Many people want to see the mountains from their home

When my wife and I began our home search here in Highlands Ranch, we began as most people do with a wish list.  There were the criteria that the property had to have and then the list of what would be nice to have.  With our size family, we had to have at least four bedrooms and 2,400 square feet.  We wanted a large basement as a place for the kids to enjoy when we entertained guests. The other must have was a view of the mountains.  When we moved to Highlands Ranch, we rented for the first year to give us time to find the house that we really wanted and the rental was backing to open space with a wide open view of the front range.  Waking up to see the mountains every day was enough to get us hooked and mountain views were added to the must have list when we bought our home.

Mountain Views add value in Highlands Ranch

We quickly realized as most people do that we would have to pay extra to get a decent view of the mountains.  The builders and developers know that people will pay extra to have views and that those who can pay extra may prefer a larger home.  How much more does it cost to get mountain views?  I did a little calculation for Highlands Ranch where I compared 5 months of sales between 300K and 500K.  The difference was not as great as you might think.  There were a total of 159 sales without mountain views and 80 sales with mountain views.  Both samples sold close to 98% of the list price.  The best way to measure the difference is in psf ( price per square foot ).  Without a mountain view, the homes averaged $150 per square foot.  The properties with mountain views sold for $153 per square foot. So according to the math, a property with 2,500 square feet will cost about $7,500 more to have a mountain view.  There wasn’t much difference in days it took to sell them either.  They took 64 to 66 days to sell.

Not all mountain views are the same.

On last word of caution.  Many real estate agents will place homes in the MLS ( Multiple Listing Service ) and check the box that says mountain views.  There is a world of difference between an unobstructed mountain view and a mountain view over a house through one bedroom window.  Technically they are correct, but there isn’t any real value in a view that can’t be enjoyed from most of the house.  A view from the front porch of a house may be less desirable than from the back porch.  It depends on where you like to spend your time.

Homes With Mountain Views in Highlands Ranch

$1,495,000

MLS# 1012159

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10815 Wintersong Way

Highlands Ranch, CO 80126

4 Bedrooms, 5 Baths

Residential

Fuller Sotheby's Int'l Realty

 

$844,900

MLS# 1039020

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1411 Meyerwood Cir

Highlands Ranch, CO 80129

5 Bedrooms, 5 Baths

Residential

Fidelity Realty

 

$645,500

MLS# 1056479

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9419 Viaggio Way

Highlands Ranch, CO 80126

3 Bedrooms, 4 Baths

Condo - Loft - Townhouse

Mb Alborz Real Estate

 

$659,000

MLS# 1056682

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3860 Fairbrook Pt

Highlands Ranch, CO 80130

6 Bedrooms, 5 Baths

Residential

Lori Corken & Company

 

$325,000

MLS# 1062412

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9304 Burgundy Cir

Highlands Ranch, CO 80126

3 Bedrooms, 3 Baths

Residential

Coldwell Banker Residential 26

 

$425,000

MLS# 1068113

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9253 Ironwood Way

Highlands Ranch, CO 80129

4 Bedrooms, 3 Baths

Residential

Watts Enterprises, Inc

 

$299,900

MLS# 1068580

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311 Florence Ct

Highlands Ranch, CO 80126

5 Bedrooms, 4 Baths

Residential

Re/max Professionals

 

$329,950

MLS# 1069195

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8841 Blue Mountain Pl

Highlands Ranch, CO 80126

4 Bedrooms, 4 Baths

Residential

Mb Big Sky Realty Llc

 

$329,950

MLS# 1070911

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8841 Blue Mountain Pl

Highlands Ranch, CO 80126

4 Bedrooms, 4 Baths

Condo - Loft - Townhouse

Mb Big Sky Realty Llc

 

$292,900

MLS# 1070978

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6422 Silver Mesa Dr, Unit D

Highlands Ranch, CO 80130

3 Bedrooms, 3 Baths

Condo - Loft - Townhouse

Keller Williams Dtc

 

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Disclaimer and Terms

The content relating to real estate for sale in this Web site comes in part from the Internet Data eXchange ("IDX") program of METROLIST, INC. Real estate listings held by brokers other than Cherry Creek Properties are marked with the IDX Logo. This information is being provided for the consumers' personal, non-commercial use and may not be used for any other purpose. All information subject to change and should be independently verified. See Disclaimer

Do Something Special for a Service Professional on Patriots Day

Highlands Ranch Patriot Day

September 11th brings up a ton of emotions for me each year as I remember the terrorist attacks in 2001.  I can tell you exactly where I was and what I was doing that morning.  It is as if that happened just yesterday.  Instead of focusing on the anger I feel towards our enemies, I choose to focus on the gratitude I have for those who serve me and my community on a daily basis.  Yes this included the police officer that writes me a ticket when I got caught speeding. I have a brother and cousin that are in law enforcement and can tell you that I know it is a tough job.  It is tough on both the individual and their families.

September 11th in Highlands Ranch

This year and for every year to come I plan to go out of my way to thank every police officer, nurse, fireman, and military person that puts themselves in harms way in order to make me safe.  It doesn’t take much effort to take a meal to a local fire department or pick up a gift card and give it to somebody in that specific occupation with a card of thanks.  If I don’t have enough time to show my gratitude then something is really wrong.  I’d like to ask anyone who reads my blog to join me in honoring those who serve this weekend and every September 11th from now on.

Here are a few locations where we can go to say thanks and/or drop off items of gratitude.

Highlands Ranch Stations -

Where are the fire stations that serve Highlands Ranch?

Fire station # 16 is located at 8119 Blakeland Drive off Santa Fe Drive.

Fire station # 17 is located at 9554 South University Boulevard in Highlands Ranch.

Fire Station # 18 is located at 401 Timbervale Trail near the intersection of S. Broadway and Lucent Boulevard.

City of Lone Tree Police Department –

9777 S Yosemite St Littleton, CO 80124 (303) 339-8150

Please come back and post a comment on the bottom of the blog and let me know how you spent your Patriots Day.

There will be more Open House signs than Garage Sale signs in Highlands Ranch this weekend.  I plan on holding my listing at 9215 Mountain Brush Ct. in Highland Ranch Open on Saturday from 10 am to 2pm. ( Come by and See Me ) This is an effort by the National Association of Realtors to get the message out that there are some great deals out there for home buyers.  There will be thousands of homes in Colorado being held open by Realtors on Saturday and Sunday.  More than anything we hope to create some awareness that there is still a few weeks to take advantage of the First Time Home Buyer Credit.  With the low interest rate, low prices and tax credits it is a great opportunity for many to make the plunge into home ownership.

How To Hold a Good Open House

Signs, signs and more signs.  The number one key to having a good open house is to put out so many signs that people stop by to see the crazy Realtor that put out 12 signs pointing to the property for sale.  It is also worth it to put the Open House on Craigslist, realtor.com, zillow.com and other local online places.  If you do not generate traffic to the property, what good are the cookies and juice?  Having the house or condo prepared well for sale is also key to getting interest in the property.  I want the front entry to be freshly painted and yard trimmed etc.  Once inside the home being held open, all the lights need to be on and every window shade open.  Lots of light makes a house seem bigger and brighter.  Make sure that it smells good as well.  Bake the cookies in the oven prior to the open house and people will love it.

Marketing Tips for Open Houses in Highlands Ranch

I always have a sign in sheet with name, phone and email.  Who uses a physical address anymore?  One tip is to already have a name, email and phone filled out on the form so that they don’t feel like they are the first ones to get suckered into giving you their info.  Most people are cool with giving their real information as long as you aren’t going to spam them with canned email messages.  A nice property flyer with good information is also helpful.  Do not try to hold an open house during a Bronco’s game or some other major event.  It will be a huge waste of time.  Nationally less than 1% of all home sales are the result of an “Open House” In my 13 years of selling homes and assisting in over 500 transactions, I have sold two homes holding a house open.  There isn’t anything wrong with trying this approach, just have realistic expectations.

When all is said and done, consider the price.

All of the marketing and showings in the world will not sell a house that is over priced.  Most homes sell in the first 30 to 90 days of being listed.  If a property is getting a lot of traffic but not getting offers then you need to consider the condition of the home.   After doing any necessary repairs or updates if you do not get offers then the only thing that can be wrong is the price.   Some will argue that the location is the problem.  Since you cannot change the location, you must adjust the price. Wish me luck this weekend at the Open House in Highlands Ranch.  I’d like to make it three homes sold during Open Houses.

What did your neighbor really pay and how big is their house?

Douglas County keeps all of the information about your home and mine public on their website.  The website is actually pretty advanced as far as county websites go.  Just compare it to Adams County and you will get an idea of what I mean.  The Douglas County Assessor website is where I spend much of my investigative time when looking for real estate information that Metrolist does not offer.  ( Metrolist is the Denver MLS service where realtor’s get most of their information ) The website offers Geographic mapping where you can find a parcel from a satellite view and get the full information on the property.

Public Information on Highlands Ranch Homes

You can find out square footage, year built, amount of real estate taxes and assessed value on homes in Highlands Ranch, Lone Tree, Parker, Castle Rock and more.  I made a video that shows you exactly how to access the website and find properties based on the address and the owner’s last name.  You can access the video on How To Access Douglas County Assessor Information by clicking here. I hope that you find the video helpful.  The Douglas County Assessor site also has information on neighborhood sales so you can get an idea of what values are in your neighborhood.  Most appraisers use sales that have taken place within the past 6 months for comparables.

Click here to view the embedded video.

Douglas County Foreclosure Information

If you are looking for information like a list of properties being foreclosed in Douglas County or the sale date on a specific property, you will not find that information on the county website without paying for it.  Douglas County charges to get full access to foreclosure sale information.  If you want information on just one or two properties you can call them directly at The Douglas County Clerk and Recorder’s Office at 303.660.7446.  Here is a link to foreclosure information for Douglas County. I also have access to a weekly list that I can email to you if you send me your information and request that list specifically.

Leave me your information below if you want foreclosure information.  Specify in comments section.

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Parker New Home Vs Repo

So I get to meet a new client that is in a relocation from California today and set up to see about seven properties to get a feel for areas and price ranges.  He works in Inverness near DTC so we decided to stay within a 10 minute drive to the office. He wants to stay under the 300K range and isn’t looking for anything too big so I chose a few neighborhoods that would work.  We had never met before so we started at a neighborhood closest to his office.

Walnut Hills and Willow Creek in Cherry Creek School District

Our first stop was in Walnut Hills where the homes were built in the 1960′s and 70′s and range from 170K to 280K.  There are many bi-level, ranch and tri-level homes in this area.  The lot sizes are pretty big but there is also a lot of slope to many of the yards.  We looked at two homes in the mid 240K range and it was clear that this was not his taste.  To be honest I have seen some really nice properties in this community but the two we saw certainly looked a ton better in the MLS pictures.  A quick word to people selling homes in this challenged real estate market.  ( Update and prepare your home for sale BEFORE you place the home for sale )  There were a few homes in Willow Creek that were much nicer and newer but they were short sales and he is a first time home buyer that does not want to wait for a house that may or may not close.  In Willow Creek the Homes are built in the 1970′s and 80′s and range in price from $240K to just over $500K.  This is a really convenient community and there are more upgraded areas within the neighborhood.

Highlands Ranch Homes on Open Space around 250K

We made a quick jaunt up Quebec and found a pretty nice home built in the mid-1990′s backing to open space.  It was a welcome site compared to the homes we saw in Walnut Hills.  The home was well cared for and good sized ( around 1,700 square feet ) with a basement that was unfinished for a 265K price tag.  The only problem was that the open space had power lines running through the middle.  Some people could care less, but I have run into several that don’t want anything to do with them.  The next property in Highlands Ranch that we saw was a little bit newer without a basement in excellent condition for 250K.  In my opinion the location, yard and condition will make this sell but he really wants a basement so we headed out to Parker.

Brand New Homes in Meridian for 250K

Parker New Home

I had shown some new construction homes built by Meritage in Meridian before to a client over the winter so I knew there were some spec homes that may meet his needs. We got there before the mid-day rush and went through the models.  They were really good sized and pretty good floor plans for the price.  Every home that we saw had an unfinished basement and two car garage.  It is hard not to like new construction compared to seeing a home built in the 1960′s without upgrades for the same price.  The lot sizes are way smaller on these homes, but for a single man it really works well not having a bunch of yard work to take care of.  They had several in different phases of construction and floorplans.

My Opinion on Parker New Construction vs Repo

When we left he asked my opinion of what we saw that day.  Now that I am at my computer and have a few minutes I’ll throw in my two cents.  Other than wanting a specific neighborhood for schools, close to family or some other important reason, the new construction is the best deal out there right now.  Many first time buyers are out trying to find the “deals” and look mostly at repos and pre-foreclosures.  Heck I am seeing most HUD homes sell for thousands more than the list price.  Why???  So you are going to pay say 190K for a “good” foreclosure in Parker right?  And then you have new carpet, paint, appliances, countertops, bathroom upgrades and everything else that needs to be done to it.  Unless you do the work yourself, it will run close to 25K to 30K to really do it right.  Plus you have all the work and time and cash out of pocket because getting a 203K renovation loan is a pain. You now haves spent 220K to 230K for a home that is still built in the 1990′s.  It makes way more sense to buy a new home for 30K to 40K more with home warranties, new appliances, and financing incentives.  Plus the property in Meridian comes with a community pool and a bunch of other goodies.  My opinion is that the best deals I’ve seen lately have been in new construction.  You better hurry though because I saw tons of people at both Meritage and Richmond homes today and saw one lady willing to write a check for her new place.  Happy Home Hunting all.

$729,000

MLS# 1008888

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5428 Forest View Rd

Parker, CO 80134

5 Bedrooms, 4 Baths

Residential

Timbers Realty, Llp

 

$361,150

MLS# 1026685

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15815 Savory Cir

Parker, CO 80134

4 Bedrooms, 4 Baths

Residential

Re/max Alliance

 

$485,282

MLS# 1028251

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5312 Colina Pl

Parker, CO 80134

3 Bedrooms, 4 Baths

Residential

Keller Williams Preferred Rlty

 

$1,399,000

MLS# 1038098

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5243 Horned Owl Way

Parker, CO 80134

6 Bedrooms, 7 Baths

Residential

Timbers Realty, Llp

 

$529,290

MLS# 1038169

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5340 Colina Pl

Parker, CO 80134

3 Bedrooms, 4 Baths

Residential

Keller Williams Preferred Rlty

 

$449,000

MLS# 1038172

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5342 Colina Pl

Parker, CO 80134

3 Bedrooms, 4 Baths

Residential

Keller Williams Preferred Rlty

 

$845,218

MLS# 1038384

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5714 Campina Way

Parker, CO 80134

3 Bedrooms, 3 Baths

Residential

Heritage Marketing Llc

 

$649,000

MLS# 1039311

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9910 Falcon Roost Pt

Parker, CO 80138

5 Bedrooms, 2 Baths

Residential

Cherry Creek Properties Inc

 

$339,592

MLS# 1041805

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15515 Carob Cir

Parker, CO 80134

3 Bedrooms, 2 Baths

Residential

Re/max Alliance

 

$386,606

MLS# 1041809

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15525 Carob Cir

Parker, CO 80134

4 Bedrooms, 3 Baths

Residential

Re/max Alliance

 

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Disclaimer and Terms

The content relating to real estate for sale in this Web site comes in part from the Internet Data eXchange ("IDX") program of METROLIST, INC. Real estate listings held by brokers other than Cherry Creek Properties are marked with the IDX Logo. This information is being provided for the consumers' personal, non-commercial use and may not be used for any other purpose. All information subject to change and should be independently verified. See Disclaimer

Existing Home Sales In Highlands Ranch Increase 50% Over First Two Months of 2009

Great news for Real Estate in Highlands Ranch and Lone Tree so far this year.  In 2009 there were 110 closed sales from January to February. So far in January and February we have had 167 closed sales in the same time frame according to information in Metrolist. ( A Multiple Listing Service – MLS in the Denver Metro Area )  There are several factors that have contributed to the rapid increase in closed sales. The historically low interest rates combined with government incentives for first time home buyers and move up buyers has helped people get off the fence and into a home.  We have also had a relatively mild winter as far as snow goes which makes it easy for us to get out and look at homes.

The Average Sale Price Increased 8.9% over February 2009

Not only were there more sales in the area, but the average sale price also had an upward trend.  In 2010 the average sale price was $334,635 compared to  $307,185 in February of 2009.  One month does not make up a whole year but I for one hope that the trend continues in this direction.

Highlands Ranch and Lone Tree Condos and Townhome Sales Increase while Values Drop

The condo and townhome market is also beginning to rebound in the local market.  The number of sales Year to date through February 2010 was up 22% over the same period in 2009.  I believe that the condo and townhome market will continue to gain strength overall through the next decade.  Some national companies that follow these trends see a shift away from large homes in suburbs to smaller efficient housing closer to transportation and other conveniences.  I have personally noticed increased interest in properties close to RTD Light Rail and Bus Routes.  People are paying more attention to things like walk scores and ease of maintenance.

Unfortunately the values of condos and townhomes in Highlands Ranch and Lone Tree dropped from $251,730 in February 2009 to $222,006 in February 2010.  That is a decrease of 11.8% in value.  Hopefully this trend will reverse itself over the rest of the year.

Here is the full report from my friend Jim Renshaw at Land Title.

Highlands Ranch and Lone Tree Market Statistics February 2010

Will all the medical marijuana media attention effect Highlands Ranch property values?

First of all, why would a marijuana grower in a residential neighborhood with tons of covenants go on television and brag about making 400K a year growing pot in his basement?  Was he high? Really?  Now that I have that off my chest, how will this effect real estate values? The media hype and flash will subside and I doubt there will be any lasting effect on home values except for the homes really close to the property.  The house will be labeled ” The Pot House” and it will stigmatize the house and possibly those next door to it.  Some people aren’t going to care but believe me there are some who will.  If I were the neighbor, I’d be pretty upset at Bartkowicz.

NIMBY is a term that most of us are familiar with. ( Not In My Back Yard )

Highlands Ranch Community Association sent me the following email

Reported Marijuana Growing Operation in Highlands Ranch

9News is reporting that there is a medical marijuana growing operation in Highlands Ranch. We understand that this may not be an allowed land use in Higlands Ranch.

If members know where this or other operations of this type are located please contact the HRCA at 303-471-8821 (covenants@hrcaonline.org) or the Douglas County Zoning office at 303-660-7497 (www.douglas.co.us).

There are guidelines that regulate home businesses in Highlands Ranch.  Home businesses are allowed under our covenants if they are professional in nature (they don’t create excess traffic or parking issues to be noticeable on the exterior, etc.).

Section 2.13 of the RIG’s deals with Business Activity from a Residence and refers to

Section 4.2 of the Supplemental Declaration. Residential Use. An Owner of a Residential Site in annexed property may use his Dwelling Unit for professional of other home occupations as long as there is no external evidence thereof and no unreasonable inconvenience to the neighbors is created.

All businesses in Highlands Ranch should be licensed and follow the necessary requirements by Douglas County Zoning. Douglas County Zoning Department – Home based Businesses can be reached at 303-660-7497.

Looks like they got a bunch of complaints from the concerned residents of Highlands Ranch

Medical Dispensary Set to Open in Highlands Ranch?

According to 7 News a local chiropractor in Highlands Ranch has applied for a dispensary permit for his location in Highlands Ranch. It would be the first medical marijuana dispensary in Douglas County. This will be interesting to see how it plays out in both the media and legally.  I personally would not like to see this in my back yard. The whole argument that it is a matter of convenience is a sham.  From what I have heard, a card carrying member can get their medicine delivered straight to their door and never leave the sofa. Kind of like ordering pizza when you get the munchies right?

Tell Me What You Think

This blog allows you to make comments for or against my opinion.  I welcome feedback and healthy discussion on the topic so please leave your comments.

Charter schools are in high demand in Douglas County

Your may want to learn about a new Core Knowledge preschool – 8^th grade charter school is coming to Highlands Ranch.  The original vision for the school was created in 2004 by a group of Highlands Ranch parents with a strong desire to create a more challenging and meaningful educational program for their children and the community at large.  The founders successfully opened North Star Academy in Parker in August 2006.

Familiar Faces at North Star Academy West

Many individuals from the original founding team have joined our NSA West Board of Directors and parent volunteer base to ensure a successful opening.

5th Grade Starts Fall 2010 at NSA West

NSA West will open its doors on September 7, 2010 serving preschool – 5^th grade initially, adding an additional grade each year to reach full enrollment of approximately 625 students in grades K-8 by the 2015-2016 school year. The school will target an average of 20 students per class in Kindergarten and 25 students per class in 1st – 8th grade.

More Information about North Star West Academy

Interested parents can find out more about NSA West by visitng the school’s website at www.nsawest.org

Interested in homes for sale in Highlands Ranch? Click My Highlands Ranch link.

Article courtesy of Kristin Hill at Keller Williams Executives.

I love getting things for FREE.  Why do you think one of the most popular categories on Craigslist is the FREE section?  You are probably an el cheapo like me and that is how you ended up on my blog looking for free stuff.  Maybe you thought that it was a teen youth group doing good deeds to reach out to the neighbors.  It’s not even that complicated.  All you need to do is buy a house or town house with a south or southwest facing driveway and a little patience.  In fact if you are REALLY patient it doesn’t matter what direction that your driveway faces.  By late July all of that snow will magically disappear from every driveway in Highlands Ranch.

Did you even think about your south facing driveway when you bought?

When you are buying a home, it is important to consider the direction that the house faces.  Along with the direction of the driveway, the slope of the driveway is important as well.  I can’t tell you how many times that I’ve pulled into a driveway to show a home on a snowy day only to have my van slide back down to the road.  Talk about first impressions!!! The homes that face south are also brighter in the entryway and living room where other first impressions are made.  Most people just don’t think that much about it in the middle of summer when the greatest number of real estate transactions take place.

What about Douglas County Snow Removal?

I love living here in Highlands Ranch so don’t get me wrong but our snow removal has much to be desired.  I lived on Highlands Ranch Golf Course and now live on a cul-de-sac in East Highlands Ranch.  The snow plows hardly ever make it up side roads in our area.  I went to the county website to get information and found that the links did not work.  So when it comes to snow removal, you are pretty much on your own.   I believe Highlands Ranch Metro District does a better job with the trails and parks than the county does with our actual roads.  By the way I found out that each home owner is responsible to remove the snow from the sidewalk in front of their home.  The good thing is that we don’t get as much snow as people think we do.

Recycle and Save When Dealing with Snow

I found a ton of salt/rock on my garage floor after the snow melted off my car.  You have to sweep it up anyways so you might as well keep a container of it to spread back out when the next snow falls.  It is cheaper and environmentally friendly.  The only problem is that it isn’t as effective as products like MAG Chloride and rock salt. I find that a combination of the two work well for small snow removal jobs.

Mention this article and get FREE Snow Removal for a year.

Reply to this article and buy a home through me to receive FREE snow removal during the first year in your home ( or a $250 closing cost credit ).  You have to mention this ad prior to closing on your home and it cannot be used in addition to any other promotions.

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This post is sponsored by: Taos New Mexico Real Estate

If I had a quarter for every time I hear somebody brag about the killer deal that so and so got just last week I’d travel to Alaska.

I mean really, how do you expect me to respond to that?

“Uh okay lets offer $40K under asking price on that new listing that just came out on the market with 3 offers on it asking for highest and best.”

So now that I have that off my chest lets talk.

The Facts

There are some fantastic deals out there in Highlands Ranch and the low financing rates make it more affordable than it has been in a long long time.

The statistics say that the average house in Highlands Ranch sell for 97% of the asking price.  If the average sale price is close to $330,000 then you can expect close to 10K in discounts or incentives.

The Lesson

I appreciate that you need to ask advice from trusted friends when it comes to making a big decision like buying a house.  Just make sure that the person giving you advice on value has enough CURRENT experience to advise you correctly.