Outdoor Recreation in Boulder

July 19, 2013 by

Outdoor Recreation in Boulder

Recently rated the “#1 Sports Town in America” by Outside Magazine. Boulder is where some of the world’s top runners, cyclists, mBoulder Mountain Bikingountain bikers, and rock climbers choose to call home. It’s also a close-knit community full of residents who embrace an active outdoor lifestyle and who are committed to natural resource conservation. Combine all of that with 300 days of sunshine per year, and it’s clear why Boulder is one of the hottest outdoor destinations in the country.

The surrounding Rocky Mountain landscape beckons visitors with easy-to-challenging hiking trails and unparalleled scenic views. A single day’s itinerary might include watching the sunrise from a hot air balloon; paddling a kayak through the middle of town; rock climbing the nearby peaks; mountain biking over rugged alpine trails; tubing or fly-fishing in Boulder Creek; or teeing off at Flatirons Golf Course.

Visitors are encouraged to take advantage of Boulder’s 300 miles of serene hiking and biking trails, approximately 45,000 acres of unspoiled open space or the Boulder Creek Path, which runs through the middle of town and parallels Boulder Creek. In winter, you can test your snowshoeing or cross country skiing ability on nearby trails. Or, enjoy downhill skiing and snowboarding at Eldora Mountain Ski Resort, just 30 minutes away fromBoulder Hiking - Flatirons downtown Boulder.

If you want to go rock climbing, Boulder is a great place to be! Boulder, Colorado is blessed with some of the best rock and ice climbing in the country, only minutes from local coffee houses, taverns, and restaurants. Climbers, hikers, alpinists and mountaineers from around the world congregate here. From the distinctive Flatirons above town, to Eldorado Canyon in the south and Boulder Canyon in the west, there is a lifetime’s worth of outstanding climbs here.

About an hour out of Boulder, Rocky Mountain National Park, the South Platte and the Indian Peaks Wilderness add enormously to the choices of climbing and mountaineering available. No matter if you’ve only a few hours to find adventure or an entire day to play, there are plenty of mild-to-wild experiences awaiting you in Boulder, Colorado.

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John Marcotte

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Man-Cation

July 17, 2013 by

 

Man-Cation

parachute

Let’s Go Guys, take a Mancation to Boulder!

A guy’s day, “mancation” in Boulder is full of outdoor activities and eating.  Start off the morning with an epic climb at Eldorado Canyon State Park (303.449.3943).  Eldo, as it is known by the locals, is home to world renowned rock climbing and has even been climbed by Royal Robbins and Yvonne Chounard.  For information or to hire a guide check with the Boulder Rock Club (2829 Mapleton Ave. 303.447.2804).

Once your blood is pumping head back to town for a tasty breakfast at the Buff Restaurant (1725 28th St. 303.442.9150).  In their lodge-like atmosphere you can choose between hearty homestead skillets or dishes with Southwest flavor.  If you feel like indulging at this early hour the restaurant offers 99 cent Mimosas and Bloody Marys.

Once your stomach is full and you’re ready to hit the road, consider catching aUniversity of Colorado sporting event (303.49.BUFFS).  No matter what season, there’s always a competitive event on campus.  If it’s a fall afternoon head to Folsom Field for football festivities and during the winter months make your way into Coors Event Center for a Big 12 basketball game.

If you don’t feel like watching a sport and would rather participate, you’ve come to the right town.  Boulder has premier biking and hiking trails suitable for all levels.  For a moderate day hike head to the Mt. Sanitas trailhead (west past 4th & Mapleton St.), from there wind your way up the mountain to a great overlook of the Boulder Valley.

Once the afternoon hunger sets in it’s time to head downtown to Boulder’s original brewpub, the Walnut Brewery (1123 Walnut St.303.447.1345).  Just one block off of the Pearl Street Mall the relaxed atmosphere will allow you to catch up with friends while you reward yourself with a freshly brewed beer and a bite to eat.

Before you get the night started take a walk down Walnut St. to Johnny’s Cigar Bar(1801 13th St. 303.449.0884)for a stogie and an after dinner drink.  While Boulder is known for its athletic culture, its live music scene should not be overlooked.  There are few better ways to spend the evening hours than in the Boulder Theater(2032 14th St. 303.786.7030) for some live music.

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John Marcotte

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Buyers face a 1.7-month supply of homes

July 11, 2013 by

Buyers face a 1.7-month supply of homes

There is less than a two-month supply of unsold single-family homes in the Denver-area market, according to a report released today.

This 3-bedroom, 2-bathroom home at 1240 Pennsylvania St. is priced a $349,500, close to the average price of a home sold last month.

This 3-bedroom, 2-bathroom home at 1240 Pennsylvania St. is priced a $349,500, close to the average price of a home sold last month.

“Even though there were 2,505 more homes available in June than in March, buyer demand is still strong,” said Bauer, who based his report on Metrolist data.

The Denver-area home market had the fewest unsold on the markets since records have been tracked by Metrolist last March. The lower the price of a home, the lower the available months of inventory.

There was only a month’s worth of unsold homes priced just below $100,000, for example. It doesn’t get much better for homes pried below $300,000. For homes priced from $100,000 to $199,999, there was only a 1.15-month supply of homes and from $200,000 to $299,99, there was only a 1.10-month supply.

While some media outlets focused last week on the 1.7 percent drop in total closings in June from May — even though it was otherwise a record June by a number of metrics — all the drop in month-to-month sales occurred for homes priced below $400,000, according to Bauer’s analysis.

The biggest percentage drop occurred for homes priced at $99,000 or below.

Single-family homes in that price range showed a 19.2 percent drop from May. Condos in that price range showed a 21.08 percent month-to-month drop. Overall, there is only a 1.44-month of condos on the market.

“We had 59 sales from $0 to $99,999 and I think we had 59 new listings added to the active inventory in that price range last month,” Bauer said. “The other thing is that more consumers also are buying new homes. New home builders are building homes as fast as they can to keep up with consumer demand, even though they are facing challenges such as a shortage of labor, materials and finished lots.”

At the other end of the scale, there is a 17-month supply of resale homes priced at $2 million or more. However, those luxury homes also showed the biggest month-to-month percentage gain, with closings rising by 44.4 percent.

“It continued all through the recession,” he said. “The American Dream is still to own a home. It’s a lifestyle choice.”

Many consumers would rather own a home than rent, he said.

It also is becoming increasingly more expensive to be a renter, he said.

“Short-term, the impact has been minimal, but long-term, if rates continue to rise, it will have a big impact,” Bauer said.

“If rates go up another point, that will be a 2-point or 2.5-point increase from the lows,” Bauer said. “If that happens, I think we will see the market slow.”

Meanwhile, records for June set last month include:

  • Average price of a residential (single-family) home – $349,339.
  • Residential average sold price (year to date) – $328,427.
  • Single-family (all homes) – $318,541.
  • Single-family average sold price (YTD) – $301,151.
  • Residential median price – $290,000.
  • Residential median price (YTD) – $275,000.
  • Single-family homes under contract – 7,420.

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John Marcotte

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July Economic Snapshot

July 10, 2013 by

July Economic Snapshot

A look at the current real estate market; provided by RE/ MAX ALLIANCE

July/2013

snapshot-camera

 

Over the course of the past eighteen months the Boulder Valley real estate market can be characterized as one of demand exceeding supply. Spawned by low mortgage interest rates and improved economic conditions, the Boulder Valley real estate market has flourished. The direct result of that is an increase in home values. All geographic segments of the marketplace have benefitted, with the core area of Boulder and those outlying areas closest to Boulder showing the most improvement.

Below is a brief overview of the housing market in our area by locale for single family homes from IRES (the Northern Colorado MLS).

2012 (Thru June)          2013 (Thru June)      

                Area                 Average Sales Price      Average Sales Price     % Change

Boulder                        $666,232                     $749,116                     +12.44%

Superior                       $410,166                     $469,584                     +14.48%

Louisville                     $421,352                     $504,165                     +19.65%

Lafayette                      $399,302                     $423,943                     +6.17%

Longmont                     $255,818                     $280,923                     +9.81%

Suburban Plains           $546,327                     $571,726                     +4.64%

Suburban Mountains    $394,289                     $427,505                     +8.42%

Broomfield                   $357,499                     $391,432                     +9.49%

=======                     =======                     =======

 Average …               $442,418                     $476,568                     +7.71%             

 

As the economy has shown signs of stabilization, home mortgage interest rates have trended up slightly over the past sixty days. The traditional thirty-year fixed rate loan that could be had for under 4%, now resides closer to 4.5%. All indications are that mortgage rates will continue to hover around that mark for the foreseeable future.

Sales activity for single family homes and attached units across Boulder County continues to outpace 2012 numbers through June of each year. Single family home sales are up 6.43%; attached unit sales are up 15.23%; and the cumulative market is up 8.71%. The Absorption Rate for single family homes across Boulder County is at 144 days through June/2013. That number was 182 days in June/2012. The inventory level of available single family homes in Boulder County crept up 5.20% in June/2013 vs. May/2013 (1,355 vs. 1,288).

Faced with the dog days of summer, the Boulder Valley real estate market is experiencing continued improvement in sales activity over 2012, an increase in home values, an upturn in home mortgage interest rates, and fewer days on the market. With the possible exception of the somewhat higher mortgage interest rates, the Boulder Valley real estate market is healthy. Look for another upward push in sales activity before we drift into fall, when buyers and sellers typically begin the process of settling in for the start of the school year and the holiday season. This year may be a little different with continued pent up demand potentially fostering a more dynamic fall selling season.

 

John Marcotte

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1851 22nd St #6, Boulder CO 80302

July 8, 2013 by

1851 22nd St #6, Boulder CO 80302

Under Contract in 4 Days for OVER asking price!

 

110629_110_4244h

$325,000 2 bedrooms, 1 bath, 941 sq ft

Fabulous Contemporary Condo in the Heart of Downtown Boulder, blocks away from Pearl Street and CU! Bright, light & open floor plan featuring bamboo flooring, maple cabinetry, Newer carpet/paint (interior & exterior), and new energy efficient washer/dryer! The sunny south facing  deck offers a wonderful extension of a private living/entertaining space. There are only 7 units in this building, so don’t miss this rare opportunity! 1 carport & 1 assigned parking. This is a must see! FHA approved.

MORE PHOTOS HERE of 1851 22nd St #6

 

 

John Marcotte

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The New Rules for MMJ in Colorado

July 2, 2013 by

The New Rules for MMJ in Colorado

boulder colorado recreational marijuana rules
Last year, we came together to become one of the first two states in the nation where recreational sale of marijuana would be legal. Our state has spent the better part of the year coming up with the rules that would govern that landmark decision — and the results are fully baked. Yesterday, Colorado released the rules that will govern over 30 medical marijauna dispensaries in Boulder County.

In case you pulled a wake-and-bake this morning, here are the results in a ziploc bag nutshell.

  • Age: ID is a must. Buyers will have to show ID to prove they’re 21-years-old.
  • Labels: Apparently they’re going the tobacco route and products must contain healthwarnings. Like excessive snacking?
  • Wake-and-Work: There will be limitations on who can work in a dispensary. Maybe it’ll be like working at REI or Anthropology where your whole paycheck goes back to your employer.
  • Seed Sales and Seed Tracking: Looks like more regulations will be coming if you’re a grower that’s producing for retail sale, you’ll have to track every plant. Interesting concept, given that you’re selling to a customer base that’s going to forget where they put the remote.
  • Taxes: There’s a proposed 15% excise tax on recreational marijuana (oof). It’s up for vote later this year.

So, while you might have a bit longer to go until you can score pot-on-demand (retail sales don’t begin until January 1, 2014), you at least know the score. While most of the regulations are innocuous, that excise tax is the looming issue for the voters who put recreational pot sales into play in the first place. It’s pretty much a given how Boulder will vote, but let’s see how the rest of the state responds. I don’t anticiapte a problem from the more conservative red regions, as they’ll be happy to get a jab back at the “liberal hippies” who wanted legal pot in the first place. And in all honesty, 15% is a fair price to pay for a vice — we’ve been paying as much on alcohol and tobacco since…forever.

By Erica Napoletano of YOUR Boulder

 

 

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NW Denver apartment tower bought

June 30, 2013 by

NW Denver apartment tower bought

A private developer has purchased the Eden Manor Senior Living high-rise apartment building in northwest Denver, which has served as affordable housing in a “Christian” atmosphere for more than 50 years.

Eden Manor has a new owner and a new name.

Eden Manor has a new owner and a new name.

Records show that 1620 Grant St. LLC paid $9.313 million to Eden Manor Management Corp. for the 13-story, 117-unit building at 3405 W. 32nd Ave. in West Highland. The building opened in 1962, according to records. It has been renamed as Julian32 at Highland Square.

Mark Nealon, principal of the group that purchased it, on Friday afternoon said that it is his goal to transition it to a market-rate building, while still providing housing to the existing residents.

“Basically, the Beth Eden (Baptist) church provided housing for congregation and friends and family members and we will continue to provide housing for existing residents during a transition period,” Nealon said.

“We actually worked out an agreement accommodating the current residents living in the building. That was very important to the church and very important to our investors,” he said.

“As they become available, the units will be converted into market rate units.”

The majority of the units are occupied by seniors 55 years or older who have ties to the church.

Cornerstone Apartment Services, which is managing the building, lists only nine units available on its website. Monthly rents start at $875 for a 540-square-foot unit to $1,800 for one 1,032-square-foot units.

“I think most of the units are in the $1,000 to $1,200 range, with an outlier here and there above that,” Nealon said.

Current below-market rents range from $426 to $648 a month, according to Eden Manor’s webpage.

Nealon said he doesn’t know how long it will take for most of the units to be converted into market-rate units.

“It is kind of hard to know that,” he said. “We consider this a long-term investment. We have this long-term investment horizon, so we aren’t giving a lot of thought when it will be completely changing over to market-rate units.”

The building has played a role in the context of the zoning dispute in Denver District Court regarding the nearby properties where RedPeak Properties wants to build three, luxury housing communities, two of which would have five stories and one four-story building.

 

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Refis out, resale loans in

June 29, 2013 by

Refis out, resale loans in

 

There is a sea change occurring in lending circles in the Denver-area and across the U.S., as banks and mortgage bankers increasingly shift to making loans for home purchases, as opposed to refinancing existing loans.

Part of it is due to a recent rise in mortgage rates, which while still unbelievably low by historical standards, are off their record lows.

Rates rising almost a full percentage point in recent weeks to more than 4 percent has hurt the ability of a consumer to buy a home a bit, said Peter Lansing, president of Universal Lending.

For example, a person who could have qualified for a $200,000 mortgage when rates were at an all-time low, could now quality for a $191,400 loan, he said.

“So there is maybe a $8,600 difference in housing cost,” Lansing said.

Lansing recently attended the Mortgage Banker Association’s Chairman’s Conference  for top lenders across the country, and he said most of the speakers from Washington, D.C. expect rates to rise to about 4.5 percent “pretty much through 2014.”

Part of the expected increase is at some point the government is expected to slow or stop its monthly bond buying, which has kept interest rates low, as unemployment falls and the economy improves.

“The real impact, though, has to do with the refinance market,” Lansing said. “The refinance market is slowing.”

It is not just because interest rates have been rising, either.

Rates fell so low that some homeowners have already refinanced two or three times and have no need to do so again, he said.

“There is the bell curve,” Lansing said. “A lot of people who could qualify to refinance already have taken advantage of these really low interest rates. You can’t refinance people indefinitely. We’re kind of running out of people to refinance.”

A recent report of the top 50 lenders in the Denver metro area by Land Title Guarantee Co., found that some lenders in April, the most recent numbers available, were still heavily weighted toward refinancing.

Wells Fargo Bank, the biggest lender in the metro area, made 1,574 mortgage loan almost $1.2 billion in April. Of those 218, or 13.8 percent, were for resale purchases, while 1,069, or 67.9 percent, were for refinances. A handful of loans were made for new homes and land.

Other big lenders also were heavily weighted toward refinancing.

At J.P. Morgan Chase Bank, only 10.1 percent of the loans were for reales; at Bank of America, 6.3 percent; US Bank, 6.6 percent; and Quicken Loan, 7.1 percent.

By contrast, at Universal Lending, 65.7 percent of its loans were for resale purchases. Other large, locally owned mortgage bankers showed similar trends. At Megastar Financial Corp., 51 percent of its loans were for resale purchases and at Pinnacle Mortgage Group, 80 percent of its loans were for resales.

Part of the reason that Wells Fargo was making so many refinances as compared to purchases is because of its size and the services it offers, said Tony Julianelle, an area sales manager for Wells Fargo.

“When you look at the top 50 report from Land Title, there are very few national who service their own loans,” Julianelle said.

Provided by Inside Real Estate News

 

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John Marcotte

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ReSource: A Homeowner’s Treasure Trove

June 27, 2013 by

ReSource: A Homeowner’s Treasure Trove

ReSource BoulderDid you know that you can use other people’s homes to remodel your own?

It’s true! Boulder’s ReSource Store, a project of The Center for ReSource Conservation, is a 501 c(3) organization that accepts donations of architectural and building materials and then resells them to homeowners (like you) for their own projects.

If you’re getting ready for a home improvement project, you definitely owe it to yourself to stop by ReSource before you head to the biggerhome improvement stores. All of the materials in the store have been donated by homeowners, contractors, businesses, and deconstruction experts.

Just imagine — a neighbor decided to re-do all of the window coverings in their home. You could walk into ReSource and find the perfect window coverings for your home — and not just have them for a song, but help out an amazing nonprofit in the process.

It’s not just window coverings, however. While the inventory varies (and drastically) from day to day, you can typically find everything at ReSource that you would find in your home. Here’s a list to of common items to give you a taste:

  • Doors
  • Windows
  • Cabinets
  • Lumber
  • Hardwood flooring
  • Lighting fixtures
  • Plumbing fixtures

If you want an even better idea of the types of materials you might find at ReSource, be sure to check their donations page for they types of materials they accept.

And since we’re on the subject — the next time you decide to replace something in your home, why not donate it to ReSource? The donations page has explanations for the conditions items must be in to be accepted as donations. Your donations are tax-deductible and you’ll be skipping the dumpster and supporting an amazing cause.

Every dollar your spend at ReSource goes to support The Center for ReSource Conservation. So by building something new, you can help them build better communities. Now that sounds like a win to us! By Erika Napoletano

 

 

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Boulder Hiking Trails: the Paths Less Traveled

June 25, 2013 by

Boulder Hiking Trails: the Paths Less Traveled

boulder hiking trails druckerWhen the sun is shining, there is a warm breeze in the air and the masses of people on the Chautauqua, Sanitas and Boulder Creek hiking trails look like they are being herded – keep driving. Keep driving to some off the beaten path destinations that Boulder and the surrounding area has to offer.

There’s plenty to be found in the area — Boulder hiking trails are a-plenty. Here’s the scoop on a few that might not be on your radar.

 

Walker Ranch

Head West on Baseline Road past Chautauqua and follow the windy, steep street to the summit of Flagstaff Mountain. Walker Ranch is a few miles after you start descending on the right-hand side of the road.

Previously one of the largest cattle ranches in the region – Walker Ranch has over 3,500 acres filled with wildlife, various landscapes and a rich history told through plaques scattered along the trails.

For a nice stroll and perhaps with a picnic basket in tow – jump on The Meyers Homestead Trail – a moderate 5-mile trail along an old roadbed with grassy meadows, Aspen groves, springtime wildflowers, views of the Continental Divide and not so many travelers.

For more challenging terrain in the Boulder area, take the Walker Ranch Loop Trail – a 7.6 mile journey up, down and around the open space area with fabulous views of the snow-capped Rocky Mountains and of interesting rock formations.

Dream Canyon

A wonderfully tranquil trail winds through Dream Canyon – hugging a cliff wall on one side and Boulder Creek on the other (if the water is too high the path can get washed out sending you scrambling on rocks for higher, dryer ground). The sound of nothing but rushing water, big rock walls sheltering you on both sides and the smell of pine in the air makes you feel like you are far away from civilization, though Boulder proper is only a few miles away.

To get to this utopia drive West on Canyon Boulevard making a right on Sugar Loaf Road. After three miles take a left on Lost Angel Road and continue straight for one mile until there is a fork in the road, head left. The dirt parking lot will be within another half-mile. Several trails from this parking lot lead to the base of Upper Dream Canyon. The most defined trail starts about 100 feet past the parking lot – right before a private property sign on the left hand side of the road.

Other less traveled Boulder hiking options

The DeLonde Homestead Trail and the Bluebird Loop – both moderate hikes located in Caribou Ranch. This property is closed until June 30th  to protect animals in the area.

Heil Valley Ranch and Hall Ranch also have many less-traveled trails zig-zagging through them.

Happy, peaceful, trails to you! By Katie Drucker

 

 

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John Marcotte

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