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.

Sales Activity for The Ranch, October 2012

Here is the market activity in The Ranch for the month of October 2012:

Attached Dwelling Listings

Type Price Status SqFt Style Beds Address Office
ATD $229,000 A 2178 2 Story 2 2229 RANCH Dr CC123
ATD $239,900 A 2614 1 Story/Ranch 3 2133 RANCH Dr MBN17
ATD $239,900 W 2614 1 Story/Ranch 3 2133 RANCH Dr MBN17
ATD $250,000 A 2838 1 Story/Ranch 4 11241 Wyandot St FRON
ATD $250,000 W 2838 1 Story/Ranch 4 11241 WYANDOT St CBR56
ATD $265,000 W 2838 1 Story/Ranch 4 11241 WYANDOT St CBR56
Total Number of Attached Dwelling Listings: 6

 Residential-Detached Listings

Type Price Status SqFt Style Beds Address Office
RES $289,900 A 3616 Tri-Level 4 11224 QUIVAS Loop MBN17
RES $299,900 A 3266 2 Story 3 2394 W 119TH Ave 00118
RES $299,990 W 3228 2 Story 4 11257 QUIVAS Loop 0034B
RES $299,990 A / B 3228 2 Story 4 11257 QUIVAS Loop 0034B
RES $299,990 P 3228 2 Story 5 11257 Quivas Loop 0HIGH
RES $309,888 A 3296 2 Story 5 11260 RARITAN St 00981
RES $329,900 A / B 3836 2 Story 4 11402 QUIVAS Way KWR80
RES $349,900 A 3670 2 Story 6 2657 W 118TH Ave KWR30
RES $354,700 A 3554 2 Story 5 2734 W 119TH Ave PCO40
RES $376,000 S 3828 2 Story 6 2774 W 119TH Ave M2045
RES $399,999 A / B 4940 2 Story 7 2666 W 119TH Ave KWR80
RES $500,000 A 4940 2 Story 6 11840 Bryant Cir 0KWPR
RES $509,900 A 4550 1 Story/Ranch 4 11615 QUIVAS Way CBR56
RES $524,500 W 4550 1 Story/Ranch 4 11615 QUIVAS Way CBR56
RES $524,500 W 4940 2 Story 6 11840 BRYANT Cir KWR80
RES $600,000 W 4949 2 Story 5 2256 COUNTRY CLUB Loop CBR18
RES $600,000 A 4949 2 Story 5 2256 COUNTRY CLUB Loop CBR18
RES $650,000 X 6108 1 Story/Ranch 4 1741 W 112th Ave 0CRSS
RES $653,000 A 4867 2 Story 4 11392 QUIVAS Way CBR56
RES $695,000 A 5026 2 Story 5 2593 Country Club Ct FRON
RES $735,000 S 7276 1 Story/Ranch 6 2554 COUNTRY CLUB Ct RMW01
Total Number of Residential-Detached Listings: 21

Total Listings Reported (All Types): 27

Prepared For: The Ranch, October Activity – Prepared By: Joan Bagwell – Nov 16, 2012.  Information deemed reliable but not guaranteed. Properties may  be listed by other real estate offices. Source: IRES mls.

Distress Sales in the Ranch & Ranch Reserve

Real Estate statistics for sales across the Denver Metro area indicate that the real estate market is improving.  Prices are up, inventory is down, and sales are closing much more quickly than a year or two ago.  This is all good news for sellers!  But since the “devil” is usually in the details, it might be a good idea to take a closer look at those numbers to get a better feel for the recovery of any specific neighborhoods.  For example:  The Ranch, and The Ranch Reserve.

How have we been affected by distressed sales in The Ranch and Ranch Reserve?  The charts below break out the types of sales that we are still seeing in these neighborhoods.  “Distress” sales, such as shortsales and Foreclosured properties (BANK/REO/HUD) can take a toll on the home values in a neighborhood, since these are usually sold “as-is” and, depending on the property’s condition, may be sold significantly below market value.  This has the effect of bringing down the property values in the surrounding area when used as a “comparable sale” in home appraisals.  In high foreclosure and high shortsale neighborhoods, values may stay depressed for a longer period of time than a neighborhood that has mostly “normal” types of sales.

So how does the Ranch and Ranch Reserve stack up?  In the past twelve months, in both neighborhoods, only about 65% of the homes were sold in what would be considered a normal sale by an individual (no banks involved, no corporate approvals, etc).  Of the homes currently on the market (active, pending, or under contract), the market looks better in both The Ranch and The Ranch Reserve.  About 82% (18 of 22), of homes in The Ranch and 92% (11 of 12) of the homes in the Ranch Reserve are normal sales.

That’s a good sign for these two neighborhoods- hopefully one that will continue!  In recent years, home values in The Ranch and Ranch Reserve were in decline by up to 10% per year.  In Filing 6, for example, homes backing to the golf course sold for around $400k-425k in 2004, but recent sales of these homes are now closer to $380k!  We still have a lot of ground to make up to get back to the “pre-crash” levels.  But things are improving, with less distress sales and more demand in the overall market.  That should keep property values moving in the right direction (up)!

SOLD (in the Past 12 months):  

Sale Type Ranch Ranch Reserve
Regular sale by individual 17 13
Short sale 0 1
Bank/REO/HUD 5 4
Corporate/Estate/Trust 4 2
Total 26 20

CURRENTLY ACTIVE, PENDING OR UNDER CONTRACT:

Sale Type Ranch Ranch Reserve
Regular Sale by Individual 18 11
Shortsale 1 0
Bank/REO/HUD 2 0
Corporate/Estate/Trust 1 1
Total 22 12

September Sale Activity: The Ranch, Ranch Reserve

Here are the homes that are currently on the market and sold in the month of September, 2012.  Of the 18 homes in this list, 4 are currently under contract, one sold in September, and 13 are still active on the market.

Prop Code Area Address City SqFt List Price Sold Price Listing Office
M1124033-RA NSW 11224 QUIVAS Loop Westminster 3,616 $299,900 MB SESSIONS
M1135186-RA NSW 2394 W 119TH Ave Westminster 2,158 $299,900 KAYLOR AND COMPANY INC
M1130774-RA NSW 11260 RARITAN St Westminster 2,213 $319,900 PUBLIC REALTY COMPANY
M1132457-RA NSW 2734 W 119TH Ave Westminster 2,513 $354,700 ERA HERMAN GROUP
M1092791-RA NSW 2666 W 119TH Ave Westminster 3,126 $399,999 KELLER WILLIAMS PREFERRED RLTY
M1135772-RA NSW 11840 BRYANT Cir Westminster 3,126 $500,000 KELLER WILLIAMS PREFERRED RLTY
M1136086-RA NSW 11615 QUIVAS Way Westminster 2,286 $524,500 COLDWELL BANKER RESIDENTIAL 56
M1129010-RA NSW 2256 COUNTRY CLUB Loop Westminster 3,535 $625,000 COLDWELL BANKER RESIDENTIAL 18
M1091319-RA NSW 1741 W 112TH Ave Westminster 3,218 $650,000 REAL LIVING CO REAL ESTATE
M1125408-RA NSW 11392 QUIVAS Way Westminster 2,628 $653,000 COLDWELL BANKER RESIDENTIAL 56
M1135319-RA NSW 2593 COUNTRY CLUB Ct Westminster 2,904 $695,000 COLDWELL BANKER RESIDENTIAL 56
M1110517-RA NSW 2441 RANCH RESERVE Rdg Westminster 5,367 $1,749,000 COLDWELL BANKER DEVONSHIRE
M1132798-RA NSW 2391 RANCH RESERVE Rdg Westminster 4,322 $2,490,000 FULLER SOTHEBY’S INT’L REALTY
M1133511-RU NSW 11257 QUIVAS Loop Westminster 2,104 $299,990 HIGHLAND REALTY & MANAG INC
M1125456-RU NSW 11402 QUIVAS Way Westminster 2,644 $329,900 KELLER WILLIAMS PREFERRED RLTY
M1101636-RU NSW 2774 W 119TH Ave Westminster 2,439 $379,900 ANDREW GLENN MUELLER
M1119688-RU NSW 2554 COUNTRY CLUB Ct Westminster 3,638 $750,000 RE/MAX ALLIANCE
M1100410-RS NSW 11218 QUIVAS Loop Westminster 2,249 $279,900 $270,000 K. O. REAL ESTATE
Total Properties: 18 Average: 3,004 $644,477
Courtesy of

JOAN BAGWELL A-LIST PROPERTIES

Phone: 720-201-3049
Office: 720-201-3049
Fax: 877-374-3967
Email: JOANBAGWELL@COMCAST.NET
Website: JOANBAGWELL.COM
©1998-2012 Metrolist, Inc. All rights reserved. All information is subject to change and should be independently verified. 10/15/12

Feel free to contact me, if you are interested in learning more about the current market in the Ranch, or have questions regarding your home’s value.

Pricing Your Home in The Ranch

Pricing your home to sell in The Ranch can be challenging.  Unlike some other, more “cookie cutter” neighborhoods, homes in The Ranch can have huge variances in value.  It is not just a question of valuing common differences, such as the number of bedrooms, bathrooms, finished square feet, etc…  In The Ranch, value also depends on which Filing you are in as well as where you are within that Filing.  For example, a home in Filing 2 that backs to 120th Ave might go for 20% less than a home on an interior lot.  That home in the interior lot could go for 20% less than a similar home that backs to the golf course and has mountain views.  That’s up to 40% less for a location near a busy road versus a similar house, in a location that most people would prefer.

The Ranch also contains a mix of custom homes and “builder grade” homes- which could be located across the street from each other, one street over, or across the fairway.  Differences in building quality and upgrades must also be taken into account when pricing your home for sale.  A home on the golf course in Filing 6 may sell for $400k vs a custom home across the fairway in Filing 4, that might sell for $650k or more.  Some of the valuation difference may be the differences in size, but a lot of it will be due to differences in amenities inside the home, landscaping, upgraded finishes,  and character of the street and neighboring homes, etc…

These factors make it a bit more tricky to place a value on the difference between homes- even for professionals like real estate brokers and appraisers. There are studies done every year that give estimates on the resale value different tangible improvements add to your home. That information should weigh into the calculations for home value.  But those calculations are just value on paper- it does not necessarily translate to a buyer willing to pay more for the house.  Accurately pricing a home is as much an “art” as it is a “science”.   I think the best you can do to get a feel for the value of something less tangible about a home (the feel of the neighborhood, how the house feels and smells inside, the general appeal of the decor, etc), is to see as many houses as possible, track how long it takes them to sell, and what they ultimately sell for.   Most homeowners have only limited public sales information online, and usually only see houses on the inside if they know the seller or are lucky enough to catch an open house on the weekend. Not to mention, most homeowners have jobs that make this kind of pursuit impractical.

As a broker living here in The Ranch, I keep up with the market in our neighborhood through automated notifications from the MLS on the sales activity here.  Each time something new comes on the market, has a price change, goes under contract, or gets sold, I get an email notification.  I do “broker previews” of homes for sale in our neighborhood, so that I can stay on top of the changes in the market.  Yes, it takes a lot of time to do that, but that is part of my full-time job.  And it does give me a good sense of how to objectively place a value on a house (including my own, which can be tough to do).

Research shows that when a home goes on the market, the most activity and attention from buyers occurs in the first two weeks.  That’s the time when there is the most competition between buyers for your home.  It’s the time you are most likely to get an offer close to your asking price (assuming your asking price is at or near market value).  After that point, there is a decrease in the sense of urgency among buyers, fewer showings, and more likelihood of getting low offers.  When I am showing houses, buyers always ask how long the house has been on the market.  The longer it’s been on the market, the lower their offer price will be.

So, it is highly adviseable, when you are thinking of selling your house,that you consult a real estate professional and get an understanding of the current market before setting a price for your home.  This is especially true in a neighborhood like The Ranch where sales prices can run anywhere from $200k to well over a million dollars for a single family detached home. That’s a big range!  It will take some serious research and “comparison shopping” by your agent to figure out a much smaller, more accurate, range where your asking price should be.  Getting that number right when your house first goes on the market gives you the best chance of getting the best price for your home.  You don’t want to miss your 2-week window of opportunity with the most motivated buyers!