FOR SALE: 2568 Syracuse St, Stapleton

Live in the exciting Stapleton area of Denver for under $500,000! This townhouse-style condo has an open floor plan with a fireplace and huge pantry, two bedrooms up plus loft, 5-piece primary bathroom plus a giant walk-in closet, two balconies and a 2-car attached garage. The HOA takes care of all grounds and exterior maintenance so you can fly off to Rome on a moment's notice! The development is quiet, and the location is walkable to many neighborhood amenities including parks, restaurants and gyms. Contact me for a private showing!

---

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

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

---

FOR SALE: 8460 Decatur St #132, Westminster

Looking for that lock and leave lifestyle, a reliable investment property, or maybe your own cozy retreat? This Prospectors Point condominium is the answer. This 1-bedroom, 1 bath unit has some great features like plantation shutters, a large walk-in closet, central A/C, and the clothes washer and dryer included. The bedroom is big enough to accommodate a home office or work out space. The murphy bed cabinet in the living room adds an extra bed for guests, or remove it to enjoy the wood-burning fireplace. As an end unit, there is plenty of natural light plus a covered patio to enjoy the Colorado weather. Just 15 minute to downtown Denver, the location is convenient for work or play, and at $190,000 you can't find better value in the area. Contact me for a showing!

---

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

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

---

FOR SALE: 4658 White Rock Circle #1, Boulder

Boulder living without the Boulder prices! Have you been to Gunbarrel? It's just a few minutes from downtown Boulder and downtown Longmont, which are bustling now that vaccinations are being given! The lock-and-leave lifestyle is perfect for Colorado residents who have so much in the area to enjoy - exterior maintenance, snow removal, trash and water are all included so you can get into those mountains for the weekend! 

This 2 bedroom, 2 bath, garden-level condominium in Hunter Creek is great for a primary residence or investment property. The floors have been updated, as has the primary bathroom and walk-in closet. The unit comes with a washer and dryer, wood-burning fireplace, patio and two reserved parking spaces - one of them covered. The amenities are great - tennis courts, pool, clubhouse, workout room, not to mention the lovely grounds and nearby Gunbarrel Commons Park and Twin Lakes!

Contact me for a showing! At $324,900 I expect it'll be gone before the weekend!

---

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

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

---

GREAT HOME OR INVESTMENT OPPORTUNITY!

Whether you feel like sipping a beverage on a restaurant patio, taking the dog over to the park, shopping after a trip to Starbucks, or taking a dip in the pool and hot tub, Saddlebrooke has it all! These popular units in the BVSD school district get more rental applications than the landlords can handle, so even when you move out they can continue to be a beneficial part of your financial plan.

1665 Egret Way is for sale, boasting wood floors, gas fireplace, stainless steel appliances, balcony with views of the lake, a new water heater and windows, extra parking - the list goes on! 3 bedrooms, 2 baths and a 1-car attached garage, plus the HOA maintains everything including the buildings and roofs. The HOA also includes a clubhouse, trash and snow removal, water and sewer.

An Open House is scheduled for Sunday, 10/20, 1-3pm. If you can't make that, contact me and I'm happy to schedule a private showing at your convenience.
  

---

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

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

---

PRICE ADJUSTMENT in Broomfield

This second floor condo in The Falls at Legend Trail has had a price adjustment to $357,500. Shout out to V1 Real Estate Photography in Golden, who virtually staged the living room and master bedroom this week. Christina did such a great job!

Check out this great golf club neighborhood and drive by the unit at 13939 Legend Trail #103. Call me before you leave and I'll meet you there!
  

---

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

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

---

FOR SALE: 13939 Legend Trail #103, Broomfield

Great condo in The Falls at Legend Trail - get that lock-and-leave lifestyle!

Brand new listing - 2 bedrooms, 2 full baths, 2 car garage. Upper level ranch-style condo means no footsteps above your head. Master bedroom has a walk-in closet and 5-piece bathroom. Plenty of room for your lifestyle with both an eat-in kitchen and formal dining room, plus an office with french doors and laundry room - not just a little laundry closet!

The unit also boasts a gas stove, stainless steel appliances, solid wood doors, gas fireplace, 220 volt wiring in the garage and includes the clothes washer, dryer and an umbrella for the balcony. There, you'll be able to relax and you look out upon a green space and gaze into the distance to see the community golf course and mountains beyond. 

The refrigerator, garage door opener, garbage disposal, water heater and carpet are all less than 2 years old for your peace of mind. Interior colors are warm earth tones. You can move right in and do no work, have no projects that need your immediate attention, or you can choose to make some updates as you go and get yourself some sweat equity. The community includes a pool, clubhouse and exercise room. The reasonable HOA fees include not only your exterior maintenance and snow removal, but trash and water/sewer as well!

The property is available to tour immediately, and we'll be hosting Open Houses on Saturday, October 13, 12pm-2pm, and Sunday, October 14, 10am-12pm, or call me for a private showing!
  

---

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

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

---

FOR SALE: 13952 Legend Way #101, Broomfield

Fresh listing in The Falls at Legend Trail -  this 2690 square foot townhouse-style condo looks and feels like a detached home! Light, open and immaculate with a lock-and-leave lifestyle. Only one shared wall as there are only two units per building. The HOA manages everything from the roof to the grass, and also provides an exercise room, hot tub, and indoor and outdoor pools. The Broadlands offers a golf course, and Broomfield is a great place to live - halfway between Boulder and Denver and only an hour and a half to skiing.

At $419,900, this home boasts wood floors, stainless steel appliances, granite topped island, solid wood doors, huge master bedroom, updated lighting and a south-facing driveway. Entertain in the large eat-in kitchen or enjoy a movie in the family room where the bar taps two kinds of beers - time to take up a new hobby! Barbecue on the back patio or take a luxurious bath in the newly remodeled master bath with heated floors. Everything about this home says, "Come on in and relax."

The master bedroom is on the top floor by itself, and the second bedroom on the main floor has a full bath right next door. The office is spacious with french doors to the front foyer, and the laundry is in the main floor mud room. The basement has the family room and 3/4 bath and loads of storage, including a space for your wine rack where the temperature stays nice and cool.

Showings begin Friday, May 5 at noon. Any offers will be due by Tuesday, May 9 at noon. I'll be holding an open house on Saturday from 10am-12pm if you'd like to pop in and check it out. 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!
  

---

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

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

---

Attached or Detached?

Wildgrass Townhomes, Broomfield

A condo or townhouse (a.k.a. "attached dwelling") can be a good choice for a first time homebuyer or someone who is downsizing, as they are generally less expensive than a detached home in the same area.  They have perks that apartments don't have, such as being able to make your own changes to the interior and having someone else take care of the exterior, not to mention the appreciation on your investment.  However, there are important considerations that you should be aware of before purchasing an attached dwelling.

Do parties spill into the hallway?

• Sharing walls, floors and ceilings can sometimes be a challenge, and certain units are better constructed and insulated than others.  Ask current residences about their experiences, and consider your own lifestyle preferences to determine if being in such close proximity to other people would be a bother.

• Do you own any associated parking or storage, or do you just have use rights?  Sometimes garage or reserved parking spots are included in the deed and sometimes they are deeded separately.  If separate, there may be a list with the homeowners' association of residents who are waiting to buy or rent one.

The Board may not approve

• Like many neighborhoods these days, condos and townhouses will have a homeowners' association with rules and restrictions that dictate what you can and can't do to the property.  These may include items that affect the exterior, such as the type of replacement windows you can use, whether you can add openings, even what is allowed to be kept on your balcony.  They can also dictate what happens on the interior, such as whether you can have pets or run a business from your home.  It's very important to review the Covenants, Conditions and Restrictions (CCRs) during the contract period to be sure that the rules are not too limiting.

• HOAs require an additional fee which may be paid on a monthly, quarterly or yearly basis.  These fees may only cover common area maintenance and insurance, or they may include trash removal and other amenities such as a clubhouse or swimming pool.  Find out what is included in a particular development, and be sure that you can afford your monthly payment once you add in HOA dues.

No one likes a surprise bill

• In addition to the dues, there may be other budgetary concerns relating to the HOA or common areas.  HOAs often try to build their financial reserves to address ongoing maintenance items such as exterior painting or roof replacement, but sometimes unexpected costs come up.  When I was the Office Manager at a Boulder HOA, the old elevators had to be replaced to be brought up to code and address some safety issues that the board was not aware of.  This was rectified with a "special assessment," a several hundred dollar charge to each condo owner above and beyond their monthly dues.

• How the HOA is being managed can affect homeowner satisfaction.  Most hire professional management companies to run both the administrative duties as well as the maintenance of the development, but some still hire their own people that are supervised by the board of directors.  Ask current residences about their experiences, or attend an HOA meeting and ask to see several months of meeting minutes to determine if there are ongoing issues with residents, maintenance or other items.

You can't pick your neighbors

• Condos and townhouses can sometimes be difficult to finance as lender requirements are different than they are for detached homes.  The proportion of owner occupant units versus rentals is a big factor in obtaining financing.  Lenders may also look at the delinquency rate for HOA dues, as well as any outstanding litigation against the development.  Not long ago, I was working with a Buyer who also had a townhouse to sell.  She was tripped up by a buyer's lender who would not finance the loan due to a pending lawsuit over another owner's unleashed dog biting someone.  Even though my client didn't know these people, the dog owner was in violation of the HOA leash rules, and the HOA was adequately insured against such lawsuits, it still made the underwriter nervous.  Be sure to talk to your lender about financing limitations regarding a particular unit you are interested in purchasing.  Your Realtor should also be able to find a lender who has experience with harder-to-finance developments.

• Find out what the master insurance policy for the development covers and what it doesn't.  Make sure you understand where your responsibility picks up - depending on the type of attached dwelling you buy, you may or may not be liable for damage to or systems within shared walls.
  

In this area of Colorado, the attached dwelling market tends to move slower than the detached market, which can inform your negotiation strategies.  Keep that in mind when it comes time to resell your unit, as well.  Give me a call if you need some help sleuthing information for a particular development.

images: TenSafeFrogs, TCHganja, joeltelling, smerikal

---

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

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

---

Heritage Neighborhood, Louisville

 

I recently took a client through some houses in the Heritage neighborhood of Louisville.  Built in the early 80s, the homes are at various levels of updating and have sold from the $240,000s to the $390,000s in the past few years.

The Louisville area has quickly turned into a seller's market, and properties that are priced well and show decently are going under contract within a week or two.  Inventory is low, and some sellers are happily dealing in multiple offer situations.  The second quarter of 2012 shows a sharp incline in the number of closings in that neighborhood alone, as the chart below indicates:

The average percentage off the asking price hasn't been lower than 97% since before 2008, although beware that this number can be misleading.  If the seller gave the buyer money toward closing costs, they actually walked away with less money that the selling price would indicate.  Also, the percentage off asking only takes into consideration the amount discounted off of the final asking price - not necessarily the original asking price.  In other words, if the property had several price reductions before an offer was made, that would not be reflected.  That may or may not be indicative of the market, however, if a particular seller just had unrealistic expectations of what his property could sell for.  That's another reason it's a good idea to hire a Realtor who has access to all of the data regarding a property and, more importantly, can help interpret that data to get you the best value.

---

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

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

---