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Simple Luxury at ParkSide in Longmont

Quick Guide and Featured Virtual Tours Looking for a home? View comprehensive listings and local open houses and virtual tours taking place across the region.

August 21-22, 2020

Real Estate Surges Despite Statewide Economic Pressures

The Night Sky: Colorado’s Darkest Natural Resource

Real estate sales records across Colorado shattered and median home prices hit record highs in July, according to the latest monthly housing data from the Colorado Association of Realtors®

The importance of the night sky in any rural area – and particularly in a place as beautiful as Boulder – is immeasurable.

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REAL ESTATE NEWS COLORADO HOME AND REAL ESTATE

CONTRIBUTING WRITERS

Tom Kalinski Mary Lynn Bruny Sean McIllwain Emma Castleberry Paul F. P. Pogue Duane Duggan Jennifer Bradley Franklin Darren Davidson Rick Jacquemard ADVERTISING CONSULTANTS

Thais Hafer Toni McNeill Mary Romano SPECIAL FEATURES COORDINATOR, EDITOR

Greg Stone At Home is a Marketing Feature published by the Boulder Daily Camera and Longmont Times-Call. ©2020 Prairie Mountain Media.

ADVERTISE To advertise in At Home or to promote your open house visit AtHomeColorado.com/Advertise, call Thais Hafer at 303.473.1456 or Toni McNeill at 303.684.5329.

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At Home welcomes news tips and articles on local real estate and the home including expert advice, upcoming events, Realtor achievements, community involvement and more. Submit information and articles to: gstone@prairiemountainmedia.com SIGN UP FOR OUR E-NEWSLETTER AT ATHOMECOLORADO.COM FACEBOOK.COM/ ATHOMECOLORADO

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AT HOME COLORADO

Real estate surges despite statewide economic pressures

Real estate sales records across Colorado shattered and median home prices hit record highs in July, according to the latest monthly housing

BY TOM data from KALINSKI the Colorado RE/MAX of Boulder Association of Realtors® (CAR).

A record 10,771 single-family homes sold statewide in July, topping the previous month’s sales by 15.7% and year-over-year by 21%. The median home price rose 4.5% over June to $443,925 – which is up 8.6% from a year ago, while inventory is still low with active listings dropping more than 11% compared to June and down 42% compared to last year, reports CAR. More than half of homes sold – 6,500 – were in the seven-county Denver metro area, which include Boulder and Denver. This is up nearly 14% from June to July and more than 20% from July 2019.

The average price of a home in the Denver metro jumped to a recordhigh $601,863 in July, a 7.68% increase from June.

In Boulder County, the strong real estate story continues. While inventory remains tight with 11% fewer listings in July 2020 than last year, prices rose 9.4% year-over-year for single-family homes. Townhomes and condos are holding steady with no price increase compare to July 2019.

The sustained demand, lack of inventory, and low interest rates are driving median prices to record highs while the economy wanes and unemployment rises due to the COVID-19 pandemic.

Every measure of the performance is contrary to what you might expect in the face of serious economic pressures resulting from the pandemic.

In fact, according to the mid-year Colorado Business Economic Outlook (CBEO) report released this month, the state’s economy is poised to lose 128,500 jobs or drop 4.6% by the end of the year.

This is revised from the annual CBEO issued less than a year ago

in December 2019, which initially predicted the state would add 40,100 jobs in 2020.

The impact of unemployment in Colorado varies by area.

In June, Denver-AuroraLakewood reported the highest unemployment in the state at 11%, while the Fort Collins metropolitan statistical area had the lowest unemployment at 9.2%.

Even so, Colorado enters this period of employment decline from a position of having had among the strongest job growth over the past several years. There are silver linings such as Colorado information employment – a jobs engine in Colorado – increased 1% in 2019, and was down 2.4% year-over-year in June 2020, while

national information employment is down 10% year-over-year.

The labor force in the information and professional and business services (PBS) sector is welleducated and adaptable, enabling many employees to quickly transition to working remotely during the pandemic. The PBS sector is the third largest employing sector in Colorado, with 437,300 employees in June 2020, making up 16.8 percent of total employment.

But Colorado real estate, for now, seems unshaken by the prediction of rising unemployment.

See Boulder County statistics published by CAR at car-co.stats. showingtime.com/docs/lmu/x/ BoulderCounty?src=page Read the full CBEO report on employment and the economy at www.colorado.edu/business/ sites/default/files/attached-files/ cbr_2020_issue_3_final.pdf.

Tom Kalinski is the broker/owner of RE/MAX of Boulder, the local residential real estate company he established in 1977. He was inducted into Boulder County’s Business Hall of Fame in 2016 and has a 40-year background in residential and commercial real estate.

For questions, e-mail Tom at tomkalinski33@gmail.com, call 303.441.5620 or visit boulderco.com.

Kearney Realty announces affiliation with Luxe Places International Realty BOULDER – Kearney Realty Co. is excited to announce affiliation with the global network of Luxe Places International Realty. Kearney Realty Co. is the exclusive agency representing Boulder. The platform is a collaboration of boutique luxury agencies in the most affluent cities of the world connected by one global website, LuxePlaces.com.

The longtime Boulder firm was chosen through a rigorous interview process and selected for their local expertise in one of the over fifty worldwide luxury

markets in the network. In addition to a global reach on their collective websites, the worldwide group meets virtually. The result is increased listing exposure worldwide as well as personalized industry relationships around the world. Kearney Realty Co. has been a family owned brokerage based in Boulder for over 30 years. Neil Kearney and the rest of the Kearney Realty agents can be found on the internet at www.KearneyRealty.com and www.NeilKearney.com.

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THE LIGHTER SIDE

Houseguests coming: Finally things will get done

Like most writers, I need a deadline to really get my brain popping and my fingers clicking.

Unfortunately, this doesn’t just apply to my

BY MARY work, but my LYNN BRUNY personal life as well. I’m really good at getting things done, just not the things I should be doing – a constant source of frustration to me.

If I should be working on paperwork, I’ll decide I need to do every scrap of laundry in the house. If I should do laundry, instead I’ll create a spreadsheet of our finances. I am contrary. I think this stems from my mother being a micro-manager most of my life, but it could be I’m just stubborn as a mule by nature.

My husband knows this about me, and uses reverse psychology that I usually fall for: “I’m sure

you don’t want to straighten up your biking stuff in the garage that’s in the way. I’ll do it.” To which I’ll reply indignantly, “Well, of course I’ll do it!” Then he just gives me this false blank look like he didn’t expect this reply, a master of the poker face.

The man has me down pat. God knows he has also figured out not to try to tell me what to do.

This will only result in my giving him the death stare, my ItalianHungarian evil eye.

But there is one factor I can count on to get my sorry self motivated to get things done around the house and yard: visitors. If I want to really clean, organize or complete a few projects, all I need to do is invite people over, such as for a dinner party. This is the only time I’m inspired to straighten up the constantly growing piles of junk in my second story office, what looks like a psychologically damaged rodent’s lair of collected riffraff, a semi-hoarder-

ish nightmare. early ‘80s – and a task that has I know no one who comes been on the to-do list for years. to our house will notice any of I will point out our son and these things (or wander up to his girlfriend could care less my hell hole of an office). Put about the closet or any of the on some tunes, hand someone other projects I’ll do before a tasty drink, fire up the grill they arrive. If we had raccoons and guests could care less if you nesting under the bed they will have sawdust on the floor and be sleeping in, my son would say, cobwebs in the corners. Most “Nice! I’ve always wanted more folks are happy to just get out pets!” And his girlfriend would of their house and interact with add, “Awesome! What are their humans. But for whatever reason, names?” having people over lights a fire But as I’ve said before, why under my behind. Sure I’m not let logic get in the way of a alone in this. good thing? As long as my Due to the pandemic, we have confounding brain is fooled into not had people in our home and thinking it should now inspire it shows. I think soon I’ll be my person to get projects done, eaten or simply absorbed by the I’m happy. Now if you’ll excuse mounds in my office. Thus I am me I’m going to get that closet very happy that our youngest painted before I change my mind son and his girlfriend will soon and find a different mission. The be staying with us for a bit. goddess of motivation is such a (Of course, properly socially fickle muse. distanced.) Suddenly I feel the Mary Lynn Bruny is a Boulder need to paint the disgusting freelance writer. Contact her at looking guest room closet – ml.bruny@comcast.net. something not done since the

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HOME

The night sky: Colorado’s darkest natural resource Since goldseeking pioneers of the late 1850s pulled their wagons into what’s now Settler’s Park, Boulder’s inky night sky has acted as

BY SEAN both a resource MCILLWAIN and an asset MOD Boulder to our area’s quality of life. However, over the years, the brilliance of the night sky has slowly diminished due to unnecessary light and glare from inappropriate lighting. This misdirected and obtrusive overuse of artificial light is known as light pollution.

The importance of the night sky in any rural area – and particularly in a place as beautiful as Boulder – is immeasurable.

With light pollution, not only does wasted light shine skyward and reflect out into the atmosphere, decreasing the ability to see stars and other astronomic elements, but it’s also known to have a negative, disorienting effect on

Boulder’s inky night sky has acted as both a resource and an asset to our area’s quality of life. (Photo: Shutterstock).

wildlife, and can reduce visibility of the mountains.

Additionally, minimizing light pollution saves energy resources and reduces energy costs. In the United States alone, it’s estimated that at least $1.5 billion is wasted annually on the electricity for outdoor lighting that’s emitted toward the sky. For comparison, the production of this amount of electricity is equivalent to burning six million tons of coal. (I’ll give you a minute to let that sink in.)

To tackle these concerns, Boulder initiated an Outdoor Lighting Ordinance, which went into effect in November 2018.

Guidelines differ by property type, but essentially, bulbs can’t be brighter than 900 lumens, which translates to 60 watts for incandescent bulbs and 15 watts for LED. They also need to be under 3,000 Kelvins, a measure of where the light falls on the color spectrum – the yellower the light, the better. Fixtures should direct light toward the ground or diffuse it, so you can’t see the bulb directly.

But dark skies weren’t always the precious commodity that they are today. It wasn’t until 1886 that Boulder’s streets were illuminated by anything other than lanterns. Until that time, it was necessary for those moving around at night to carry a lantern with them to avoid falling into potholes or irrigation ditches.

In 1890, city council accepted a proposal from the Electric Light Company to put in 20 lights for $10 per month, to be used all night, bringing Boulder’s grand

total of electric lights to 27. The new lights were installed at intersections on Valley Road (now Arapahoe), Water Street (now Canyon), Walnut Street, Pearl Street, Spruce Street, Pine Street, Hill (now Mapleton), and Bluff.

Over the decades, as Boulder grew and its light shined even brighter (pun intended), the dark skies took second stage to the glow of growth, leading to some recent thoughtful intervention to take back the night.

To celebrate our dark skies as a protected natural resource, Gov. Jared Polis proclaimed June 2019 as Colorado’s first-ever Dark Sky Month. The month is dedicated to drawing awareness to the importance of clear night skies, as well as the negative environmental, economic, and cultural impacts of light pollution. The saying, “we’ll leave the light on for you”? It may just become a thing of the past.

Sean is the founding broker of Mod Boulder Real Estate and the principal pedaler at Club Mod Cycling.

Call 720.252.6051, e-mail sean@modboulder.com or visit modboulder.com.

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AT HOME COLORADO

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Thinking of Moving?

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PRICE UPDATE - NEW BUILD ON .95 ACRE 7585 Eggelston Dr BOULDER $1,925,000, 4 Beds, 4 Baths, 2984 SqFt

CONTEMPORARY MOUNTAIN ELEGANCE 184 Crown Dr BRECKENRIDGE $1,575,000, 6 Beds, 4 Baths, 5000 SqFt

IMMACULATE, UPDATED SPACIOUS LIVING 2205 Parkview Dr LONGMONT $879,900, 5 Beds, 5 Baths, 4151 SqFt

GREAT VIEWS & PLENTY OF ROOM 2606 County Road 12 ERIE $875,000, 3 Beds, 3 Baths, 2348 SqFt Tom Pringle 303-921-2668

RAINBOW RIDGE GOURMET KITCHEN 2125 Jade Way LONGMONT $859,900, 5 Beds, 4 Baths, 4368 SqFt

SPACIOUS & OPEN MAIN FLOOR LIVING 2838 S Fig St LAKEWOOD $800,000, 6 Beds, 3 Baths, 3763 SqFt

LUXURY RANCH ON 1.16 ACRE 5612 Silver Bluff Ct PARKER $775,000, 4 Beds, 4 Baths, 5007 SqFt

LOCATED IN THE NEW DELO COMMUNITY 1004 Maria Ln LOUISVILLE $730,000, 4 Beds, 4 Baths, 2313 SqFt

AMAZING VALUE 2407 Water Cress Ct LONGMONT $559,900, 5 Beds, 4 Baths, 3251 SqFt

NEW PRICE - BEAUTIFUL ERIE COMMONS LIVING 540 Gallegos Cir ERIE $559,000, 5 Beds, 4 Baths, 3812 SqFt

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UPDATED CALIFORNIA RANCH 725 37th St BOULDER $629,900, 3 Beds, 2 Baths, 1340 SqFt Carl Worthington 303-809-6863

TRUE INDOOR-OUTDOOR LIVING 335 Nebraska Ave BERTHOUD $650,000, 5 Beds, 4 Baths, 5100 SqFt

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BRIGHT & SUNNY TOWNHOME 4652 Dapple Ln 2 BOULDER $519,900, 2 Beds, 3 Baths, 1860 SqFt Tom Kahn 303-579-4678

BEAUTIFUL RANCH STYLE 2322 Winding Dr LONGMONT $489,000, 3 Beds, 2 Baths, 3942 SqFt Liz Williams 720-926-6806

MOVE-IN-READY IN BIG SPRINGS 49 Barker Rd NEDERLAND $469,000, 2 Beds, 2 Baths, 1378 SqFt

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COVERPROFILE

Simple Luxury at ParkSide in Longmont

Just twelve single-family homes are still available in the development, both to be built and move-in ready. (Photos Top and Right: VHT Studios/Flatirons Homes).

By Emma Castleberry, At Home Colorado Flatirons Homes is a local builder and the owners have more than 35 years of experience in the Colorado community. In 1986, after years of construction experience throughout the country, founders Bill and Jeff Eckert landed in Colorado when they realized that Boulder County is, without a doubt, one of the most idyllic places in the country. The pair founded Flatirons Homes, which has become one of the most trusted local builders in the state after years of building carefully considered, beautiful communities homes. The Eckerts’ decades of experience have earned them a reputation as a green builder with expertise in customhome development. Flatirons Homes offers the ultimate balance: affordable houses built with great attention to detail.

Flatirons Homes is committed to building intentional communities that enhance a trusting relationship between builder and homeowner— and nowhere is that relationship more obvious 6

AT HOME COLORADO

than at ParkSide, a spacious Longmont community with 93 townhome-style condominiums and 36 single-family homes. Just twelve single-family homes are still available in the development, both to be built and move-in ready.

The perks at ParkSide All ParkSide residents benefit from the high-quality, energyefficient construction of a Flatirons Home – sustainability has always been a core principle for the company. The same features that are good for the planet are also great for the homeowners’ wallet: low-flush toilets, blown cellulose insulation, fiber cement lap siding, highefficiency windows and a highly-rated furnace make for a comfortable, climate-controlled home and a smaller utility bill.

Of course, the community’s namesake five-acre park is a major highlight of ParkSide

living. “The park is something everyone raves about and something you see people enjoying on a daily basis,” says Cauley Kim, sales manager for Flatirons Homes.

The park’s paved walking path loops around the green space, providing a level and smooth trail for running, walking and biking for all ages. With its landscaped beauty and unbeatable views of Longs Peak, the park provides a central, open space that serves as both a personal playground and an opportunity DAILY CAMERA / TIMES-CALL

“ParkSide has become a wonderful community with wonderful relationship-building between neighbors.” to connect with your fellow ParkSide residents.

“People have picnics, fly kites, play soccer, build snowmen, read books, and do yoga in the park,” says Kim. “ParkSide has become a wonderful community with wonderful relationship-building between neighbors.”

Residents don’t have to venture far for a little more trail action: the St. Vrain trail system can be accessed easily from the neighborhood.

Family fun can be found just a block away at the Longmont Recreation Center and Longmont Museum and Cultural Center, and shopping has never been more convenient with The Village at the Peaks mall, Hover Road’s big box stores, Lucky’s Market and Whole Foods, plus restaurants and parks in Prospect New Town just a short drive away. Commuters will appreciate ParkSide’s RTD stops located inside the neighborhood and the short, 20-minute travel time to Boulder, Lafayette and Louisville.

There’s also great access to E-470 and DIA. The simple life or something extra The single-family homes at ParkSide are well suited for almost anyone, from young families to retirees. The vast array of options for home customization means that you can find – or build – a perfectly-sized home for you and yours.

Whether your idea of home is a smaller, low-maintenance lot for stress-free living, or a larger, premium lot that backs up to city open space, there are some standard across-the-board perks available in all of the homes still available at ParkSide. These include impressive interior design elements like nine-foot ceilings, walkin closets, 42-inch cabinetry, GE appliances, Delta plumbing fixtures and granite counters.

On the outside, ParkSide homes stand out with metal roof accents, painted beam detailing, and beautifully coordinated exterior colors.

The ranch and two-story plans at ParkSide can be laid out as a two-, three- or four-bedroom home. All of these plans feature a basement which can be finished or unfinished, as well as HOA-maintained walkways throughout the community that provide easy access to the park.

It’s all the space you’d ever need with none of the maintenance hassle.

Standard interiors add a special touch of luxury to the homes in ParkSide. All buyers can count on a stainless steel dishwasher, range, and microwave, as well a kitchen islands or peninsulas that provide ample counter space, and covered porches for maximized outdoor living. At 1328 Johnston Court, the fourbedroom home offers single level living with a August 21-22, 2020

All premium homes come with other special touches, such as designer interior paint colors, extra-wide baseboards, five-panel Shaker-style doors, and granite counters with under-mounted sinks. (Photos: Timothy Seibert).

master suite with full bath, an office or guest room, guest bath and laundry room all on the main floor. The finished basement offers two additional bedrooms, a full bath and a recreation room.

The premium ParkSide lots back up against city open space and are oriented East-West for unobstructed sunrise views. Step outside your door and take in Colorado in all its glory – every day, every season. All premium homes come with additional features to enhance the indoor space, such as designer interior paint colors, extra-wide baseboards, Shaker-style

doors and undermounted sinks.

One example of an open space-adjacent lot at ParkSide is 1302 South Oak Court, which features a 4-bedroom, 2.5-bath home with an open-concept main floor and gas fireplace, a large master suite with five piece bath and a daylight basement offering an additional 760 square feet for future growth.

The nature-centric ParkSide Longmont lifestyle can still be yours. Homes currently available at ParkSide start in the mid $400s and top out in the high $500s. For more information, visit flatironshomes.com.

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ASK ANGIE'S LIST

What do I need to know about built-in bookshelves?

Built-in bookshelves can add efficient use of space and a great aesthetic. Plan carefully to make the best use of the project. (Photo: Dreamstime/TNS).

By Paul F. P. Pogue Angie's List Built-ins are essentially pieces of furniture or storage spaces that are permanent parts of the home –

such as a bench seat nestled below a window or a set of bookcases flanking a fireplace. Built-ins are attached to or recessed inside the surrounding walls and are typically unable to be relocated without dismantling them. Builtin bookshelves and cabinets are sleek, effective solutions when you need to minimize space clutter.

However, you can't take them with you if you move, so keep that in mind when making your decisions.

The cost of built-ins can be as little as $500 to as much as $7,350. It all depends on how personalized you want them to be.

Labor typically runs $30 to $130 per hour. If you choose to install built-in shelving yourself, the cost can range anywhere between $200 and $500, depending on the material, size and type of shelves.

Built-in materials Built-in bookshelves can be made out of a variety of materials, such as veneer plywood, birch or Douglas fir. The cost of each will vary greatly, but keep in mind their elasticity when planning your

project. You'll want to choose a material that can withstand the weight of your objects without sagging or cracking.

The cost of built-in shelves will also depend on the type and size of shelving you will need. These shelves offer highly flexible design options, ranging from postmodern minimalist offices to traditional libraries. Some common types are closed door cabinets for an office, entertainment center shelving, dining room cabinets with open and closed sections for dinnerware and decor, and bookcases in a living room or bedroom.

The typical height for built-in shelves is 8 to 10 feet. Shelving that is taller than 10 feet will require more time and resources to install and will cost more.

Extra features and accessories, such as doors, drawers, or accent carpentry or paint, will also add to the price.

You can usually count on builtin shelves to have a good return on investment. They add both practicality and beauty to your home, and most buyers like extra storage space.

Installing built-ins Keep in mind it's best not to build the shelving yourself because it could collapse under the weight of objects that are too heavy. You can either hire a carpenter to build custom shelves, or you can purchase pre-made units from your local home improvement store. These typically run between $25 and $150. Custom shelving can cost a few hundred dollars for materials alone.

Both pre-made and custom units can be installed by a professional.

When deciding whom to hire, pay attention to their experience and contracts. Make sure the contract includes materials, payment schedule, start and finish dates and how the work will be done so that there are no surprises along the way. Also, consider hiring an interior designer to help guide you through the best possible options for your unique space.

Paul F. P. Pogue is a reporter for Angie's List, a trusted provider of local consumer reviews and an online marketplace of services from top-rated providers.

Visit AngiesList.com.

LONGMONT ASSOCIATION OF REALTORS

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A Superior Community Steps from downtown!

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9

19 Years

of Boulder County Gold Awards!

38 Dartmouth Circle Longmont 1921 Panorama Circle Longmont 4707 Lucca Drive Longmont Open Sat 10am-1pm $450,000 New Listing! $2,500,000 Under Contract $515,000 Immaculately cared for home in SW Longmont.

Spacious Ranch in Longmont Estates.

Mid Century Modern in Old Town Longmont. www.4707.wkre.com www.38.wkre.com www.1921.wkre.com Matt Ladwig: 303-809-0259 Laura Chittick & Jeremiah Daly: 303-332-4118 Chris Haught: 303-947-4074

335 Peerless Street Louisville 1601 S. Elbert Court New Listing! $600,000 Under Contract On a quiet cul-de-sac close to Old Town!

Rare opportunity in Rock Creek! www.335.wkre.com www.1601.wkre.com Ardee Imerman: 303-946-5458 Barry Remington: 720-373-9297

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813 Tempted Ways Drive Longmont 4 Bed, 4 Bath $795,000 Stunning 4 bd/4 ba in Prospect w/mtn views. www.813.wkre.com Portia Husted: 303-868-3558

12027 Saint Vrain Road Longmont 7289 Coyote Trail Longmont 601 Bonnell Avenue Erie 3 Bed, 1 Bath $1,200,000 5 Bed, 5 Bath $1,650,000 Commercial $1,800,000 Great potential on east side of Longmont.

Quiet Horse Property at 75th and Nelson!!

Approximately 4.2 acres. Lease back potential. www.12027.wkre.com www.7289.wkre.com www.601.wkre.com Jim Green: 303-775-2553 Dennis & Jann Culver: 303-618-3366 Eric Rutherford: 303-541-1908

BOULDER OFFICE: 303.443.2240 LONGMONT OFFICE: 303.776.3344 wkre.com 10

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REAL ESTATE

Analyzing residential real estate investments Last week we discussed investing in real estate during the coronavirus pandemic. Even with all the uncertainty in our life today, through good

BY DUANE times and bad, DUGGAN there are some Realtor and Author things that RE/MAX of Boulder remain constant – that is the way you analyze real estate investment properties.

There are several rules of thumb that help you compare different investment properties. The perfect comparison would account for all factors involved in a real estate investment: rent amounts, purchase price, initial investment, appreciation, depreciation, expenses, loan amount, holding period, time value of money, exact future sales price, and tax liability upon sale. None of the following methods are “perfect” comparisons. They all have their advantages and disadvantages.

Gross Rent Multiplier (GRM) The most commonly used rule of thumb is called the gross rent multiplier. It simply compares the price of the property to the annual gross rent. Part of the reason it is so popular as an investment measure is that on each listing sheet in the local area Multiple Listing Service (MLS) for income property, a GRM is calculated by the MLS system and shown on the listing sheet. In general, the lower the GRM, the better the value and rate of return on the dollar invested. Its drawback is that it only considers rent and price out of all of the factors listed above.

Capitalization Rate (Cap Rate) This is popular because it is also

easy to compute. It is arrived at by dividing the Net Operating Income (NOI) by the price. It is also indicated on the MLS sheet for each property. In theory, it is a better measure than the GRM because it takes into account the Net Operating Income (rent less the expenses of the property). The problem is that the expenses of the property are rarely reflected accurately in the MLS and are often inaccurate even when they come directly from the owner. If the expenses are in error, and the MLS system calculates the cap rate, you have garbage in, garbage out. Therefore, for this rule of thumb to have the most meaning to an individual investor, it is best to try to figure out as closely as possible what the expenses are for each property and add realistic estimates for total expenses for each property analyzed. Its other drawback is that it only considers rent, expenses, and price, out of all the factors listed above.

Cash on Cash Cash on Cash is one of the easiest factors to compare directly with a more liquid investment. Simply

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take the annual cash flow after expenses but before taxes and divide it by the initial investment.

The result is a percent return, which you can compare to the investment where the cash is sitting prior to investing in real estate. The drawback is that it only considers rent, expenses, and initial investment, out of all the factors listed above.

Debt Coverage Ratio When applying for a loan on a multi-unit or 5+ unit, most lenders will consider a ratio called the debt coverage ratio. This ratio compares Net Operating Income (NOI) to the principal and interest payment. Lenders will typically want to see a ratio of 1:1.2.

Another way to look at it is that the NOI must be 120% of the monthly principal and interest payment. Lenders will be using their own formula for computing NOI. Sometimes the biggest variable will be an estimate for expenses and vacancy allowances.

Internal Rate of Return (IRR) Probably the best comparison

of all used by the most serious investors is the Internal Rate of Return (IRR). In general, the IRR is probably used the least because it is the hardest to calculate. This comparison considers many more of the factors listed above, but its accuracy is limited by the accuracy of expense information available, correct mortgage figures, accuracy of prediction of future cash flows (rents and future sales price), accuracy of predicted investor tax bracket at time of sale, etc. Even though the theory behind the IRR is great, it is still just a guess on how the property might perform in the future. The best example of how inaccurate it might be is the appreciation factor. Let’s say in your analysis of past data, the appreciation rate has been 8% a year. Just after purchasing it, the real estate market slows, and the appreciation rate is actually 4% per year over the ownership period. The difference between those two numbers significantly affects the IRR. Using IRR does, however, provide a great opportunity to enter “real numbers” into the formula after the property has been owned for five years, sold, and the taxes paid.

Using those “real numbers,” you can truly compare a real estate investment to other investments that competed for the investment dollars five years ago.

Your professional Realtor® can help decide which investment property is right for you.

Duane Duggan has been a Realtor for RE/MAX of Boulder since 1982. Living the life of a Realtor and being immersed in real estate led to the inception of his book, Realtor for Life. For questions, e-mail DuaneDuggan@ boulderco.com, call 303.441.5611 or visit boulderco.com.

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11

REAL ESTATE

Should you buy a foreclosed home? Here's what to know

By Jennifer Bradley Franklin Bankrate.com

Cons • Cash required • Hidden issues, such as liens • Sold as-is, often sight unseen

Most people love a bargain – and in the real estate world, great deals can sometimes be found in the form of a foreclosed home.

Proponents of buying foreclosed homes love the reduced prices, but inexperienced buyers may find the risks outweigh the rewards.

What is a foreclosed home?

A foreclosed home is a property that has undergone the foreclosure process, which was initiated because the borrower defaulted, or failed to make payments, on the mortgage, and did not take alternative steps such as a deed in lieu of foreclosure or loan modification.

It's "a home that has been taken from an owner by a financial institution typically due to non-payment on a mortgage," explains agent and broker Cristyle Egitto of A Perfect Location LLC Real Estate, based in Palm Beach, Fla. Once the bank or lender takes possession of the property, it

Foreclosed home. (Photo: Dreamstime/TNS).

typically wants to unload it as quickly as possible, and often that can mean a significant discount for the next buyer. To recoup its investment, the lender will send the foreclosed home to auction, where it may be purchased by a buyer or investor.

However, "if the bank does not hit their reserve or target auction price, they will keep the property," Egitto says. At that point, the home is "considered an

REO or real estate owned." REO properties are also sometimes referred to as "bank owned."

"REO properties are then sold through a real estate agent, online auction platforms and other routes," Egitto says.

Pros • Competition less stiff • Discounted prices • Flipping opportunities

Advantages of buying a foreclosed home If you're looking to save money when purchasing or investing in a property, a foreclosed home can be one way to score a deal _ but only if you're prepared to make an all-cash offer. If you have enough to pay for the home outright (rather than financing through a mortgage), you could purchase a property in an online or in-person auction for a steal.

"Foreclosed properties often go for below market value as the bank is usually just trying to cover the outstanding mortgage and fees due," Egitto says. "Foreclosures are great for investors, especially with cash on hand. Often they need work, which is perfect for flippers, and there can be a major upside on the resale."

CONTINUED –

See Foreclosed Home, Page 22

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August 21-22, 2020

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13

GARDEN

Award for demonstration garden is a bright spot during tough times

CSU Extension Boulder County Demonstration Garden at Boulder County Fairgrounds in Longmont. (Photos courtesy: Deryn Davidson, CSU Extension).

By all accounts, these are trying times. So last week when the CSU Extension Boulder County Demonstration Garden received a Plant Select ™ Showcase Garden BY DERYN Award, it felt DAVIDSON extra sweet. The Colorado State Plant Select™ University Extension Boulder County program is a collaboration between Colorado State University, Denver Botanic Gardens and professional horticulturists. Their the Boulder County Fairgrounds goal is to “create smart plant in Longmont is one of several choices for a new American such gardens across the state.

Landscape inspired by the Rocky You can glean a good amount of Mountain Region”. The plants are information from plant tags and trialed and chosen based on eight online research, but it is helpful attributes: flourishing with less to see with your own eyes how water, habitat friendly, tough and plants perform after establishment, resilient in challenging climates, one of a kind/unique, resist disease or to see plant combinations growing side by side. Many and insects, long lasting beauty, demonstration gardens are in and non-invasive. These are all public areas and therefore always important qualities in plants that open to visitors. They can provide we invite into our spaces. inspiration, a moment of outdoor Our demonstration garden at 14

AT HOME COLORADO

respite during a busy day or a change of scenery when you want to get some fresh air.

Our demonstration areas include a Colorado native plant garden and the, now award winning (excuse me for tooting our own horn), Plant Select ™ garden which features perennial beds, a rock garden and sidewalk pockets (like the tough, unirrigated strip of ground you might have in front of your house between the sidewalk and the curb). These spaces are a mix of Plant Select™ plants and others found in garden centers and nurseries.

Our gardens do not have irrigation systems but do receive supplemental water periodically during hot, dry spells. We regularly have loads of honeybees,

native bees, butterflies and we even get hummingbirds visiting throughout the summer. Some of the Plant Select™ species featured in our gardens that are both water thrifty and attract pollinators are Wild Thing sage (Salvia greggii) and chocolate daisy (Berlandiera lyrata). Wild Thing is a woody perennial with bright pink flowers.

It can be a little tender during harsh winters, but with an extra layer of mulch, ours have been going strong even in tough, clay soil. The chocolate daisy is so called because when the sun warms the yellow blooms, they truly smell like a milk chocolate bar! This cheery plant is tough as nails, needs very little water once established and blooms all summer. Other showstoppers include grasses that provide beautiful fall and winter interest once the flowers are done. Among these are UNDAUNTED® Ruby muhly. A bunch grass that grows 20-inches tall and 24-inches wide.

In the autumn it has brilliant tiny red flowers (yes, grasses bloom!) that en masse look like delicate pink-red clouds. Standing Ovation little bluestem is another grass that is stunning in fall and winter.

During the growing season it has upright, spiky blue-green leaves that transition to shades of red, orange and deep purple in the fall.

We leave it standing all winter and seeing those warm colors kissed with frost and surrounded by snow can be stunning.

We are honored to have our gardens recognized and would love for you to stop by and visit them (9595 Nelson Road in Longmont). Offices are still closed due to pandemic and employees are working remotely. You can also visit www.plantselect.org for more information on Plant Select™ plants, get design ideas and find other demonstration gardens in your area.

Deryn Davidson is an Extension Agent – Horticulture at Colorado State University Extension Boulder County. For more information contact CSU Extension at the Boulder County Fairgrounds, 9595 Nelson Road, Box B, Longmont, 303.678.6386, e-mail ddavidson@bouldercounty.org or visit boulder.extension.colostate.edu.

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Access to wraparound deck from main lvl bdrms & living area. Finished W/O garden level bsmt w/family & rec rms, 2 bdrms, full bath. Beautifully landscaped. Oversized 3 car + 952 SF insulated & plumbed shop. Horses welcome!

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DAILY CAMERA / TIMES-CALL

For those ready for what’s next

1260 TWIN SISTERS ROAD, ROAD NEDERLAND, NEDERLAND COLORADO | $2 $2,599,000 599 000 Exquisite 67 acre property between Booulder & Nederland. Natural stone, ancient pines, 100+ year old barn & an exceptional e log frame 10,000 sf home.

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Member of the Exclusive

© MMXX Sotheby’s International Realty Affiliates LLC. All Rights Reserved. Sotheby’s International Realty Affiliates LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each Office is Independently Owned and Operated. Sotheby’s International Realty and the Sotheby’s International Realty logo are registered (or unregistered) service marks licensed to Sotheby’s International Realty Affiliates LLC.

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ASK THE EXPERT

Additional inspections

Finding a home.

Calling it home.

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After signing a contract to purchase a home one of the first and most important things that happens is

BY RICK the home JACQUEMARD inspection.

Depending Flatirons Home Inspections on the size of the home a standard home inspection will cost between $300 and $700. There may also be other things to consider that could be specific to your home and could be an additional expense.

Your inspector and/or real estate professional can make suggestions as to which might be useful in your case. These additional inspections include but are not limited to: Radon testing is performed on most homes that have contact with the ground, be it a basement, crawl space or slab on ground.

The test equipment will have to be in place for a least 48 hours. In most cases your home inspector can do the test. Radon is a radioactive, colorless, odorless, tasteless gas and is the second leading cause of lung cancer after cigarette smoking.

A sewer line scope to determine if the main sewer line is damaged or obstructed. These scopes can usually be done at the same time as the general inspection but buy a separate contractor. A sewer scope is a video inspection of the sewer line leading from the house at or near the foundation and connecting to the publicly owned sewer line or septic tank.

Heating and air-conditioning systems and roofs are typically covered in a general home inspection. However, if your inspector suspects there are problems or if the systems are older, they may suggest an evaluation by a system specific professional.

If you are purchasing and older home and plan on doing renovations, you may want to have some things tested for asbestos. Homes built between 1930 and 1950 may have insulation or vinyl flooring that contains asbestos as well as those with ceiling texture done prior to 1978. In basements, you might

find boiler pipes wrapped in asbestos insulation.

Asbestos in a home is not hazardous if it is not disturbed.

Homes built in the 1960’s or early 1970’s may have aluminum wiring that may need evaluation by an electrician. Although properly maintained aluminum wiring is acceptable, aluminum will generally become defective faster than copper due to qualities in the metal.

The presence of lead is another test performed on older homes. If you are planning on performing renovations, repair or painting projects that disturb the paint in homes built before 1978 it is recommended to have the paint tested for lead. Some supply water pipes in homes built before the 1930s were made of lead, especially the main water supply pipe. If the home was built prior to then a water quality test would be prudent.

Surface sampling for mold may be useful to determine if an area suspected of having mold has been adequately cleaned or remediated. However, since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a home’s compliance with federal mold standards.

Buyers considering a home that is not on a municipal water and/or sewer system may want to have these systems inspected by a professional in the field as well. Many counties in Colorado require well water quality testing and septic system inspections prior to title transfer.

A few other “add-on” items that may be considered are, photovoltaic and thermal solar systems, swimming pools, hot tubs, additional out buildings, and methamphetamine lab testing. Ultimately, spending a few hundred dollars before committing to your home purchase is a small price to pay to know all its systems are in good working order. Consult your realtor to determine which, if any of these additional inspections would be advisable.

For more information, contact Rick Jacquemard, at 720.280.3544, e-mail rick@flatironshi.com or visit flatironshi.com.

DAILY CAMERA / TIMES-CALL

QUICK GUIDE

OPEN HOUSES // VIRTUAL TOURS LIST YOUR OPEN HOUSE OR VIRTUAL TOUR: Berthoud 1441 Shelby Drive $1,075,000 Saturday 12:00 PM-3:00 PM John Simmons C3 Real Estate Solutions (970) 481-1250 524 Nesting Eagles Way $1,195,000 Saturday & Sunday 1:00 PM-5:00 PM Chris Pollock Sunlight Builders, LLC (970) 215-1742

Boulder 2880 Sundown Lane 202 $359,000 https://is.gd/Uvwe8o Alana Childre RE/MAX of Boulder (720) 560-9690 1310 Rosewood Avenue 5A $419,000 Sunday 12:00 PM-2:00 PM Jon Hatch RE/MAX of Boulder (303) 513-2834 4652 Dapple Ln 2 $519,900 Sunday 1:00 PM-3:00 PM Tom Kahn RE/MAX Alliance On Walnut (303) 579-4678 1545 48th Street $525,000 Saturday & Sunday 11:00 AM-1:00 PM Sara M Oclassen 8Z Real Estate (303) 818-1998 4818 MacIntosh Place $675,000 https://is.gd/4t4z7Z Irene Shaffer RE/MAX of Boulder (303) 717-4803 928 Grandview Avenue $715,000 Sunday 1:00 PM-3:00 PM Dale Pearson RE/MAX of Boulder (303) 818-5640 1140 Portland Place 207 $799,700 https://is.gd/YOppFU Clove Berger RE/MAX of Boulder (303) 748-3381

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7433 Park Circle $868,900 https://is.gd/vONlaN Bob Grotluschen RE/MAX of Boulder (303) 441-5645

2606 County Road 12 $875,000 Saturday 12:00 PM-3:00 PM Tom Pringle RE/MAX Alliance (303) 921-2668

Louisville

7662 Fairview Rd $939,000 Sunday 12:00 PM-3:00 PM Brooke Weathers Coldwell Banker Residential Brokerage (303) 898-6564

Greeley

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5695 Cascade Place $1,195,000 Sunday 11:00 AM-1:00 PM Ann Cooper RE/MAX of Boulder (303) 517-0447 4009 Nevis Street $1,796,000 https://is.gd/ZNJTiF Dale Pearson RE/MAX of Boulder (303) 818-5640 2132 Bluebell Avenue $1,895,700 https://is.gd/yEnj2b Jon Hatch RE/MAX of Boulder (303) 513-2834 2407 Briarwood Drive $1,925,000 https://is.gd/xvXtFx Kathy Jillson RE/MAX Elevate (720) 352-4663 57 Acorn Lane $1,995,000 https://is.gd/q6Neag Eric and Alex Jacobson RE/MAX of Boulder (303) 523-8207

8130 River Run Dr. $425,000 Saturday 11:00 AM-12:30 PM Shannon Blesener Sears Real Estate (970) 405-5964 5713 W 5th Street $445,000 Sunday 12:00 PM-1:30 PM Keri Andre Sears Real Estate (970) 301-1041 3522 W Wagon Trail Pl $629,900 Sunday 12:30 PM-2:00 PM Steve Baker Sears Real Estate (970) 302-0879 7204 Vallevue Dr $698,000 Saturday 11:00 AM-12:30 PM Cathy Cowles Sears Real Estate (970) 302-6623

2934 Shoshone Trail $705,000 Sunday 1:30 PM-3:30 PM Digger Braymiller RE/MAX of Boulder (720) 234-6390

Broomfield

Longmont

2960 High Prairie Way $2,350,000 https://is.gd/QqVsJo Kelly Majure RE/MAX Elevate (303) 709-8613

960 11th Ave $443,000 Saturday 12:00 PM-3:00 PM Laurell Richey RE/MAX Alliance (303) 881-4525

Erie 1425 Blue Sky Circle 15-208 $315,000 https://is.gd/lTnPi7 Melanie Miller RE/MAX Elevate (303) 521-6501

3401 Arapahoe Avenue #307 $849,900 Saturday 11:00 AM-3:00 PM Ryan McIntosh LIV Sotheby’s International Realty (720) 495-4563

101 Pebble Brook Ct. $838,000 Saturday & Sunday 12:00 PM-2:00 PM Kimberly Brown 8Z Real Estate (303) 875-1596

$229,500 https://is.gd/VdyllW Elizabeth Ryterski (720) 300-5680 2245 E. Hecla Drive A $639,000 https://is.gd/tESEEh Denise Maslanka RE/MAX of Boulder (303) 441-5676

Loveland 464 Crestone Court $514,000 Saturday 12:00 PM-3:00 PM John Simmons C3 Real Estate Solutions (970) 481-1250 464 Crestone Court $514,000 Sunday 1:00 PM-4:00 PM John Simmons C3 Real Estate Solutions (970) 481-1250 610 West 5th Street $675,000 Sunday 1:00 PM-4:00 PM

By Owner (970) 667-1314

Lafayette

745 Highland Ave $3,495,000 https://is.gd/dzK4fi Candace Loving Colorado Landmark (303) 332-4563

3701 Arapahoe Avenue 220 $835,000 https://is.gd/OdvyHr Clove Berger RE/MAX of Boulder (303) 748-3381

August 21-22, 2020

1536 33rd Ave $320,000 Saturday 12:00 PM-2:00 PM Brad Inhulsen Sears Real Estate (970) 584-4144

1611 Garfield Avenue 1

Niwot 8432 Brittany Place $1,460,000 https://is.gd/jngSUn Clove Berger RE/MAX of Boulder

38 Dartmouth Circle $450,000 Saturday 10:00 AM-1:00 PM Laura Chittick WK Real Estate (303) 332-4118

(303) 748-3381

Superior 501 & 505 Canary Lane Starting at $895,000 Wednesday - Friday 12:00 PM-6:00 PM Eric Stjernholm Trelora Real Estate (720) 572-1397

Windsor 2284 Stonefish Dr.

2408 Summerlin Drive From $1.2M Saturday & Sunday 12:00 PM-4:00 PM Brian Terry Bosch Real Estate Group (303) 845-0949

$415,000 Sunday 11:00 AM-1:00 PM Henley Paradis Sears Real Estate (970) 590-7671

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Sara Oclassen 303-818-1998 • saraoclassen@8z.com 20

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Foreclosed home (continued) "There is less competition competitive and overpay for a because all purchases require cash, property just to win the deal," which limits the potential buyer notes Sperber. pool," adds Cody Sperber, coAccording to Egitto, founder of 100 Million Academy, "foreclosures can also have where he teaches real estate unknown fees associated with investment strategies. them, like back HOA dues and "The biggest advantage is the other liens, that stay with the potential of getting a discounted property and aren't forgiven property (that you maybe couldn't through the foreclosure process." have afforded if it was all fixed up In addition, "these are cashand sold retail) for a ridiculously only purchases with very limited good price," says Sperber. information," says Sperber. "In Disadvantages of buying a some cases, it's difficult or even foreclosed home impossible to see the inside of a If you're set on buying or property before the auction takes investing in a foreclosed home, place." there are some drawbacks to keep Overall, "if you are new to in mind. investing or real estate, then it's For one, foreclosures are probably not the best way to generally sold as-is, with little break into the business, unless to no inspection time, and many you love to learn through failure," have been neglected. This can says Sperber. come into play if you're planning to flip the home.

Bottom line "If the property is in disrepair, If you've weighed the pros and no conventional lenders would cons and are ready to buy a be willing to lend on the property foreclosed home, it's important to until repairs are made," says first assess your level of risk.

Sperber.

"The main factor I look at is the Competition at a foreclosure risk (buyers) are willing and able auction can also be high, to take," Egitto says. "I would which can be risky if you "get not recommend foreclosures for

novice buyers."

Remember that to bid in a foreclosure auction, you need to have enough cash lined up ahead of time. It's also smart to partner with an attorney or other experienced adviser to help you evaluate the property.

"I would recommend working with a real estate attorney who can assist with title searches to identify potential risks, expenses, etc.," Egitto says.

Even though it isn't required, Sperber recommends finding a good real estate agent, as well. An agent who knows how investors think will "understand the numbers and can quickly tell you whether it's a deal or a dud," he says, adding that it's also important to work with an agent who has good connections with local vendors and contractors, and who is an expert negotiator.

Regardless of how you approach the foreclosure marketplace, it's wise to have a game plan and work with an expert so that your "great deal" doesn't ultimately turn sour.

Visit Bankrate online at www.bankrate.com.

WHY SHOULD I USE A REALTOR ? ®

Market Expertise REALTORS® use the most up-to-date, accurate, and detailed sales data to determine market value and pricing strategy. For more real estate tips visit AtHomeColorado.com.

4695 Osage Dr, Boulder, CO | $1,050,000 3 Bed 2 Bath 3,262 SF

Catherine Burgess 303.506.5669 catherine@burgessgrouprealty.com Compass is a licensed real estate broker in Colorado and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only.

Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed. Nothing herein shall be construed as legal, accounting or other professional advice outside the realm of real estate brokerage.

RENTAL SPOTLIGHT Your Guide to Rental Communities in Boulder, Broomfield, Larimer and Weld Counties

AtHomeColorado.com/Rentals Complex Name The View on 26th

Address

Type

Rent

$1,943 1853 26th Street Apartments per month Boulder, CO 80302

Bed/Bath 2 Bed, 2 Bath

Description Choosing to live in apartments in Boulder means opting for beautiful scenery, a vibrant social scene and a quick commute to both the mountains and the city. The View on 26th offers you all that and more. Join friends by the pool or at our clubhouse, with free WiFi and a coffee bar, while you plan how to make the most of your day.

From sunrise to sunset, the iconic peaks are stunning from your large apartment windows or personal patio.

Secluded and serene, yet incredibly close to the 29th St. Mall and all the fun of Boulders dining and shopping scene, The View on 26th is just that—the perfect place in the heart of everything you love.

Other Amenities

Information

Pet Friendly, Newly Renovated Clubhouse, Doggy Park, Fire Pit, Laundry Facilities

303-447-179 theviewon26th.com

To list your rental or community call Thais Hafer at 303.473.1456 or e-mail hafert@dailycamera.com 22

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Real Estate

FAIR HOUSING NOTICE All real estate advertising in this newspaper is subject to the Federal Fair Housing Law which makes it illegal to advertise a preference limitation or discrimination based on race, color, religion , sex, handicap, familial status, or national origin, or an intention to make any such preferences, limitation or discrimination.

This newspaper will not knowingly accept any advertising for real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this newspaper are available on an equal opportunity basis. To complain of discrimination, call The Colorado Civil Rights Office at 1-800-262-4845/ HUD at 1-800-669-9777.

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RECENTLY LISTED HOMES

BOULDER | 4980 MEREDITH 311

BOULDER | 7446 SPRING DRIVE

BOULDER | 3035 ONEAL T-36

BOULDER | 4211 SUGARLOAF RD.

1 BR * 1 BA * 663 TSF (920926) * $340,000

4 BR * 3 BA * 2868 TSF (920927) * $1,250,000

1 BR * 1 BA * 751 TSF (920940) * $255,000

4 BR * 4 BA * 3340 TSF (920991) * $1,999,000

BOULDER | 3601 ARAPAHOE 227

BOULDER | 4818 MACINTOSH PL.

BOULDER | 2336 SPRUCE ST. B

BOULDER | 5436 WHITE PLACE

1 BR * 1 BA * 1167 TSF (921049) * $649,700

2 BR * 2 BA * 1223 TSF (921081) * $675,000

2 BR * 3 BA * 1760 TSF (921167) * $1,149,000

2 BR * 2 BA * 1794 TSF (921180) * $775,000

DENVER | 4800 HALE PKWY 704

BOULDER | 870 34TH STREET

BOULDER | 424 CONCORD AVE.

BOULDER | 6997 INDIAN PEAKS

1 BR * 1 BA * 757 TSF (921183) * $299,900

3 BR * 2 BA * 1000 TSF (921221) * $625,000

3 BR * 2 BA * 2885 TSF (921251) * $1,790,000

4 BR * 3 BA * 2568 TSF (921268) * $969,000

GREELEY | 5403 5TH STREET RD.

NIWOT | 7908 WELLSHIRE COURT

BOULDER | 453 PINE STREET

BOULDER | 3701 ARAPAHOE C-109

3 BR * 2 BA * 1805 TSF (921272) * $415,000

3 BR * 3 BA * 3564 TSF (921288) * $765,000

4 BR * 8 BA * 6300 TSF (921317) * $6,300,000

1 BR * 1 BA * 1206 TSF (921448) * $649,900

WESTMINSTER | 10697 LOWELL

LAFAYETTE | 1309 INVERNESS DR.

BOULDER | 770 LINDEN AVENUE

BOULDER | 5920 GUNBARREL D

3 BR * 4 BA * 5234 TSF (921512) * $879,000

3 BR * 2 BA * 1320 TSF (921515) * $465,000

5 BR * 2 BA * 2152 TSF (921578) * $999,900

2 BR * 1 BA * 747 TSF (921595) * $349,900

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