Superior Town Center Update

 

I attended a presentation yesterday given by Superior's Planning Commission Chair, Clint Folsom, and the developer of Superior Town Center, Ranch Capital.  We got a closer look at the proposed plan for the 157 acres at the southeast corner of US-36 and McCaslin Boulevard.

One of the complaints I have heard from clients about Superior is that the town has no downtown area, like Louisville or Boulder.  If it is completed as planned, this central meeting spot will connect the Superior Marketplace with the Rock Creek neighborhoods and address the lack of community interaction the town has struggled with to date.

The plans include commercial, retail, office, residential and recreation space, crowned by an indoor sports complex which will relocate the current Boulder Valley Ice arena and also feature basketball courts, a pool, and soccer fields cross striped for lacrosse.  There will also be additional outdoor courts and fields, as well as paths and bike trails that will connect to the Boulder-Denver bikeway that will run along US-36.

A feature that the developer was very proud of was the flexible zoning that the townhouses will have in the town square.  This will allow an owner to rent the ground level floor to a business while living in the two stories above.  There would also be an opportunity for the owners to condominiumize their building, although this action could affect available financing for purchasers.

If the town gives it's stamp of approval tomorrow, grading work will begin on the site the first week of January.  Check out the Superior Town Center website for more details.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Candles, Cabinets and Cleaning Products

For a lot of us, "going green" means implementing sustainable practices and using green products over time, as we start to understand the benefits and differences.  Like most things, taking this journey one step at a time is a good way to make the best choices while not getting overwhelmed.

Let's take a look at one of the easiest changes you can make right away: the items you buy everyday at the grocery store.  As I mentioned in "Seven Sins of Greenwashing," vagueness and false labeling can make it more difficult to evaluate products and processes.  Below are links to several programs and the labels that will help you begin to recognize quality and health in these product lines.

The EPA's Design for the Environment is intended to help consumers and businesses find cleaning and floor care products that are safer for the environment, perform well and are also cost-effective.  They also evaluate manufacturing processes to identify best practices.  The DfE logo means a scientific review team has examined each ingredient for potential human and environmental effects based on the most current data available, and determined that the product contains only the least harmful chemicals in their class.  You can search their Products and Partners page to find companies and products that meet the DfE standards.

The mission of the GREENGUARD Environmental Institute (GEI) is to reduce people's exposure to chemicals and pollutants and improve indoor air quality.  They identify thousands of products that have low chemical emissions, from consumable goods like cleaning products and printer inks, to building materials and office equipment.  You can search their Sustainable Product Guide for certified Greenguard products and manufacturers. 

Ecologo is an international organization that holds it's partners to strict standards of environmental leadership.  Only the top 20% of products available on the market can achieve certification.  You can do a Consumer Search for products and services for thousands of products from soap to car washes to insulation.  Like the GREENGUARD program, the EcoLogo certification is part of the UL Global Network.

Green Seal is one of the earliest companies to recognize a need to help consumers find truly green products.  Green Seal certification means that companies have demonstrated an ongoing commitment to products and services that meet rigorous criteria for sustainability.  Search by category or manufacturer on the Green Seal website.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Happy Thanksgiving!

My wish for you this Thanksgiving Day is that you are blessed with a roof over your head, enough food to fill your belly, and the warmth of your loved ones surrounding you.  May you take that feeling with you through the rest of the year, remembering to be grateful everyday, and spread that spirit and generosity everywhere you go.

Thank you to all of you who have supported me personally and professionally this year.  And for those whom I have only just met, I promise to earn the trust you have given me and make you thankful we worked together!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Seven Sins of Greenwashing

If I get a chance to discuss sustainability options with people, I usually find that they are in favor of making choices that preserve our environment and resources.  They might get excited about products that offer to save them money in the process, but even then they are slow to make a commitment.  Why?  Sometimes, they are victims of greenwashing - when manufacturers make claims about their products that lack verifiable proof of a positive effect on the environment or the wallet.  This can make it hard to know who to trust, resulting in decreased motivation to change.

The following are the "Seven Sins" of greenwashing:

• Hidden trade-offs - when a product may be considered green in one aspect but other elements of it are not, sometimes with the sum more negative than positive.  For instance, most people have heard that bamboo flooring is an ecologically friendly option to hardwood trees, growing to maturity in as little as three years.  However, depending on where the bamboo is harvested and how much energy it takes to get from the farm to the manufacturer to you, you could lose most or all of the benefits.
• No proof - a product may boast, say, 90% post-consumer recycled content, but offer no proof of the claim or any way to verify the numbers.
• Vagueness - product descriptions that just aren't very descriptive.  Claims of "all natural ingredients" just don't tell us very much.  Plus, just because a product is natural doesn't necessarily mean it's healthy - take belladonna, for instance.
• Irrelevance - some trends take root in an industry and become the norm after a while.  Boasting that a product is "CFC free" doesn't mean much anymore, since the ozone-depleting compound was phased out beginning in 1987.
• Fibbing - well, this is one is obvious, although I am still surprised anytime I find someone outright lying on labeling.
• False labels - a product or company may boast an endorsement from some organization that you think you recognize, giving it automatic credibility.  Upon closer examination, the organization only appears to be one with industry standing - perhaps the acronym is a letter different, or the green logo is similar but not the same.
• Lesser of two evils - implying that applying a green practice to an unhealthy product makes it healthy, like organic beer.

Keeping these tactics in mind can help you navigate through the green marketplace.  Next time I'll share with you some of the organizations and certifications to look for when selecting a sustainable product or company.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Let Me Help You Fight Green Fatigue

Despite how it sounds, green fatigue does not refer to a particular style of clothing, nor does it indicate a distaste for broccoli.  Green fatigue is what many people suffer these days because they are overwhelmed by the amount of green claims by companies and products, and they don't know how to measure or verify the positive effects.  Without reliable, easy-to-understand data, people can be hesitant to make commitments to green products or lifestyle changes.

I, too, was confused and overloaded until I saw the light - a green, softly glowing light, like Oz in the distance.  I've just earned the National Association of REALTORS® GREEN Designation, and I'm excited to begin employing my knowledge to help my clients learn how to integrate sustainability into their real estate decisions and their lives.

Sustainability just means a way of life that allows the current generation to fill its needs without compromising future generations' ability to do the same.  It's about saving money and resources, discovering innovative approaches to energy efficiency, creating healthy indoor and outdoor air quality, developing new green jobs, and ensuring our country's energy independence.  A balance of People, Planet and Prosperity.

It's funny; I've encountered people who roll their eyes at the words "green" or "sustainable," but when you are able to discuss the details and implications of those choices they are usual in agreement with the intentions and results.  I'll be making it a goal of this blog to sift through and discuss the huge amount of choices and information out there, while I learn the best ways to incorporate sustainable practices in my own business and personal life.  More than half of the Millennial Generation (those born between 1981-2000) believe that humans have caused global warming and feel a responsibility to do things differently than previous generations.  Sustainability is not a passing fad, it's what we must learn how to do for our own well-being and success.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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FOR SALE: 208 S. Jefferson Avenue

 

Brand new listing in Dutch Creek!  Just steps away from Louisville Community Park, half a mile to historic downtown, and backing to public open space and the Coal Creek Trail!

208 S. Jefferson Avenue, Louisville

 New wood floors throughout, wood-burning fireplace in living room, some stainless steel appliances.  Deck and fruit trees in the yard to enjoy the Colorado weather!  Furnace and water heater were just replaced last year, so that's one thing a buyer need not worry about.  Clothes washer and dryer are included.  3 bedrooms and 1 full bath upstairs, listing price is $365,000.  

View from the back deck

Come out and visit me at the Open House Sunday, Nov. 10 from 12-2pm.  Inventory is low - you have to see this rare Dutch Creek property! 

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Staufer Team Has Moved!

 

After 7 years on Spruce Street, Staufer Team has moved to 932 Main Street.  Just around the corner, in an older building with a charming front porch and a renovated interior.  We're still getting moved in and organized, but we'll be holding a Grand Re-Opening Open House on Saturday, November 16 from 9am-3pm.  If you're in the neighborhood, stop in, say hello and enjoy some refreshments with us.  Pictures to come!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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A Tour of Hunters Chase

Hunters Chase is a great subdivision tucked away on the southwest edge of the city.  Comprised primarily of 2-story patio homes from 1466 to over 3000 square feet, the neighborhood is well cared for and boasts a park in the middle and HOA-maintained front yards.  If you'd like to peek inside a few of the properties, you can tag along with my tomorrow morning.

10175 Wyandott Circle - $215,000
At 1466sqft, this is one of the smallest homes in the development.  No basement, but it does have 3 bedrooms up with 3 baths including a 5-piece master bath.  While it's at the end of a cul-de-sac, it also backs to an apartment complex on the north side of the neighborhood.  The seller claims to have mountain views, and has spruced up the property with new paint and carpet.

10025 Wyandott Circle - $224,500
This 3 bedroom, 3 bath home has almost 3000sqft, but only 1874 of that is finished.  The good news is there is room to grow and customize the basement to a family's specific needs.  The kitchen has been updated with stainless appliances and the common living area enjoys a double-sided fireplace.  The bathrooms are also updated, leaving less work for a potential buyer, but backing to 100th Avenue could mean more noise.

10106 Wyandott Circle - $224,900
While this home has only 1466sqft, it's the highest priced property in the neighborhood that isn't currently under contract.  Also a 3 bedroom, 3 bath home, the finishes are basic and the basement is unfinished.  It's also been on the market for 72 days with a $10,000 price reduction about a month ago.  It's bank owned, which usually means a good deal, but given the comps I think there's still some wiggle room.


I always recommend setting up listing alerts for my buyers, so they can begin to narrow down the property types and neighborhoods they want to visit.  The earlier they can start this process, the better, as it will help them recognize a good value when it does pop up.  It also helps them make a confident final decision, having already reviewed many properties online.  If you are interested in learning about a particular neighborhood, give me a call and I'll get you set up.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Beware of Deed Scam

There is an official-looking letter being sent to new homeowners and those just closed on a refinance that advises them to get a copy of the deed to their home.  This company states that for just $85, they will obtain and send the homeowner their recorded deed.

Don't bother.  You, in face, received a copy of the deed in your closing paperwork.  It will take a few weeks for the recorded version to be available through the county, but if you are interested in having a copy at that time for your records, you can request one for free.  Most counties allow you to do it online in moments:

Adams County Clerk and Recorder

Broomfield County Clerk and Recorder

Boulder County Recording Division

Jefferson County Recording Division

If you ever have questions about letters you receive in the mail about your property, feel free to contact your Realtor and pick her brain.  Don't have a Realtor that keeps in touch with you, you say?  I would love to be that resource for you - give me a call.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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A Look at Dutch Creek

 

A recent client of mine was interested, and eventually bought, in the southeast Louisville neighborhood of Dutch Creek.  With just over 240 homes, it accounts for only a small percentage of all the detached housing in the city, and inventory in general has been tight.  From 2009 - 2012, 9, 10, 7,  and 9 homes have sold per year, respectively (source:  IRES).  If you're a prospective buyer looking in this area, this 3-4% availability can be frustrating.  These statistics don't count For Sale By Owner properties, so if you or your agent are focused enough to drive the area regularly, you can increase your chances. (BTW, if your agent is too busy to do that for you, it may be time to reconsider your working relationship.)

The Dutch Creek Neighborhood

Built in the early 80s, the homes are at various levels of updating and offer mostly bilevel and trilevel floorplans with a few 2-stories and ranches sprinkled in.  With several parks, the Warembourg open space and Coal Creek Trail just steps away, this area is a hot entry level neighborhood for Louisville.  If you're downsizing, you might be looking for some of these 2 bed/2 bath or 3 bed/1 bath layouts that also keep you close to the downtown area.

This year, only 7 properties have been marketed through the MLS, and none of those have had to be withdrawn or expired.  Sales prices ranged from $298,500 for 1256sqft to $360,000 for 2016sqft.  The average days to offer was 10, and, on average, the homes that have closed already did so for 100% of the asking price due to the amount of buyer competition.  The market has cooled a little bit, but with only one Dutch Creek home currently available and already under contract, any seller thinking about listing his home should still find himself in a good market position.  If you'd like a free market analysis on your home to see if now is the time to sell, don't hesitate to contact me.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Hibernation Habits

For bears and squirrels, a shortening length of day signals that it's time to prepare for hibernation.  Polar bears dig tunnels in the snow, chipmunks store food, and squirrels and other animals prepare their dens and line them with insulating material.  Humans also have certain things we do to prepare for winter - gather our fall harvests, pull out our fuzzy, warm sweaters and get the leaf rake ready.  Spending a little bit of time to prepare your home for winter weather is also time well spent.

Preparing the exterior.  If you aren't able to get on the roof yourself, it's a good idea to hire someone to do so as regular inspections and cleaning will help prevent more costly repairs later.  Make sure that the gutters and downspouts are free of debris.  Cut back tree limbs that could become heavy with ice or snow and fall onto your structures.  If you have a chimney, make sure the cap is still on to prevent unwanted visitors.  Shut off exterior water valves, remove hoses and have sprinkler systems blown out to prevent pipe damage. 

Maintain energy efficiency.  Sometimes pipes located on exterior walls can freeze and burst.  Keep cabinet doors open during extreme cold spells and leave the water trickling from faucets that connect to pipes in unheated areas.  Wrap pipes with foam rubber sleeves or other insulating material and consider putting an insulated blanket on your water heater.  Have the furnace cleaned and inspected and a new furnace filter installed.  Be sure to keep up with the recommended filter changes as they can really affect the performance and life of your unit.  Caulk and weather strip doors and windows to reduce drafts.  If you've noticed that the snow melts off of your roof faster than your neighbors, it can indicate insufficient insulation in your attic.  Ice dams that then form on the eaves can cause roof damage and leaks.

Consider the safety and comfort of your family.  If you have a wood burning fireplace, have it cleaned and inspected and be sure the damper is working properly.  Change the batteries in the smoke and carbon monoxide detectors, and be sure to change the entire detectors about every 5 years.  Stock your kitchen for unexpected snow days; a few jugs of water is important should something happen to your pipes or main water source.  Root vegetables, such as carrots and turnips, last a long time and make hardy soups.  Avoid carbohydrates such as pastas as these will raise your blood sugar.  Instead, have frozen berries, nuts, oats and barley, canned tuna and almond butter at the ready.  Remember extra pet food if you have pets, and stock up on diapers and baby food if a little one is in the household.  The Department of Homeland Security recommends having three days worth of food in the home in case of an emergency.

Take precautions for travel.  About 70% of winter storm deaths are auto-related.  If you must drive in bad weather, travel with someone or make sure somebody has your itinerary.  Top off all of the fluids in your car and check that your tires have enough air and enough tread.  Keep a bag of salt or sand in your trunk to melt ice or help with traction.  Prepare a survival kit containing gloves, blankets, water, first aid kit, folding shovel, flashlight, ice scraper, mobile phone charger, and some kind of protein bars or other food that will last the season.  Just a few minutes of preparation can give peace of mind for you and your loved ones.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Brats, Beer and Struedel

Autumn means the 6th Annual Staufer Team Oktoberfest!  Staufer Team throws this awesome party every September to thank it's clients and vendors for their support.  It's held at the Steinbaugh Pavilion in downtown Louisville and offers music, games for the kids, and a ton of food and drink.  Last year, we also had polka lessons - this year, face painting for the kids.


The turnout is outstanding, and I really appreciate being part of a group that recognizes the give and take of a relationship.  Myself and the other agents I work with really care about our clients; in a lot of cases, our clients become our friends.  While we hope that they will acknowledge our expertise and hard work by sending us referrals, we don't do the jobs we do just for the paycheck.  For most of us, real estate is a passion, and our homes are our sanctuaries.  We love being a part of helping people find their own homes, and celebrate the community that grows from these relationships.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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New Listings

I serve my clients the best when I am up-to-date on the local inventory, so I go out every Friday morning to look at new listings in addition to whatever properties I may see with clients during the week.  If you'd like to tag along, give me a call.

446 S Cherrywood Drive, Lafayette - $329,900
This 2505sqft home in Autumn Meadows boasts so many upgrades that it includes a separate document to list them all.  On a corner lot, the 2-car garage loads on the side and the private backyard has a deck and patio for enjoying the gardens and large trees.  There are 3 bedrooms and 3 baths, and an unfinished basement with a rough-in for future expansion.

718 Club Circle, Louisville - $359,900
If you want a detached home but prefer someone else handle the landscaping, then a patio home might be a good choice; the trade off is usually a higher HOA fee than a detached home would have.  This ranch is close to the Coal Creek Golf Course and within the Monarch K-8 area, with 2 bedrooms and 2 baths, 1412sqft, hardwood floors, fireplace, 5-piece master bath and all appliances included.

1884 Cedaridge Circle, Superior - $439,900
The list of renovations is long - new roof, gutters, air conditioning unit, furnace, stainless steel appliances, granite countertops, carpet, light fixtures, faucets, sinks, doorknobs, paint inside and out.  The seller has owned it since 1994, and his Denver mailing address indicates that this 3 bedroom, 3 bath, 2729sqft house was probably a rental for a time and in need of some TLC before going on the market.

425 Andrew Way, Superior - $495,000
With over 4000sqft total, this Rock Creek ranch has a great location with a walkout basement backing to open space.  With high ceilings, skylights, views and plenty of natural light this home will probably appeal to buyers looking for the convenience of being close to shopping and amenities combined with a little elbow room.  It's been on the market a week, and the agent has optimistically set an offer deadline for Friday at 5pm.

118 Crestview Court, Louisville - $639,000
The selling agent calls this property "the best home ever sold in this neighborhood!"  A completely remodeled 2-story with a finished basement in Centennial Heights, the list of improvements includes a gourmet kitchen with cherry cabinets, granite counters, stainless steel appliances and a wine fridge, high-efficiency windows and a new flagstone patio.  A $20,000 earnest money deposit is requested for this 5 bedroom, 4 bath, 3510sqft home.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Real Estate Cold Feet

You've probably heard the term "buyer's remorse."  Maybe you've even been a victim of it yourself, sheepishly returning a stack of purchases the day after you couldn't stop your shopping momentum.  In real estate, it's a bit more difficult to reverse the purchase process without possibly suffering some financial consequences, depending on where you are in the transaction.  And sometimes, it's up to the Realtor to help sort out whether there is truly cause for alarm or if the buyer is just getting chilly toes.

Shopping for properties often starts out with excitement, surfing the listings on the internet and picking which ones to visit in person.  When all options are still on the table, the possibilities seem limitless and the "perfect home" dreams get more and more vivid.  Once an offer on a property is accepted by a seller, a buyer often has to face some sacrifices and watch some doors close (know anyone with a fear of commitment?).  It can take a little while to really understand that no property is going to be a perfect fit, and that the potential for any house grows once we are able to make it our own home.

Moving too quickly through the process can also make a buyer doubt his decision.  In a really hot market where there are more buyers than sellers, houses can get multiple offers within hours of going active.  If a buyer hasn't experienced this before, he may feel like he was pushed into action faster than he was ready for.  He may quickly find faults about the property that he wasn't able to consider well enough before having to submit an offer.  Or he may feel he hasn't seen enough of the inventory before being pushed into a purchase by the competition.  Either way, the remedy is education.  The internet is a great start but there is no substitute for finding a real estate professional who can supply you with local market sales data, neighborhood information, typical purchasing scenarios and negotiation strategies.  Drive the neighborhoods you think you like, see houses that may not be the perfect fit on paper, compare features to price tags.  Getting context for the ultimate decision is what can make a buyer feel confident in his direction.

It's also important to stay in touch with the reasons you wanted to buy in the first place.  Too often the parties involved in a transaction will allow emotional responses to each other guide their decisions.  Try to separate your feelings about the house from your feelings about the owners, and keep your goals in mind.  No one wants to walk away from a deal feeling like they were taken advantage of, so while you are evaluating your options try to also put yourself in the seller's shoes.  Remember that most people are just trying to get the best deal they can and are not out to get you.

All of that said, sometimes a buyer will find that the house they thought was perfect is not for them.  There are opportunities to terminate the contract appropriately, and your Realtor can explain your options.  And sleeping on it isn't a bad idea, either.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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The Real Estate Wonk Bonk

For those with an affinity for numbers, here are the statewide and regional housing statistics for the second quarter of 2013.*


STATEWIDE:

• Number of sales (detached and attached homes) rose to 28,068, an increase of 16% over 2Q12.  YTD sales increased just under 17% compared to the same timeframe in 2012.
• Number of new listings (detached and attached homes) rose to 42,348, an increase of 16% over 2Q12.  New townhouse and condo listings were greater than detached home listings.
• Median sales price rose to $260,000 for detached homes and $170,000 for attached homes.  This represents an 8% increase over 2Q12.  Median sales price is not an average of all home sales prices but the middle point, which may not be a good representation of activity in a short timeframe.
• Days on the market decreased 25% for detached homes and 29% for attached homes.  Ask your Realtor to do a little digging into TRUE days on market and days to offer, which can reveal a more accurate picture of any local market.
• Number of active listings on the market at the end of 2Q13 was 33,256.  Looking at the days on market numbers, this represents a 4.6 month inventory for detached homes and a 4.1 month inventory for attached homes. 
• All regions showed a decline in sales from banks and other mortgage lenders (foreclosures).

NORTHEAST REGION (Boulder, Larimer, Logan, Morgan, Weld):

• Number of sales (detached and attached homes) increased 16% over 2Q12.  Attached home sales slightly outpaced detached home sales.
• Number of new listings (detached and attached homes) increased 15% over 2Q12. 
• Median sales price rose 4% for detached homes and 9% for attached homes.  Median sales price is not an average of all home sales prices but the middle point, which may not be a good representation of activity in a short  timeframe.
• Days on the market decreased to 81 for both detached and attached homes, a 25% drop from 2Q12.  Ask your Realtor to do a little digging into TRUE days on market and days to offer, which can reveal a more accurate picture of any local market.
• Number of active listings on the market at the end of 2Q13 was 6,000.  Looking at the days on market numbers, this represents a 4-5 month supply.

METRO DENVER REGION (Adams, Arapahoe, Broomfield, Denver, Douglas, Jefferson):

• Sales of detached homes increased 3% while sales of attached homes increased more than 20% over 2Q12.
• Median sales price rose to $284,000 for detached homes and $164,000 for attached homes.  Represents an 9% increase over 2Q12.  Median sales price is not an average of all home sales prices but the middle point, which may not be a good representation of activity in a short  timeframe.
• Days on the market decreased to 45 for both detached and attached homes.  Ask your Realtor to do a little digging into TRUE days on market and days to offer, which can reveal a more accurate picture of any local market.
• Number of active listings on the market at the end of 2Q13 was 12,450.  Looking at the days on market numbers, this represents roughly a 3 month supply.

*Source:  Colorado Association of Realtors®.  Statistics represent about 91% of the statewide market; does not include For Sale by Owner listings/sales or all new construction.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Highway 42 Gateway Project

The Louisville Planning and Zoning Department is not letting the uncertain future of the FasTracks project and downtown rail station get in the way of the city's progress.

Proposed Landscape Concept for the South Street Pedestrian Underpass

As the plans for the revitalization of the area east of the Burlington Northern tracks begin to flesh out, planners are figuring how to connect that part of town to Main Street and the shoppers on the west.  A critical connection point will be the South Street Gateway.  Currently, east-bound South Street dead-ends at Front Street.  The proposed plan will create a pedestrian underpass under the tracks.  Additionally, changes are planned on Highway 42 itself, starting north with a traffic light at Paschal Drive and a trail underpass just north of Hecla Drive.  Additional improvements will be made to the intersections south, including the addition of Cannon Circle and an extension of Caledonia Street, and the creation of a traffic round-about at Lock Street.

The revitalization plan includes a mix of residential, retail and commercial development with walking and bike trails.  Since the anchor of the project was supposed to be the downtown commuter rail line, planners are having to alter their designs.  The new plans should be able to accommodate the potential train station, but not be dependent upon it.

South Street Underpass Designs Option A and Option B

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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A Tour of Lafayette

Take a beautiful Friday morning to sneak a peek with me at the variety of homes in the City of Lafayette!

310 W. Cleveland Street - $287,500
This home might be a great choice for someone who wants to walk to shops on S Public Road.  The brick exterior is low-maintenance, and the seller recently replaced the roof and furnace.  There's 2 bedrooms on the main with another in the finished basement.  The agent claims move-in condition, although the first thing a buyer might want to do is add some kind of cooling system.

1271 Doric Drive - $309,900
In the Centaur Village North neighborhood, this home is a short walk to Waneka Lake.  With 5 bedrooms, 3 baths and just over 2500sqft, it sits on almost a quarter acre lot.  Long-time owners say the house needs upgrades but that it's clean and well-cared for.

406 E Baseline Road - $325,000
Voted "Best Historic House," this 1898 Victorian combines the grace of the era with modern amenities.  It boasts a new roof, plumbing, wiring and sewer alongside a 20 year old rose garden.  It will be interesting to see how the period decor blends with the hot tub and deluxe barbecue grill.

588 Homestead Street - $365,000
Anna's Farm has some charming homes, but you have to be willing to sacrifice a big backyard.  This 2070sqft home lists cherry floors and two water heaters, but the listing agent doesn't say much else.  Well-priced homes in this neighborhood can move quickly, so perhaps he's betting that he doesn't have to.


If you're curious about the features of the above homes, or any other Lafayette listings, don't hesitate to email or call.  Houses are moving fast, and the buyers who are getting them are the ones who are prepared and ready to move!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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The Popularity Contest

The refrain this summer and spring has been no inventory, no inventory, where is all the inventory?  New buyers entering the market may have a hard time wrapping their heads around the necessary strategies to compete for properties, and I've been lamenting the accelerated way I've had to bring clients through the process lately.  Your first home-buying experience should be exciting and educational, not the nail-biting, crazy race to offer we're dealing with this year.

With a little planning, the anxiety can be taken down a couple of notches.  Starting a conversation with a lender to know exactly how much home you can afford will keep you from wasting time looking at houses over your budget.  Sharing your financial situation with an experienced professional can alert you to, and potentially resolve, any issues with your credit to prevent them from rearing their ugly heads during the underwriting process later.  Contacting a Realtor who can outline the entire process and begin to set expectations is an important part of conducting a smooth transaction, and getting to know the local market early will allow you to recognize a good value.

Louisville has a range of properties from condos just over $100,000 to single family homes over $1,000,000.  Like most places, some neighborhoods are more popular than others, and it's crucial to know how the individual areas are behaving when it comes to finally being ready to purchase.

Source:  IRESis

Since January 1, 2013, 119 detached and attached dwellings have sold in the city (excluding empty lots and new construction).  Of these, 46 of them, almost 39%, sold at or over the listing price.  The chart to the right shows the breakdown of the locations of those properties.

This data does not reflect any monetary concessions that a seller may give to a buyer at the time of closing.  These are usually granted as compensation for unexpected inspection items that have not been repaired, but they can be included for other reasons from time to time.  Seller concessions affect the net amount that the seller walks away from the transaction with, and are a consideration for any buyers studying sales data in order to come up with a reasonable offer price.  However, I've not included them today since my primary focus here is a snapshot view of the competitive offer situation.

Source:  IRESis

The chart on the left presents the distribution of all of the properties sold in Louisville since the beginning of the year, again excluding land and new construction.  Keeping in mind that the data set doesn't reflect the homes that were for sale and taken off of the market, we can still see some trends.  For instance, we can see that the properties that sold in Parkwood and Saratoga all sold for at least asking price, if not more.  The Heritage and Hillsborough West neighborhoods boasted 50% or better.

Obviously, I can't summarize every single neighborhood in this post, but if you have narrowed down your areas of interest I highly recommend doing a targeted analysis.  An area may not have made these charts because perhaps they only offer up one house a year, but that house may be scooped up immediately by a savvy buyer who knows there is little turnover there.  Give me a call, and I'll be happy to pull the data you'll need to start feeling confident about your decisions.  Besides, I like making the colorful charts.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Driving Louisville

While the internet is a great place to start shopping for a new home, there's no substitute for visiting properties and driving neighborhoods in person.  Come out with me tomorrow morning to take a look at some new listings in a variety of Louisville neighborhoods.

605 Fairfield Lane - $625,000
This 3618sqft home sits on more than a quarter of an acre in the Coal Creek Ranch neighborhood.  It does back to Cherry Street which may be too busy for some, but with 5 bedrooms, 4 baths and a 3-car garage the road could be overlooked by the right buyer.

841 Garfield Avenue - $629,000
It's all about location.  Well, in this case the location and the finishes.  The owners have completed renovated this 1599sqft ranch in Old Town Louisville, reflecting attention to the historic Victorian character.  With 2 bedrooms and 1 bath, it could be the perfect home for the buyer interested in downsizing while still staying close to amenities.

1145 W. Enclave Circle - $629,000
For a little extra space, check out this 3800sqft home sitting on more than a half an acre in The Enclave.  Built in 1988, the pictures reveal that some updating still needs to be done.

824 La Farge - $639,000
Another downtown property, this 1904 home has an open floor plan plus 4 bedrooms and 2 baths.  It boasts hardwood floors, a nice bathroom remodel, pleasant outdoor spaces and an unfinished basement.  However, there are no pictures of the kitchen, which always makes me wonder what surprises await there.

1188 Grove Court - $725,000
The outdoor lifestyle is important to many who relocate to Colorado.  This 3978sqft home is walking distance to Harper Lake, and has a big backyard with a deck, garden and dog run.  With 5 bedrooms, 4 baths, finished basement and 3-car garage, it looks like it's got some updating but still room for your personality.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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