FOR SALE: 11785 Stuart Place, Westminster

New listing in fantastic Bradburn Village -  this 2436 square foot townhome has been meticulously cared for and tastefully updated! Bright, open floorplan, end unit, three floors of easy living. Let the HOA take care of everything so you can enjoy a lock-and-leave lifestyle. Unbeatable location if you want it all; halfway between Boulder and Denver and only an hour and a half to skiing. Or stay close to home - several restaurants within walking distance including an outdoor dining patio. Take a yoga class, pick up some groceries at Whole Foods, and sip a coffee on your balcony overlooking the park.

At $459,000, this home boasts wood floors, built-in speakers on the balcony, top down bottom up blinds, sliding screen doors and mountain views from the back patio. The main living area is open and great for entertaining. The kitchen has stainless steel appliances, granite counters and sink, 42" hickory cabinets with slide-out drawers and a gas stove. Pour a drink and enjoy a meal while delighting in the warmth from the dining room fireplace.

The front door opens to an inviting foyer and office. If you ever receive clients for your business, this is the perfect set-up. With an ADA compliant 3/4 bathroom, the first floor can be used for work but still feels comfortable and homey. The upper floor is complete with a master bedroom and 5-piece master bath, and two more bedrooms that share the main hall full bath.



The neighborhood also provides several park areas, tennis courts and a clubhouse with pool and hot tub. Bradburn Village is designed for resident comfort and socialization. Between the ice cream socials, happy hours, parades and food trucks, you'll have a hard time deciding whether you should stay in and enjoy a fire or go out and mingle with your neighbors!

Personally, I love the Bradburn neighborhood. I appreciate the look of the homes with their alley-load garages, and that no matter your location in the neighborhood there is always a green space to which it's easy to stroll. I've been keeping track of the sales history for a while - you can read past posts with useful data HERE. The appreciation for both single family homes and townhomes is stable and positive. 

Showings begin Friday, May 12. I'll be holding an open house on Saturday from 1-3pm if you'd like to stop by. Or feel free to contact me if you have any questions or would like a private showing. Inventory is still low and buyers are circling so don't lose out!

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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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Bradburn Village Update

Bradburn Village continues to grow, between new nearby businesses opening like Zoe's Kitchen and Chuck and Don's Pet Food, and Century Communities Bradburn East single family homes at the corner of 120th Avenue and Lowell Boulevard.

2016 saw the typical slower start with busy spring and summer seasons. Sales were still going strong into the fourth quarter, echoing the continuing narrative from surrounding areas - high buyer demand, low inventory. Total yearly sales made 2016 the third highest in 9 years.

Whether selling or buying, it's important to understand how the local market is behaving. Days to offer and percentage off listing price are two characteristics that can clue you into buyer demand for particular types of housing in specific neighborhoods. Bradburn townhouses were on the market for an average of 5 days before going under contract, while detached homes were averaging 47 days (not including new construction). Rising home values have forced some new homeowners to seek out condos and townhouses rather than detached homes, driving that market faster than in decades past. Sellers have also contributed more to the buyers' closing costs in the fourth quarter than the rest of the year, which can be more common in the higher price tranches than the entry level homes. Closing cost credits should be taken into consideration when examining the percentage off listing price; credits can make the final home value appear higher than it actually is.

You can see in the chart below that, although a few sales this way or that way can really change the $/sqft average in any quarter, the trend lines for both attached and detached dwellings are on a healthy upward run.

2017 is still going to be a busy seller year, but appreciation is expected to slow down a bit. The current administration recently rolled back legislation designed to help buyers qualify for FHA backed loans, and if interest rates go up it will decrease the amount of potential buyers. If you'd like a no-obligation Comparative Market Analysis for your home, 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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Focus on Bradburn Village: The Exchange

Several years ago, I was looking for somewhere new to go and I came across The Exchange Tavern. I settled into a chair next to the fireplace on the back patio with a nice stout. One bite of Irish Nachos and I was hooked.

Gary and Teddi Davis proudly call the Exchange their "baby." Gary is a Broomfield native and Teddi moved here when she was very young. Together, with their children, they still call the city home.

"Broomfield has continued to grow but still has retained its hometown feel," Teddi remarks. "It's a good community to be from and a great place to raise kids."

Technically, the Tavern is in Westminster but serves many Broomfield residents, as well. Back in 2005, there was no such thing as a non-smoking bar in either city. Not smokers themselves, Gary and Teddi decided to fill the gap in the marketplace. They wanted to create a space where people could come, have a drink and linger.

"The name 'Exchange Tavern' is about a place where people can meet to exchange ideas," Teddi explains. "Everything about the pub was designed to create an intimacy that allows you to stay and talk." Batting was placed in some of the walls to absorb sound. The bar was designed to have more corners for easier conversation. The chairs are comfortable and no "table turns" are mandated (table turns are the number of parties that come and go, and the way some restaurants gauge their success).

For the Davises, success is measured, in part, by their growth through the recession. In 2008, they took over the adjacent coffee shop but soon decided that the space was better used to expand the pub. They added a flatbread oven and the back patio and fireplace. Restaurants have the highest failure rate of new business endeavors, and need to bring together all aspects of running a business, from supply chain to hospitality to technology. It's not as easy as just whipping up some great recipes, although the Tavern has those, too. The rustic Irish fare is created by two degreed chefs, using regionally sourced ingredients, organic whenever possible, with gluten-free and dairy-free options.

With Teddi's marketing experience and Gary's engineering background, they've intentionally designed the pub for maximum comfort and efficiency. "Constant reinvention is the key," remarks Teddi. "We've done great things but we've also made mistakes. You have to be adaptable." Wherever she goes she is always on the lookout for ideas to bring back to the pub. The Tavern was the first in the area to offer live music. They've hosted performers such as Wendy Woo, Big Paddy and John Weiss, in addition to their popular trivia nights.

Over the years, about a dozen family members have worked at the Tavern. The team enjoys a camaraderie that enables them to work seamlessly as they serve their guests. Some employees have been there since the Tavern opened, which says a lot about the culture. "I love my job, it doesn't feel like work," says Teddi.

Even better? How the "family" has grown. Teddi says she never expected to become so close with her employees and guests, and get to celebrate important life events with them. The Tavern has seen birthday parties, wedding proposals, books written, campaign announcements, even babies being born (well, labor pains, anyway). HGTV and Discovery Channel have even filmed on location there. The flags hanging over the bar have all been donated by guests and each has a story to go with it.

"This is where life happens," Teddi says with a warm smile. "We've always said, 'We are inviting people into our home.' They become a part of your life - it's pretty special."

The Tavern's location is special, too. Bradburn Village is a mixed-use neighborhood, designed to be pedestrian oriented. Restaurants, shops and parks are only a few minutes away. "The community relationships of Bradburn were why we chose here. We say on the curb and said, 'This is going to be amazing'."

And it is.

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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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Bradburn Sales Update

Bradburn Village is one of my favorite neighborhoods, not only because of the style of architecture and small-town feel, but also because of it's walkability to restaurants, parks, grocery stores, schools and retail such as salon services, dentistry and yoga.

For the past few years, neighborhood sales have increased in number with strong summer and fall seasons. Annual home sales (both attached and detached properties) for 2012, 2013, and 2014 have been 45, 38 and 42 respectively, more than a 40% increase over the previous few years. Don't expect it to keep that pace, however; further price increases will likely be smaller now that many areas have regained their pre-recession housing values.

The speed of the market this past year is reflected in the Bradburn neighborhood stats, as well. For 2015 to date, the average days to offer is 12 (attached) and 14 (detached), a 37% and 67% decrease over the same time last year, respectively. Seller leverage was also reflected in the sales prices and concessions offered to buyers. In 2014, homes sold for an average of 98.3% (attached) and 98.5% (detached) of the listing price. In 2015, the averages have risen to 100.7% and 99.3% for the first three quarters. Concessions, or credit given by sellers to buyers at closing, decreased from 40% of all transactions in 2014 to 18% for the same time period this year (Jan - Sept).

With that said, we have to keep in mind that Bradburn is still a small slice of the Westminster pie. One or two homes can swing the data severely in one direction or another, so it's important to look at longer timelines and historical trends. You can see in this chart below that, although the price per square foot can go up or down quite a bit each quarter, the trend lines for both attached and detached houses are headed up.

Price per SQFT, 2014-2015    (source: IRESis)

Tracking this data is important to determine local appreciation and the current value of homes in this neighborhood. If you'd like a no-obligation Comparative Market Analysis for your home, don't hesitate to contact me. This is a great time to get your ducks in a row for a 2016 listing!

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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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