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The Denver Real Estate Broker Blog

Affordable new construction town homes minutes from downtown Denver

Osage Place RenderingAffordable living in Downtown Denver is getting harder and harder to come by. Denver’s popularity is growing. Each and every year people discover that Denver has an exceptional quality of life, is still relatively inexpensive, has great weather and offers endless recreational activities.

As more people discover and fall in love with Denver, it’s natural to see housing prices climb.  Increased demand puts upward pressure on price. We are seeing this result as prices in neighborhoods like Jefferson Park, Lohi, Sloans Lake and Highland have surged considerably in the last 3 years.

It is predicted that prices in these same neighborhoods will continue to climb in the coming years. This prediction stems from the massive amount of renovation and infill happening with the Denver Union Station and RTD Light Rail project currently underway in Lower Downtown (Lodo).

So, where do you go if you want to enjoy all that Downtown has to offer but don’t want break the bank to get it? Simple, Osage Place.  

Osage Place Interior FinishOsage Place is located at 4301 Osage St., Denver, CO, 80211 in Sunny Side. The Sunny Side Neighborhood is located directly north of Lohi between 38th and I-70. Osage Place offers 13 town homes priced from $410,900 to $420,900.  These luxuriously outfitted homes are between 1,435 and 1,505 square feet, have 2 bedrooms and 3 bathrooms, have an office/3 bedroom, offer spacious roof decks with city views and have numerous upgrade options.

Architecturally, Osage Place is stunning and the interiors have been outfitted to match. Each unit has Kentwood hardwood floors throughout the main living area. The kitchen offers Kitchcraft 42” cabinets with stainless pulls, quartz countertops, Whirlpool stainless appliances and Progress lighting. All bathroom fixtures are Moen, all sinks are under mount Kohler, and counter tops are Quartz. Carpet is upgraded with luxurious Tuftex over 6lb Rebond pad. Buyers have the option to customize their home with numerous color combinations across carpet, countertops, hardwoods, cabinets, tile and accents. Additionally buyers have the option to add a fireplace, media center, additional lighting, 4th bathroom (plan A only) and hot tub.

Osage Place Roof DeckLiving in a brand new construction town home at Osage Place gives you access to all that downtown Denver has to offer. You are a 7-minute drive or 14-minute bike ride from Union Station. You are 8 blocks from the new light-rail station at 41st and Inca. You have easy access to both major Interstates of I-25 and I-70 making Osage Place easy to get to and from.

As prices continue to climb in all neighborhoods with proximity to Downtown Denver, now is the time to get in. Please visit www.osageplace.com for additional information or to reserve a unit.

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Rino gets a huge boost from the Industry Denver project

Industry Denver Artist Concept

Industry Denver, located at 3001 Brighton Blvd. opened its doors on May 15th and represents a taste of what’s to come on Brighton Blvd.

Industry Denver Building

If you have been paying attention to the River North (Rino) neighborhood of Denver you are familiar with how popular the area is becoming. The vibe and feel of Rino are like nothing else in the city and it’s becoming one of the hippest areas of Denver. The Rino neighborhood is industrial and gritty, combined with chic and sophisticated.

The Industry Denver project can be described the exact same way. The building itself is a repurposed work of art. Phase one is 130,000 square feet of collaborative office space with four new restaurants. The project, described by developer Sean Cambell, is a technology focused business ecosystem. The project caters to small to medium sized technology and creative companies looking for non-traditional office space and want to be part of a larger collaborative ecosystem. Industry tenants have an opportunity to cohabitate creative clusters of offices, conference rooms, community kitchens, lounges and work areas that foster productivity and innovation. According to Mayor Hancock, the strength of the project will be its ability to draw new, innovative businesses to the Denver area, grow them with “incubation space” and then add them to the expanding list of businesses headquartered in Denver.

Restaurants in phase I of the Industry Denver project will be Tengu (asian noodle house & sake bar), Will Call (neighborhood pub), The Griffin (European Gastro-theme with Bocci Ball courts) and Wystone’s (healthy focused cafe).

So, why is a residential real estate broker, such as myself so excited about commercial real estate project? The answer is simple – for what it’s going to do to the area.  The Industry Denver project combined with The Source give a glimpse of what is coming. I had a chance to speak to the downtown Denver business partnership about Rino and they hinted at a great deal of development money and improvement grants jockeying for position in the bowtie of Rino.

River North Boundary Map

 

In addition to another 83,000 square feet of office space opening later this year, The Industry Denver project has 55+ residential “for sale” town-homes being built this fall along the S. Platte River. They are also constructing a 250+ unit “for rent” development.

That is a lot of residential density that will spark a great deal of redevelopment of existing architecture new development along Brighton Blvd.

As a native of Denver, what’s happening in River North or Rino is so exciting because it represents another massive development surge that will compliment the Union Station redevelopment in transforming downtown Denver.

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9,800 SF of restaurant space coming to the Uptown neighborhood

Uptown Restaurant SpaceI recently had a chance to tour the One City Block apartment complex at 19th and Pennsylvania in the Uptown Neighborhood. Typically I don’t focus on apartments as the Neir Team are residential sales specialists. However, the site plan calls for a considerable amount of ground level retail space that I was very curious about. New class-A retail space traditionally increases property values for surrounding residential real estate.

Our visit consisted of a developer tour of the property and a detailed financial overview of the project. Within the financial overview, the total ROI (return on investment) was discussed along with key revenue generators. When asked about the retail space, the developer explained that the retail space is not a key contributor to revenues for the project.

Uptown's New Restaurant OptionsThis peeked my interest as it seems counter intuitive that the retail space would not be a key driver of revenue, especially with 9,800 square feet of prime, ground level, Uptown real estate. The developer went on to explain that the model for the project focused on providing a very high-end experience for the residences and the retail space is expected to cater to that experience. One City Block will seek targeted business tenants with less emphasis on rental rates, creating an opportunity to place exceptional businesses in the project. The developer stated that they are primarily looking for restaurants to fill the retail space.

D-Bar moves to One City Block

D-Bar, formerly at 1475 E 17th Avenue will be the first tenant moving to 494 E 19th Ave and are expected to open this summer. D-Bar, which had a desert centric menu on 17th, will be focusing more on dining and drinking at the 19th Ave location. Rest assured, their signature desert options will still be available.

Based on the information we were given, One City Block has the potential to strengthen Uptowns strong reputation of culinary offerings.

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Best New Denver Hot Spot - Humboldt Farm Fish Wine

Humboldt Farm, Fish and Wine LogoThank goodness Denver Restaurant Week will be back for a second week in August!  August 23rd to the 29th to be exact.  Why you ask?  Because I will be going back a second time for dinner to Humboldt Farm Fish Wine!

Located at 1700 Humboldt Street, in the old Strings restaurant location, Humboldt Farm Fish Wine is probably one of the best restaurants I’ve eaten at in a long time.  The space is beautiful, in a historic neighborhood of Uptown in Denver, that’s been modernized since the previous tenant.  It’s warm and welcoming with a very unique design.  The food is all natural and sustainable and locally sourced whenever possible.  Some of the companies they work with are Boulder Natural Meats, Full Circle Farm, Osage Gardens, Hazel Dell Mushrooms, Kanaloa Seafood and Niman Ranch, to name a few.  The culture is genuine, inviting and the service it great!

We were at Best New Denver Hot Spot - Humboldt Farm Fish Wine as a party of four and started off with a select combination of both East Coast and West Coast oysters.  Oysters are one of their specialties, with upwards of five to six different types to choose from on a nightly basis.  For first course, we got to try crispy broccoli with a pepperoncini aioli and crispy Brussels sprouts with a spicy truffle chili glaze.  Both were absolutely amazing!  For our main course, we had one Steak Diane at the table, one pan-seared chicken and two Scottish salmons.  Let’s just put it this way, all of our forks were in all of the plates.  Even the chicken dish.  A lot of people don’t order chicken when they go out to a nice restaurant, but my husband said it was one of the best chicken dishes he’s ever had.  To finish up our meal with dessert, we had bread pudding with vanilla gelato and buttermilk panna cotta with fruit and lemon verbena.  Both were out of this world, but the bread pudding was the chosen favorite.

Our knowledgeable and more than pleasant waiter directed the men to a variety of craft beers and the women to a delicious red wine varietal.  The bar at Humboldt Farm Fish Wine is stocked with the finest of all types of alcohol and also provides another dining experience option.  Plenty of people were dining right up at the bar and at surrounding tables. 

Best New Denver Hot Spots

When you’re thinking about a new restaurant to try, I could not recommend Humboldt Farm Fish Wine any more.  The atmosphere, service, food, drinks and clientele are top notch.  So grab a date, get dressed up and go enjoy Humboldt Farm Fish Wine.  Reservations are highly recommended.  And don’t forget, there are also tons of fun watering holes right there on 17th Avenue to post-party at as well.

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Union Station and Lodo Neighborhoods Redevelopment Update

What’s been going on at the site and in the area of the new Union Station development since the beginning of the year you ask?  Lots and lots of future housing!  Six different projects to be exact!  Here they are in order from what is going to be completed first to what will be finished by mid-next year.

Cadance at Union Station

Image courtesy of Cadence

Cadence

Cadence is the first high-rise apartment building in the new Union Station redevelopment field.  It is a 13-story apartment tower with 220 units that is leading the charge of truly transforming the Union Station neighborhood.  It has a very unique design, with a facade that differs in both shape and color between both ends and has multiple setbacks throughout the length of the building.  The 17th Street Gardens are just to the north providing a great public space and a clear path to get through the Union Station neighborhood.  At street level, Cadence has a very inviting main entrance with great ground floor retail presence.  It address is 1920 17th Street.

The Platform Union Station

Picture courtesy of DenverInFill

The Platform

Across the street from Cadence will be another high-rise 21-story, 288 unit building, next to the commuter rail train hall, called The Platform.  It’s address is 1650 Wewatta, and this new building will be taller than both the canopy at Union Station and Cadence.  It will be the overall tallest tower in the Denver Union Station redevelopment!

Union Station Living

Image courtesy of the Opus Group

Delgany Apartments

Also know as “Verve”, the 10-story building that houses the Delgany Apartments, is a little tucked away from the Union Station redevelopment area.  The building will feature mostly blonde brick with floor-to-ceiling windows in various sections of the building.  This project will be completed late spring, will add a total of 284-rental units to the neighborhood, and will be located at 1490 Delgany Street.  Of all the new developments in Union Station, this one will be the most luxurious, with granite countertops, stainless steel appliances, balconies with mountain views, a fitness center and pool.

Low income houseing

Image courtesy of the DenverInFill

1975 18th Street

There is also a 108-unit affordable housing project planned for the Union Station district.  Located at 1975 18th Street, this building will occupy the southeast side of Chestnut Place between 18th and 19th streets just a block from the Union Station transit center.  The development will share the block with  the existing steam plant and a triangular parcel slated for development as possibly an office building or a hotel.  Construction will begin in June 2014 with completion in September 2015.

Union Station Neighborhood

Image courtesy of the DenverInFill

Triangle Building

Just when you thought there was enough construction activity in the Union Station neighborhood, dirt is starting to move on the old Triangle Building site too...

New Construction in Five Points

Washington Square in Five Points Showcases Craftsman-style

Single-Family Homes and Carefree Townhomes

New Development Listed Exclusively by the Neir Team at

Kentwood City Properties

 Washingtomn Square

         DENVER – The Neir Team at Kentwood City Properties has announced an exciting new development in Denver’s Five Points neighborhood at 22nd and Washington.  Washington Square will feature six Craftsman-style single-family homes priced from $482,500, and six modern, easy-living townhomes priced from the high $300’s. 

Washington Square
Washington Square: Single Family Homes

Washington Square
Washington Square: Town homes

            Washington Square is highlighted by a premier location offering amazing views of downtown Denver and is conveniently nestled just four blocks from the 25th and Welton Light Rail station.  The development is also just three blocks from Benedict Fountain Park and only five blocks from the 17th Avenue restaurant district. 

            Washington Square“These homes are priced to sell and we expect to reach sell out very quickly,” said Stacy Neir, a member of the Neir Team and a leading Broker Associate with Kentwood City Properties.  “A brand new home with this level of construction, premium standard finishes and central downtown location makes the development highly desirable.”

            The single-family homes at Washington Square offer three bedrooms, three baths, a two-car detached garage, 2,018 finished square feet, plus 928 unfinished square feet in the basement.  The stylish townhomes feature two bedrooms, three baths, one or two-car attached garages, and floorplans ranging in size from 1,365 to 1,557 finished square feet.  Each residence also offers a 400 square foot roof-top patio, and there are no HOA fees. 

            Kitchens showcase slab granite countertops, Tharp Alder cabinets, and Whirlpool stainless steel appliances, while baths are highlighted by designer ceramic tile shower walls and countertops, plus Moen faucets and fixtures.  Owners will enjoy excellent energy efficiency, red oak hardwood floors, and front yard landscaping. 

            Washington Square is a development of Moonstar Investments LLC, a leading Denver developer headed by Scott Axelrod.  Moonstar is also developing 1818 Clarkson and a project at 13th and Jackson.  Axelrod and Moonstar are known for building high quality, affordable homes that showcase value, livability, and stylish architecture in premier locations.  

            A special launch party with hors d’oeuvres and cocktails for Washington Square is scheduled for Wednesday, February 19, 2014 from 4:00 to 6:00 p.m.

            For more information and to arrange a personal tour, contact Alex Neir at 720-935-4399 or via email at alex@neirteam.com.  Additional information is available online at www.neirteam.com and www.WashingtonSquare-Denver.com.

           Kentwood City Properties, formed in 1999, is the newest member of Kentwood Real Estate, known nationally as Denver’s premier real estate company.  The company’s street-front office at the corner of 17th and Wynkoop streets is comprised...

Stapleton Real Estate Trends

Stapleton Real Estate Trends

Real Estate sales in the Stapleton neighborhood hit an all-time high in 2013. With record low inventory, record low interest rates and lots of buyer demand,  many homes sold with multiple offers, bidding wars and a sales price well above the asking price.  Many experts referred to the first half of 2013 as a “frenzied” buyer market which sharply pushed up prices.  During the second half, the frenzy cooled because of rising interest rates but inventory remained low and home sales still continued at record numbers.  Overall there were a total of 442 home sales, which was by far the most sales Stapleton has seen since its last record year in 2012 with 359 sales.  Median home prices have also continued to increase because of low inventory and high demand, with median prices landing around $401,870.

Right now is the time to buy real estate in the Stapleton neighborhood because interest rates are expected to rise in 2014. In addition, we expect inventory levels to remain low which will support rising prices.  This means you can afford much more home now than say in a few months. A good example would be to look at the mortgage payment of a $500,000 home.  Assume current interest rates of 4.5% and a 20% down payment for a total of a $400,000 loan. If you calculate that mortgage payment you are at a monthly mortgage of $2,026. Assume interest rates rise to 5.5%. To afford the same monthly payment, you can now only afford a $446,250 home. This is a 10.75% loss of purchasing power and it doesn’t even assume any price appreciation. This could mean the difference between purchasing a home with a finished basement and an unfinished basement!

The Neir Team has 10 years of successfully selling Stapleton real estate.  We have worked with numerous Buyers and Sellers in all different prices ranges including new construction and resale homes. From Brownstones to Estate homes we love selling it all because we love Stapleton and we love helping people. (We might be a bit biased because we live there.)

And now with the revamp of our website, searching for homes in Stapleton has never been easier.  With the click of our quick search button, you can search for homes in the Stapleton neighborhood or any city close property in Denver. We have dedicated a lot of time to write about the wonderful amenities of the neighborhood, up to date builder information, park & pool information. You name it, our website is the resource.

If you are looking to buy or sell real estate in the Stapleton neighborhood, please give us a call at 720-280-3004 to speak with Stacy or 720-935-4399 to speak with Alex. 

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Why Hire a Denver Realtor Part 2 - Ready to List

Why hire a realtor?Listing your home for sale can be very overwhelming.  Where do you start?  What price should you sell for?  Is everything ready?  Are there any fixes to be made to the home beforehand?  The information below is why you should hire a realtor to help with your real estate transaction.

The first step is finding a professional real estate agent that you trust. The process of selling a home is a large one with many obstacles and legal pitfalls. Choose an agent with a good track record and with plenty of experience in your neighborhood.

The next step involves selecting your list price. This is another very good reason to hire a realtor. The market dictates the price of Denver real estate, and all real estate for that matter. A home is only worth what a ready, willing and able buyer will actually pay for the property. So, in order to determine what s piece of real estate is worth you must examine what other, similar properties have sold for. The general rule, select sold properties within 1 mile of the subject property and that have sold in the last 6 months.

Once the market price has been determined you have a decision to make. Are you going to list your home at the market price or go for more? This is a critical decision. If you decide to shoot for more than market price, as many do, be mindful of your decision. We live in an information age and buyers have access to listing data. It is easy to determine when a home over priced. This may cause a decrease in the number of showings as buyers may eliminate the home as overpriced. The second detriment to over pricing your home, the longer it sits on the market the more stigmatized the property becomes. Buyers see long days on market as something is wrong with the home. A better approach, list at or below market price to solicit multiple offers with a chance to achieve a sales price above list price.

Next, what improvements need to be made with the home? This is referred to as deferred maintenance. You want to be sure to fix all the little imperfections around the home. Buyers are finicky and the littlest thing could lose you an offer. Besides, the buyer will be conducting an inspection and asking for you to fix it, why not fix it to begin with and eliminate the objection.

Lastly, make sure to disclose any issues you’ve had with the home. Don’t worry that disclosing that leaky roof will deter a buyer from purchasing your home. Inspector finds everything! It is much better to disclose the roof leak. That gives buyers confidence that there won’t be any surprises after closing and will actually improve your chances of getting the home sold.

Hiring a realtor to help sell your home ensures you get your home sold quickly and for top dollar.

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Denver Hot Spot – Acorn at The Source

The Source DenverBeing a self-proclaimed foodie from Chicago, I definitely know a good restaurant when I eat at one.  You know, the ones that are going to make it.  I literally eat at every new restaurant that comes to Denver.  When the two dining 5280 magazines come out during any given year, I use both the “Top 25 Restaurants” and “Best New Restaurants” as my checklists of where to hit next.  Last night, it was Acorn at The Source’s turn.

I was with my husband and one other couple, and the goal was to try as much as we could!  We ate upstairs, where there is a bit of a view of the action down below and a little more privacy.  The menu at Acorn is comprised of a huge list of 19 “Shared Plates” and 2 “Large Plates”, plus a separate, small dessert menu.  On the back of the main menu is a drink list that has “Booze Free”, “Low Booze” and “High Booze” options, plus tap and bottled beers.  I went for a high booze drink called “Crossing the Tracks”, which was their one vodka mixed cocktail.  It was delicious, using local vodka, St. Germain, aloe and grapefruit.  My hubbie went with a Green Flash/Founders IPA, my friend had the same as me, and her husband drank a “Warm Welcome”, which used Jimmy Russell 6 year.  Very good.

Now we needed food!  Like I mentioned already, we wanted to try as much as possible, so our table stuck with the shared plates and went to town – Fried Pickles, Red Shrimp and Grits, Lamb, Oak Smoked Duck Breast, Ahi Tuna Tataki, Matsutake Mushrooms, Tomato Braised Meatballs (two orders!) and Grilled Short Ribs.  All were excellent, with I think the meatballs and lamb being the best.  We ordered just the right amount of food, guided by our server.  Think 2 – 3 plates per person when you go.  For dessert, we got one Butterscotch Pudding and four forks.  Overall a wonderful food experience at Acorn.  I actually think going with a larger group or people would be a lot of fun too!

Acorn InteriorAcorn is located at 3350 Brighton Blvd., in a converted warehouse building which has other restaurants, a brewery, retail shops, even a bank in it.  It is a very cool concept that has been brought to Denver from other American cities like New York and San Francisco.  The feeling is very loft-like, with exposed brick and piping, and the people are “pretty” there.

Acorn is definitely the nicest restaurant in The Source, and its sister restaurant is OAK at fourteenth up in Boulder, which I have already eaten at as well.  In fact, there are a few small plates that are the same at both restaurants.  Think meatballs!

Eating out in Denver is always fun, but when you have creative drinks, an atmosphere with a ton of vibe, plus other things to look at, you really can’t beat that.  One of Denver’s new hot spots is absolutely Acorn at The Source, and I believe it will be for a very long time to come.

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Jefferson Park Architecture

Architecture in Jefferson ParkJefferson Park is northwest of Denver's downtown, providing some amazing views of our great city.  The exact boundaries of the neighborhood are Colfax to the South, Speer to the North, the Platte River to the East and Federal Boulevard to the West.  There is even a 6.7 acre park smack-dab in the middle of Jefferson Park, hence the name.  The neighborhood is truly one of the last affordable areas within the downtown city limits.

In regards to the architecture of the Jefferson Park area, any of the hilly and quiet streets today could see home styles representing the 1890s/19th century to the 1950s to present day.  Historic places turning into urban dwellings.  That mix of properties is what gives the area charm. 

Jefferson Park has definitely seen some ups and downs as a neighborhood in the past. However, by the 90s, Jefferson Park's great location, affordable housing and the overall feel, brought it back to the attention as a wonderful place to live and invest. Redevelopment can be seen on almost every street in the area. This is likely to continue as land within proximity to downtown continues to become more desirable.

Homes for sale in Jefferson ParkSingle family homes from the late 19th century are the predominant architecture of the area. However, as we have seen on the Lohi neighborhood, many of the older homes are being scrapped and new modern duplexes are doing up in their place. This seems to be a general theme in Denver right now as it is happening in the Highland, Sloans Lake, Berkeley and Sunny Side neighborhoods as well.

If you want to be in a neighborhood that is right across I-25 with key highway access, close to Denver attractions like Elitch Gardens Theme Park, The Children's Museum, Denver's Downtown Aquarium, the Pepsi Center and where those Broncos play, plus have the Light Rail C-line in your southern back yard, living in Jefferson Park could be absolutely for you!  Invest now, and most likely reap some serious reward later.

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