Quick Tip Tuesday: 6 Property Pitfalls

When things go bad with your property, it can be expensive. Here is a list of 6 potential pitfalls on your property and how much it might cost to fix. (info from MSN)

#1 - Fixing a poorly built retaining wall

 

“Most concrete professionals will charge around $800 to $1,000 to fill in cracks and backfill a wall. If your retaining wall has more extensive damage, you might pay upwards of $10,000 to $15,000.”

 

wall

 

 

#2 - Filling in an inground pool

 

“Your DIY options include concrete or dirt. This could cost you almost nothing if you can find some fill dirt in your area or enough to cover the cost of concrete delivery.

 

If you hire a professional, it could potentially cost $6,000 to $15,000 depending on the complexity of the project.”

 

pool

 

 

#3 - Removing a fire pit

 

“If you don’t want a fire pit in your backyard, you can have it filled with dirt, gravel or concrete. Clean fill dirt — made of soil and rocks — costs about $5 to $12 per cubic yard at home-improvement stores and can be delivered for a fee. Another option is to buy gravel for $4 to $20 per ton and fill the hole that way.”

 

fire

 

#4 - Turning a gravel yard to grass or vice versa

 

“Grass seeds come in a variety of types and prices vary, averaging $5 to $10 for 1 to 5 pounds (200 to 1,000 square feet). Sod is another option and costs $1,700 to $2,300 to install depending on square footage.

 

If you don’t want to maintain a lawn, you can have a gravel backyard instead. The cost to deliver rocks typically ranges from $700 to $1,000 depending on the amount you will need.”

 

gravel

 

#5 - Burying overhead power lines

 

“Overhead power lines can dissuade trees and tall structures[...]If you want power lines buried near your home, the power company might charge anywhere from $700 (Florida) to $10,000 (Austin, Texas).”

 

power

 

#6 - Regrading a slope

 

“The cost to re-slope a lawn averages between $1,600 and $2,300 depending on square footage and overall scope of the project. You may also consider a retaining wall if you don’t want to dig up the lawn.”

 

regrade

 

 

 

Properties Sold in Lower Highlands: 2nd Quarter 2014

For new listings, market stats and the inside scoop on our community follow Highlands Pulse on Facebook!

 

Here is a brief overview of the 92 sold properties from Denver’s Lower Highlands  over the past three months. For additional details on all sold properties, please visit our neighborhood map here: Lower Highlands.

 

2nd Quarter Stats :

 

Total Properties Sold 92
Average Sold Price $476,943
Median Sold Price $437,450
Average Days to Contract 37
Average Square Footage 1,751
Average Price Per Square Foot $283.21

 

8z Real Estate HomeSpotter app takes house hunting on the go:  It’s like Radar for Real Estate!

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Contact Your Market Expert:

 

I am part of our Highlands community. Visit our online community, HighlandsPulse.com, for the inside scoop on what neighbors care about most. Like us at Facebook.com/HighlandsPulse

 


Lauren Gates

8z REALTOR

303.993.9770,  Lauren.Gates@8z.com

LaurenGates.8z.com

 

 

Contact Your Local Lender:

 

Remember there are many alternatives to a 20% down payment, some with even less than 5% down. Please call 8z Mortgage to have us evaluate your financial situation.

 

Jeff Waymire
Mortgage Consultant
303.652.7225
jwaymire@8zmortgage.com
NMLS# 299178

 

 

8z Office Address:

8z Real Estate

2525 16 St #225

Denver, CO 80211

 

Properties Sold in West Highland: 2nd Quarter 2014

For new listings, market stats, and the inside scoop on our community, follow Highlands Pulse on Facebook.

 

Here is a brief overview of the 79 sold properties from the West Highland market over the past three months. For additional details on all sold properties, please visit our neighborhood map here: West Highland Neighborhood Map.

 

2nd Quarter Stats:

 

Total Volume of Real Estate Sold Q2 2014 $34,253,305
Number Properties Sold 79
Average Days to Contract 29
Median Days to Contract 9
Average Square Footage 1,844
Average Price per Square Foot $245.22
Average Sold Price $433,586
Median Sold Price $416,000

 

8z Real Estate HomeSpotter app takes house hunting on the go:  It’s like Radar for Real Estate!

————————————————————————————————

 

Contact Your Market Expert:

 

I am part of our Highlands community. Visit our online community, HighlandsPulse.com, for the inside scoop on what neighbors care about most. Like us at Facebook.com/HighlandsPulse

 

Ryan Carter
Broker/Owner

303.332.3611
Ryan@8z.com
RyanCarter.8z.com

 

Contact Your Local Lender:

 

Remember there are many alternatives to a 20% down payment, some with even less than 5% down. Please call 8z Mortgage to have us evaluate your financial situation.

 

Jeff Waymire
Mortgage Consultant
303.652.7225
jwaymire@8zmortgage.com
NMLS: 299178

 

8z Office Address:

2525 16 St #225

Denver, CO 80211

 

Weekly Snapshot: Highlands July 16-22

DenverSnapshot

 

For information on what’s newly listed or just sold in your neighborhood, click on the link below.

 

Lower Highlands

New Listings – 5

Under Contract – 1

Sold – 0

 

West Highland

New Listings – 1

Under Contract – 1

Sold – 2

 

Sloan’s Lake

New Listings – 1

Under Contract – 2

Sold – 2

 

Sunnyside

New Listings – 5

Under Contract – 3

Sold – 3

 

Berkeley

New Listings – 6

Under Contract – 1

Sold – 2

 

Have any questions? You can reach us at 303-543-3083 or clientcare@8z.com.

 

Quick Tip Tuesday: Adding A Bath

renovation - planning

 

In 2011 bathrooms became more important to home buyers than kitchens. When people are narrowing down houses to look at, one of the first considerations is number of beds and baths. If there aren’t enough of either, it doesn’t even make the list.

 

Once you’re included in “the list” because you meet the basic requirements, you’re still going to get the financial benefit of adding a bathroom. A half bath can add up to 10.5% to a home’s value. And a full bath can add an additional 20%. These numbers will vary based on your specific market, but they will give you a general idea of what you can expect.

 

 

 

 

See this home in Denver before it hits the MLS!

In this low inventory market, it’s always great to know about homes before they come on the market! The home below is currently available for sale in Denver. It is not yet on the MLS, but will be soon! Please reach out to Ryan Carter for more information on the home at 303-332-3611.

 

3455 Quivas St Denver, CO 80211

$725,000 | 3,231 total sf | 4 beds | 4 baths | Duplex

frontview_700

OPEN HOUSE 7/26 @ 11AM!!! KILLER LOWER HIGHLANDS DUPLEX WITH BACKYARD AND ROOF TOP DECK. LARGE OPEN FLOOR PLAN THAT FEELS WIDE AND LIVES LIKE A SINGLE FAMILY. LARGE PROPERTY AT OVER 3200 FINISHED SQUARE FEET. 4 BEDROOMS, 4 BATHROOMS, PLUS BONUS ROOM/FLEX SPACE OFF OF ROOF TOP DECK. GREAT FINISH LEVEL. GORGEOUS KITCHEN*BEAUTIFUL WOOD FLOORS*STUNNING MASTER BATH*WET BAR AT ROOF TOP DECK*CUSTOM FIRE PIT IN BACKYARD**THIS ONE HAS IT ALL!

This home is not yet in the MLS, but will be soon. Contact Ryan Carter at 303-332-3611 or ryan.carter@8z.com for more information. We welcome other agents! We Co-op!

 

Sloan’s Lake Market Update: July 2014

Follow on Facebook at Highlands Pulse!

 

As your local 8z REALTOR and market expert, it is my pleasure to recap data and provide this market update for Denver’s  Sloan’s Lake neighborhood. Stay tuned each month as I post updated information on our market’s activity.

 

22 homes sold in June for a total volume of $9,247,250, ranging from a cozy 1/2 duplex at $130k to a new build at $845k. Currently there are 44 listings, of which 23 are under contract, resulting in only 21 active listings. Activity has been in keeping with the most recent history… varying styles, sizes and ages of homes moving quickly in this sellers’ market.

 

Since July 1 there are 11 new listings ranging from $225,000 to $1,125,000, $177 per finished square foot to $375 per finished square ft.

 

The wide range is the difference between a non-updated 1960 home to a high style new build. And this remains true to the community, all types, ages and styles of homes available, all selling. Another reoccurring plus factor is location and whether or not there are views. The closer you are to the lake and if you have lake and/or mountain views almost always makes a huge difference.

 

Along with an increase in the number of home sold, the average price went up as well.

Along with an increase in the number of home sold, the average price went up as well.

 

If you are going to sell and want top dollar then you have to do your homework. Have the home inspected and do any deferred maintenance, make sure it is spotless, and professionally staged. Listings are in demand yet it appears many sellers are taking this sellers’ market for granted and some have over priced and didn’t do their homework. Those listings sit a bit and cause need for multiple price decreases, which can ultimately make a buyer wonder why it is not selling. Don’t make that error. Also buyers who are paying top dollar are expecting a clean inspection, if there are issues the buyer expects the seller to correct. The message here is don’t be over zealous in your list price.

 

Sloan’s Lake continues to have a vibrant real estate market with healthy resale activity as well as new builds, renovations and huge pop top projects moving along quickly. Sloan’s Lake will continue to see growth as this community is well positioned to continue for those who just love Sloan’s Lake and for those priced out of neighboring West Highlands. Upcoming months will see continued movement due to all the renovation and rebuilds. And because of savvy sellers of older homes – they know the market is strong.

 

I believe all of Denver may have seen a slight slow down in listings, which is typical due to summer vacations. If you are thinking of selling then now is a prime time to get your home in order and list now, as the remainder of summer will be strong!

 

I am only a call or email away from providing you assistance. I’d be more than happy to discuss the current market’s activity, show homes from the current inventory and help you with any of your real estate needs in the neighborhood. You can always reach me at 303.883.5856 and Brenda.Meyers@8z.com.

2210 Meade Street, Denver: A Sloan’s Lake Review

2210 Meade Street was reviewed over the past few days in the Sloan’s Lake neighborhood in Denver. Read below to find out more about 8z Real Estate’s take on this listing, and follow Highlands Pulse on Facebook!

 

The Specs:2210 Meade Sloan's Lake

Address: 2210 Meade Street, Denver, CO 80211

Price: $1,125,000

Bedrooms: 4

Bathrooms: 3

Total Square Feet: 3,900

Year Built: 1916

Original List Date: 07/11/2014

Location: Sloan’s Lake

 

 

 

 

 

The Scoop:

Nice 6,350 sq foot lot with a single family detached home – this is a new build from an original 1916 home. Priced at $1,125,000, the 3,000 finished sq feet have to be stunning to make this home sell at $375 per finished sq feet.  There are 900 sq feet of unfinished lower level living that is all roughed in, incl, bath, and this would be a snap to finish out, providing a wonderful lower level living space. So will it live up to the $375 psf price?  While the attention to detail in the finishes will be way above average, there may be some push back on the price.

 

Here is what I love:  oversized door brings you into a dramatic entry with natural stone and a view of the parallam stairs.  Details are here in the shadow reveal moulding, walnut hardwood and metal accents.   On the main level you will enjoy the living room with fireplace, dining room with accent wall and cabinetry, kitchen with Euro-style sleek white cabinetry and Thermador appliances, cozy informal dining area and family room with glass walls that open up to rear yard with patio and terraced yard, which is very fitting for this home with a 2 car garage.  Lots of yard / garden space as this is a detached home, not a duplex. Also on main floor is a generous 3 pc bath and bedroom. The second level is open to the entry way and has the master/bed bath that I appreciate with the fabulous vessel soaking tub as seen thru the walk-thru glass shower. Two more beds and another generous bath won’t disappoint and neither will the closets.  Those handsome modern stairs continue up to the roof top deck with 360 views of city and mountains. There is also a storage area here – how smart!

 

So this home is a beauty but may be priced a bit on the high side at $375 psf. All the finished sq footage is above grade, so maybe this price is just right.   If you desire a contemporary 4 bed, 3 bath detached home in the sought after Sloan’s Lake neighborhood, be sure to take a look and decide for yourself.

 

 

The Score:

Below are my overall ratings for 2210 Meade Street, Denver, CO 80211:

Layout/Floor Plan: 4

Finishes: 5

Condition: 4

Curb Appeal/Landscaping: 3

Neighborhood/Outdoor Amenities: 3

Overall Value: 4

 

The listing agent for this property is the Andrew Johnsen with Finn Real Estate. For additional photos, a list of inclusions and the details on the home’s design features, click here to visit the property’s profile on  8z.com: 2210 Meade Street, Denver, CO 80211

 

Need a market expert’s assistance? To check the status of this listing, or see other homes in the Sloan’s Lake area contact 8z REALTOR Brenda Meyers at 303-883-5856 or brenda.meyers@8z.com.

 

Have you viewed the home above? Do you agree with our listing review? Let us know! Please feel free to submit your comments below.

 

2630 Yates Street, Denver: A Sloan’s Lake Review

2630 Yates Street was reviewed over the past few days in the Sloan’s Lake neighborhood in Denver. Read below to find out more about 8z Real Estate’s take on this listing, and follow Highlands Pulse on Facebook!

 

The Specs:2630 Yates  Sloan's Lake

Address: 2630 Yates Street, Denver, CO 80212

Price: $575,000

Bedrooms: 4

Bathrooms: 2

Total Square Feet: 2,480

Year Built: 1952

Original List Date: 07/15/2014

Location: Sloan’s Lake

 

 

The Scoop:

Not known for sure, but my bet is that the current owners of this home have vastly improved the home and are moving up!

 

This is a great example of loving a 1952 home and bringing it current with today’s living.  From the front yard you can see the sparkling lake!  There are 2,480 updated sq feet in this all brick Bungalow with full basement.  When you walk in the door you will be surprised by the open layout and the flowing wood floors from the living area with the modern fireplace, into the open kitchen and dining room. The home has custom 4″ concrete slab countertops and concrete bath sinks. On a warm day the evaporative cooler was working well.  This home has contemporary designer touches throughout. Both the bedrooms on the main level are generously sized and have a nicely updated hall bath.  The basement has 2 bedrooms which appear to be non-conforming, another really nice bath, and a generous family room and wet bar. I really loved the rear yard which is neatly landscaped with a super nice covered patio. Take note of how the current owners use this patio as I bet you will want to replicate this entertaining area. Lots of  parking too.

 

This property was listed on 7/15 and it may be a bit overpriced at $575,000 which is $231 per finished sq foot, $463 psf above grade. The sellers have loved this home and done a lot of upgrading but I think we may need to see a price decrease before a buyer is willing to make a move.

 

Some buyers may have a difficult time knowing how to layout the living room furniture and I think this listing would benefit from a professional stager’s touch.  Also the nice bar in kitchen won’t get used much due to the dining room furniture size/placement.

 

The Score:

Below are my overall ratings for 2630 Yates Street, Denver, CO 80212:

Layout/Floor Plan: 3

Finishes: 4

Condition: 3

Curb Appeal/Landscaping: 4

Neighborhood/Outdoor Amenities: 3

Overall Value: 3

 

The listing agent for this property is the Chris Knopping with Colorado Realty Group. For additional photos, a list of inclusions and the details on the home’s design features, click here to visit the property’s profile on  8z.com: 2630 Yates Street, Denver, CO 80212

 

Need a market expert’s assistance? To check the status of this listing, or see other homes in the Sloan’s Lake area contact 8z REALTOR Brenda Meyers at 303-883-5856 or brenda.meyers@8z.com.

 

Have you viewed the home above? Do you agree with our listing review? Let us know! Please feel free to submit your comments below.

 

2152 Newton Street, Denver: A Sloan’s Lake Review

2152 Newton Street was reviewed over the past few days in the Sloan’s Lake neighborhood in Denver. Read below to find out more about 8z Real Estate’s take on this listing, and follow Highlands Pulse on Facebook!

 

The Specs:

2152 Newton Street

2152 Newton Street

Address: 2152 Newton St, Denver, CO 80211

 

Price: $619,900

 

Bedrooms: 4

 

Bathrooms: 4

 

Total Square Feet: 2,702

 

Year Built: 2006

 

Original List Date: 04/23/2014

 

Location: Sloan’s Lake

 

 

 

 

The Scoop:

 

Good square footage in this 2,600 sq foot 2006 built duplex. It’s nice to see a foyer in a newer build and a good size main level living area. It is well lit with natural lighting. Other than foyer, this 3 level home has a fairly traditional layout for this architectural style with 4 beds and 3 1/2 baths. The stairs to lower level are not visible and that would be a nice change to see – open up that staircase! Walking up the stairs to the upper level, which hosts the master bed and bath, laundry and 2 other bedrooms and shared bath, there is a spiral metal staircase to the roof top deck that is a good size. I did not care for the stairway up and that the deck is not private from the attached neighbor’s deck. The buyer for this home could be family as there are 3 beds on upper level [the fourth is in lower level that has it's own bath, laundry and family room with wet bar. Or a couple could take advantage of the extra beds for offices.

 

I think there may be a few reasons why this home hasn't sold yet [it was listed mid April]. First it was listed too high and had to come down, that isn’t the best scenario for the seller, secondly, the spiral staircase and lastly, the property just misses some wow factors seen in other homes priced lower per finished sq feet. It is possible to see another price decrease.

 

The Score:

Below are my overall ratings for 2152 Newton St, Denver, CO 802011:

Layout/Floor Plan: 3

Finishes: 3

Condition: 3

Curb Appeal/Landscaping: 3

Neighborhood/Outdoor Amenities: 3

Overall Value: 3

 

The listing agent for this property is the Doug Zimmerman with MB Professional Serv and Brokers. For additional photos, a list of inclusions and the details on the home’s design features, click here to visit the property’s profile on  8z.com: 2152 Newton St, Denver, CO 80211

 

Need a market expert’s assistance? To check the status of this listing, or see other homes in the Sloan’s Lake area contact 8z REALTOR Brenda Meyers at 303-883-5856 or brenda.meyers@8z.com.

 

Have you viewed the home above? Do you agree with our listing review? Let us know! Please feel free to submit your comments below.