Denver Real Estate & Relocation

Celebrate the 4th of July in Lone Tree!

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Thu, 02 Jul 2009 19:02:16 -0500

Lone Tree, Colorado is a great community that offers annual events for all residents. Each year the 4th of July Celebrations are worth staying home for. In fact the celebration has been so popular in years past the City of Lone Tree has had to restrict attendance in order for the citizens of Lone Tree to be able to attend.

This means an extra step for residents in the weeks prior to the 4th. It is necessary to visit the Lone Tree Civic Center to obtain a FREE wristband in order to gain entrance to the Celebration. In order to receive the wrist band, one must provide I.D. with a Lone Tree address. Each address is entitled to 4 wrist bands for FREE and can purchase an additional 4 for a small donation.

After waiting a couple minutes in line, I can tell you the wristband are very popular. It seems everyone wants their 4 and 4 more! (This year I have an extra one, maybe I should sell it on eBay?)

Festivities begin early on the 4th with a 5K Firecracker Run/Walk beginning at 7:30 a.m. Registration includes the highly coveted Firecracker Run Cotton T-shirt!

A little later in the day, staging for the Parade begins with a free bike decorating event. Residents will meet at Lone Tree parkway and Club Terrace to pimp out their bikes for the big Community Parade. Parade Staging begins at Jubilee Fellowship Church (9830 Lone Tree Pkwy) at 3:15 p.m.

The Parade will march down Lone Tree Parkway and over to Sweetwater Park where the action begins at 4:00.

The crowds will gather, grabbing whatever grass or tree shade they can find. Food vendors line the park, so there is no need to bring food, just your wallet.

The kids have a ball with all the activities, rides, face painting and all sorts of other activities will keep them busy.

Live bands; High Country Brass, Deja Blu and Hot Lunch band will be blasting sound from 4:15 until 9:00. Sweetwater Park will be the place to BE on July 4th!

At 9:00 the fabulous fireworks begin. They are guaranteed to be good, as long as it doesn't rain or they don't set the field on fire (like last year UGH!). Of course if they do watching the Firefighters put out the fire is almost as much fun...almost.

See you there Lone Tree!

Happy Birthday America!

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Recreation Centers in Colorado are Very Popular

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Thu, 02 Jul 2009 13:02:35 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 93) With the advent of summer, it’s time to get outside, The Denver area has all kinds of places to swim and play. Topping an expansive list is Water World the enormous water park in the northern suburb of Federal Heights. For something unique, the 104 year old pool at Eldorado Springs is filled with natural sprig water. Broomfield Bay Aquatic Park has lots of fun features and expansive grassy area for picnicking. For folks out west, there is The Splash at Fossil Trace in Golden. The new pool and play facility in Lone Tree’s Cook Creek Park opens early this summer. The area abounds with recreation centers, which I have been told are a "Colorado thing". Highlands Ranch has 4 huge facilities, all with pools and every type of indoor activity you can think of. The South Suburban Parks District operates a dozen great facilities, including the Lone Tree Recreation Center and the Family Sports Center near Centennial Airport. The Trails Recreation Center, located in the Piney Creek area of southeast Arapahoe County is a first class facility. Denver operates recreation centers all over the city, and Commerce City and Northglenn each have their own indoor sports facilities. Many suburban neighborhoods have their own community pools, and the area has over 400 developed parks and expansive open spaces. Bicycling, amateur ice hockey, soft ball for all ages, pretty much everything you can do outside is part of the exciting background of Metropolitan Denver.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

How To Find the Best Value in a Home

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Thu, 02 Jul 2009 09:46:27 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 93)

Value is in the mind of the buyer. How to find the best value for you is a process, a search if you will, but not as much of a discovery as enlightenment.

Let’s look at value from the seller’s perspective. A few sellers set a price based on what they want, and not on what the market is indicating. Most sellers set their price based on market information, known as comparable sales, with that information usually being provided by a Realtor®. Because appraisers determine value based on certain well defined strictures, most Realtors® attempt to provide their selling clients with market data similar to what an appraiser will use at the time of sale. Simply stated, that means very similar houses, in close proximity to the subject house, and sold in the past 90 days. A seller can gain a small edge by offering a house in very good condition, staged for showing, with the best terms of purchase available.

As a buyer, the value proposition starts with that well maintained house offered at the market price. Prices set arbitrarily by a seller because that is what they want do not represent a good value. As a buyer, you must first become acquainted with prices as they generally apply to house of the same type, size, and area as the most likely house you wish to buy. That will provide a framework for pricing, a component of value. A your search narrows, your agent can provide you with recent sold information, which will help you further define a most likely offering price.

With the pricing component coming into focus, other value concerns must be considered. Timing is of considerable importance. If you cannot move into your dream house until 30 days beyond your most convenient date, then the cost of that delay must be considered. If the house has deferred maintenance, then the cost of any repairs must be factored into your decision. Locational convenience must be considered. 5 minutes further from work is ten minutes a day, or 48 hours in a year. Children walking to school are preferable to a 30 minute bus ride. How far to shopping, parks, and all of the other things in you and your family’s life that require a venue other than your home?

There is of course value in a stable neighborhood verses a declining neighborhood. Proximity to transportation systems, top rated school districts, police and fire protection, all of these things affect value. While the final price is important, use care in not making price the sole deciding factor. Such a decision would definitely not represent good value

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Preparing an Offer to Buy

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Sat, 27 Jun 2009 08:15:04 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 91)

In Colorado, the Contract to Buy and Sell Real Estate is generally prepared by your Realtor®. While consumers are free to retain legal if they wish, most home sales are consummated without involving attorneys. The Contract Form, with attendant addenda, disclosures, and amendments, is drafted by the Colorado Real Estate Commission, with blanks and check boxes designed to make completion relatively easy. That said, there are 250 different boxes and blanks in the basic contract, so there is room for error. As a consumer, you must pay particular attention to any contract you sign, and if you do not understand the many variable and ramifications of the document, you should stop and take whatever steps necessary to ensure your understanding.

(Please excuse the shameless commercial here, at The Berkshire Group; every consumer is presented with a Buyer Orientation Book which includes a sample copy of the contract with explanations of the contract. We think the more the consumer understands, the better the consumer's decisions.)

Before you instruct your Realtor ® to prepare your contract to buy, there are a few things you can do to place yourself in the best position. First, read and try to understand the contract before you are placed in the emotional moment of having to sign a contract proposal under pressure. Study values during the search process, become aware of what a reasonable offer should be. Your Realtor® will help you with this educational process. Before you even look at a house, you should select the mortgage lender you will be using, and complete the loan application and credit approval process. You lender can then provide you with a loan pre-approval letter, which will strengthen the offer you make. The seller wants to have confidence that any offer they accept will close, so a strong lender letter lifts that confidence.

It is true in many cases today that disclosures can be obtained prior to submission of an offer. Reviewing those disclosures may give reason not to make the offer, saving time and effort for everyone, and signing off on the disclosures and returning them with your offer provides an indication that you are serious and forthright in your dealings. Consider the time needed to conveniently move household goods, register children for school, complete the loan process, and transfer utilities.
Make the offer as simple as possible. Complicating your offer with hard to comprehend contingencies creates doubt with the seller. Seller's want simplicity, efficiency and timeliness. The more complicated you make, the less likely the seller will accept the offer, or even return a counter that you can accept.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Hunting Houses

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Fri, 26 Jun 2009 12:44:06 -0500

100 Real Estate Tips in 100 Days (Day 90)

After all of the research on the internet, deciding on which Realtor® to work with, interviewing lenders and making loan applications, and getting more advice from friends and family than you really need or want, it’s time to look at property. Whether you are looking for condos, lofts, houses, new homes or classic craftsman, you are going to get in a car and hit the streets. Here are some tips:

Dress comfortably. You may end up really looking a house of you find one you like, meaning peeking into every corner, and checking every nook and cranny. Wear slip off footwear. Many home owners would rather you did not track the outside all over their carpet, so honor their request for no shoes on the inside. Bring a camera for outside shots, but respect the homeowner’s privacy regarding inside shots. Bring water and stay hydrated, especially if you are from out of the Denver area. Bring a notepad, and take notes. Finding the right house to call home is a process, and you will need to have notes to refer to as you search. Take a break after every six or seven houses. Your Realtor should do this, but if not, you should control this process. Looking at houses is exciting, but it is also hard and emotionally difficult work. Taking a break for lunch or coffee help to reorganize your thoughts and redirect the search as necessary.
Searching for your new home can be stressful. If you have children, try to arrange for child care. By all means, when it gets down to the home or a choice of two or three, involving the children can be a good thing for the whole family. However, dragging children through 20 homes in 2 days can be an excruciating experience for parents and child, so if at all possible, try to make house hunting an adult activity.
Communicate your likes and dislikes. There is not sense plowing through a dozen 2 story homes if you discover early on that the only type of house you want is a ranch. If you have to have a main floor master, stop looking at upper level master suites. If you do not want to spend more than $400,000, it makes no sense to look at $500,000 houses. You agent is not physic, so expressing you likes and dislikes makes the process better and more efficient for you.
Bring a positive attitude. You will view many homes that are not right for you, but you are only looking for one. As much as the search has been aided by the internet there is still a need to visit and compare a collection of the most likely homes.
Most of all make it fun. Enjoy the experience as a unique opportunity to discover and learn about neighborhoods, schools, shopping, and all of the things that come together to make a house a home. Laughter and levity will help ro make a very serious activity a little easier for you and your family.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Real Estate ~ Over Priced Homes

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Fri, 26 Jun 2009 12:43:11 -0500

100 Real Estate Tips in 100 Days (Day 89)

Real estate licensees continue, as they have always done, to agree to market a home for a price in excess of what the comparable market indicates is a reasonable sales price. Of course, many homeowners do the same thing when they attempt to sell their homes without professional assistance. Why does this happen, considering the time, expense, and emotional hassle that must be devoted to selling a house?

Some real estate licensees will list a home at what the seller wants to sell it for, regardless of the apparent market value. The fact is that home market listings, even over priced ones, can create traffic that may generate a sale, just not a sale of the overpriced listing. Pressure from management or family to do something, anything, can lead to sticking a for sale sign in front of hopeless opportunity.

For Sale by Owners (FSBO's) tend to price their home based on what they want, without knowing or caring about the market environment. In many of those situations, the disappointment is double, the take less than what they expected, and they usually list their home with a licensee and pay a sales commission.

Today's well informed buyer can determine a reasonable price for a home quickly, even in unfamiliar markets, based on the volume of information available to anyone just by asking. Sellers are well served by studying the market, or having a professional study the market, and price their home at a competitive price. That approach saves a lot of time and emotional damage, and gets the homeowner down the road quickly.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Wordless Wednesday ~ Make My Day!

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 24 Jun 2009 00:23:20 -0500

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Downtown Denver Update

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 24 Jun 2009 00:20:34 -0500

100 Real Estate Tips in 100 Days (Day 88)

Visitors to Denver consistently comment on the vitality of the city center. Years of planning and execution by various stakeholders have contributed to that continuing vitality. Moving forward in to the near future here are a few things on tap for Downtown Denver:

Civic Center Restoration – this wonderful public space in the heart of Denver’s cultural center has been showing its age for some time. The Civic Center Conservancy is working to complete designs and concepts to bring this area current to reflect the excitement of the rest of downtown.

16th Street Mall Improvements – the 27 year mall which serves as the spine of downtown, connecting ODO with Civic Center, is in need of serious repairs and updating. New electrical systems, ADA compliant fixtures and curbs, and the installation of new pavers will all combine to keep this showpiece pedestrian space viable for another 30 years.

Union Station – this wonderful old railroad center is now in the control of The Regional Transportation District, and will become the nexus of Denver’s light and heavy rail transportation system.

Arapahoe Square – this somewhat lackluster area immediately north of the core of downtown is due for a major injection of development. The Master Plan is soon to be put to paper, and this 20 square block area will begin to become home to people and businesses with access to Light Rail.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

The Ten Points of the Home Valuation Code of Conduct (HVCC)

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Tue, 23 Jun 2009 09:49:14 -0500

100 Real Estate & Relocation Tips in 100 Days (Day 87)

Based on an agreement between the Federal Housing Finance Agency, the regulator of Fannie Mae/Freddie Mac, (the largest purchasers of conventional mortgage loans in the United States) and the New York Attorney General's Office, we now have the HVCC. Here are the ten things that any party associated with a home loan appraisal cannot do to influenced or direct the results of a mortgage appraisal:

Withhold or threaten to withhold payment for an appraisal report (that seems fair and reasonable)
Withhold or threaten to withhold future business for, or terminating or demoting and appraiser (fair again, no one should be intimated to produce anything)
Offering express or implied future business or increased compensation (attempting to buy business is patently wrong, so we are OK with everything so far)
Conditioning the order of an appraisal report or the payment of compensation based on a preliminary value estimate from an appraiser. ( This is the "you break it, you buy it philosophy", still a reasonable position)
Requesting that an appraiser provide and estimated or desired valuation prior to the completion of an appraisal report, or requesting that an appraisal provide estimated values prior to the completion of an appraisal report. (obviously providing a desired value is wrong, and the second part leads to the potential of an improperly cozy relationship between an appraiser and a lender of Realtor)
Providing to the appraiser an anticipated or desired value for a subject property, except that a copy of the sales contract may be provided. ( Ok-this one is a DUH- the contract is an agreement between the buyer and seller of value, it is the desire of both parties to obtain an appraisal equal to that agreed value, or be provided with demonstrated proof that their value judgment was incorrect. As far as the buyer and seller are concerned, that is the reason for the appraisal).
Providing to an appraiser or appraisal Management Company, stock or other financial benefits beyond the stated and agreed compensation. (no problem here either, to offer stock or other benefits would be an inducement, which is already a RESPA violation)
Listing or delisting an appraiser without notice and the requirement to provide evidence of misconduct in the event of delisting. (this could be extortion, a criminal act)
Ordering a second, automated appraisal if you did not like the first one, unless there is clear evidence of flawed information. (In principal I agree with this also, except the presumption that an appraiser performs flawless work is silly on its face. The system is too broken today for abuses based on laziness and incompetence not to occur)
In other act that impairs the appraisers ability to perform an independent valuation, including violations of Truth in Lending, Regulation Z, or any number of other state and Federal laws and regulations. (this is the catch basket clause, here just to cover anything not specified earlier)

The sum total of most of the HVCC is to take the real estate/mortgage industry back to pre-1990 conditions. Appraisers acted independently then, and I suspect that most appraisers have been acting independently since then. But silly, stupid money, bad actors, and the attendant political grandstanding have delivered this rather onerous Code of Conduct to the feet of the industry and the checkbook of the consumer. Yes, the cost of compliance, so that investors can be assured that no rules have been broken, will add to the cost of every appraisal and every loan, and increase loan processing time. In the minds of a few politicians, it is better to increase the cost of a home mortgage loan to every consumer than to prosecute the bad actors.

Be that as it may, this is the way it is, so as a buyer, be prepared to extend your closing time a few days, and expect to pay $100 to $200 more dollars to close your mortgage loan.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Ten of the Top 20 Contract Mistakes

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Mon, 22 Jun 2009 10:21:17 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 86)

Colorado is somewhat unique in that the standard contract to Buy and Sell Real Estate is date specific. Further, the contract, as with all forms used by real estate licenses in Colorado, are created and promulgated by the state real estate commission. Date specific means that all elements of the contract have a precise date of execution. In spite of great efforts to train and educate real estate licensees as to the importance of these dates with regard to a mutually beneficial conclusion to a contract, mistakes are made. As a consumer, it is important that you be aware of the dates and understand the logic concerning the flow of events, and be attentive to the dates involving important due diligence requirements. So here are the top ten contract date mistakes:

Loan Condition Dates - this mistake takes a variety of forms, with the most common and unpleasant being the difficulty of the buyer recovering earnest money if the loan is not fully approved prior to this date.
Appraisal Objection Deadline - With the new obligations imposed by the Home Values Code of Conduct (HVCC), just adding to the difficulties of properly completing and underwriting a timely appraisal, this deadline can wreck havoc on loan approval if not properly structured.
Title Objection Deadline - it is not enough to receive a commitment to issue a title insurance policy, the buyer must understand the implications of the commitment and any covenant restrictions.
Survey Objections - while buyers are well advised to obtain a survey, lenders many times require a survey after the dates have expired, leaving the buyer at risk if unexpected information if revealed.
CIC Documents Deadline - Common Interest Community Documents, or HOA documents, must be understood and found acceptable by the buyer before this expiration date. Many of these documents are lengthy and complex, and need time to understand.
Disclosure Deadlines - not enough time or too much time given is a common mistake.
Inspection Resolution Dates - often found to be written with insufficient time to complete an acceptable resolution.
Insurance Objection Deadline - too often this deadline is simply ignored by many consumers. There is never a guarantee of insurability.
Closing Date - it is amazing how many times this date is written on a Sunday.
Contract Acceptance Deadline - this date is simply being ignored by financial institutions selling foreclosed property.

Any and all of these dates can be and often are structured in an order that does not allow a logical flow to the contract, thereby placing the buyer at risk.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Radon Gas in Colorado

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Sun, 21 Jun 2009 22:36:35 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 85)

Radon is an odorless, colorless radioactive gas that can enter a home. Most of Colorado is considered a high risk area for Radon, which occurs from the natural radium and uranium found in Colorado soil. Estimates of lung cancer deaths associated with Radon range as 21,000 in the United States. The combination of high concentrations of Radon coupled with tobacco smoking dramatically increases the risk of lung cancer. In the United States, the Environmental Protection Agency (EPA) has set a measurement of 4 picocuries per liter (4 pCi/l) as the maximum amount that does not pose a health hazard. Radon amounts above 4.0 pCi/l pose a health risk, and mitigation measures are advised. Obviously, the higher the amount of Radon present, the greater the risk to dwelling occupants.

As a homebuyer, how should you proceed with this potential risk? First, you have the legal opportunity, provided in all Colorado contracts to buy real estate, to have testing performed to determine the presence of Radon. (You have the legal opportunity, defined by the contract, to have all manner of inspections and testing performed on any property you contract to purchase, of which Radon testing is just one of many possible inspections.) Most certified home inspectors can perform radon gas testing, using sophisticated electronic measuring devices. The cost of testing is usually $75 -$150 dollars, and a written report is provided. All home buyers should have this test performed during the contractual inspection period.

If the home test under 4.0 pCi/l, there is no need to perform mitigation. Mitigation should be performed if the amount present is greater than 4.0 pCi/l. Mitigation can be relatively simple in most homes. An EPA certified mitigation contractor can install a sub-slab ventilation system, which equalizes the pressure in the house, preventing Radon gas buildup. At times, more complex measures must be taken, but seldom is the cost to mitigate prohibitive. The cost to mitigate is a negotiable item, however, the seller is usually in a weak position, as most buyers will not buy a home with high levels of Radon gas.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Golf Course Living in Metro Denver

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Fri, 19 Jun 2009 00:03:00 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 84)
by guest blogger, Larry D. McGee Denver IQ

While the Denver metro area is not usually thought of as a golf Mecca, a quick of a list in Avid Golfer shows as many as one-hundred and twenty (120) 18 hole courses with 40 miles of the Colorado State Capital. Perhaps a third of these are private clubs, but membership is usually open for a price, and there are not that many invitation only clubs in the Denver area. Many of the new public golf courses are masterpieces designed by today’s top course architects, a challenge to the best of players with greens fees ranging from $60 to $120 for the very best tracks. The golf courses owned by the City of Denver area mostly older, but well maintained, and perfectly acceptable for a quick 18 for under $40. You can generally play golf in Denver year round, sometimes a chilly experience in January, but 50 degree days make a mid-day round of golf possible.

It’s also possible to own a home on a golf course in Metro Denver for a reasonable price. For slightly less than $300,000, you can find condos and single family homes in neighborhoods such as Heather Ridge, Coyote Creek, Heritage at Todd Creek, Broadlands, Perry Park, Plum Creek, Red Hawk Ridge, The Villages or Parker, The Pinery, Spring Valley Ranch, Canterbury, Green Valley Ranch, Murphy Creek, Lake Arbor, Vista Ridge, Reunion, Highlands Greens, Heritage at Eagle Bend, Hiwan, and Gleneagles.

Stepping up in price for $300,000 to $500,000, homes on the green can be found at the Broomfield Country Club, Castle Pines North, Lonetree, Perry P{Ark, The Meadows, The Pinery, Westwoods Ranch, Vista Ridge, and many of the previously mentioned areas.

Staying under $750,000, you can live next to Highlands Ranch Golf Club, or Pradera,, or Black stone Country Club. Westwoods, Indian Ridge, Legacy Ridge, Saddle Rock, The Ranch, and Hiwan all have homes on the fairway under $750, 000.

Stepping up a bit from $750,000, but still staying under a million, greenside hoes can be found at The Broadlands in Broomfield, Castle Pines Village in Douglas County, Roxborough in extreme southwest Metro Denver, The Buffalo Ridge area of Castle Pines North, Pradera in Douglas County, the excellent Arnold Palmer designed course in Lonetree, The Golf Club at Highlands Ranch, Legacy Ridge in Westminster, and Saddle Rock in southeast Aurora.

From a million dollars up to 2.5 million, homes can be found only the private courses at Broadlands, Ravenna, Castle Pines Village, Bear Dance, Cherry Creek Country Club, Hiwan, Glenmoor in Cherry Hills Village, and the Columbine Country Club. These same courses also host homes priced above 2.5 million, a price range that also brings into play The Colorado Golf Club in Parker, Heritage Estates in Lonetree, Cherry Hills Village Country Club, Ravenna, Glenmoor (designed by Pete Dye) and The Cherry Creek Country Club.

Above 2.5 million we are speaking of very exclusive clubs and neighborhoods such as Castle Pines (again), Ravenna (spectacular setting at the mouth of Waterton Canyon), The Colorado Golf Club, Columbine Valley, and Cherry Hills Country Club.

There you have it. A plethora of neighborhoods and price ranges for most any budget that will give the golfer a place to park the clubs when not swatting golf balls.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Congratulations! You're Under Contract

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Thu, 18 Jun 2009 11:01:02 -0500

100 Real Estate & Relocation Tips in 100 Days (Day 83)

Of course by "under contract" we mean you have a mutually signed agreement to purchase a home, subject to a few conditions. The idea of "under contract" has many different iterations, such as "excepted bid", or "mutual agreement to buy", but whatever the reference, it is understood that there is a written and legally binding document between a buyer and a seller to buy real property.

So now what? Well, unfortunately, you can't back the moving van to the door just yet. There are things to do, important things, and you will have to lend a hand
First, you have to attend to your mortgage loan. Your Realtor® can help, but today's maze of privacy laws and regulatory requirements forces you, the buyer, to take an assertive role in the mortgage loan process. If you have not already made a loan application, you need to do so immediately. Make certain the contract documents are delivered promptly to your lender. The very best thing would have had your Realtor® and you lender communicating during your home search, with as many of the loan approval details as possible completed prior to you negotiating process. Communicate with your lender frequently, based on a schedule agree to by you and your lender. While not true in all states, Colorado property closings are date specific, so you want to be certain that the loan process is moving along in a timely fashion. New rules regarding appraisals slow the process down a bit, and require more process planning.

Second, you must attend to the due diligence aspects of the home you intend to buy. A general home inspection from a certified professional is a must, and there may be a need for other more specific inspections for such things as heating systems, Radon, or roof condition. Whatever is needed to assure your peace of mind, you need to get started. You Realtor® will help with coordination, but you must be proactive, and present. Take this time to knock a few doors, meet and ask questions of your new neighbors. IF schools are important, go visit the schools. If a particular house of worship is important, go visit. You will have an opportunity to read and question the title insurance commitment. While few homes are not sold without clear title, any related covenants are usually lengthy and complicated. You must understand the title and covenants or run the risk of nasty surprises somewhere down the road.

After you have satisfied the requirements and reviews of due diligence, you can turn your attention to preparing your move. Making sure of utility transfers, furniture delivery, communications installation, and all of those service type things that you have to have in place to function should be addressed now. If you will be out of state for the closing, make certain you have arranged for delivery of required documents, necessary notaries, and money transfers.

You Realtor will assist with, and in some cases complete, most of the things mentioned above. Your Realtor® has little influence today regarding your mortgage loan, so you will have to be attentive. Most Realtors® have check off forms to provide guidance in completing all of the necessary things, but for best results, take an active role in the process.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Peek a Boo Peak

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 17 Jun 2009 18:50:43 -0500

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Mold in Metro Denver Homes

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 17 Jun 2009 18:46:32 -0500

100 Real Estate & Relocation Tips in 100 Days (Day 82)

Because of the generally dry humidity in the Denver area, mold has never been a particularly difficult problem for most homeowners in the area. Having said that, mold can and does grow anywhere. Uncontrolled moisture inside a house, from flooding, roof leaks, unnoticed plumbing issues and other untreated water issues can create the conditions necessary for mold. Of particular concern are homes that have not been in recent use due to foreclosure. Buyers of such homes should pay particular attention during physical inspections.

There are two other situations where mold can be an issue in the area. The first is with the use of EFIS, or artificial stucco, as an exterior siding application. This product is notorious for allowing moisture to seep between the siding and interior walls. Mold can then grow in the organic material of the wood product used to build the walls and floors. In homes constructed of such material, the only way to be certain of the absence of mold is to perform expensive testing.

The other major mold producing opportunity can occur in homes built with structural basement floor. Such basement construction has become common in recent years as a way to combat the cracking and displacement that can occur in concrete floors laid in expansive clay soils. This type of construction involves an a deeper basement excavation, with a sub-floor crawl space of 2 or 3 feet in depth below a floor supported by joists. Moisture occurring from overwatering or extraordinary rain events can incite mold to grow from organic construction materials left behind by the home builder, or from organic items stored improperly in the crawl space.

It is very important for a prospective homebuyer to have inspections of the property conducted by an experienced and well trained inspector.

About 100 Real Estate and Relocation Tips In 100 Days

This series of 100 tips in 100 days is a crash course in all the questions I've ever been asked about Denver, Colorado and purchasing a home here. If a move is in your future, you will find this series helpful, be sure to subscribe to the RSS feed or add the RSS to your Outlook, so as to not miss a post!

Relocation far or near comes with questions.

As relocation specialists we work with home buyers to answer questions and solve problems. If you are uncertain of where to live or what your next move should be, we can help. We cover the entire scope of your transfer to and from Denver, initial consultation, area tour, financing, house hunting, negotiation, closing and move-in, we are there for you.

Our mascot, Dew Bugus is a cute little guy who really likes it when you "bug us"! You now have permission to call, email, or fill out this Denver Relocation form with your questions on Denver neighborhoods and all the other things that are worrisome right now! We can put your concerns at rest.

We look forward to your call.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Real Estate ~ Mountain vs. Suburban Living

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Tue, 16 Jun 2009 07:21:16 -0500

100 Real Estate and Relocation Tips in 100 Days (Day 81)

Many people moving to Colorado are captivated by the purple mountain majesties and develop this driving desire to live on a mountain top. Well, maybe not a mountain top, but at least somewhere in "them thar' hills". The fact is that the mountains are beautiful, and many people want and do live in the near mountain suburbs. There are, however, a few considerations.

First, consider the commute. Living in Evergreen or Conifer and working in the city means you must drive into the sun morning and night (the mountains are in the west), over winding mountain roads, sometimes in the snow. The further up a mountainside you live, the more winding roads you and yours get to drive on. If you OK with a sometimes difficult drive, then read on.

Property is generally more expensive in the mountains than in the suburbs. Part of this is building costs, part is land value, and part is desirability. You will simply get less house fo the money in the mountain areas.

Critters. Of course it can be argued that critters are everywhere, (a small brown bear was spotted in Highlands Ranch in May) but there bunches of critters that call the mountain area home. After all, they were there first; it's us that keep moving in on them. Evergreen is famous for its own herd of 200-300 elk, which pretty much go where and when they wish, the where meaning the area you like to think of as your back yard. The local deer populations eat anything and everything green, and deer sleeping on your front pouch is not as much fun as you might think. Small pets left outside at night become dinner for coyote, and the occasional mountain lion. OF course, people learn to live with the critters, and you can also.

Water delivery and sewage disposal means you must care for a well and septic systems in most cases. While some areas have water and sewage systems, in most cases, you will drink well water, and waste will be treated in a leeching field/septic system. If you have no experience with well and septic, we suggest you familiarize yourself with those facts of life in the mountains.

As the west continues to face drier weather conditions, and population densities never before experienced, the threat of wildfire becomes a serious issue. Decades of fire prevention have led us to overgrown vegetation, and houses are literally surrounded by tinder dry woods. As a home owner, you must follow the advice of local fire agencies in keeping trees and brush away from your home, making it defensible against wild land fire.

Still want to head for the hills? Great! The foregoing is not offered to scare you off, but more to make you aware that mountain living requires a bit more effort than living in the neatly manicured neighborhoods of suburbia. For most people, it is an acceptable trade-off. Just as long as you understand what you are getting into, living in the near mountain suburbs can be a wonderful lifestyle.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Crowd Sourcing Your Home Purchase

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Mon, 15 Jun 2009 23:02:13 -0500

100 Real Estate & Relocation Tips in 100 Days (Day 80)

In Web 2.0 parlance, crowd sourcing is the act of throwing a question out to everyone in your social network, looking for the best, or many best answers to your query. That can be a great thing when you are looking for a recommendation on how to tweak your website, or get the best results from FaceBook. Crowd Sourcing your home purchase can be (and usually is) a recipe for disaster.

This is not to say you should not seek advice when buying a home. Quite the contrary, good, well informed advice can be invaluable when buying a home. There are, however, a few cautions on just how to go about asking for and receiving that advice.

First, make certain you can rely on the professional advice being provided by your Realtor®. If you have made a considered and informed decision on your professional advisor, then listen. If you believe your professional is giving you bad advice, or is not listening and responding to your concerns, then change your professional.

It's probably best not to seek or accept real estate advice from your mortgage lender. Lenders make loans, few are well versed (nor licensed) in the skills necessary to provide professional assistance involving a home purchase. Family members can be a great source of advice and counsel, providing they have the advantage of good information to provide that counsel.

It is almost certainly a very bad idea to ask advice from all of your friends. You will get as many opinions as you have friends, and none of those opinions will have basis of fact. One friend, maybe two can be good, but only if they have been involved since the beginning. As a parent, I want all of the children to make good life decisions, especially when it comes to buying a house. I believe that most parents feel the same way. That does not mean that I, or any parent can, or should, offer home buying advice from 2000 miles away.

Almost every Realtor® can cite multiple stories of the jittery first time buyer bringing a friend or relative to take one last look at the buyers dream home, only to have that dear friend or 2nd cousin veto the sale based on 5 year old market knowledge. If you really want your 2nd cousin's advice and involvement, bring them along every time you look at houses. Make your cousin part of a collaboration, not someone with veto power.

Make certain you can rely on your own best advice to yourself. Learn about the process, shop for your professional advisors, study up on the important things before you start looking at homes. Before you write a contract, learn about the neighborhoods that you want to live in, knock on a few doors, ask questions of potential neighbors, school administrators, even local business owners. Take the time to understand market values before being faced with making a pricing decision. Ask your Realtor® to explain the purchase contract before you have to sign a contract under pressure.

Most people want and need a source of reasoned advice. Just choose your advisor wisely.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Real Estate ~ Lies, Life and Stuff

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Sun, 14 Jun 2009 23:02:34 -0500

100 Real Estate & Relocation Tips in 100 Days (Day 79)

by guest blogger, Larry D. McGee Denver IQ

For most people, there are three very large concerns when it comes to buying a house to call home. The first concern is finding, contracting for, and performing the necessary due diligence for the selected property. The second concern is qualifying for and obtaining the mortgage loan. And the third is keeping all of the emotions in some sort of manageable order. Most people know about the first two, but little thought is given to the last. You can make the whole process more enjoyable by considering the following:

People lie. Wish that were not true, but the fact is, the truth is sometimes very elusive. Even when the truth is obvious, it can at times scamper away from the simplest of questions. The real estate professional sometimes lies when they "puff" a property. A bit of comparison shopping will usually take care of that issue. Sometimes lies happen when somebody tries to tell you what a house is worth. The best the professional can do is demonstrate what similar houses have been selling for recently. While that is a very reasonable guide to worth, the fact is, worth is decided by the buyer and seller agreeing about a price. Sometimes the professional will tell you about things that may happen, or not tell you. Sometimes they do not know, because there is more to know today than ever before. Take a bit of responsibility for verifying what you are told.

Lenders lie. No mortgage lender today can tell you what your interest rate or lendabilty is without a complete loan application. So be aware most radio and television that lay claim to "lowest rates" or "24 approval" are simply not true. If you receive a "promise", ask the promiser just how they can make that promise, and get it on paper. There are many people involved in creating a mortgage loan, with the "investor" (usually represented by the underwriter) having the final say on your loan. Ask your lender to explain the process, and about the people involved. Put your lenders toes in the fire and the beginning, and keep them there. The lender needs your business, you, the consumer, actually have the power, so do not give it away.

Appraisers lie. No often, but it does happen, sometimes by design, but usually because of ignorance of fact. As the consumer that is paying for the loan, you have the right to question the appraisal. While it may be to your advantage to receive an appraisal less than the agreed price, nothing says the seller has to sell it to you at that price. With the new Home Value Code of Conduct (HVCC) now part of the appraisal landscape, there will much confusion and angst regarding appraisal for the near future. Be aware of any lender that guarantees an appraisal.

You may lie to yourself. Be honest with yourself about your stability, both financial and life. Just because you can make a $2,000 a month payment, does not mean that a $1,800 payment would be a whole bunch smarter. Escalating loan payments mean you need to have corresponding escalating income. Are you emotionally equipped to own and maintain a house?

Life gets in the way sometimes, and stuff happens. If everyone has done their best, and the closing is just not going to happen, then it's not going to happen. Buyers and sellers can die, get divorced, have babies, get fired, suffer the loss of loved ones, and be surprised by thousand other things that pop up out of nowhere. If you feel a need to be angry, fight for earnest money, blame someone, or otherwise lose your cool, then get over it quickly. For buyers, it is a house until you have title and can set about making it your home. For seller's, it stops being your home the minute you place the "for sale" sign in the front yard, and becomes a house, a thing, that you need to sell. That may be a bit brutal, but is the truth.

Buying or selling a home is one of the most emotional things we do as humans. Make every attempt to remain a bit detached until the process is over. Doing so will save you sleep, and serve to make you much more aware of the process, and allow you to have some influence on the outcome.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Real Estate ~ Are You Ready to Buy A Home?

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Sun, 14 Jun 2009 09:30:31 -0500

Are You Ready to Buy A Home?

100 Real Estate & Relocation Tips in 100 Days (Day 78)

In the easy money days of the mid 2000's, many people bought a home even though they were not really capable of responding to the
challenges of home ownership. Although making the monthly payment is a very important part of owning a home, there are other considerations.

The first consideration is why? Do you really need to own your residence, or is renting a viable option at the moment? If you are single or newly married, and uncertain as to where you may be growing roots, buying a property may not be such a good idea. If you want to buy a home because of the investment potential, think again. While homes should appreciate in value, using your home as a giant ATM machine to spend your equity on life opportunities is seldom a good idea. Your home is just that, a home, a refuge from the world. You should think about paying it off, if for no other reason to have value for future retirement. While there is a good argument to buying a home for the tax advantages, you should never buy a personal residence unless you can plan to remain a resident owner for at least 2 years, and 3 is better.

You must consider maintenance. Homes (even small condos) are complicated and expensive things that are not easy to separate from. While builder warranties may provide protection in the event you purchase a brand new home, there are still expenses associated with ownership. The fact is, things break, and usually at the worst possible time. It is wise to have heating systems, roofs, and plumbing checked at least every two years. Regular maintenance costs real money, but is considerably cheaper than deferring items that will cost 4 or 5 times as much later.

Before you buy a home, you should consider if your employment is stable, and not just for the next 3 months. Is your marriage or relationship stable? Buying a home as a band aid to improve a struggling relationship usually means you will have one more problem to deal with when the relationship ends.

Are you ready to become involved in the community? If you are buying property in a legal owners association, you will be subject to the rules of that association. Those rules, and costs, can change based on the majority rule of the other home owners. While you may not wish to be involved, you must at least be aware, because changes may affect your property value. Understanding property tax issues and the effect of tax base services on your property value is poorly understood by most home owners. It takes little time to be attentive to the things that affect your property value, and your ability to sell when the time comes.

Finally, there is the question of money. If you are thinking of buying a home or condo, the very first thing to do is secure the services of a competent Realtor®. Even if you are not ready to buy a home now, the valuable guidance you can receive from an expert will save you time and money. Solicit recommendations in your search, compare information on the internet, and speak top more than one Realtor® before making a commitment. Then, if necessary, find a competent mortgage lending adviser, one who will explain your options and provide advice that benefits you, not the lender.

After you consider all of the things above, then begin the process of selecting a property that you can call home.

About 100 Real Estate and Relocation Tips In 100 Days

Relocation far or near comes with questions.

We look forward to your call.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Transit Oriented Developments

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Fri, 12 Jun 2009 10:38:06 -0500

TOD's and TOZ

100 Real Estate & Relocation Tips in 100 Days (Day 77)

by guest blogger, Larry D. McGee

Getting people from here to there has been one of the most important elements of humanity. Early humans learned to take the most advantageous routes to preferred hunting areas; permanent housing was located at or near trade routes, rivers, and natural ports. Early travel paths in the Americas followed grazing routes laid out by migrating animals, then later by native peoples. Most early road systems made use of former foot paths, following natural contours to make travel possible for horse drawn wagons. The developments of rail lines were engineered to minimize grade elevations, as trains cannot traverse steep grades. Cities have historically been built in close proximity to large bodies of water, to facilitate movement of people and goods.

As the interior of the United States began to develop, cities such as Cincinnati and St. Louis developed along large navigable rivers. It wasn't until the mid 19th century that railroads began to change the need for cities to locate along the water. Atlanta is an example of a city that developed because of an intersection of rail lines. The development of the west simply would not have occurred without the railroads.

Denver is another example of a city that would not exist without rail transportation. As the city grew in the later 1800's, much of the growth was made possible by an extensive network of railroad lines connecting Denver to the rest of the country, and trolley car lines (light rail) connecting developing neighborhoods with downtown Denver. The advent of the automobile, with the convenience and freedom that came with it, rendered the trolley lines obsolete by the late 1940's, and the existing tracks were pulled or paved over.

Fast forward to today, and we find the Regional Transportation District (RTD) aggressively engaged in building rail transit to reach the far corners of Metropolitan Denver. As these modern trolley lines continued to snake their way to the suburbs, development along these transportation corridors began to intensify. The concepts of Transit Oriented Development (TOD), supported and encouraged by Transit Oriented Zoning (TOZ), took form in the minds of city planners everywhere, including Denver. For a complete report on the current status of TOD, go to: Status Report

Really nothing more than deliberate planning of what has occurred naturally throughout human existence, the labels of TOD and TOZ provide modern definition to placing people and business space next to close, walkable, proximity to rail transportation. Over time, development near to rail stations in the Metro Denver area will create more efficient and convenient living for those people that accept and use mass transportation.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver’s Light Rail Transportation System

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Thu, 11 Jun 2009 21:27:37 -0500

Denver's Light Rail Transportation System

100 Real Estate & Relocation Tips in 100 Days (Day76)

It seems hard to believe that Denver's first Light Rail line began service fifteen years ago, in 1994. That first effort, dubbed the Central Corridor Line, wound 5 miles from the Five Points terminus at 34th and Downing Streets, through downtown Denver, then south to its southern terminus at I-25 and Broadway, a location then important only for its 1000 automobile Park-n-Ride. The line was built for under 120 million dollars, and after the normal political battles that accompany anything that looks like change. Denver was a politically tumultuous place that year, with the new airport opening delayed for the 6th time to February 1995. In spite of the political and construction difficulties (tearing up downtown Denver to lay down tracks did not sit well) the line opened with fanfare and ridership success.

With the early success of the Central Corridor Line, the Regional Transportation District (RTD) moved forward to gain support for the first extension to the line. In 2000, the Southwest Line opened, extending service from I-25 and Broadway into Englewood and Littleton. The line proved so successful that the Park-n-Ride located at the southern terminus at Santa Fe and Mineral became instantly overuse, with passengers parking their automobiles in adjacent fields. The widely publicized success of the Southwest Line led immediately to the construction of the Southeast Line, incorporated into the complete reconstruction of Interstate 25 running through South Denver and the southern suburbs of Greenwood Village, Centennial, and Lone Tree. The Southeast Line opened in November, 2006, and has been very successful at moving people along the I-25 corridor into downtown Denver.

While the construction on the Southeast Line was underway, RTC managed to convince the voters in Metropolitan Denver to support a sales tax to expand the light rail system, and add a few heavy commuter rail lines, to bring rail transportation to the rest of the Metro area, including service to Denver International Airport. Considering the local citizenry's love affair with the automobile, this was no easy victory for RTD. This project, known as FasTracks (http://www.rtd-fastracks.com/main_1) is moving forward, despite costs overruns upwards of 2 billion dollars. Although expansion of the rail system continues to have public and political support, things have not gone as well as planned.

The West Line, with service to the Denver Federal Center and the Jefferson County Government Center, began construction in May 9, 2007. Escalating construction costs have forced changes to the line, including constructing the line as a single track from the Federal Center to Golden. Recent declines in construction costs have been matched by declines in tax revenues, so the line is being built in the face of ongoing challenges.

Other lines, including the Gold Line to Arvada, and the I-225 Line located in Aurora, are in the EIS stage, with operation of both lines to begin in the middle of the next decade. Other segments of the system will be so called "heavy" or commuter rail. RTD is creating public/private partnerships to complete these commuter rail lines in order to better use the available funding. These heady rail lines will bring rail service to Denver International Airport along the East Line: to Boulder and Longmont along the Northwest Corridor, and to Commerce City and Thornton along the North Corridor. The entire system is scheduled for completion by 2017.
An important aspect of creating rail transportation is transit oriented development of TOD. In a future we will discuss the effects of TOD and the zoning created for such development (TOZ).

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Getting To Know Denver

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 10 Jun 2009 22:23:18 -0500

Getting to Know Denver

100 Real Estate & Relocation Tips in 100 Days (Day 75)

Getting to know a new city is always difficult for new residents. The familiar byways are left behind, new ones are undiscovered; you become frustrated because you know shopping is close, you just can't find it. Not knowing the old familiar short cut to avoid the freeway at rush hour, or the fast way to the park or school; streets that start and stop, and start again, all of these things lead to a sense of angst as you work to discover the best ways to navigate your new city.

Future Denver residents can take heart. Denver is very easy to discover and finding your way around easy. The first thing to know is, the mountains are in the west. Always! Denver is not in the mountains, but rather lays out on the plains east of the Rocky Mountains. There are very few days in any given year that you will find the mountains obscured by weather, so orientation is pretty easy. Stand facing the mountains and your right side is pointing north, left is south, and east is behind you. Pretty easy so far, right?

Downtown Denver, where all the really tall buildings can be seen, is pretty much in the geographic center of the Metropolitan Denver area. Also, Downtown Denver really is a mile high. This is important to know, in that travel in every direction away from downtown takes the traveler up in elevation. Downtown Denver is at the bottom of a bowl (which is why winter pollution can be visible).

Denver's streets are laid out on a grid, actually 2 grids. Early Denver's street patterns were laid out in relationship to the Cherry Creek, which flows northwest. So the Downtown Denver grid is turned 45 degrees away from true north. Beginning in 1864, Denver's streets were laid out north-south, east-west. This clash of grids is most recognizable in the Five Points Neighborhood, where 3 streets coming together create a five-point intersection.

So, all of Denver streets area laid out on a grid, what's the big deal? Getting around becomes easy. Consider that Broadway, running north and south just east of Downtown, is numerical "0" for address purposes. Streets run north-south, avenues run east-west. The first street east of Broadway, Lincoln, is the 100 block, the second street, Sherman, is the 200 block, Grant is the 300 block, etc. all the way east. The airport, Denver International (DIA), is about 270 blocks east of Broadway. Heading west from Broadway, the first street is Acoma, at the 100 block. The Denver Mint is located at Elati Street, the 500 block west of Broadway. Near the mountains, the block numbers reach as high is 22000.

In Metro Denver, byways running east and west are known as Avenues. The Center line for Avenues if Ellsworth Avenue, with the number of "0". If you stand in the center of the intersection of Broadway and Ellsworth, you would be at the numerical center of Metropolitan Denver, or "zero". Avenues north of Ellsworth are numbered, 1st avenue all the way to about 170th avenue at the extreme north end of the Metro area. Avenues south of Ellsworth are named, such as Mississippi, Hampden, or Princeton. The numerical indicators still apply, with Mississippi being 100 south and Hampden being 3500 south, as examples, and avenues extend as far south as 12000.

Most of the Denver suburbs follow the grid and street pattern laid out by Denver. Some parts of Littleton, Broomfield and Golden have their own street names, but for the most part, the grid holds true all over the Metro area.

Most of the major league sports facilities are located in or around the periphery of downtown. The performing arts center (DCPA) is located downtown, as is the convention center. Nightlife is best found in LODO, or Lower Downtown. Shopping malls, really big ones are found in very quadrant of the area, so a Denver area resident does not have to drive more than 15 minutes to a shopping complex. Food stores and convenience shopping can be found with 2-3 miles of every house in the area. Hospitals, schools, and transportation are seldom far away.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Wordless Wednesdays - Read the sign...

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 10 Jun 2009 17:05:40 -0500

Methinks you just ride your horse on in!

About the photo: The house is located in Crested Butte a mountain town in Colorado where the entire town is a historic district. Crested Butte is also named, "The Wild Flower Capital of Colorado." If you are wanting to find it on a map look in southwest Colorado, it's just north of Gunnison by about 20 miles. Or find Aspen and Crested Butte is sw over the mountain.

The town has a distinct personality, very family friendly, sports oriented place. While we were there, the townsfolk played baseball everynight on 3 different ball parks. Now that might not seem so unusual, but this is at 8085 feet above sea level. For some (like me) just walking and talking (without getting winded) was a feat!

They also have a delightful custom of using bicycles to travel around town. The bikes, which I refer to as "beach cruisers" are referred to as "townies." They are found everywhere around town. I heard many are owned by the city and are available to whomever needs transportation.

The locals have their own and find on occasion the bike turns up missing, assumed to be used to ride home from the bar, but found later on.

If anyone is looking to refer to Crested Butte, I meet a great agent, Trish Giassa who sells Crested Butte Real Estate. She's also on Active Rain.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Denver Survey on Zoning

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Wed, 10 Jun 2009 16:59:12 -0500

Denver Zoning Survey Poll

100 Real Estate Tips in 100 Days (Day 74)

by Larry D. McGee, guest blogger

In March of 2009, The Denver Board of Realtors commissioned a survey of Denver resident homeowners as a first step in trying to understand
the desires of Denver residents regarding zoning and redevelopment issues. The results of that survey, conducted by the Kenny Group, were presented to the Government Affairs Committee of the Denver Realtors on May 7, 2009.

The survey was made of 451 Denver resident homeowners, in a week long time frame in mid-March, and was carefully constructed to sample the 4 quadrants of the city, and every council district. The data is very representative of the population. The results are considered to be accurate to within a 4.6% +/- degree of accuracy. It should be understood that this is a snapshot in time, and impending changes in the zoning
code may offer citizens reasons to offer very different results in a as little as a few months.

While much of the survey data is still in a “raw” format, with final results coming along in late May, there are few things that can be presented to the readers at this time:

Denver residents are very concerned about the “character” of their neighborhoods. Character can be interpreted to mean the physicality of a given neighborhood, as opposed the cultural attributes of a neighborhood.

64%of Denver resident think that Denver is “going in the right direction” when it comes to such issues as zoning, private property rights, and property value support. This is consistent with most other surveys conducted at a local level in many cities.

Respondents are somewhat conflicted about just what character means, and just what character attributes are meaningful, but a simple explanation seems to involve a certain amount of “nimbyism”, and a resistance to change. At the same time, residents seem to think that redevelopment is generally good for improving property neighborhoods, as long as the redevelopment does not affect the respondent personally.

Denver residents consider that satisfaction with their neighborhood is very high as a quality of life factor, with 2/3s of those polled indicated a positive level of satisfaction with their neighborhood.

Later in May, more refined and specific results of the survey will be posted on this blog. For now, the reader is urged to contemplate the prediction that the City and County of Denver will add 75,000 new residents in the next 25 years. For a city that is essentially landlocked, with very little open ground to develop, those 75,000 people will be housed in residences that will be created as a result of redevelopment. The challenge for Denver’s leaders and citizens will be to accommodate redevelopment housing without affecting the “character” attributes that are so important to Denver residents.

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver

Selling Your Home the Importance of a Sign in the Yard!

Kristal Kraft ~Denver Real Estate~303-589-2022 (The Berkshire Group Realtors) — Mon, 08 Jun 2009 08:27:14 -0500

Selling Your Denver Home

100 Real Estate Tips in 100 Days (Day 73)

When it comes time to sell your home many comfort zones must be crossed. Yes, strangers need to come visit when you are not home. You will be asked to leave at the most inconvenient times. Frequently you will be invaded with little or very short notice.

Selling one's home is not an easy task, unless you are ready to "let go." As a homeowner letting go means more than just letting go of your house, you must also let go of the normal controls and swim against that tide of annoyances if you really want to get to the next stage in your life.

One of the controls many people wish they can keep is not having a sign in the yard. On some levels I can understand this, it seems a little sign is hardly a strong marketing factor, but a quick look at the stats redeems a signs value.

Homes sell as a result of the buyer seeing the sign are significant. According to the National Association of Realtors (the folks who make it their business to track statistics) 64% of buyers found the home they purchased, due to the real estate sign!

It is hard to ignore an high percentage like that! So the next time you want to sell your home, but really hate the thought of having a sign in the yard advertising your property, think of 64% that's more than half of the buyers may stumble across that old yard sign.

Grin and bear it!

Story of the Photo: On a trip to Phoenix I spotted this yard full of signs. I insisted my hubby go around the block so I could shoot it. Fortunately it's a collector who loves political signs and not real estate for sale signs! I'm just glad he's not my neighbor!

Kristal Kraft

Broker Associate, ABR, CIPS, CRS, GRI, ePRO, PMN, PNG
TheBerkshire Group, REALTORS
3801 E. Florida Ave., Suite 400
Denver, Colorado 80210
303-589-2022 ~ direct 303-953-5362 ~ fax

Selling Colorado Since 1984, Serving the Following Areas:

Denver Home Search	Highlands Ranch Home Search	Parker Home Search	Englewood Home Search
Littleton Home Search	Search Denver Foreclosures	Greenwood Village Home Search	Relocation to Metro Denver