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One of the most charming and beloved sections of Colorado Springs, Colorado real estate is the old territorial county seat of El Paso County:  Old Colorado City.  With coveted access to Pikes Peak and the Manitou Springs CO real estate to the west along with regenerating neighborhoods and community events, Old Colorado City offers newer homes in the village-planned Gold Hill Mesa neighborhood and The Gables as well as some of the most historic homes in Colorado Springs.

Old Colorado City is the place to look if you enjoy a sense of camaraderie.  Tourists and residents mingle in the unique stores along West Colorado Avenue.  There are antique and collectible shops, boutiques, galleries, jewelry stores, and an interesting mix of specialty shops to explore.  Restaurants, fine dining, and food stores, services and accommodations such as bed and breakfast inns give personality and character to the city within the Colorado Springs real estate area.

During wonderful community events, good ole hometown fun twinkles up and down the Avenue.   Families tote their tiniest kids and let the others roam freely during the Easter Egg Hunt, Farmers Markets, Scarecrow Days, and the Good Times Car Show.  People on weekend getaway trips stroll along Art on the Avenue and Taste of Old Colorado City.  Kids also enjoy climbing walls, trampoline-type experiences, and fun rides and young adults are out for the street dancing and concerts.

The largest event is the gloriously popular Territory Days presented since 1976 by Merchant Association commemorating the town as the first capitol of the Colorado Territory in 1861.  The three-day street festival now hosts over 180 craft, commercial and food booths and welcomes between 80,000 and 140,000 guests over Memorial Day Weekend.

With the New Santa Fe Regional Trail, Pike’s Peak Greenway, and the Fountain Creek Trail easily accessible to residents and visitors, plenty of people are out hiking, riding bikes, and running along pushing modern baby strollers.  Equestrian facilities at Norris-Penrose Event Center and trails through nearby state parks and wilderness could make a rancher out of the best of city slickers.  Right in the city, a couple of peaceful parks serve as immediate picnic grounds.

Families are served by the Colorado Springs School District 11 at Coronado High School, West Middle School, and Midland International Elementary School, one of only 275 International Baccalaureate Schools in the world.  The District promotes parental involvement and volunteerism.

What used to happen in town over a hundred years ago?  When gold was found during the Pike’s Peak Gold Rush, this was a major hub for sending mining supplies to South Park.  As commerce rerouted itself because of the Denver & Rio Grande Railroad further north, the territorial capital moved to the City of Golden west of Denver and the area became more agricultural.  Thirty years later, because of labor strikes and the need to support more gold discoveries, the city (formerly called Colorado City) processed much of the gold ore at the Golden Cycle Mill.

In 1982, it was designated a National Historic District and restoration efforts began.  Fine old brick structures, narrow alleys, and a top-notch History Center bring the memories all back home.  A detailed collection of artifacts and photographs; written, oral, and electronic history—thanks to a model research center—offer a modern day revival of the old days.

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The stately homes surrounding the internationally famous five-star Broadmoor Hotel are referred to as the “Broadmoor area” of Colorado Springs Colorado real estate.  Situated at the base of Cheyenne Mountain, the beautiful Broadmoor area features homes with magnificent settings and wondrous views of Pikes Peak and the City of Colorado Springs.  These special homes in Colorado Springs were built from 1900 to 2000.

As one of the oldest and most distinguished of the Colorado Springs CO real estate, the area is more or less contained in the top-rated Colorado Springs School District 12, west of Interstate 25 between Downtown Colorado Springs and Fort Carson.  Basically, it includes all of the tree-lined streets around the Broadmoor Hotel, Skyway which is north of the Hotel, and Cheyenne Mountain Ranch which extends from the base of Cheyenne Mountain to the entrance to the North American Air Defense Command.

Situated along Lake Avenue, Broadmoor is the most expensive residential community in Colorado Springs.  The fine older homes vary in size from 3,400 to 5,800 square feet and reach along roads that lead into Cheyenne Canyon.  They are predominantly ranch-style and two-story homes featuring 4-6 bedrooms in a broad range of styles with an average listing price in 2008 of $807,382 but prices up to $4M.  The Skyway area offers some newer homes on hillside lots.

Cheyenne Mountain Ranch includes several mountainside subdivisions with natural vegetation and wonderful views of the mountains, city lights, and the plains.  Broadmoor Hills, Broadmoor Bluffs, Broadmoor Glen, and Broadmoor Oaks are in this area along with the Country Club of Colorado and Cheyenne Mountain Resort.  Broadmoor Bluffs is a newer community of homes begun in the mid 1980s along Star Ranch Road and Broadmoor Bluffs Drive.  Homes range from $360,000 to $825,000 with popular price points in the upper $400s.  A new condo community called Las Casas offers alternative living beginning in the $170s.

Maintaining the standard of luxury for almost a century, the Broadmoor Resort continues to be the centerpiece of the Broadmoor area.  Originally the Hotel featured three golf courses, a rodeo arena, and an artificial ice arena.  Today, a Donald Ross-designed golf course, tennis club, and world-class spa define the elegant recreation at the Broadmoor Resort.  The World Arena has replaced the older ice arena and boasts three sheets of artificial ice.

Endless cultural and recreational activities include Pikes Peak, Garden of the Gods, Seven Falls, Cheyenne Mountain Zoo and destinations that are sought out by people from around the world.  The neighborhood is easily accessible to downtown and Fort Carson and only 20 minutes to the Colorado Springs Airport.

Continue reading »]]> The exclusive, established Colorado Springs CO real estate in Skyway is situated in the foothills southwest of Downtown Colorado Springs and north of the historic 5-Star Broadmoor Hotel & Country Club. Skyway showcases Colorado Springs most prestigious homes. Majestic views of Pikes Peak and the Colorado Rockies add grandeur to the already elegant Skyway neighborhoods.

The newest Skyway neighborhood appropriately called Top of Skyway features custom Colorado Springs homes and real estate tucked in a coveted area among expansive city parklands and national forest. Top of Skyway offers a quality of life designed for people who want the conveniences of the city nearby but also love the rapture of nature close at hand. Each parcel of this Colorado Springs real estate enjoys a unique setting with unparalleled views, indigenous plant life, and frolicking wildlife.

From January to September 2008, the average listing price in Skyway was $410,000 although mansions near the Broadmoor begin in the $600s. A variety of options for living in Skyway’s neighborhoods includes affordable enclaves in Lower Skyway. (There are also affordable neighboring subdivisions in Cheyenne Canyon, Ivywild, and Stratton Meadows.) Other homes in Skyway (as well as in nearby Broadmoor Heights, Broadmoor Bluff, Cheyenne Mountain Ranch, Broadmoor Oaks, and Penhurst Park) are priced in the $400-800 range.

Homes overlook the Garden of the Gods and Skyway’s trail system. In addition, the excellent city park system offers the North Cheyenne Canyon Park on the southwest side of Top of Skyway and the 1200-acre Bear Creek Canyon Park to the northwest.

Families are served by the Cheyenne Mountain District 12 schools including Skyway Park Elementary, Gold Camp Elementary, Cheyenne Mountain Junior High, and Cheyenne Mountain High schools.

The Springs is a culturally rich city located in the center of the state. Once tribes, traders, and pioneers passed through and many a gold miner stopped at its saloons. During the late 1800s, the city became a destination for the wealthy looking to enjoy Pikes Peak National Forest and nearby health spas and hot springs. Today, the city of 500,000 features a strong tourist industry, the stability of three military bases and government offices, and the diversity of high-tech and creative arts.

The community is close to Fort Carson, Pikes Peak Community College, the Cheyenne Mountain Zoo, and Seven Falls. It is 20 minutes from the Colorado Springs International Airport, 15 minutes from Citadel Shopping Mall, University of Colorado at Colorado Springs, and 5 or 10 minutes from downtown.

Continue reading »]]> Northwest Colorado Springs Colorado real estate extends through some beautiful country near the base of one of the most famous American mountains, Pikes Peak, at the eastern edge of the southern Rocky Mountains.  Bordered by Interstate 25 and the Pike National Forest, the Air Force Academy and U.S. Highway 24, the sought-after locale includes Cedar Heights, Discovery, Mountain Shadows, Peregrine, Pinecliff, and Rockrimmon—where Colorado Springs CO real estate meets the wilderness of the Front Range.  Colorado Springs sits over one mile above sea level, though this area of the city is significantly higher.

Ask about available Colorado Springs Colorado homes in Pinion Valley neighborhoods at Popes Bluff, Pinion Glenn, Green Valley Ranch, Shadow Valley, and Territory Trail.  The new mixed-use development at Tuscan Foothill Village completes most of the Mountain Shadows real estate along Centennial Boulevard.  Located southwest of Chuckwagon Road, this new-home community in northwest Colorado Springs real estate calls for 62 single-family homes, 42 duplex units, 39 triplex units, and 21,000 square feet of commercial space.

The east side of Centennial Boulevard borders Ute Valley Park, the pride of the Colorado Springs park system.  With forested bluffs, scenic overlooks, slick rock, wetlands, and abundant wildlife, it is a convenient retreat for locals, great for picnics, walking dogs, and relaxing strolls.  Ute Valley also offers 2.5 miles of single track, 8 miles of mountain biking and hiking trails.  Holland Park borders Ute Valley Park and features North Douglas Creek Trail leading to Foothills Trail.

The rural community activities of the Pinion Valley neighbors including volunteerism to help at fun events such as the annual picnic, Jazz in the Park, and with projects such as the newsletter, website, serving on the board, local development, school issues and more.  The community sustains good-Samaritan activities such as restoring bicycles to give to hurricane victims.

Colorado Springs was selected as the No. 1 Best Big City in “Best Places to Live” by Money magazine in 2006.  It is the county seat and most populous city of El Paso County with approximately 400,000 residents.  Just a short 61 miles south of the Colorado State Capitol in Denver, residents enjoy a diverse array of employment options including an overwhelming number of military and government positions in the city and up the Front Range into the Denver metropolitan area.  Enjoying an interesting past and brief gold-rush flurry, the city has been a popular tourist destination for over a hundred years, boasting many fine healing spas and restaurants.

Continue reading »]]> If you like a country feel with all of the amenities of civilization, ask about real estate in King’s Deer Classic and Highlands subdivisions near Monument  in northern El Paso County.  Tucked away west of Interstate 25 along the foothills of Front Range of the Colorado Rocky Mountains, west of Colorado Springs’ homes, King’s Deer features the pure links of the world-class King’s Deer Golf Club along with its 1,800-acre community.

The community experiences the clear blue skies, meandering wildlife, and a great escape from urban life.  Located two and a half miles east of Monument, King’s Deer is 20 minutes from both downtown areas in Colorado Springs and Castle Rock and 30 minutes from the C-470 and I-25 roadways.

These country estate homes west of Colorado Springs CO real estate are just far enough away and close enough to be convenient and peaceful at the same time.  Featuring large 2.5-acre lots, about 340 of these upscale, rural homes west of Colorado Springs are sprinkled along a tranquil and private trail system.  Families enjoy 12 miles of walking and bicycling paths that traverse through the expansive community.  Stocked fishing ponds offer great picnic spots and the space to be away from it all.  Playgrounds are strategically placed as are the golfing greens that really extend the feeling of getting away.

The King’s Deer Golf Club brings the feel and design of the great Scottish courses to America.  Challenging shots of all types and varieties flow around open spaces, 200 acres of native rolling hills, and lush wetlands.  The views of Pikes Peak and the Rockies lift golfers to a surreal experience of awesome beauty.

Although the community took shape in the early 1990s, the King’s Deer Golf Club opened in 1999.  It quickly established itself as one of the best golf courses in the state.  Featuring the same designers as The Ridge at Castle Pines, Redstone Golf, the 18-hole championship layout has proven to be enjoyably difficult.  Accommodating golfers of all abilities, tee yardages range from 5,054 yards to 7,000 yards.

Additionally, the golf community features a wonderful clubhouse and restaurant, a golf shop, a putting and chipping area, a large elevated practice range, and state-of-the-art GPS yardage system on every golf cart—a great way to mix science and intuition to perfect the game.

The population of Monument is over 12,000 with a median income of $107,447.  Over 92 percent of homes are owned and the median home value is $345,000.  Students are served by the Lewis-Palmer School District 38.

For information on all available homes with similar qualities, contact Amy Lassen at amy@thelassenteam.com or call (719) 440-0013.

Continue reading »]]> Here is the market report for Meadow Ridge & Contrails from June 2010 to November 2010.

• Number of Homes sold in Meadow Ridge & Contrails = 15
• Average sold price in Meadow Ridge & Contrails = $196,671
• Median sold price in Meadow Ridge & Contrails = $200,000
• Homes sold for about 96.3% of their asking price.
• Average days on the market* = 97

If you have any questions about the Real Estate Market or would like to find out how much your home is worth in today’s market feel free to give me a call! 719-440-0013

*Days on Market = How many days the home was actively for sale before the home sellers accepted an offer.

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Sump Pit Cover

Nearly all homes in Colorado Springs has a sump pit if not a sump pump in the basement. If the pump is there, either the builder or previous owner saw a need to provide a way to pump water out of the basement.  The general water table in Colorado Springs tends to be low, but there are areas where run off and drainage can be a problem. A sump pump is the solution. When water collects around the foundation of a house, either from poor drainage or heavy rain, it may find no where to go but your basement. If you have a sump pit, it is located at the low point of the drainage system for your foundation. The pump is probably submerged in the pit and has a float attached. It is designed to kick on if the water in the pit gets too high and pump the excess out into your yard beyond the foundation drain system.

Protect your real estate investment by maintaining your sump pump. Make sure the outlet pipe is not plugged and that it directs water away from the house. A sump pump is never to be connected to the basement floor drain or sewer. Putting storm water in the sewer can overload the public system and cause a back up for you or your neighbors.

Use a flashlight to check if the sump is clean and that the pump inlet is not plugged. Slowly pour about 5 gallons of water into the sump pit. Watch to see that the pump kicks on and discharges the water. Sump pumps don’t have filters, but they do have screens or small openings so check to see that they are not clogged. Over time, a pump can rust through. There are many qualified plumbers in Colorado Springs who can replace them for you. The last one I replaced cost a mere $200.

Continue reading »]]> Or is the sky falling? It’s so hard to tell. The Colorado Springs real estate market is definitely experiencing a correction that was due. Lower interest rates fueled a real estate buying bonanza in Colorado Springs in the last few years aided by the profits buyers brought from other, higher markets. But Colorado Springs never really reached bubble intensity. Our exuberant building and borrowing did not swell to bursting like it did in Las Vegas, much of California and Phoenix. Colorado Springs real estate is affected by those markets and enjoys (and suffers) a trickle-down effect. Colorado Springs is the little sister who accepts the hand-me-downs. Because our big sister markets could not sustain the profits and continue to send some our way, we could not sustain our rate of growth either.

At the beginning of 2008, Colorado Springs has about 7 months of inventory (that’s homes waiting to sell). In some areas the glut is higher. Many people have taken their homes off the market hoping for things to turn around. It will be a little while. But take heart: our market did not experience a 40% increase in 2006, so it didn’t see a 35% decrease in 2007. If you bought and had to sell in the last two year, I’m sorry. Lousy timing. The lesson to be learned is similar to the lessons of investing in stocks; don’t plan to pull your money out soon. Over any 10 year period, Colorado Springs real estate prices tend to plunk along and stay ahead of inflation.  If you’re not in a hurry, you will be fine. No need to watch for pieces of falling sky.

Continue reading »]]> Should you test for Radon? Simply put, yes.

Radon is very common in Colorado Springs. When shopping for real estate in Colorado Springs it’s important to keep in mind. Radon is a radioactive gas formed by the decay of radium that comes through the soil and up through your foundation or slab. It can condense in your home and over time tend to promote lung cancer. According to the EPA, radon is the second leading cause of lung cancer, after smoking cigarettes. The EPA has set 4.0 picoCuries per liter as the level at which a mitigation system is recommended.

I recommend testing to all my buyers. I point them to the EPA website to educate them.

If clients tell me they are not concerned for their health, I remind them that the next buyer probably will be. So you can consider it a health issue or a resale issue – either way, now is the best time to test. This isn’t just a home, it’s an investment. Nearly all of my clients have the test done and about 50% of those tests come in above 4.0 pCi/L. I sold a home in Divide, Colorado where the radon tested at 53 pCi/L. I have heard of levels well over 100 pCi/L. You can’t assume you know where in Colorado Springs, Divide or Monument the radon will be high and where it won’t. There can be homes side by side with totally different readings. The cost for the test ranges from about $40 to $175.

Finding that the home you love has elevated radon levels doesn’t have to be a problem. Radon mitigation will cost between $900 and $1800, depending on the type of foundation and size of home, and it works! The technician will take a reading, then install the system, then come back and make sure the level is below 4.0. Testing the home at the time of the home inspection gives an opportunity to negotiate with the seller for either all or part of the cost of the system. Once you have a system installed it does not stigmatize your property. The next buyer can rest assured that the problem has been dealt with.

Continue reading »]]> There are no two ways about it, real estate in Colorado Springs, Monument and Woodland Park areas has hit a slump and it’s a buyer’s market. But there are still important things to keep in mind. When setting out to buy Colorado Springs real estate, first you should figure out whether you have your heart set on a certain house, or if bargain hunting is your game. The seller may or may not respond to a low offer. You rarely know the life story of the person you’re making the offer to. They may be headed in to foreclosure, or just testing the market. They may be eager to sell, but also easily offended.  Be clear with yourself and your realtor about your goals before you start writing offers.

If you like to negotiate, then take each opportunity to negotiate with good humor and go for it! Know that sellers are rarely grateful for a low offer, but it may be all they will get. Be business-like. Put everything in writing.

If you just want the house, then make sure your realtor shows you the active and sold competition. Decide what the home is worth to you and make an offer (maybe slightly less than that). Keep in mind how much work the house will need based on things you can see right now and make your offer accordingly. If, during the inspection period, you discover that something is broken , doesn’t have a building permit, or has some other previously hidden flaw, you will have the opportunity to negotiate for repair or a price reduction. If, however, you use the inspection objection period to renegotiate the price because of something you knew when you made the offer, that may not work so well. Keep in mind that there is desirable real estate in Colorado Springs and if something comes on the market that looks like a great house at a great price, IT IS!  If you want it, don’t be stubborn and wait for things to get worse. Someone else will buy it.

As long as you are clear about your goals, you can have a great experience negotiating for real estate in Colorado Springs right now. Make sure you do your home work so you won’t question yourself in the heat of the negotiating.