properties, sub-650 home owners can put their properties on the market and stretch their closing times. Knowing that homes above 700 are struggling more, they can make an offer on that next-level home a few streets over at a more lateral price, with vertical benefits in square footage that the buyer is likely to capitalize on later. Because the neighborhood is familiar, there’s none of the pain or expense that accompanies a crosstown or cross-country relocation.

Whatever the numbers are–selling into the 300 market and buying into the 500 one, for example–hyperlocal buying is a new take on the old concept of upward mobility, at a deep discount. It’s selling on one side of the chasm, and buying into the other, without spending the same amount it would have cost you five years ago.

What do you think about hyperlocal buying? Have you experienced any of the benefits or drawbacks of the multi-tiered neighborhood? Comments, as always, are open.

Colorado’s Close-in Mountain Living

Jody Reale — Sat, 28 Feb 2009 12:22:50 +0000

When speaking of living in the Colorado mountains, the uninitiated usually shoot too far, mentioning the well-known communities of Vail and Aspen. While those are fine places to live, work, and play, there’s much closer, more convenient mountain living to be had in Colorado. And with the economy taking the kinds of turns we’ve all heard and read about, there’s something to be said to living in communities that are closer to larger cities like Denver, where employment doesn’t depend so heavily upon the travel and tourism industries.

Here’s a list, from south to north, where some country living can be found, with access within about an hour of Denver and/or Colorado Springs and/or Fort Collins. All links point to maps of the area, for easy navigation.

Canon City–The southernmost city in our survey today, with the largest population of any community in its immediate vicinity. It’s closest to the Colorado Springs area, although a lot of Canon City residents work, shop, and play right in town.
Salida–A charming, small town in the San Luis Valley popular with outdoor enthusiasts, tourists, and artists west of Canon City on highway 50.
Manitou Springs, Woodland Park, Florissant–Just up the road from Colorado Springs, these scenic, quiet places are known for their funky town atmosphere, their natural springs, and their clean, crisp air.
Conifer, Evergreen, and Idaho Springs–Along the I-70 corridor, on the way to the high mountain passes and the larger ski resorts, these beautiful towns are just enough off the beaten path to maintain a lot of their Old West charm.
Green Mountain Village–The closest of the lot, Green Mountain is Lakewood‘s mountain biking and hiking getaway with great schools and lickety-split access to Denver.
Morrison and Golden–Home of beautiful natural rock formations and the famed Red Rocks Amphitheater
Nederland–Just 17 miles west and 3,000 vertical feet above Boulder. Where climbing, biking, hiking fanatics live and play, and where about 1,500 people do everything else.
Estes Park–Between Boulder and Fort Collins is “Estes,” a favorite with locals and tourists, especially during the summer months, when the wildflowers bloom, and the roads to the top of Rocky Mountain National Park are open.
Laporte–Up the Poudre Valley from Fort Collins, Laporte is an out-of-the-way respite that enjoys the wild sounds and sights of the Cache La Pourdre River.

Greenwood Village Hires Coyote Hunter

Jody Reale — Sat, 21 Feb 2009 12:31:03 +0000

Lately in Boulder, talk of recent run-ins between mountain lions and North Boulder residents have taken over coffee shop conversations and cocktail party small talk. It looks like the authorities in Greenwood Village are doing more than talking about what the city has labeled a coyote problem.

In fact, they’ve hired a professional hunter to destroy coyotes that have attacked humans. For more information on the issue, including whether or not Greenwood Village will be allowed to set leg traps, keep your eye on the Denver Post.

Getting Schooled in Colorado Real Estate

Jody Reale — Wed, 18 Feb 2009 12:05:39 +0000

After speaking with home buyers across the nation, it becomes clear that the quality of schools is always a concern raised by parents as well as home buyers without children of their own. It’s no secret that a solid school district is of importance to families with children, but the same solid school district can also be found to relate to solid home prices and market interest.

Some of the school-related factors that make for desirable neighborhoods include slower speed limits, invested homeowners, and a sense of community that translates into lower crime rates and higher quality of property care.

So that you can make informed decisions about the areas in Colorado you might be considering for relocation, check the Colorado Department of Education’s school rankings and report cards, online at http://reportcard.ode.state.co.us

There you can get detailed reports about how well students fare in standardized tests, and even what the average salaries are for teachers and administrators. Of course, there’s no substitute for firsthand information, which is why most parents and concerned citizens check their neighborhood school district information well in advance, and make a visit or a phone call directly. You can easily get the name of the neighborhood public school when starting your search for a Colorado home by searching listings by school district.

Some Colorado cities with notable schools include:

Nobody Home but us Chickens

Jody Reale — Fri, 13 Feb 2009 12:10:02 +0000

When environmentally conscious home owners and economic hazards meet, good old-fashioned practices come around again. And this year, “bird” is the word. Who knew that modern times would taste so much like chicken?

Yes, chickens are all the rage in communities like Denver, Boulder, Fort Collins, and Colorado Springs. Why? First off, if you have a garden, chickens make a great alternative to controlling bugs with pesticides. Also, they provide a nice, natural fertilizer for gardens and other agriculture, and they lay eggs.

These little cluckers make a great addition to backyards, depending on the yard, and the neighborhood. Check your neighborhood ordinances and covenants, of course, especially regarding roosters. You’ll need a permit, and information, as they need just as much care as any other small animal under your care.

For more information, contact the Colorado State University’s extension program or the Denver Botanic Gardens for their City Chicken seminar. Or look for classes in your neck of the woods on how to raise your own urban chicken coop.

Where’s the Bottom?

Jody Reale — Wed, 11 Feb 2009 22:09:48 +0000

With all the talk of the real estate economy and what’s next, there’s a lot of bottom-hunting going on, both in the media and in living rooms all over the US. The big question real estate observers and potential home buyers are asking is, “Where’s the bottom?”

The only trouble with asking “Where’s the bottom” is whether it’s the right question, especially when considering Colorado’s Front Range–particularly the Denver homes market.

Perhaps a different question is, “Is it the right time to buy?” Considering that both mortgage rates and home prices are low right now, your answer may be, “Yes!” The Denver real estate and Boulder real estate markets are faring relatively well, but why wait, if you’re in the position to buy now? What may matter most to you is that conditions don’t have to reach the bottom in order to benefit you in the long run. There’s an unprecedented opportunity to buy now while the buying’s good; the answer to the question of where the bottom is may be, for you, “Who cares?”

But if you’re a stickler for bottom-hunting, according to Rick Newman at US News, “Look for the bottom late this year. Moody’s Economy.com predicts that housing prices should stop falling nationwide by the second half of 2009.”

Photo by Flickr–Creative Commons, by Dan_Zen

Greeley Real Estate Hot Spots

Jody Reale — Fri, 30 Jan 2009 12:00:41 +0000

Where can you snow ski on Saturday and play golf on Sunday? What’s just an hour away from Rocky Mountain National Park and an hour from Colorado’s capital city, Denver ? It’s Greeley of course, and here are a few more facts about that northern Colorado town with its spectacular views of the Rockies and charming and unhurried Greeley neighborhoods.

Sports Illustrated Magazine selected Greeley as one of the best park/recreation programs in the nation
Golf courses and country clubs abound
The all-new Ice Haus Ice Rink is open for business
Union Colony Civic Center is a beautiful venue for both local talent and nationally acclaimed performances
Greeley is home to University of Northern Colorado, an institution with a strong background in educating teachers.

Zip Up
One of the most popular ways for discriminating homebuyers to shop for properties in Greeley is to search by Greeley zip code. All the freshest and most relevant Greeley listings are here, sorted for price, square footage, listing status, type, number of beds, number of baths, address, city, subdivision, or MLS#.
Browse the zip codes
80634 | map these listings
80631 | map these listings

See also a list of Greeley streets with homes for sale in the Colorado MLS, or browse these popular Greeley neighborhoods and Greeley subdivisions.

Mountain Shadows Two and three thousand square foot single-family homes on the west end of Greeley. Nearby open space
Greeley A generous and varied palette of single family homes and income properties.
Poudre River Ranch The west side of town, with speedy access to town, highway 34, and just a stone’s throw from the Greeley Country Club.
Riverview Farm Newer single-family homes in the middle of town, with highway 85 on the other side of Greeley’s main street for stellar accessibility to Denver (south,) and Cheyenne (north).
St. Michaels Lots of land available, along with large custom homes with breathtaking mountain views.
West Point A place with something for everyone. Offerings include land, condos/townhomes, single family tracts, and giant custom homes for over a million dollars. Near golf courses and Aims Community College.
Kelly Farm Higher end and custom larger homes, paired homes, and condos/townhomes, with a few plots of land that are still available in this quiet, northwest corner of Greeley.
Rolling Hills Very affordable homes built in the 1970s right in the middle of town.
Weber West An extremely family-friendly neighborhood on the north side of town, with lots of parks, open space and within the Mcauliffe Elementary School boundaries.
Country Club West Country Club living with all the trimmings. Roomy homes ranging from the high-100s to the mid-600s.

Cheap Dates
In today’s economy, COhomefinder’s price reductions calendar is the bargain finder’s best friend, and is always on. Start out at this month’s Reduced Price Listings for the freshest listings that have undergone a price cut.

Great Deals in Golden

Jody Reale — Wed, 21 Jan 2009 12:00:00 +0000

Have you been focused solely on Colorado real estate along the highway 36 corridor between Boulder and Denver, or the I-25 corridor between Fort Collins and Colorado Springs? Have you been swayed by the Summit County properties of Dillon, Breckenridge, Frisco, Keystone, and Silverthorne? And have you taken your search as far as the Vail Valley, or even to Aspen? If so, you might want to refocus your attention to the stellar real estate offerings in Golden.

Just 20 minutes west of Denver, Golden overlooks Table Mountain, and is the gateway to both “xtreme” and tamer outdoor attractions including Bear Creek, Heritage Square’s alpine slide, and the Coors Brewing Co. But it’s not just bikes and beer that makes Golden great. It’s the great buys that are available to commuters going anywhere along Colorado Front Range. Because of its centralized location, Golden really is a gateway. To Denver, Boulder, the mountains, and beyond, Golden is one of the last great western towns so close to modern day Colorado.

With all the amenities of other popular communities such as Englewood, Littleton, Aurora, Lakewood, and others, Golden properties are priced right, too. Here are some where you can begin your home search.

Watchdog Subdivision Between White Ranch Open Space Park and Golden Gate Canyon State Park
Dory Lakes Goldern –Between the main byways of highway 58, which takes commuters east to Denver, and 93, which takes them north to Boulder. These homes are within biking distance to downtown Golden.
Tablerock–Larger, newer single-family homes priced in the 700s.
Downtown Golden–If you never considered Golden the place for luxury townhomes, your perception may be outdated. 1275 Washington Ave. in Golden is the hotspot for setting up house in what has become more than a one horse town.
Applewood Mesa Ranchettes–Some consider this “old Golden,” which was once known primarily for Colorado’s biggest liquor store. Today, its reputation includes some of the best golf course and country club surroundings possible, prime vacant land, and single family homes that are great candidates for scraping.
Crescent Park –Up Coal Creek Canyon, or highway 72, at the north end of the wider Golden area near Eldorado Canyon and State Park, you’ll find the sweeping views and this quiet mountain neighborhood between Plainview and Pinecliffe.
Spring Ranch–Between Genessee and El Rancho, these blue chip properties are part of Golden’s secret sauce.

Willing to go further? Extend your search to these nearby Golden communities and remember that Golden Realtors are always at your service, and a private showing of the Golden homes of your choice is available in a flash. The following are some of Golden’s surrounding communities and towns:

Photo by Flickr–Creative Commons, by lrargarich