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A Superior Community Steps from Downtown

Quick Guide and Featured Open Homes

Real Estate: What Makes Buyers Fall in Love with a Home?

How Artificial Intelligence is Revolutionizing Homebuying

Looking for a home? View comprehensive listings of local open houses taking place this weekend from all across the area.

Across the U.S., people swoon over fabulous pools, stunning views and ever-sexy storage space, but a new analysis by Realtor.com® reveals what really makes home shoppers’ hearts skip a beat.

Artificial intelligence (AI) is quietly infiltrating the real estate industry – without looking like a futuristic takeover but rather a boon for buyers and sellers.

February 14-15, 2020

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REAL ESTATE NEWS COLORADO HOME AND REAL ESTATE

CONTRIBUTING WRITERS Tom Kalinski Louis Hansen Rick Jacquemard Jenna Schuster Duane Duggan Darren Thornberry Natalie Campisi Katie Park Norman Winter Cathy Hobbs Katie Laughridge ADVERTISING CONSULTANTS Thais Hafer, Toni McNeill ADVERTISING DIRECTOR Mary Romano SPECIAL FEATURES COORDINATOR Greg Stone

At Home is an advertising supplement of 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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2020 Economic Forecast: Boulder County Grows, But Slows As national headwinds build, Boulder County and Colorado will continue its positive course say local economic experts at the recent Boulder Economic

BY TOM Forecast. But it’s a cautionary KALINSKI tale, with 2020 RE/MAX of Boulder following last year’s “growing but slowing” says Dr. Richard Wobbekind, executive director of the CU- Boulder Leeds Business Research Division at the recent Boulder Economic Forecast.

“We’re forecasting job growth in 2020 but at a slower rate than in 2019,” Wobbekind told more than 400 business and civic leaders at the 13th annual Boulder Economic Forecast held January 30 at the Embassy Suites Hotel. The event was hosted by the Boulder Economic Council, Boulder Chamber and sponsored in part by RE/MAX of Boulder.

Experts provided a critical look at the coming year from the perspective of demographics, housing, economic sectors and job growth.

In Wobbekind’s keynote address, he said slower economic growth will be more apparent as the year progresses, but it will hardly qualify as a recession.

“We believe Colorado will be a top 10 growth state in 2020, but you have to pay a little more attention when the growth rate slows down,” he notes.

The deceleration is due to a slower national economy, tight labor market, trade tensions, upcoming elections and general uncertainty about what lies ahead.

At the same time, Colorado’s population and job growth will continue, but at a slower rate. The 2019 unemployment rate dropped to three percent, moving still lower than 2018’s low of 3.3 percent.

Even with the robust job growth, which came in part from Colorado’s successful focus on attracting higher-wage jobs, middle-wage jobs are needed, says Colorado State Demographer Elizabeth Garner.

“Something that we forget about in economic development is that when we create high-wage jobs

Boulder Economic Forecast 2020. (Photo: RE/MAX of Boulder).

that also creates low-wage jobs,” says Garner. But higher wage jobs drive up the price of housing while creating more jobs for lower wage service workers who can’t afford the higher housing costs. Garner says more jobs that pay between $50- and $100- thousand dollars are needed.

Middle wage jobs help maintain economic balance.

Though migration to the state has slowed, Colorado’s population is still growing faster than most of the U.S., reports Garner. By 2020, the state will be home to 5,842,076 people.

Boulder County’s population growth ranks eighth statewide and it’s the eighth largest county with more than 325,000 residents.

Yet the city of Boulder leads the state in population decline.

Boulder’s in-migration population peaked in the 1990s and declined in 2018 by 525. Garner notes that students move to Boulder for college, leave after graduation, then return, and then leave again. One key reason: it’s hard for a young adult to afford to live, buy or rent in Boulder.

Now, fewer young families live in Boulder, and the tide has shifted toward a higher number of deaths than births.

And the main factor impacting Boulder County is age.

For decades, Colorado’s population has been predominately young. But with every passing year, more residents cross into the 65plus category, making it the fastest growing age group.

Garner says the age wave sweeping the state has far-reaching impact across the economy, housing, labor supply, and healthcare. For example, as people retire, aging results in a labor shortage. When people choose to age in place, housing stock for

people moving in or moving up is negatively impacted.

She explains that the aging population in part results in the housing market’s constraints. As older adults want to downsize, they compete with first-time homeowners for smaller, more affordable entry-level homes.

In addition, construction costs have risen, says Wobbekind, citing costs of permitting and other costs that make it difficult to build homes under $400,000. “The housing that’s available is more expensive than the wage levels of the people who can afford it.”

And it’s critical to build housing that meets the needs of the day.

Today, that means housing with accessibility features suitable for all ages and abilities, says Garner.

One help for housing affordability: appreciation has slowed from 10.6 percent in 2017 to 2.9 percent in 2019. Wobbekind is hopeful that real estate in 2020 could tip toward the buyer’s side of the scale.

Even with the challenges, the dynamics of Boulder County’s economy are strong with wellsupported economic vitality, fueled by high concentrations of companies and employment in aerospace, biotechnology, cleantech and information, according to Wobbekind.

For more information, see Boulder Economic Forecast presentations at: bouldereconomiccouncil.org/ whats_new_with_the_bec/ presentations-from-the-2020boulder-economic-forecast.

Tom is the owner and founder of RE/MAX of Boulder, the local residential real estate company he established in 1977. For questions, e-mail Tom at tomkalinski33@ gmail.com, call 303.441.5620 or visit boulderco.com.

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REAL ESTATE NEWS

Millennials willing to compromise more to buy a home

By Louis Hansen The Mercury News SAN JOSE – Young buyers are willing to make more sacrifices to buy a home – like drawing from retirement savings, delaying starting a family and living in lower-cost or faraway neighborhoods for the chance to build equity, according to a new study.

The survey by Clever Real Estate of 1,000 adults looking to buy a home in 2020 found greater desperation among young buyers than a previous survey – although few seemed ready to pay the high prices required to purchase a home.

“They’re a little more willing to put up with things, like higher interest rates or a less desirable neighborhood,” said Clever Real Estate researcher Francesca Ortegren. “They’re less likely to have deal breakers than older buyers.”

Higher prices, greater financial burdens like student debt and longer struggles to establish a

Millennials in the market for a home are often willing to sacrifice more than older buyers, according to a new survey.

(Photo: Steve Rosset/Dreamstime/TNS).

career have pushed back home ownership for millennials.

The Clever Real Estate survey suggested a growing pessimism among millennials, defined as being between 19 and 35 years old. Their belief that home ownership is part of the American dream dropped from 84 to 70% in the last year. About 45% said they were stressed and anxious about a home purchase – far higher than

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baby boomers (56 and older) and Generation Xers (36 to 55 years old).

The median home price in the U.S. is $310,000, but millennials are searching for more affordable starter home around $210,000, according to the survey. A large majority are unlikely to make the recommended down payment of 20 percent, and they are much more prone to receive family help

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Among the challenges faced by young home buyers in the survey: – More than 1 in 4 planning to buy this year have less than $1,000 in savings; – About 1 in 4 owe more than $10,000 in debt, through student loans or credit cards, yet still expect to spend more than $200,000 on a home; – Roughly 7 in 10 expect to have a down payment of less than 20 percent, the recommended amount. They also say saving up for a down payment is the biggest hurdle to owning a home.

Millennial home buyers are also more willing to take another job or ask family members for help on the initial payment.

While millennials struggle, older generations have found it easier to navigate the home buying experience, according to Clever.

It makes sense: while 80% of millennial buyers were planning their first purchase, most older home shoppers had been through the process at least once, if not more.

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ASK THE EXPERT

Home inspections during winter months will be able to notice if there are spotty areas where the snow has melted, or whether there are ice dams, and hanging icicles. Ice damming is one of those issues that reveal themselves only in freezing temperatures. These can all be signs of insulation problems. A poorly insulated attic can allow too much warm air to escape through the roof causing ice dams and damage to the roof. Landscaping, patios, decks, sidewalks, irrigation systems and driveways are other areas where a winter home inspection may be limited.

Many buyers are unaware that air-conditioning systems cannot be tested during the colder months.

Running an air conditioner when the outside temperature is below 65 degrees could damage the compressor and pump. While you may not be able to have an accurate air conditioning test in winter, you might be account for it in your home purchase contract.

Ask your Realtor if your contract can be revised to cover any sort of problem that may arise with the air conditioning when temperatures allow testing.

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However, having a home inspection in the middle of winter does not have to be a complete waste of time and money.

Changing seasons can teach you something important about your house or the house you are about to purchase. Some home potential issues may not be visible because of the snow, and yet winter also presents an opportunity to see other things that the snow can teach you about the house. Other weather conditions not necessarily limited to winter, like high winds, heavy rain or hail can also make a home inspection difficult.

While winter weather can’t be controlled there may be ways to work around it. Most contracts to purchase give the buyer several days to have the inspection completed. Check the weather forecast to see when the best time to inspect would be during this window of time. Sellers may, at times, extend the inspection objection deadline to allow inspection of the entire property.

In addition, scheduling inspections earlier in the day helps inspectors with visibility on exteriors during

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Home inspection are conducted year-round.

Winter weather can pose unique problems for home inspectors who conduct home inspections during the

BY RICK colder months JACQUEMARD of the year in Flatirons Home some areas of Inspections the country. If a big snow occurs just prior to your winter home inspection, the home inspector will be limited in what he or she can do. Home buyers living in areas of the country where snowfall is common, such as Colorado, should be aware of the limitations of a winter home inspection.

During the winter months, an inspector may be able to clear snow from a small section of roof to see a get a general idea of its composition and condition, but they may not be able to make a thorough assessment of the entire roof. However, with snow across a roof, a home inspector

the darker winter months.

There are some advantages to winter home inspections. In cold weather months it is much easier to detect drafts around doors and windows. Insulation failures are also easier to detect. During the summer months, attics can reach temps of over 120 degrees making it difficult to detect insulation areas of concern. In the winter cold spots and/or drafts are much more obvious. Also, with a heavy snowpack on the roof, it presents an opportunity to check the integrity of the framing.

It is easy to spot condensation on windows in the winter.

Condensation can indicate higher than normal levels of humidity in a home. This may not be a big concern if the condensation appears on windows in the bathroom after a shower or in the kitchen, however, condensation can mean that there is a problem with ventilation in a home.

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

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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.

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For those ready for what’s next

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The Berthoud Inn & Events, charming Victorian Inn, 7 guest suites, 2/2 apartment, residence and business opportunity priced right! $1,200,000 Jeff Erickson 303.589.2741

Enjoy expansive views of Devils Backbone, Rock Mtn and Estes Park from this gorgeous 5 bedroom, 4 baths and 2-car garage. 4,900+ sq ft home with pool. $1,200,000 Eric Breslin 303.919.1685

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© MMXIX 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.

February 14-15, 2020

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REAL ESTATE

What makes buyers fall in love with a home?

New Jersey, New Mexico, Oregon, Texas, Utah and Washington, all want alternative living spaces. Whether it’s because they love being in close proximity to their relatives or because they love the extra rental income, separate spaces are a top must-have item.

This Valentine’s Day Realtor.com® looks at the country’s most loved home features PRNewswire / (Feb. 11) – What makes someone fall in love with a home? Across the U.S., people swoon over fabulous pools, stunning water views and ever-sexy storage space, but a new analysis released today by Realtor.com® reveals what really makes home shoppers’ hearts skip a beat. Realtor.com analyzed keyword home search data in each U.S. state to determine regional must-have features when searching for a home.

According to the data, Mainers want to go “upta camp,” a local term used for a cabin or cottage. Oklahomans are looking for storm shelters, and California loves solar power.

In Hawaii, where real estate prices are skyhigh and leaseholds are part of the for-sale market, home shoppers are searching for “fee simple” homes to ensure they own the land and the building in their little piece of paradise.

Additionally, D.C. residents want to be near the Metro, the city’s local public transportation system, Pennsylvanians want parking; and in New York, where outdoor space can be hard to come by, residents would love to have a balcony.

“While some of the country’s most-loved home features, such as accessory dwelling units or lakefront properties, will likely fetch a premium on the open market, others are more matters of the heart,” said George Ratiu, senior economist, Realtor.com. “Maybe you grew up in a certain style of home or have always dreamed of having a big yard – everyone’s vision of home is unique and being able to search for what makes a house perfect for you can help you find true love in a new home.”

If the shed’s a-rockin’ Topping the list of most-loved features are the makings for man-caves, she-sheds, workshops and granny pods. Popular search terms in this category include in-law apartment, barn, ADU, casita and RV parking. Residents in 13 states, including Arizona, Idaho, Louisiana, Massachusetts, Mississippi, Montana, Nevada, 6

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Don’t come a-knockin’ Unsurprisingly, people in many states love their privacy – acreage, fenced yard, room for horses and a country setting all make the top searched feature list. Home shoppers in six states – Alaska, Illinois, Iowa, Vermont, Wisconsin and Wyoming – all want room to roam and some real separation from the neighbors.

Take my breath away With a large number of baby boomers reaching retirement age, America has fallen out of love with having to climb stairs. Residents in nine states – Colorado, Delaware, Georgia, Kentucky, Maryland, North Dakota, Ohio, Rhode Island and Virginia – don’t want anything to do with multi-level homes. Top searches in these states include first-floor master, ranch, rambler and single-level.

Beauty is in the eye of the beholder For some, the old adage rings true that real estate is all about location, location, location.

In Arkansas, Florida, Minnesota, Missouri, Tennessee and West Virginia, having a heavenly location with beautiful views topped the must-have list. Home buyers in these states are searching for a lake view, canal, dock, lakeshore and river access as their favorite features. For others, it’s all about looks. For example, in states like Connecticut and New Hampshire that have a lot of older homes, people are looking for contemporary style, while South Carolinians love traditional brick facades and Texans prefer a modern aesthetic.

Read the full report at: realtor.com/research/what-features-are-homebuyers-searching-for-heres-the-most-popularhome-feature-per-state.

Methodology The top features were derived from Realtor.com home keyword search data between April 2019 and December 2019, generating a list of twenty features per state. The most searched for term from each state was selected, omitting the responses that appeared consistently across states.

Realtor.com makes buying, selling and living in homes easier and more rewarding for everyone. Realtor.com pioneered the world of digital real estate 20 years ago, and today through its website and mobile apps is a trusted source for the information, tools and professional expertise that help people move confidently through every step of their home journey. For more information, visit Realtor.com.

Most Searched Home Features STATE Alabama Alaska Arizona Arkansas California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas

Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana

Nebraska Nevada New.Hampshire New Jersey New Mexico New York North Carolina North Dakota Ohio Oklahoma Oregon

Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington

West Virginia Wisconsin Wyoming

TOP FEATURE Gas stove Yard Gas stove Lake view Solar Main-floor master Contemporary Metro (transportation) First-floor master Canal First-floor master Fee simple RV Fenced yard Pole barn Acreage Reverse (water filtration system) First-floor master Mother-in-law suite Camp Rancher Mother-In-law suite Pole barn Lakeshore Mother-in-law suite Dock ADU (accessory dwelling unit) Villa Casita Contemporary Mother-in-law suite Casita Balcony Brick Rambler First-floor master Storm shelter ADU (accessory dwelling unit) Parking One-level Brick Acreage Creek Modern Mother-in-law suite Acreage First-floor master ADU (accessory dwelling unit) River access Country Horses

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February 14-15, 2020

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ASK ANGIE'S LIST

How can I fall in love with my home again?

By Jenna Schuster, Angie’s List

committing to a new paint job, try investing in pillows, rugs and blankets. New patterns and shades can completely change the feeling of a room.

Everyone deserves to love their home. But if you’ve lived in the same spot for several years, or if the space simply feels stale, it can be difficult to feel as excited about it as when you first moved in.

Sometimes, all your home needs is a little TLC to rekindle the flame. Here, we’ve compiled a few upgrades to help you fall in love with your space again.

Get organized It’s not easy to love your home when it’s cluttered and messy, so take an afternoon to tidy things up! Return misplaced items to their proper storage areas and organize things by color, size or purpose. If you’re lacking in storage, now may be a good time to invest in a new system, like an extra set of shelves, bins or even an extra hall closet. If the job seems overwhelming, consider hiring a professional organizer for help.

Change up the paint If your walls haven’t changed color

Small upgrades can make a big impact when it comes to home improvement. (Photo: Dreamstime/TNS).

since the day you moved in, a fresh coat of paint will easily breathe new life into your space. Opt for a trendy shade like Pantone’s Color of the Year, Classic Blue. Or, tone things down with a safe, calming, multifunctional hue like greige.

Something as simple as switching from a matte to a glossy paint finish can make a huge difference.

Tip: If you want to change up the hues of your home without

Update the kitchen If the kitchen is the heart of your home, show it some love by giving it a quick remodel without breaking the bank. Try installing granite countertop overlays on your existing counters to give them a quick (and affordable) facelift. Also, consider painting your cabinets for a big-impact update with a lower price tag than a full cabinet replacement. Other ideas include switching out old finishes and cabinet pulls for new, trendy options and adding a new backsplash.

Warm things up Nothing will warm your heart faster than a few luxurious heating improvements. Whether you add heated towel racks to the bathroom, heated floors in the living room or warming lamps on the patio – these pockets of

comfort will make you home feel cozier than ever. And if you don’t have one already, consider installing a fireplace. Not only will it create an enjoyable hearth in your space, but it’s also known to pay off at resale.

Treat yourself Have you been putting off a dream upgrade? If you want to love your home again, now may be the time to make it happen.

Design a luxurious bathroom space with spa-like enhancements including a clawfoot tub and rainfall showerhead. Or, create a reading nook and hobby corner so you have designated spaces for the things you enjoy. Something as simple as adding a walk-in closet can make your space more functional and satisfying than ever before.

Jenna Schuster 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.

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4/5 BLKS TO PEARL, CAMPUS OR TRAILHEAD 1521 9th St BOULDER $1,050,000, 3 Beds, 2 Baths, 2210 SqFt Andy Sepac 303-875-2006

PROSPECT MODERN + CARRIAGE HOUSE 927 Tempted Ways Dr LONGMONT $1,249,000, 5 Beds, 5 Baths, 4258 SqFt Suzy Williamson 720-491-9885

GUNBARREL CREAMPUFF 7754 Durham Cir BOULDER $800,000, 4 Beds, 3 Baths, 3044 SqFt Stewart Ward 303-704-7774

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Thinking of Selling?

Call for Hyper-Local Neighborhood Stats or an Accurate Estimate of Your Home’s Value Each office independently owned and operated.

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Boulder 303.499.9880

Downtown Longmont 303.651.3939

On Walnut 303.442.3180

Nederland 303.258.7020

4770 Baseline Road Suite #220 Boulder, CO 80303

1911 11th St #200 Boulder, CO 80302

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REALTOR FOR LIFE

Interest rates are at a three-year low. Should I refinance?

It’s time to consider refinancing your mortgage again!

According to Freddie Mac, the average interest rate on a 30-year mortgage on

BY DUANE February 6, DUGGAN 2020 was Realtor and Author 3.45%. The RE/MAX of Boulder last time rates were in this category was on July 7, 2016 when Freddie Mac reported an average interest rate of 3.41%.

Rates this low don’t tend to stick around too long, so if you are considering refinancing, you should check into it quickly.

When interest rates drop, you might wonder whether or not it makes sense to refinance. Many different “rules of thumb” are broadcast to the public in answer the question, “When is the right time to refinance?” This can be confusing.

One of these “rules of thumb” says that if your current mortgage loan is less than two years old, you should NOT refinance. This idea comes from the fact that you have just paid closing costs and when you refinance, there will be another set of closing costs.

Another common “rule” used February 14-15, 2020

to determine the feasibility of refinancing is that there should be at least a 2% spread between the old interest rate and the new refinance rate. The reasoning behind this rule is that at least a 2% difference in interest rates is usually needed in order to justify the expenses incurred when refinancing. In reality, refinancing your home mortgage could be done any time there is a significant savings in your monthly mortgage payment (or in your overall debt payments if you are consolidating other loans by refinancing) AND you plan to live in your home long enough to recover the expenses incurred with refinancing.

Let’s say that your current home mortgage is at a rate of 5%. A refinanced mortgage rate of 3.75% may currently be available to you.

Before proceeding with refinancing your current mortgage you need to answer three questions in order to make a wise decision:

There will be a variety of costs incurred when refinancing a home mortgage. These include: a title policy to assure the lender that they have an enforceable deed of trust and loan on the property, an appraisal to determine your home’s market value, a loan origination fee, loan discount points, and a few other miscellaneous fees.

Most title companies will offer a

reduced title policy premium when the title insurance is re-issued for an owner within two years of the original title policy issue. This offer is possible because there is less exposure to the title company over such a short period of time.

Most homeowners upon purchasing a home find out that any loan discount points paid are deductible as interest by the buyer in the year that they are paid. What may not be generally known is that discount points paid to refinance a home are not fully deductible in the year they are paid. These must be prorated or spread out over the life of the mortgage. For example, if a homeowner paid $3,000 in loan discount points to refinance their home mortgage at a lower rate, they could potentially deduct $100 in interest each year for a 30-year mortgage. This would mean a $28/ year tax savings if in the 28% tax bracket or $15/year tax savings if in the 15% tax bracket. The downside is that the homeowner had to pay $3,000 either in cash or by adding this amount to the mortgage. If possible, it is generally recommended that homeowners refinance with a “par value” loan, or in other words, that they refinance at a rate which does not require the payment of any loan discount points. This keeps the out of pocket expenses of refinancing at a minimum even though the interest rate may be slightly higher.

CONTINUED - Page 23

1. What are the total costs involved in refinancing?

2. How long do you foresee owning this home?

3. How many more payments will the loan be extended by?

Above is a graphic to help you apply your information to evaluate your situation.

ATHOMECOLORADO.COM

11

COVERPROFILE

Set along the ridge overlooking the Town of Superior, Discovery Ridge offers breathtaking views of the Front Range.

A Superior community steps from downtown Superior is growing up quickly. Once Boulder’s sleepy southern neighbor, the town has become the apple of many a homeowner’s eye.

By Darren Thornberry Photos: Discovery Ridge

M

ost people think there’s no real estate left close to Boulder or that new builds might only be available in Erie or Longmont if you act fast.

While it’s true that the county is lean on newly built singlefamily dwellings, there’s a brand new neighborhood in Superior to consider: Discovery Ridge.

Set along the ridge overlooking the town, with unobstructed mountain views and no HOA, the 20 new homes on the delightfully named Canary Lane, just eight miles south of Boulder, bring a breathtaking view of the Front Range home to you.

Superior is growing up quickly.

Once Boulder’s sleepy southern 12

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The homes at Discovery Ridge were designed with the young family or empty nester in mind, with open floor plans, accommodating bedrooms and minimal yard maintenance.

neighbor, the town has become the apple of many a homeowner’s eye, especially those who work, but don’t want to live, in Boulder.

“As Superior begins to grow along with many other Front

Range communities, our homes on Canary Lane will stand out amongst the rest,” says developer Dan Aweida. “From our amenities and views to living on a quaint lane where the only people who

drive by are your neighbors, we hope that you feel at home from the first day you move in.

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The homes’ interior finish palette is designed to be as transitional as possible, allowing homeowners to options to customize their home.

Boulder, we expect to attract a multitude of buyers,” says Aweida.

“One of the signature features of our Gold Unit homes is a main level master suite. From empty nesters that want to ‘age in place’ to growing families wanting a mother-in-law suite, having the ability for dual masters is a great advantage. We’re maximizing the flexibility in multi-generational households and allowing the space to really work for the homeowner over time.”

At the time of this writing, 19 of Canary Lane’s 20 homes are available. A Discovery Ridge home can be completed, from foundation to closing, in five months. Aweida anticipates all units will be built and sold

by December 2020. So it goes without saying that no time should be wasted by anyone seriously interested in living there.

A buyer’s first step is to select a lot and desired home size. Then it’s a matter of selecting a finish palette and bringing one’s home visions to life! With clear views of the mountains, overlooking downtown Superior, being within walking and biking distance to downtown and Superior

Marketplace, dreaming big will be the easy part! “We chase a more traditional architectural style with a western aesthetic and overtones of the mining history of the Superior area,” says architect Christopher Flora of Bray Architecture. “Additionally, the rooms of the homes orient and focus on the unparalleled views of the northern Front Range mountains with large windows and sliding glass doors.

The homes were also designed with the empty nester in mind, with open floor plans, accommodating bedrooms, and minimal yard maintenance.”

Interior designer Sara Blette designed the homes’ interior finish palette to be as transitional as possible. “When you are designing for a broad audience, it’s important to select options that are durable, timeless, and comfortable while maintaining a way for the home buyer to still make it their own,” she explains. “Whether or not you prefer traditional or a modern farmhouse aesthetic, we’ll be able to curate a design vision to meet your unique needs.”

Why Superior and why now?

The site of Canary Lane was difficult to develop. After all, it is on a steep hill. But everyone involved in making Discovery Ridge a reality is confident homeowners will be smitten with the look and feel of the open face with the jaw-dropping mountain views. And with the town’s plans to develop the downtown area in the next few years, it’s an exciting time to live in Superior. Discovery Ridge is sure to become an anchor of the community, adding to the richness of the downtown district.

“Boulder County is running out of dirt to build on,” Aweida says.

“Demand is very high and supply is very low, and a lot more very tight urban apartments and condos are going up. Ours are paired homes with an open look and feel on a hill with nothing in front of them – truly a rarity in the typical residential home density we are used to.”

According to Kelly Haney, mortgage loan officer with Great Western Bank, Colorado continues to dominate home values, growth and stability trends this year: “Boulder takes the cake in first position, followed by Fort

Collins in #4 with Denver-AuroraLakewood coming in at #8.

According to Norada Real Estate Investments as of November 2019, Denver real estate hasn’t fully transitioned into a buyer’s market yet, although it’s shifting in that direction. This shouldn’t raise too much concern at this time, as we are still very much in a seller’s market. Given that Superior is one of our smaller cities, it still continues to be a gem of a place to call home and definitely one to invest in.”

Whether you’re a family looking for a great home to grow up in together or emptynesters making an investment in yourselves after dedicated careers, this incredible new neighborhood will speak to you. No other development brings you the style, floor plans, convenience and lifestyle Discovery Ridge has to offer.

If you’re interested in calling it home, your first stop is the website: discoveryridge.net. There you’ll find floor plans, current availabilities and a thorough FAQ on becoming a resident of Canary Lane. Then, call the sales team at 720.410.6100.

Have you visited our construction site yet?

If you are searching for a location with an easy commute to Denver and Boulder, Discovery Ridge in Superior offers a central location which gives you quick access to both.

Have you visited yet? We encourage you to visit us to see the latest progress and the beautiful views.

Model units are scheduled to be completed by the end of February.

Stop by, visit discoveryridge.net or call 720.410.6100 to schedule a showing.

February 14-15, 2020

ATHOMECOLORADO.COM

13

REAL ESTATE

How AI is quietly revolutionizing homebuying improve its pricing algorithms.

Homelight leverages historical data and input from homeowners and agents to come up with accurate home price estimates.”

By Natalie Campisi Bankrate.com Artificial intelligence (AI) is quietly infiltrating the real estate industry – without looking like a futuristic takeover but rather a boon for buyers and sellers.

Mortgage lenders, realtors, title companies, property appraisers and consumers use AI for a wide variety of purposes, including application automation, expediting processes, chatbots on real estate sites and automated valuations models, or AVMs, to name a few.

“AI can benefit real estate industry participants in many ways. An example is the use of machine learning to link potential buyers with more relevant properties, creating an enhanced real estate transaction (more timely and focused),” says John D’Angelo, managing director at Deloitte Consulting LLP. “This can also make it easier for buyers and sellers to receive more personalized offerings based on their preferences. In addition, AI can reduce the transaction costs for buyers and sellers by shortening the transaction cycle.”

Communication between buyers and sellers can be augmented with AI, as well, says Adrian Fisher, CEO at Property Simple. This kind of technology is a useful tool for real estate agents who want to provide fast responses to their clients, without spending resources on more staff. These cost-savings can be passed on to consumers.

“Chatbots can already answer 14

AT HOME COLORADO

simple queries to help potential buyers find their next home. If they’re unable to provide an answer, these bots can notify human agents to take over and offer a better, more customized response,” Fisher says. “As machine learning advances, chatbots will become smarter.

In the future, they’ll be able to answer complex search queries proficiently, including those through voice technology.”

Harnessing the power of big data for buyers and sellers The enormous amount of data available, due in part to the digitization of information – makes AI an increasingly important tool in parsing that data in a way that’s meaningful to buyers and sellers.

Ramneek Gupta, managing director and co-head of venture investing at Citi Ventures, cites two companies that are using AI to dive into big data for a more efficient and results-driven experience.

Reonomy, for instance, uses AI and machine learning to automate the aggregation, clean up and feature extraction from large amounts of alternative data (information used in the investment process) on more than 50 million commercial real estate properties.

“This enables both buyers and sellers to make better sourcing, pricing and buying decisions,” says Gupta. “Another example is Homelight, a company that uses AI and machine learning to

Combining AI with human interactions for a more holistic experience There are limitations to AI, says Peggy Zabakolas, Esq., real estate broker for Nest Seekers International. Already, most homebuyers use AI to look for a home online, loading their specifications to filter properties that meet those requirements.

But when it’s time to buy, AI is not equipped to understand the nuances of purchasing the home, which includes a detailed understanding of the market and negotiating, Zabakolas adds. She also points out that AI might not have information on all the properties available, including those that might be word-ofmouth sales.

“Buyers are becoming more and more knowledgeable, which is wonderful, but when I’m going to spend millions or hundreds of thousands of dollars on a property, I want to work with a human that has expertise in negotiating and getting a deal done,” Zabakolas says. “Also, agents may know of properties off-market that AI may not necessarily have access to.”

Most technologists agree, this is act one of what AI can do Although AI is transforming how companies do business, it’s still in its infancy. In fact, there are major hurdles technologists and policymakers have to overcome to increase AI security and eradicate bias.

Recently, at the World Economic Forum in Davos, IBM Policy Lab co-directors Ryan Hagemann and Jean-Marc Leclerc urged global regulation of artificial intelligence based on accountability, transparency, fairness and security. Their argument is that technology relies on data with “baked-in” bias, which includes discrimination against women, minorities, the disabled, older Americans and others.

“I see an abundance of technology but a shortage of actionable policy ideas to ensure we protect people while allowing innovation to thrive,”

Christopher Padilla, vice president of government & regulatory affairs at IBM, said in a statement.

“The IBM Policy Lab will set a new standard for how business can partner with governments and other stakeholders to help serve the interests of society.”

A report issued by the FDIC in February last year showed that both face-to-face and FinTech lenders charged Latinx and African-American borrowers 6- to 9-basis points more in interest for purchase mortgages, which is “consistent with the extraction of monopoly rents in weaker competitive environments and from profiling borrowers on shopping behavior.”

In total, Latinx and AfricanAmericans pay some $750 million per year in extra mortgage interest, according to the report. This is where policy, like what IBM proposes, becomes critical moving forward in our dependency on and use of AI. What consumers should know about AI The bottom line, for consumers, is to do their due diligence when shopping for or selling a home.

Leveraging online tools, like rate comparison tables, is a great way to use AI to find the most competitive rates. Although AI is a powerful tool, it can also pose security threats, so practice caution when you’re using things like electronic documents, online portals and other AI-powered technology.

Make sure you have a clear understanding of security protocols in place when you send and receive documents via your lender. For example, some buyers have become victims of escrow wire fraud because they received an email from what looked like their bank asking to wire their escrow money, when in fact it was a scam artist. The unfortunate reality is that most victims of escrow wire fraud won’t recover their funds.

Finally, if you’re asked to enter personal information online, like your social security number, make sure the request comes directly from your lender. Double- and triple-check online transactions to ensure you don’t fall prey to a scam, virus or security pitfall.

Visit Bankrate online at bankrate.com.

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Fantastic 4 bd/3ba Ranch home. Come see!

Custom ranch home on almost acre lot, views! www.5050.wkre.com www.6310.wkre.com www.7701.wkre.com Matthew Jensen: 303-819-6494 Debbie Haubert: 3 03-588-2128 Chris Haught: 303-947-4074

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15

REAL ESTATE

Eager to sell your house? Try describing it as 'adorable'

The terms adorable, awesome, gorgeous, historic, and luxurious were helpful in boosting a home's property value, researchers found. (Photo: Neil Lockhart/Dreamstime/TNS).

By Katie Park The Philadelphia Inquirer Mary Beth Hurtado wields a kind of linguistic artistry to describe a house she’s trying to sell.

The good words: Classic.

Stunning. Backyard paradise.

Turnkey. Newly renovated.

Redeemed to perfection. The bad: Handyman special. Motivated seller. Tiny. Basement.

“Basement sounds like a dirty old stone basement,” said the 20year real estate agent for RE/MAX in Bryn Mawr. “You want to say it has a lower level. It takes a long time to write these descriptions for me. It takes hours because you have to say it exactly right for each house.”

Certain words and phrases – and even the number of exclamation points in a property listing!!!!! – can help improve the value of a property and reduce its time on the market, academics found through an analysis of more than 700,000 homes listed and sold over a decade in the Charlotte, N.C., area.

The researchers, Sean Brunson and Richard J. Buttimer Jr. of the University of North Carolina at Charlotte, and Steve Swidler, the Hanson/KPMG professor of business and finance at Lafayette College in Easton, Pa., suspected their conclusions would apply to most real estate markets.

The terms adorable, awesome, gorgeous, historic, and luxurious were helpful in boosting property value, they found. The bigger the house, the more frequently it was described as beautiful.

Adorable, in particular, could 16

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add more than $43,000 to the value of what is often a small, hard-to-sell property, according to the study, “An Adorable Housing Paper: The Informational Content of Agent Remarks.”

Yet the research found that almost 40% of homes described as “adorable” also were characterized as “large,” the latter of which was found to reduce its value by $2,601.79.

Adorable still increased by 5% the chance a house would sell, according to the study. The use of awesome raised it 1.02% and gorgeous, 1.44%.

‘Historic’ adds 18 days on market The research found that though historic and luxurious were typically considered attractive descriptors, they seemed to have a harder time selling. It took “historic” homes about 18 days longer to get off the market, and eight extra days for homes touted as “luxurious.”

“It’s not unique to Charlotte, the quantitative numbers that you see,” Swidler said Monday, adding that he and his colleagues studied the market in Charlotte after a real estate association there offered them a trove of data, the largest to date for such a study.

“They’re obviously specific to our data set, but if we went to Philadelphia, for example, I’m pretty certain the kinds of words you saw in Charlotte are going to show in Philadelphia.”

The descriptor of adorable, Swidler said, was a relatively infrequent term in property descriptions, appearing in just

around 1% of entries in the Multiple Listing Service, an expansive real estate online search platform.

“It is relegated mostly to smaller-sized homes,” he said.

“If you were in a home that was 300,000 square feet or larger, it’s unlikely that adorable would be used. The words that you use have to have real meaning. I don’t think you can call a large house ‘cute’ or ‘adorable.’ It doesn’t make sense.”

The use of investment, motivated, distressed, and reduced would slash the value of a property anywhere from $20,000 to $60,000, according to the study. For listings that included the words motivated or reduced, it took about a respective 29 and 44 extra days to sell.

Homes described as “large” and “spacious” saw their property values fall by a respective $2,601.79 and $7,351.26, according to the study, which attributed the decrease to a buyer “believ(ing) the Realtor is trying to conceal the lack of space by claiming the house or a room show bigger than they are.”

The team conducted the study around what it called the “hedonic modeling of house prices,” or the analysis of factors that contribute to the price of a property, including square footage; the number of bedrooms and bathrooms; location; and the area’s school district.

It did not indicate how important the description of a property was relative to other elements, such as photos of the house or the safety of the neighborhood.

“Using a superior data set with over 700,000 observations, we document the set of most frequently used descriptive terms and show that context is important,” according to the study, which said the size of the data set offset the chance of coming to erroneous conclusions.

The data collected by the team spanned the 2008 financial crisis and crash of the real estate housing bubble. Swidler said he and his colleagues had not studied whether certain descriptive terms could have even marginally helped some houses sell.

“Would adorable have helped you during a real downturn?” he said. “The answer is I don’t know, but maybe we should look at it.”

The authors clarified that they did not conduct a “full-blown textual analysis that examines readability of sentiment or structure,” calling it “likely excessive.”

The power of punctuation “MLS property descriptions tend to be relatively short (250 words or fewer) and frequently informal,” according to the study.

“They may contain abbreviations (e.g., “SS appl” for stainless steel appliances).”

Even punctuation could prove fruitful!!

“One exclamation mark appears to generate extra excitement about the property and raise its value $6,649.62,” according to the study. “However, two exclamation marks raise the home’s value $4,295.19 and the more exclamation marks used, the less the added value.”

An overzealous real estate agent prone to “overuse (abuse) of exclamation marks” need not worry, the study said, finding that excessive punctuation _ as many as five exclamation points _ “has virtually no effect on buyer enthusiasm for the property.”

As she sells houses on the Main Line, Hurtado is careful with her use of punctuation. Just one exclamation point is sufficient, she said, “if it’s something really amazing.”

“Use nice words,” she said.

“Use powerful, selling words. I think your words should be the exclamation point.”

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OPEN HOUSE LIST YOUR OPEN HOUSE Arvada 6310 Umber Circle $695,000 Saturday 12:00 PM-2:00 PM Debbie Haubert WK Real Estate (303) 588-2128

Boulder 6182 Habitat Dr $475,000 Sunday 1:30 PM-3:30 PM Anna Gayer RE/MAX Alliance (720) 291-9886 560 Mohawk Dr #31 $479,000 Sunday 2:00 PM-4:00 PM Michelle Trudgeon Goodacre & Company Real Estate (720) 272-9547 1850 Folsom Street 811 $489,900 Saturday 1:00 PM-3:00 PM Steve Carter RE/MAX of Boulder (303) 441-5613 4500 Baseline Road 4-4201 $499,900 Saturday 1:00 PM-3:00 PM Amy Gilbride Compass (720) 257-3958 769 Cottage Lane $665,000 Sunday 1:00 PM-3:00 PM Bill Allen RE/MAX of Boulder (303) 441-5690 7754 Durham Cir $800,000 Sunday 12:00 PM-3:00 PM Stewart Ward RE/MAX Alliance On Walnut (303) 704-7774 4633 Sunnyside Place $995,000 Saturday 1:00 PM-3:00 PM Kristin Kalush Compass (303) 809-1717 4633 Sunnyside Place $995,000 Sunday 2:00 PM-4:00 PM Kristin Kalush Compass (303) 809-1717

QUICK GUIDE

VISIT OPENHOMES.ATHOMECOLORADO.COM OR CALL 303.473.1456, 303.684.5329 1111 Utica Circle $1,300,000 Saturday 1:00 PM-3:00 PM Liz Benson WK Real Estate (303) 589-8957

775 Kalmia Ave $4,995,000 Sunday 11:00 AM-1:00 PM Phil Booth Colorado Landmark Realtors (303) 817-8307

675 Amelia Lane (Sales Center) Starting at $434,900 Saturday & Sunday 11:00 AM-5:00 PM Marlita Lazo Markel Homes (303) 651-9565

6106 Old Brompton Road $1,300,000 Sunday 1:00 PM-3:00 PM Neil Kearney Kearney Realty Co. (303) 818-4055

Broomfield

542 Hoyt Lane $549,000 Saturday 12:00 PM-2:00 PM Misty Deiparine TrailRidge Realtors (720) 280-1680

1233 Cedar Ave $1,395,000 Sunday 1:00 PM-3:00 PM Julie Meko Compass (303) 931-6555 2935 13th Street $1,750,000 Saturday 12:00 PM-3:00 PM Sarah Kim Live West Realty (720) 745-2022 2935 13th Street $1,750,000 Sunday 1:00 PM-3:00 PM Sarah Kim Live West Realty (720) 745-2022

1558 Cress Ct $2,445,000 Sunday 12:00 PM-2:00 PM Dave Naber RE/MAX Alliance On Walnut (303) 875-6933

1521 9th St $1,050,000 Sunday 1:00 PM-3:00 PM Andy Sepac RE/MAX Alliance On Walnut (303) 875-2006

2420 10th St $2,450,000 Saturday & Sunday 2:00 PM-4:00 PM Marybeth Emerson Colorado Landmark (720) 39-1997

1360 Walnut St 202 $1,099,000 Sunday 1:00 PM-3:00 PM Julie Meko Compass (303) 931-6555

800 Willowbrook Rd $2,975,000 Sunday 1:00 PM-3:00 PM Tom Kahn RE/MAX Alliance (303) 579-4678

5823 Boundary Place $605,000 Saturday & Sunday 11:30 AM-2:30 PM Nick Duncan LIV Sotheby’s International Realty (303) 596-5030

Erie

913 Carbonate Lane $650,000 Saturday 12:00 PM-2:00 PM Katie Atkins RE/MAX of Boulder (720) 365-1043

1145 Jay St $2,100,000 Sunday 12:00 PM-2:00 PM Wendy Daniel Colorado Landmark (303) 818-1056

5801 Grandville Avenue (Sales Center) Starting at $599,900 Saturday & Sunday 11:00 AM-5:00 PM Roz Pinon Markel Homes (720) 583-2170

10604 Belle Creek Blvd $424,900 Saturday & Sunday 12:00 PM-2:00 PM Kevin Murray RE/MAX Alliance (303) 818-9249

7701 Brockway Drive $1,895,000 Saturday 12:00 PM-2:00 PM Chris Haught WK Real Estate (303) 947-4074

750 14th Street $1,998,500 Sunday 12:00 PM-2:00 PM Joyce Pollich WK Real Estate (303) 249-6501

Longmont

Commerce City

1395 Leyner Dr $369,000 Saturday & Sunday 1:00 PM-3:00 PM Karolyn Merrill RE/MAX of Boulder (303) 817-2827

5245 Idylwild Trail $1,995,000 Sunday 11:00 AM-1:00 PM Chris Haught WK Real Estate (303) 947-4074

11272 Billings Ave, $725,000 Saturday 10:00 AM-12:00 PM Kirsty Daviau Thompson Daviau Realty (303) 564-8746

264 Berthoud Trail $647,500 Saturday 12:00 PM-3:00 PM Evelyn O’Neill LIV Sotheby’s International Realty (970) 903-6119

1590 Cascade Ave $1,850,000 Saturday 12:00 PM-3:00 PM Marybeth Emerson Colorado Landmark (720) 394-1997

1287 Elder Ave $999,999 Saturday 12:00 PM-2:00 PM Tracy Zaik WK Real Estate (303) 859-7271

February 14-15, 2020

395 Kohl Street $424,900 Sunday 1:30 PM-3:00 PM Andrew Muller RE/MAX of Boulder (303) 434-6633

1055 Princeton Drive $648,900 Saturday 12:00 PM-2:00 PM Maureen Mccarthy RE/MAX of Boulder (303) 817-1282 910 5th Ave $710,000 Saturday & Sunday 12:00 PM-2:00 PM Kit Magley RE/MAX Alliance (303) 775-5177

3159 Stevens Cir N $775,000 Sunday 11:00 AM-1:00 PM Margie DeBakker RE/MAX Alliance (303) 915-0864

5050 Maxwell Ave. $775,000 Saturday 12:00 PM-2:00 PM Matthew Jensen WK Real Estate (303) 819-6494

1196 Hickory Way $1,349,000 Sunday 1:00 PM-3:00 PM Carol Vanlandingham WK Real Estate (303) 522-3130

5050 Maxwell Ave. $775,000 Sunday 3:00 PM-5:00 PM Matthew Jensen WK Real Estate (303) 819-6494

Frederick 6290 Indian Paintbrush St. $228,500 Saturday 1:00 PM-4:00 PM Rich Alpers Coldwell Banker Residential (303) 263-8237

2404 Summerlin Drive From $1,200,000 Saturday & Sunday 12:00 PM-4:00 PM Brian Terry Bosch Real Estate Group (303) 845-0949

Gunbarrel 4311 Carter Trl $749,700 Sunday 1:00 PM-3:00 PM Patrick Dolan RE/MAX of Boulder (303) 441-5642

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ON GARDENING

The Diamond darlings of the garden world

By Norman Winter Tribune News Service If there was such a thing as a Super Bowl dynasty in the plant world it would have to go to Diamond Frost euphorbia. Somehow, I doubt that Proven Winners and the entire green industry knew what they had when it made its debut over a dozen years ago.

Comparing Diamond Frost to a Super Bowl or World Series dynasty is really a disservice to this incredible plant. While researching for a seminar, I was stunned to see it has won 407 awards since 2007.

I think it is really more than they know.

You see this means every year it is still entered into trials and competition against all of the new introductions. The real shocker to me however is that it is still taking home a slew of awards such as Top Performer in 2019 Texas A&M East Texas Bedding Plant Trials.

Or how about 2018 where it took home perfect score in Oklahoma State and Michigan State trials.

In 2008 while I was with Mississippi State University it

Diamond Frost euphorbia, Evergold sedge, Intensia Neon Pink phlox and Victoria Blue salvia create a stunning combination. (Photo: Norman Winter/TNS).

won the Mississippi Medallion Award, and thus was promoted to gardeners throughout the state.

As great as Diamond Frost is, it may want to make room on the bench for an offspring of sorts, the award-winning Diamond Snow making its debut at garden centers this spring.

If you start comparing traits, they are almost identical except for a shocking thing. The tiny white flowers of Diamond Snow are double. When you look at a plant in bloom it is like seeing double. It really looks as though it is covered in a frozen mist.

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Yes, these plants known as spurges and euphorbias are related to the poinsettia and copper plant, but don't let that throw you. They really are, and will always be, the toughest flower you can put in the garden. Though small in stature reaching about 12 to 18 inches tall and as wide, these diamond darlings will never be without hundreds and perhaps now thousands of tiny white flowers.

For best blooming select a location with as much sunlight as possible; some shade is certainly tolerated. Despite its rugged nature, you will still want to give it good bed preparation so that it will quickly establish and get happy in your flower bed. If you are plagued with tight heavy clay, incorporate 3 to 4 inches of organic matter like compost, humus or peat to loosen and improve drainage and aeration.

Plant at the same depth they are growing in their container, spacing plants 10 to 12-inches apart.

Diamond Frost and Diamond Snow are virtually pest free and an environmentally friendly addition to the landscape. It is not a big water user either; add mulch after

planting and allow soils to dry before re-watering. Overly moist soils and over watering can be fatal. You might think that a plant with this many flowers would need some kind of deadheading but this is simply not the case as it is self-cleaning and maintenance free.

Another outstanding trait is that it is deer resistant.

The white flowers: Let them combine with any other color of flower for a dazzling display. It can also be used in any style of garden from the tropical to the traditional and in baskets or containers.

Use them as a filler plant for a baby's breath like look in mixed containers, after all, white partners with anything.

Old Man Winter is still giving us all he can but a spring with new incredible blooms is coming.

Put Diamond Snow and Diamond Frost on your must have list.

Norman Winter, horticulturist, garden speaker and author of, "Tough-as-Nails Flowers for the South" and "Captivating Combinations: Color and Style in the Garden."

Follow him on Facebook at NormanWinterTheGardenGuy.

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DESIGN RECIPES

The do’s and don’ts of using dark colors Do: 1. Consider darker colors for some of your foundational pieces such as upholstery.

2. Use dark flooring in a dark room. It will serve to make the space feel even darker.

2. Paint walls in dark colors, especially accent walls. Be careful when using unusually deep colors for entire rooms, as it may overwhelm.

3. Use tints, tones and shades of your darker colors in the same space. It will help make the room feel less overwhelming.

A blend of dark ruby red, forest green, dark brown and charcoal walls feels warm, rich and cozy. (Photo: Design Recipes/TNS).

By Cathy Hobbs Tribune News Service

key is to use color carefully and purposefully and in moderation.

In nearly all cases, having a color plan is also helpful. In other words, knowing where and why you are going to use certain colors will go a long way in creating a cohesive look.

When looking to incorporate dark colors, here are some top tips.

When thinking of colors such as ruby red, indigo blue, forest green and chocolate brown, what images come to mind? These colors are dark, bold and rich and can be used either separately or in some cases in combination without feeling dark and gloomy. The

4. Consider using more than one dark color in the same space, especially in accessories and accents.

5. Use dark colors in overly bright spaces, as it will help to ground the room.

Don’t: 1. Touch up dark paint colors on walls. Dark colors will not allow for touch-ups; entire surfaces will need to be repainted.

3. Paint ceilings a dark color, as the effect will make ceilings feel lower.

4. Forget dark colors will make a room feel smaller. But darker colors in a larger space can feel warm and cozy.

5. Forget to add a sense of contrast when using dark colors such as adding a lightcolored rug or artwork in a space in which you have dark furniture and furnishings.

Cathy Hobbs, based in New York City, is an Emmy Awardwinning television host and a nationally known interior design and home staging expert with offices in New York City, Boston and Washington, D.C. Contact her at info@cathyhobbs.com or visit her website at cathyhobbs.com.

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maintenance, repairs, energy use and a dining out budget if undergoing a full kitchen remodel or hotel costs sometimes necessary with large-scale projects. To avoid any unpleasant surprises, be sure to get a written estimate and scope of work once you’ve selected a contractor.

Determine timing If there is a specific event driving your remodel, work backward through the various project stages to determine a realistic timeline.

Build in additional time as a buffer for unexpected delays and recognize remodeling contractors typically have long lead times and may require flexibility to deliver optimal results.

STYLE AT HOME

7 Steps to Plan a Remodel (Family Features) Remodeling your home can be one of the most exciting projects to undertake.

Whether you’re thinking about a bathroom update, kitchen

overhaul or a new room addition, planning and setting realistic expectations are critical in ensuring your project goes as smoothly as possible.

Consider these steps from the National Association of the Remodeling Industry (NARI) before you get started: Determine your goals and needs Understand why you are undertaking the project, whether it’s for resale value or so you can enjoy your home more. If looking to increase resale value, consider the neighborhood and potential upgrades that can have the highest impact when going to market. If remodeling can make for a more comfortable space, create a list of “must-haves” and “nice-to-haves” then evaluate what’s feasible.

Being realistic about needs and wants can help you create a budget.

Get inspired Whether watching home improvement shows or browsing the internet, finding photos of styles and looks you admire can be beneficial when sharing your vision with a remodeling contractor.

Understand your budget Setting a budget and staying within it is critical to the project’s success. Be sure to build in a contingency fund for unforeseen expenses. Project expenses should factor in the cost of products, labor and project management.

There are also possible additional costs such as long-term

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Find a contractor you trust Home remodeling can be stressful no matter how well you plan, but a dependable partner can make the process go smoother. While some of the best references may come from neighbors, friends or family members, a trade association like NARI can help with its online “Find a Remodeler” tool. Make sure any contractor you’re considering has several years of relevant experience, as well as liability insurance.

Check references When it comes to remodeling your home, you can never be too careful when choosing who to work with. Be sure to follow up on references, read reviews online and even check out the work of any remodelers you’re considering hiring, if possible.

Prepare for the process Regardless of the size of the project, there will almost surely be inconvenience, noise, dust and potential delays. Your daily routine will most likely be disrupted. Because it can be especially stressful when redoing the kitchen or an essential bathroom, you’ll probably need to consider a backup plan or other arrangements throughout the duration of the project. Remember to also declutter the work area and protect or pack away any belongings that might be in the way during the renovation.

Find more tips for planning a remodel online at RemodelingDoneRight.com.

Source: National Association of the Remodeling Industry.

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STYLE AT HOME

Bring out the boxwoods

By Katie Laughridge Tribune News Service

A few stems and some zip ties can take your boxwood to the next level. (Photo: Handout/TNS).

As with every February, I feel like the weather has not caught up with my internal clock just yet. Aside from the few lovely days of warmth we had during the Super Bowl the only time I can get my fix of spring cheer is at the shop.

Lucky for me I spend a lot of time there and can get my fix of color from the lovely stems and bright spring accessories we have.

When bringing seasonal excitement into my own home I use the always-elegant charm of boxwood.

I love boxwoods in every season, but especially in spring. It might be because preserved boxwoods have the feel of a fresh green without all the time-consuming upkeep – just mist them with water once a month and you are good to go. I adore adding boxwoods to existing displays as well as dressing them up with ribbons and picks for some seasonal flare.

Here are a few simple ideas to update your boxwoods this spring.

Classic boxwood wreaths are so versatile.

We style them on plates, statues, shelves, doors, chairs – whew I need to take a breath.

The 10-inch boxwood wreaths are perfect for a pop of pink peonies or a cluster of tulips.

Adding stems and ribbon not only gives you

the opportunity to introduce spring colors into your display but also adds texture and volume.

Sometimes adding greenery is just as dramatic of a change as colorful florals. A few stems and some zip ties can take your boxwood to the next level. I tend to use my same boxwoods season after season and introduce new picks to make them seem brand new year-round.

Boxwoods are the perfect place to incorporate other natural elements like nests and bird accessories during spring. Since boxwood got its start as a traditional outdoor hedge, I find the accessories add a sense of realism and nature to your home. Balancing your boxwood on vases or cake pedestals at varying heights makes a display perfect for a mantel or table centerpiece. We even place them around stone statues and busts to achieve the same outdoor elegance boxwoods were originally known for.

Smaller boxwood wreaths and accessories are the perfect touches to top off a tabletop.

Not only do they add dimension and texture to a place setting, but they fill out a display that might otherwise look incomplete.

Adapted from nellhills.com. Katie Laughridge is the owner of Kansas City interior design destination Nell Hill's. For more information, contact Katie at info@ nellhills.com.

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Refinance (continued form page 11) It is necessary to understand two terms in order to determine whether the interest payments on a home mortgage are fully deductible: “acquisition debt” and “home equity debt”. Acquisition debt is the amount of money borrowed in order to buy, build, or make capital improvements to a principal or second home.

The deductibility limit for acquisition debt is $1,000,000 for the combination of a first and second home. As the principal is paid down on this mortgage, the acquisition debt is reduced. Home equity debt has a deductibility limit of $100,000 above the current acquisition costs for both the first and second homes. Money pulled out of a home’s equity can be used for any purpose including home improvements, education, and medical expenses, business expenses, or restructuring and paying off other debts. When a homeowner refinances a mortgage, the acquisition debt does not increase. For example, if a person originally borrowed $175,000 to purchase their home and the current unpaid balance is now $150,000, the acquisition debt is now $150,000. By refinancing only

the $150,000 balance the interest payments will still be deductible.

Assuming the market value of the home will allow it, the homeowner could borrow up to $250,000 and still have all of the interest payments be deductible. $150,000 of the new loan would still be considered acquisition debt and the additional $100,000 would be considered home equity debt. An important thing for homeowners to be aware of is that all of the interest payments on a principal or second home mortgage may not be tax deductible even though a mortgage company may be willing to make a certain loan amount. The limit restrictions for “acquisition” and “home equity” debt must be taken into consideration and your tax advisor should be consulted for current tax rules.

Due to the competitive nature of the home mortgage business, some lenders will offer “Low” or “No Closing Costs” loans. These types of loans will typically have a slightly higher interest rate. It is important to find out if the lender is actually not charging any closing costs or if these costs are being added to the refinanced mortgage amount. Adding closing costs to

the mortgage can hide potentially high loan fees that increase the overall costs of the mortgage, even though the out of pocket expenses are kept low.

When refinancing, the payment can drop for reasons other than interest rate. One is that if the old loan was amortized, the principal is being paid down a bit each month.

When the refinance loan is done, the balance will be lower than the original, unless cash is pulled out or if the original loan was interest only. Second, by refinancing, the loan repayment process starts over at 30 years to go. Therefore, much of the monthly savings is tacked on to the end of the loan. Some people will argue the “time value of money”. In other words, those dollars added on the end are worth much less than dollars today, hence the argument, “don’t pay your mortgage off early”. In today’s mortgage market, some lenders are offering mortgage products with whatever term you desire.

In summary 1. Consider refinancing whenever it creates a significant monthly savings

and you can recover the expenses of refinancing during the time you own the home.

2. Consider a “par value” loan to keep closing costs at a minimum and be aware that loan points paid when refinancing are not fully deductible as interest in the first year.

3. Consult your mortgage loan professional and tax advisor to discuss your specific details.

Duane Duggan has been a Realtor for RE/MAX of Boulder in Colorado since 1982 and has facilitated over 2,500 transactions over his career, the vast majority from repeat and referred clients.

He has been awarded two of the highest honors bestowed by RE/MAX International: The Lifetime Achievement Award and the Circle of Legends Award.

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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February 14-15, 2020

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