If you are relocating to Denver what you will find is simply an amazing place to live, work, and play. Colorado real estatethroughout the Denver metro area offers a variety of architectural styles and price ranges. The average median household income is just over 15 percent higher than the national average. And the Rocky Mountains serve as the ultimate playground for residents. Apart from an ocean, we really have it all.

Most visitors to Denver CO are surprised to find we have relatively mild seasons. Denverites and their visitors enjoy 300 plus days of sunshine year round. Low humidity and an overall dryer climate means even the hottest summer day or the coldest winter day is still surprisingly tolerable. I do not enjoy the cold too much myself and yet even I have grown to love and even look forward to our winter months. There is nothing like the still quiet of freshly fallen snow.

Choosing a place to live can be a challenge when you do not know your way around. If time permits I enjoy taking my clients on a general tour of the area so you can become familiar with amenities, retail shopping centers, medical facilities, grocery stores, restaurants – well you get the idea. Looking at houses online is easy and accessible from your own living room, no matter where you are in the world. Google Earth has come a long way in providing us with the opportunity to glimpse into areas we have never ventured. Still, there is no substitute for really getting a feel for a neighborhood than driving through it.

Parents with school aged children will be happy to know that the Denver metro area has a number of excellent schools districts. Douglas County School District serving Highlands Ranch, Lone Tree, Parker, Castle Rock and other parts of the South Metro Denver area, is among the top districts in the state. Cherry Creek Schools serve the neighborhoods of Cherry Hills Village,
Greenwood Village, Homestead, Willow Creek, and other surrounding areas. Littleton Public Schools serve the neighborhoods of Centennial, parts of Greenwood Village, and other surrounding areas. These are just a few of the many options available in Metro Denver. Click here to learn more about Denver Public Schools, Denver Charter Schools, and Denver Private Schools.

The Douglas County School District is proud to be known as forward-thinking and innovative. Now, residents served by the district may once again have the opportunity to use option certificates or vouchers towards private school tuition in lieu of public education. It’s an interesting concept that is a main topic of conversation with parents of school-aged children and acceptance of the proposed vouchers is varied.

The District’s board committee, the Choice Taskforce, has come up with a plan that will offer parents and students more options in school choices. The Taskforce meets fairly regularly, gathering information so that they may provide recommendations and suggestions to improve the quality of education in our district and how to better serve the community in alternative choices.

Douglas County residents have always looked for more choices for their children’s education and until now, Charter schools filled the void for some. The District believes this will allow public schools more autonomy by creating an opportunity to explore partnerships with private schools, expanding local programs and national programs.

Seven subcommittees make up the Choice Taskforce and they are as follows:

1. Neighborhood School Autonomy
2. Open Enrollment Reform
3. Online Learning
4. Contract Schools
5. Option Certificates
6. Home School Programs/Partnerships
7. Charter Schools

Each subcommittee works toward a specific focus or topic area.  The suggestions are presented to the Board and District the latter part of each year. 

At a recent meeting the Option Certificates subcommittee presented a draft to the Taskforce and the Board for further consideration and discussion. Similar to our current Charter Schools, it has been suggested that Douglas County consider adopting a private school as a “contract school”. In order to participate in the program the private schools would still undergo the same rigorous process as our Charter schools.

Exactly how these vouchers would work is not quite clear. In the most basic of terms, the per capita amount public schools receive would be made available to those parents looking for an alternative educational option for their children. A portion of their allocated money would go to cover private school tuition in one of the approved contract schools. Any balances after the disbursement of the money would have to be covered out of pocket by parents.

Some parents find this an exciting opportunity for their children. While others worry about how the shift in public funding to the private sector might affect our already struggling public schools. The verdict is still out on this one and no decisions have been made.

A new phenomenon has taken over the Denver real estate market and has become popular among those with large mortgages in declining markets.  Homeowners have found they could rent the same size home or, in some cases, an even larger home for less than their current mortgage payment.  Not being able to qualify for a short sale, these homeowners opted for a “strategic foreclosure”.  

Sellers, feeling “trapped” in their homes, see a strategic foreclosure as a viable solution to a seemingly impossible situation.  For those who have lost jobs or are experiencing other hardships, a short sale is a real possibility.  Avoiding a foreclosure is the primary focus for this group of homeowners.  But those who are still able to afford their mortgage payments, without any hardship affecting their ability to do so, there is no simple way out. 

Foreclosure used to have a negative connotation.  But today, it has become more widely accepted and in some circles, it has even become a sound financial decision.   Some feel this is a moral issue, but more homeowners are using this strategy to find relief from one of their biggest financial drains – their homes.  With so many homes available for rent, why continue to pour money into a bad investment?

Reflective of the “perfect storm” that was created over the last couple of years, the housing crisis has given way to more rental properties.   The days’ of “creative financing” options, like the infamous pick-a-pay loans, allowed buyers to borrow more at lower rates or no interest, and lower monthly payments.  Down payment assistance programs paved the way for seller paid concessions.  In some cases buyers were even getting money back at the closing table.  Owners of Denver homes took advantage of low rates, refinancing their properties and pulling tens of thousands of dollars out of their equity for renovations, remodels, tuition payments, vacations, or paying off excess credit debt.  This seemed to be the beginning of the end.

By the time loans with ARM’s or interest only payments started to become due, homeowners found themselves in a situation where they were upside down in their homes.  As more and more short sales and foreclosures plagued our markets mortgage backed securities failed and job losses further compounded the situation.  Dropping prices in most housing markets saw a rise in short sales and foreclosures.  It is a vicious circle in which many homeowners have become trapped.  And it isn’t quite over yet.

The tax incentive, intended to boost home sales helped to fuel sales of lower priced homes.  These homes, typically priced under $250,000, seemed to sell quickly and in some cases received multiple offers and higher purchase prices.  All seemed good, but higher priced properties sat on the market month after month with no offers.  A smaller group of savvy, qualified buyers offered low ball purchase prices as sellers became more and more frustrated. 

For those who sold short, low credit scores impact their ability to purchase a replacement home.  Even those who have seen a quick credit recovery will have to wait a minimum of three years before being able to obtain a mortgage again.   Fear of job loss still looming, down payment assistance programs no longer available, and sellers refusing to lose money on their investments, renting seems like a good option for both buyer and seller alike.

Denver short sales have significantly impacted the Denver real estate market over the past couple of years. The economy continues to show no signs of real relief and consumers are making more cautious decisions. For sellers, it has been a rough ride.

Regardless of your financial situation, selling your home in todays’ real estate market is a real challenge. Denver homes have been more or less negatively affected depending on neighborhood. For the most part, even those with less negative affect still have experienced somewhat of a loss. Short sales and foreclosures have driven prices down across the board. Sellers feel trapped in homes where they owe more than their home is worth. For those who have to sell, a short sale may be your only answer.
It is important to understand that you must qualify for a short sale to be approved. But for those sellers still wanting to sell, a bank may allow a short sale, which basically means the lien holder accepts less than is owed on the property. This however, would create a deficiency which the lien holder may or may not want paid back. If your home was purchased with a first and second mortgage, then it’s more common to see the first mortgage getting paid off with the sale and the second falling short. So more often than not the second lien holder is seeking payment of any deficiency.

In some cases the second lien holder won’t actually allow a sale to occur if the homeowner seller does not sign an agreement to pay the deficiency. If your second mortgage is a Home Equity Line of Credit (HELOC), you will most certainly see a deficiency document requiring you pay back the short fall. If you can prove the money you pulled out of the home was used for a remodel, addition, basement finish or any other home improvement, you may be spared.

Remember those initial documents you signed when you opened your HELOC? If your bank account is linked to the bank who gave you that HELOC, they have the right to withdraw the payment directly from your accounts with your pre-authorized consent. The good news is, if there is such a thing in a short sale situation, that the second lien holder may accept payment at no interest, over a long period of time. There are some factors that may impact their decision to do this however. A real estate agent experienced in short sales can help you with most of the bank negotiations and the sale, but it is probably best to have an attorney negotiate the payoff of any deficiency.

A new phenomenon took over the Denver homes market as homeowners started to realize that they could rent the same size home or, in some cases, an even larger home for less than their current mortgage payment. Not being able to qualify for a short sale, these homeowners opted for a “strategic foreclosure”. Although this may seem like a financially reasonably solution, every action has a reaction. In some cases, even after a bankruptcy, a lien holder can come after homeowners that walked away from their homes. Before you walk away, talk to a Realtor about your options and discuss the potential consequences of this strategy with a reliable and knowledgeable real estate attorney.

Highlands Ranch homes offers residents a number of incredible amenities. From events in the many parks available in the area to a choice of 4 state-of-the-art recreation centers, there is something here for every member of the family. The Northridge Elementary neighborhoodis popular for it’s award winning Northridge Elementary School located in the Douglas County School District. Residents of this lovely, older neighborhood can enjoy close proximity to the Northridge rec center and Northridge Park.
 

This Highlands Ranch cul-de-sac home has a newer roof, new furnace and A/C, and new double pane vinyl windows for your peace of mind. A warm and inviting freshly painted interior greet you as you enter into the living room of this home. A fireplace is the main focal point of this room with vaulted ceilings and an open veiw to the raised dining room.

The dining room is large enough to accomodate a table that seats 6 and there is still room for a sideboard or buffet and hutch. The kitchen is open to the dining area and features a window over the sink, newer countertops, and white cabinets. Sliding glass doors lead out to a wrap around deck and outdoor living space that all sit above a beautiful backyard. The yard features a dog run which is located behind a fenced area around the side of the home, along with a separately fenced garden space.

There are two bedrooms on the upper level with large windows that bring in the sunshine! The larger master bedroom has a window seat and a good size walk-in closet. Built-in cabinets in the upper hallway are perfect for your linens and towels.

Downstairs a garden level basement is perfect for your private office with bath or can be easily used as a third bedroom.  If you are looking for Highlands Ranch homes, come see this one in person. Don’t miss out on a great opportunity!

What This Beautiful Denver CO Home For Sale Offers

Immaculate Denver home in the Green Valley Ranch gated community, Mitchell Place.  These Green Valley Ranch homes have a red tile roof, landscaped front and back yard, and lots of curb appeal.  A two car garage is sized nicely to comfortably fit your cars.  The Mitchell Place community has ample guest parking conveniently situated just outside the cul-de-sac of this homes location.  As you walk up to the home you immediately notice the inviting front porch where you can enjoy relaxing after dinner on cool summer nights.  The landscaped front yard and beautiful tree complete the feeling of an outside room.

Step inside and experience the bright and open floor plan.  A two story living room greets and welcomes you inside.  Large windows bring in lots of light.  The living room steps up into the dining area and kitchen which are all open to eachtoher.  You will find ample space for entertaining guests or having a family gathering.  Sliding glass doors in the dining room go out into a nicely sized fully fenced yard. 

The kitchen has lots of available storage in the 42″ tall maple cabinets and large pantry.  Lots of countertop space provides ample cooking surfaces for even the most accomplished cooks.  Newer appliances are all included in the sale.  This home has a main floor laundry room and a main floor guest bath.

Upstairs there are two bedrooms and a loft that is big enough to serve as a multi-purpose room.  The loft is open to the living room and has two windows which adds to the inviting feeling of this home.  A large upper hallway with built-in mape cabinetry leads to the two bedrooms and the secondary full bath.  A seconday bedroom serves well as a nursury, childs room, or guest bedroom.  A beautiful upstairs bath is completey remodeled with tile, beadboard wainscotting, new fixtures and pedestal sink. 

Double doors open into the large master bedroom with walk-in closet and full private master bath.  More windows provide lots of light and add to the ambiance of this home. 

Fantastic price in one of several Denver gated communities – won’t last long, make it yours today!

One of the things I have always loved about living in Colorado and particularly owning a Highlands Ranch home is the number of available Denver running trails, hiking trails, and biking trails so close to home. Having always been a long distance runner and most recently participating in several Iron Man events, I thought it was time to set my focus on trail running. So, I made a commitment and registered to run the famous Pikes Peak Marathon. The race is billed as America’s Ultimate Challenge and it’s easy to see why. Starting in Manitou Springs at 6,300 feet above sea level the course climbs to the summit of the famous mountain some 7,815 feet higher before descending back to the finish line in Manitou Springs.

At the time of registering, all but one of the various categories were full and the only way into the race was via the Triple Crown of Running Series, which adds both the Garden of the Gods 10 Mile and the Summer Round Up Trail Run 12k to the commitment. And yes, you are committed to completing both events or you forfeit the entry into the marathon.

After a break from running for the last few years I’d built a reasonable base with around 40 miles of training per week since the start of 2010. I picked up a few minor injuries along the way which were the result of pushing the pace a little too hard, but in general I was feeling pretty strong. However, with only about 3 months until the race I knew I had a lot of work ahead of me. It was definitely time to hit the trails and get some BIG hills into my training plan. One significant advantage for a Denver metro resident is the abundance of great trails. I hit the web and started searching and found more options than I ever imagined.

My first trail run was in Roxborough Park where I ran the 6.4 mile round trip to Carpenter Peak and back for a total climb of around 1,000 feet. A couple of overlooks along the way offer great views of the front range and Denver metro area. My climb was good with a couple of short walks for recovery. Unfortunately I managed to roll my right ankle on the way down and thought briefly that I may have done some serious damage. However, I walked it off pretty quickly and was able to finish comfortably.

My next few trails were in Deer Creek Canyon Park, which is part of the Jefferson County Open Space. This park offers a number of trail options and the highlight of my visits was the combination of the Plymouth Creek, Red Mesa Loop and Plymouth Mountain trails which collectively gave me a run of a little over 9 miles with over 3,000 feet of elevation gain. The trails are well groomed and with the exception of a couple of short rocky sections on Plymouth Creek I was able to run them all. The top of Red Mesa Loop provides the best overlook with views of south metro Denver including Chatfield State Park. The configuration of the trails in Deer Creek Canyon Park makes it easy to combine for runs of varying distance and difficulty.

My next park was Elk Meadow in Evergreen, which is also part of Jefferson County Open Space. Although slightly further from my home in Highlands Ranch I was still able to reach the trailhead in approximately 40 minutes. Here I’d chosen an out and back route on Meadow View, Bergen Peak and Too Long trails, which combined for a total of over 16 miles and 3,500 feet of climbing. The out portion of the run went very well but I made a mistake in carrying too little water and food which made for a very difficult return to my car at the Meadow View trailhead. The combination of these trails can again offer a number of distance and elevation options since Bergen Peak is essentially a spur off of the main trail. The spur is a 2 mile round trip which can be completely excluded from the run or included in one direction on the out and back or both. The 16.2 miles that I ran included the spur in both directions.

My most recent trail was on Pikes Peak. A friend and I left home at 4:00am on Saturday morning to drive to Manitou Springs and to my amazement the parking lot at the trailhead was full when we arrived a little after 5:00am. We found parking close by and started our climb on the Barr Trail at around 5:20am. Our destination was Barr Camp some 6.3 miles and 3,500 feet above us. We set out at a steady pace and were able to run all the way to Barr Camp without any rest stops. The trail starts out with a number of switchbacks but soon heads into the woods where the feeling of solitude is more apparent. When we reached Barr Camp we took a brief stop to check out the facilities, which include a small shop selling snacks and offering cooked breakfast if you’re up to it. After around 5 minutes we turned around and headed back down the trail for a total run of around 12.5 miles.

For my next Denver trail running event I plan to hit the Barr Trail again but this time the destination will be A-Frame shelter, which is 2.6 miles and 1,800 feet further than Barr Camp. All being well I’ll be doing this run the day before an easy training day at the Summer Round Up 12K this coming weekend.

Check back here for future updates as I continue on this adventure.

Buyers Looking for “The New Cozy”

A Life Less Complicated

Many Denver homes tell a story about a simpler and less complicated lifestyle.  Stepping outside of your “buyer shoes” and taking the time to appreciate the history behind the older and more characteristic homes in Denver you begin to see how society and life in general has changed over the years.  In 1950, the average new single family home was only 983 sq. ft.  In 2009, studies showed that in the U.S., the average new single family home stood at about 2438 sq. ft. 

One Bedroom Per Person

There is something special about walking into a home that someone lived in during the 1800’s or early 1900’s.  Even updated, you can still see evidence of another time, another lifestyle.  Features that make a home more obsolete in this day and age are all over Denver neighborhoods.  In 1950s America, it was normal for a home to have one bathroom, and children often shared a bedroom with siblings.  Today, buyers are more demanding as private individual spaces for everyone in the family seems to be a high priority for most.  Private master-suites, one secondary bedroom per child, and even one bath per bedroom are often sought after feature.  This is quite a departure from the two bedrooms, and one bath homes of yesterday.

A More Mystical View

Have you ever walked into a home that made you “feel” a certain way?  I hear it all the time from my buyers.  Homes seem to have their own vibration and energy, adding to the unique personality of the structure.  Like a living thing, a home holds the memories and story of those that lived there before as it awaits another family, a new story, and more memories.  More than just 4 walls and a roof, it is the heart of its owners; a living book whose story is written in real time, second by second and day by day.   

The “new cozy”

More than ever McMansions, originally built in the 1980’s, are growing in popularity.   In Denver, you can easily spot the trend as small and quaint 1950’s ranches sit alongside a vertical, and in comparison, behemoth McMansion.  Some of these newer structures maintain the integrity of the neighborhood, while others provide a startling contrast.  McMansions are the “new cozy”, somehow providing a stronger sense of security, a fortress for a single family wanting to create their own private community.  Changing trends in the larger home market shows buyers seeking for these larger homes are also looking for seclusion.  A McMansion secretly tucked behind an iron gate and quietly covered by larger trees becomes a cozy private world for its inhabitants. 

The Denver real estate market has its share of distressed properties.  If you are looking for a larger home, there has truly never been a better time to buy.  More and more million dollar homes are now selling well below their true value.  If you need to sell, you may get a little less for your own home  but what you will gain from buying now will make it a wash.

Understanding our Current Market

The Denver real estate market has seen quite a lot of change over the last several years.  Declining prices and a large number of short sales and foreclosures have set the pace for the Denver housing market we see today.  With more homes available for sale than buyers willing to purchase, Sellers find themselves in a tough place.  Today’s buyers are savvier.  They are sophisticated enough to understand the value of upgrades and features and educated enough to know when they can be more demanding.  More than ever, your home needs to not only stand out from the rest, but it must leave buyers with something memorable.

The Emotional “Hot Button”

Selling houses begins with de-personalizing.  This is the process of taking down all personal items and pictures that have made your home uniquely yours.   It’s important to try and peel back the layers of your identity and personality in the home.  The result is meant to allow potential buyers the opportunity to see themselves in your home.  The more your home can appeal to the greatest number of buyers the faster your home will sell.  Staging has become a more popular option for sellers trying to achieve this goal.

Professional staging is more than just decorating.  It is to a home like advertising and marketing is to any product on the market.  Its aim is to press the prospective buyers’ emotional “hot button”.  Walk through any model home and you will see this process clearly defined.  It is the subtle selling of a lifestyle that creates desire in the hearts of potential buyers.

Interior Merchandising Creates a Story

True staging is really the interior merchandising of a home.  The process involves creating new spaces while reorganizing and repurposing existing spaces.  Sometimes this is easily achieved by rearranging furniture, redefining room functionality, maximizing space, and minimizing clutter.  In other cases a more intensive approach is required.  Whatever the case, the ultimate goal is to maximize a buyers’ first impression of your home.

Every home has positive and negative features.  Interior merchandising is about making the most of the positives while downplaying the negatives.  Accessories are the subtle clues that complete the story.  It tells the story of how the room is intended to be used, what that use looks like, and how it might make a person feel.  What story does your house tell?

Lasting Impressions

Builders know their market place.  Understanding local trends help them use interior merchandising to create a lasting impression.  On average, a buyer will make an opinion of a home within the first 20 seconds of their visit, positive or negative.  Designers are hired to create an impression within those first crucial seconds.  It is the art of making your home appealing by reaching potential buyers’ natural senses.  Furniture placement, paint color, flooring, textures, sounds, smells, and lighting all play an important role.

The purpose of interior merchandising is to illustrate a lifestyle suitable to your location.  It is the promise of this lifestyle that creates the desire in the hearts of a buyer and a lasting impression in their minds.  Before you put your home on the market, take a look at active listings in your area.  Walk through those homes as a potential buyer taking note of what impression each leaves on your mind.  Be honest with your feelings and try to look at your home objectively as a buyer.  Will your home make a positive lasting impression on the next buyer that walks through?