Category Archives: The Ranch

News & information for The Ranch neighborhood in Westminster. Here you will find real estate stats, neighborhood news, and things to see and do around the area.

You are Invited!

The beautiful house, with incredible views, is having an open house Sunday, May 22 from 11:00 am to 2:00 pm!  You are invited to come and take a look in person (slide show below)!  I hope to see you there!

2662 W 118th Ave, Westminster CO  80234

house straight on, hi def

2662 W 118th Ave, Westminster CO 80234         Click Here for more Info and Photos!

Denver’s Top 5 “Biggest Bang for the Buck” Home Improvement Projects!

Many sellers ask me what they can do to improve the value of their homes at resale.  Every year, Remodeling Magazine and Realtor Magazine cooperate to research the costs and value-added of numerous home improvement projects in a wide range of costs.  The research is conducted at the national, regional, and even the city/local level.  This year, the information was compiled in the Remodeling 2014 Cost vs. Value Report (www.costvsvalue.com).

What I am going to summarize here is the information specifically for the Denver metro area.  The average cost and the average amount recouped for each project can vary greatly depending on the area of the country that you are in.   If you live outside the Denver area, you should go to www.costvsvalue.com to search for the information for your specific area of interest.

Although, for copyright reasons, I cannot list all of the projects here in this blog post, I can say that my overall observation of all the projects is that, with a few exceptions, most projects with “upscale” finishes do not recoup as much of their cost as projects done with mid-range finishes.  So, my advice for sellers would be that you should view any luxury finishes as a “value-added” or “personal enjoyment” factor for yourself while you are living in the home.  You most likely will not get back what you spent when it comes time to sell.  While you should recoup a higher actual dollar amount for a high-end project versus a mid-range project, it may not be as high a return when stated as a percentage of the cost of the project.

The Five Projects in Denver that have the highest amount of cost recouped are:

Project Cost Resale Value Percentage of Cost Recouped
Upscale Siding replacement (fiber-cement) $13,250 $13,560 102.3%
Mid-range Attic Bedroom Remodel $48,664 $46,253 95.0%
Mid-range 2-story Addition $153,017 $136,713 89.3%
Upscale Garage Door Replacement $2,793 $2,479 88.8%
Upscale Siding Replacement (foam-backed vinyl) $14,028 $12,358 88.1%

 

 

My thoughts, looking at these top 5 projects for Denver, are that the type of work that recoups the most money can be categorized as upscale projects that improve curb appeal and/or midrange projects that add additional living space. Something to keep in mind, is that the report is based on AVERAGE costs and values for each project.  Your costs and values may be different depending on how well you shop and the neighborhood you are in.  If you wish to recoup as much as possible for your improvements, my advice would be:

  1. do the improvements that are valued by the buyers in your area,
  2. only improve to the level of expectation of buyers for your neighborhood (don’t over-improve),
  3. shop carefully to reduce the cost of the improvements made.

SOURCES:   1. ©2014 Hanley Wood, LLC.  Complete data from the Remodeling 2014 Cost Vs. Value Report can be downloaded free at www.costvsvalue.com. 2. National Association of Realtors (http://www.realtor.org/news-releases/2014/01/realtors-rate-exterior-replacement-projects-among-most-valuable-home-improvements. 3.  Photo copyrighted by Microsoft.

Additional information that may be of interest can be found at these sites:

http://www.houselogic.com/photos/home-improvement/best-home-improvement/slide/steel-entry-door/

http://www.houselogic.com/home-topics/features-of-an-ideal-kitchen

If you would like a free consultation about the current value of your home, or suggestions for improving the marketability and resale value of your home, please feel free to contact Joan, by either calling 720-201-3049 or submitting the form below.

How to Automatically be Notified of Home Sales Activity in Your Neighborhood!

*** THE PROBLEM ***

We’ve all done it.  You see a “For Sale” sign in the neighbor’s yard and rather than directly asking the neighbor what they want for their home, we reach for the flyer instead (and hope they are not watching us from the front window).  Why not just ask?  Well, I think most people find it a little awkward to talk about anything related to money.  Either that, or they are afraid they will look like the nosey neighbor, Mrs. Kravitz, from the old “Bewitched” TV show (maybe you are too young to remember that).

Anyway- the next thing you know, you see the “sold” sign and the moving van in the driveway.  Is that the right time to knock on the door and ask what it sold for?  Or do you just “stake out” their front yard to casually run into them when they come out to pick up their mail or put the next box in the van.  That may be even more awkward…  as sellers rarely want to tell people if they didn’t get their full asking price.

Then, you wake up one morning and the moving van and the For Sale sign are gone- and so is your chance of getting all the details on the house.  Sound familiar?  If you are like most people, you may know what your neighbor originally asked for the house- but what did they actually get for it?  Did they drop the price a few times after you took that first peek at the flyer?

When I interview sellers about listing their homes, this seems to be the experience most people have.  They know the asking price, but not the final sold price.  They do not know whether the seller gave any concessions to the buyer.  And, unless they were friends with the seller or attended an open house, most of the time they do not know what the neighbor’s house even looked like inside.

That makes it hard to get a good feel for what your own home may be worth at any given time.  Home values rise and fall like stock price values.  Your home’s value is based on what your neighbors’ homes sold for- and only those sales that closed in the most recent 3-6 months count in that valuation.  Moreover,  “value adjustments” are usually made for any significant differences when comparing  sold homes to yours (like square footage, the number and configuration of bedrooms & bathrooms, views, finishes, updates, recent maintenance items replaced, energy efficiency features, etc).  That is why it is important to know more than what the sold property looked like from the front yard.   If you have never seen the inside of comparable homes in your neighborhood, and don’t know what they ultimately sold for, how are you to know how your home compares?

*** THE SOLUTION ***

The obvious answer would be to ask a real estate agent (like me) when you are ready to sell.  But assuming you are not ready for that yet, and you just want to keep an eye on property values, maybe I can still help you out.   I have a quick and easy way for you to be automatically notified when a home in your neighborhood goes up for sale, when it gets sold, what’s its asking price is, and what it ultimately sells for.  The notification also sends you website links to see any interior photos and virtual tours available for the property.  No need to ask the awkward questions of your neighbor, and no need to hope a realtor will send out a postcard to tell you what’s going on in your neighborhood.  Best of all, the service is FREE!

HERE IS HOW TO SIGN UP TO GET THE NOTIFICATION!

Use the contact form below to let me know which area you would like to monitor (by neighborhood name and city, or street boundaries).  Or, leave your street address and I will look up your neighborhood for you.  Let me know if you would like to be more specific about the kinds of homes you want to be notified about (like- “I only want to be notified of detached homes that are 2,000 sqft or larger and that have at least 4 bedrooms, in The Ranch Reserve neighborhood”, etc).   Once set up, you will receive an email each time a home in your area of interest is listed in the MLS, has a price change, goes under contract, comes back on the market or is sold or withdrawn.  You can view the photos & virtual tours and read the descriptions of the properties’ features for as long as the properties remain on the market!   This is a great tool for staying informed on the market in your neighborhood!  It is easy to sign up and the service is FREE-  no strings attached!  This service works for any home along the front range in the Denver Metro area and Northern Colorado!

Just fill out the form below to sign up today, or to contact me with any questions you may have about the real estate market.

June 2013: Sales in The Ranch & Ranch Reserve

Attached Dwelling Listings

Type Price Status SqFt Style Beds Address Office
ATD $233,000 S 2178 2 Story 3 2367 RANCH Dr CBR54
 

Total Number of Attached Dwelling   Listings: 1

Residential-Detached Listings

Type Price Status SqFt Style Beds Address Office  
RES      $320,000 S 3542 2 Story 4 11240 QUIVAS Loop BC001  
RES      $325,000 S 5312 1 Story/Ranch 4 11482 Quivas Way MBD2X  
RES      $765,000 S 5807 2 Story 5 2877 W 115TH Cir REM12  
 

Total Number of   Residential-Detached Listings: 3

 

Total Listings Reported (All Types): 4

 

Source:  IRES data 06/01/13- 06/30/13.  Properties above were listed or sold by the real estate brokerage offices shown.  Information is deemed reliable but not guaranteed.

May 2013: Sales in The Ranch & Ranch Reserve

Attached Dwelling Listings

  Type Price Status SqFt Style Beds   Address Office
  ATD $90,000 S 856 1 Story/Ranch 2   2978 W 119TH Ave MBGOL
  ATD $150,700 S 1275 1 Story/Ranch 2   2927 W 119th Ave 102 0RWST
  ATD $171,000 S 2031 1 Story/Ranch 2   11585 DECATUR St D 1HOME
  ATD $177,000 S 1396 1 Story/Ranch 2   2883 W 119th Ave 204 0153B
  ATD $213,000 S 2178 2 Story 2   2229 RANCH Dr CC123
  ATD $228,000 S 2178 2 Story 3   2285 RANCH Dr MBN61

Total Number of Attached Dwelling Listings: 6

Residential-Detached Listings

  Type Price Status SqFt Style Beds   Address Office
  RES $320,000 S 3616 Tri-Level 4   11224 QUIVAS Loop MBN17
  RES $332,000 S 2757 Tri-Level 4   2336 W 118TH Ave M1558
  RES $356,250 S 3670 2 Story 6   2657 W 118TH Ave KWR30
  RES $445,000 S 5520 2 Story 5   11420 QUIVAS Way MBN41
  RES $690,000 S 4529 1 Story/Ranch 5   2184 W 116TH Ave M1842

Total Number of Residential-Detached Listings: 5

 

Total Listings Reported (All Types): 11

Source:  IRES data 05/01/13- 05/31/13.  Properties above were listed or sold by the real estate brokerage offices shown.  Information is deemed reliable but not guaranteed.

April 2013: Sales in The Ranch & Ranch Reserve

Attached Dwelling Listings

    Type    Price     Status    SqFt     Style      Beds    Address                 Office
      ATD    $325,500    S       2302     2 Story     3      11276 RANCH Pl      MBN41

 

    Total Number of Attached Dwelling Listings: 1

Residential-Detached Listings

Type    Price     Status     SqFt      Style              Beds    Address                                     Office
RES      $330,000    S       3457      Four-Level      5        11261 Quivas Loop                 0CDRL
RES      $491,000    S       4949      2 Story            5        2256 COUNTRY CLUB Loop   CBR18
Total Number of Residential-Detached Listings: 2

Total Listings Reported (All Types): 3

Source: IRES data 04/01/13- 04/30/13. Properties above were listed or sold by the real estate brokerage offices shown. Information is deemed reliable but not guaranteed.

THE RANCH: MARCH 2013 SALES ACTIVITY

Here is the real estate sales activity in The Ranch subdivision for March 2013.

THE RANCH:  Attached Dwelling Listings

Price Status Address Office
$220,000 A / B 2229 RANCH Dr CC123
$228,000 A / B 2285 RANCH Dr MBN61
$319,000 A / B 11276 RANCH Pl MBN41
$220,000 W 2229 RANCH Dr CC123
Total Number of Attached Dwelling   Listings: 4

THE RANCH: Residential-Detached Listings

Price Status Address Office
$325,000 A 11877   Wyandot Cir 0CRSS
$328,900 A 11804   VALLEJO St WURR1
$337,950 A 11240   QUIVAS Loop BC001
$499,900 A 11615   QUIVAS Way CBR56
$519,900 A 11388   QUIVAS Way KWR80
$550,000 A 1740   W 115TH Cir REX01
$559,500 A 11871   Bryant Cir FRON
$675,000 A 2593   Country Club Ct FRON
$995,000 A 2440   COUNTRY CLUB Loop PRMR1
$320,000 A   / B 11224   QUIVAS Loop MBN17
$334,000 A   / B 11261   QUIVAS Loop MBCDR
$339,900 A   / B 11482   Quivas Way MBD2X
$749,900 A   / B 2184   W 116TH Ave M1842
$334,000 P 11261   Quivas Loop 0CDRL
$495,000 P 2256   COUNTRY CLUB Loop CBR18
$283,900 S 2394   W 119TH Ave 00118
$365,000 S 11334   QUIVAS Way RMW01
$750,000 S 2333   COUNTRY CLUB Loop REM12
$337,950 W 11240   QUIVAS Loop BC001
Total   Number of Residential-Detached Listings: 19

Total Listings Reported (All Types): 23

SOURCE: IRES 03/01/2013 TO 03/31/2013, sales activity in The Ranch Subdivision.  The listings above may be listed or sold by other real estate brokers.