Mic Ortega

• Geothermal Heat Pumps 
• Solar Panels 
• Solar Water Heaters 
• Small Wind Energy Systems 
• Fuel Cells 

• Name and address of manufacturer
• Identification of the class of eligible building envelope component
• Make, model number and any other property identifiers
• A statement that the component is eligible for the credit (may include U factor, class of window or door, etc.)

Living in Capitol Hill: living green AND living it up!

“Walkable neighborhoods offer surprising benefits to our health, the environment, and our communities.

Better health: A study in Washington State found that the average resident of a pedestrian-friendly neighborhood weighs 7 pounds less than someone who lives in a sprawling neighborhood.¹ Residents of walkable neighborhoods drive less and suffer fewer car accidents, a leading cause of death between the ages of 15–45.

Reduction in greenhouse gas: Cars are a leading cause of global warming. Your feet are zero-pollution transportation machines.

More transportation options: Compact neighborhoods tend to have higher population density, which leads to more public transportation options and bicycle infrastructure. Not only is taking the bus cheaper than driving, but riding a bus is ten times safer than driving a car!²

Increased social capital: Walking increases social capital by promoting face-to-face interaction with your neighbors. Studies have shown that for every 10 minutes a person spends in a daily car commute, time spent in community activities falls by 10%.³

Stronger local businesses: Dense, walkable neighborhoods provide local businesses with the foot traffic they need to thrive. It’s easier for pedestrians to shop at many stores on one trip, since they don’t need to drive between destinations.”

–from www.walkscore.com

ALSO IN CAPITOL HILL? LIVE IT UP! from music venues, to favorite restaurants, this hood as it all! and its an easy bikeride or walk. http://www.guidespot.com/guides/capitol_hill_denver_best

SO WHY NOT LIVE HERE? Live simply….

Susannah Campora | Live Urban Real Estate | 720.982.5098 1421 Gilpin #6, Denver, CO hip cozy quiet condo in capitol hill walkable to cheesman park and urban life. updated with modern fixtures, hardwoods, exposed brick, walk-in closet, 1BR/1BA Condo   offered at $99,500 Year Built 1910 Sq Footage 558 Bedrooms 1 Bathrooms 1 full, 0 partial Floors Unspecified Parking 1 Uncovered spaces Lot Size Unspecified HOA/Maint $217 per month   see additional photos below PROPERTY FEATURES - Walk-in closet - Hardwood floor - Living room - Office/Den - Breakfast nook - Refrigerator - Stove/Oven - Stainless steel appliances - Laundry area - inside COMMUNITY FEATURES - Laundry on-site - Storage space(s) - Secured entry OTHER SPECIAL FEATURES - doublepaned secure windows - new paint - exposed brick - updated kitchen - modern fixtures - bonus room for office ADDITIONAL PHOTOS Kitchen Office Exterior Lobby Eating Space Living Room Contact info:   Susannah Campora Live Urban Real Estate 720.982.5098 For sale by agent/broker   Equal Opportunity Housing Posted: Feb 19, 2010, 7:03am PST

Mic Ortega

Just a few years ago you could count on getting the bulk of your money back for almost any home-improvement project you took on. Today merely replacing a toilet seat can feel like throwing caution, and cash, to the wind. According to a study from Remodeling magazine, the average return on value for an upgrade declined from 87% in 2005 to 64% in 2009. But these six new rules will help you maximize your return on your remodeling investment.

Rule No. 1: Repairs get the biggest returns

The smartest money now goes into “undeferring” needed maintenance. That’s because while buyers might appreciate enhancements like Jacuzzis and Sub-Zeros, they won’t tolerate a house with a leaky roof or antiquated plumbing. “If a property is known to have issues, today’s buyers won’t even look at it,” says Austin real estate appraiser Jim Amorin.

And trying to keep problems a secret can cost you big-time. If buyers discover them during inspection, it’s now common practice to ask sellers not only to pick up the tab for the repair but also to pay a penalty to compensate the buyer for the inconvenience of having work done.

So the $20,000 you saved by putting off a roof repair, say, could turn into a $30,000 credit to the buyers at closing, says Amorin.

Rule No. 2: Remodeling beats adding on

McMansions have gone the way of the SUV — and large additions don’t pay off either. “There’s been a fundamental shift toward quality over quantity,” says Warwick, R.I., real estate agent Ron Phipps.

Having a big, formal living room plus an everyday family room is less desirable than having one multi-use common space. So rather than adding on, you’re better off repurposing existing square footage by reconfiguring the floor plan or capturing unused basement or attic space.

Want an eat-in kitchen? Knock down the wall between the kitchen and dining room ($2,000 to $8,000, depending on whether it’s load-bearing or contains plumbing). That will instantly create a large eat-in kitchen and give the whole house a more open feel — without a huge investment to make up at resale.

Rule No. 3: Eco-friendly upgrades can save cash

Some green improvements pay you back long before you sell your house. Install energy-efficient features, such as EnergyStar appliances and extra wall insulation, and you’ll see lower energy bills every month.

Add in the federal tax credit of up to $1,500 that lasts through 2010, plus many local rebates and tax incentives (see dsireusa.org), and the work may pay for itself in just five years. Green features are also increasingly a selling point, says Phipps. “Most people in the market right now are first-time homebuyers in their thirties, and they’ve been raised to care about carbon footprints and being ecofriendly,” he says.

The best way to go green is with a while-you’re-at-it job: When it’s time to replace your furnace, for example, upgrading to super-efficiency might add only $500 (after tax credits), compared with standard new equipment, but it will save you — and your buyers someday — $150 or more in annual heating costs.

Rule No. 4: Tech infrastructure trumps cool gadgets

Home electronics seem like a deal, since prices have fallen about 50% over the past three years and continue to drop, according to Stephen Baker, president of industry analysis at NPD Group, a market research firm.

Still, that doesn’t change the fundamental problem with expensive built-in technology: Put in a $10,000-plus dedicated home theater today, and something better will come along tomorrow and make your system look as if it’s from the Mesozoic Era. With buyers seeking any excuse to low-ball their offers, they’re not going to reward you for an out-of-date system.

Tech infrastructure is different, however. Anytime you’re opening up walls for a construction project, have cabling and Ethernet ports installed. At about $80 a room, it’s a low-cost way to provide the capability for whatever technologies come along.

Rule No. 5: Let the Joneses be your guide

During the boom, you could be the first on your block to have a luxury kitchen, spa bathroom, or in-ground pool and count on others following suit. And even if the neighbors never took your lead, there was plenty of equity growth to cover your costs.

Nowadays that fudge factor is gone. “You really have to keep your house’s amenities in line with the neighborhood now,” says Kermit Baker, director of the remodeling futures program at Harvard University’s Joint Center for Housing Studies.

If other houses on the block have real marble countertops, by all means add one to your house, but if everyone still has faux blue-marble Formica from the ’70s, you’re not getting your money back.

Also, keep your projects design-neutral so they’ll appeal to the greatest number of people. Choose neutral colors and traditional electrical and plumbing fixtures unless your house has a modern architectural style.

Rule No. 6: The new payback time is five years

As with any volatile investment, the longer your time frame, the lower the risk. Don’t take on a big project if you’re likely to move in less than three to five years. There’s just too much chance that any money you put in — aside from necessary repairs or superficial cosmetic work — could be lost while the housing market continues to meander.

But if you plan to stay awhile, don’t delay starting a project. Home improvements are a bargain right now, with contractors bidding 10%, 20%, even 40% lower for the same work than just a year or two ago, says Bernie Markstein, senior economist for the National Association of Home Builders.

Grab them while they’re hungry for work and make it clear that you’ll be getting multiple bids so they’ll be motivated to undercut one another’s prices. You’ll fulfill the first rule of investing: Buy low. Then hope that when you’re ready to move, you can sell high.

For the full article, click here.

Martin Yeager

One of the most common questions homeowners face is when does it make sense to add an addition or remodel my home? This is more likely to be an issue in the Highlands neighborhoods as market values are on the rise. Where is the break-even point if you decide to sell? How much does a new bath or addition or basement finish really cost?

To help answer those questions, I am hosting a relaxed gathering at the Highlands Garden Café for clients, friends and neighbors to meet and discuss ideas with a group of trusted contractors, suppliers and artisans. The event will be this Sunday, January 31st from 2PM-5PM. I have included specialists and suppliers including cabinetry, flooring, tile and granite, appliances and fireplaces, windows, plumbing, and faux painting artisans. In addition, I will have General Contractors available as well as experts in recycling and mortgage refinancing.

The Highlands neighborhoods pose very unique challenges; finding a balance between the urban feeling and varied architecture to defining more contemporary space. We make do with one less bathroom than we prefer and convert an office to a bedroom when family and friends stay over. Its life in the Highlands and the amenities of the neighborhoods exceed the inconvenience of adapting to an older home. As my fellow agents at Live Urban will attest, there are more buyers looking in the Highlands and surrounding neighborhoods than those wishing to leave and ultimately, sell their homes.

The Highlands Garden Café is located on 3927 W 32nd and is the perfect backdrop for such an event. The Csafé was first converted from one Victorian home 16 years ago and expanded to the neighboring home a few years later. Additional dining rooms, offices and kitchens were added in a third phase, respecting the style and architecture of the original homes. The Café will provide complimentary wine and appetizers to sample why the Café is consistently rated nationally as one of the best restaurants in Denver.

I will have market analysis information and recent sales data to determine your current market values and I will be available to answer your real estate questions and ideas. Please RSVP at 303 668 9373 or online at HighlandsHomeExpo.com I look forward to meeting you on Sunday!

Stacie Staub

What’s your top 10?  I am always surprised, and a bit amused, when people start their home search looking for one type of house, and a list of “must-haves” which totally changes when they walk into that house that is “the one”.  I often start a home search by asking a bunch of questions - about lifestyle, mostly - because it’s important to hear from the buyer what is vital in their everyday lives, and what they think they want, but can most likely do without.  So what are the deal-breakers?  Of course, they are always different, but according to this article from Real Estate Magazine, based on findings from the experts at the International Builders Show - these are the Top 10:

Americans want smaller houses and they are willing to strip some of yesterday’s most popular rooms-such as home theaters-from them in order to accommodate changing lifestyles, consumer experts told audiences at the International Builders Show.”This is a traumatic time in this country and the future isn’t something we’re 100% sure about now either. What’s left? The answer for most home buyers is authenticity,” said Heather McCune, director of marketing for Bassenian Lagoni Architects in Park Ridge, Ill. Buyers today want cost-effective architecture, plans that focus on spaces and not rooms and homes that are designed ‘green’ from the outset,” she said. The key for home builders is “finding the balance between what buyers want and the price point.”

For many buyers, their next house will be smaller than their current one, said Carol Lavender, president of the Lavender Design Group in San Antonio, Texas. Large kitchens that are open to the main family living area, old-fashioned bathrooms with clawfoot tubs and small spaces such as wine grottos are design features that will resonate today, she said. “What we’re hearing is ‘harvest’ as a home theme-the feeling of Thanksgiving. It’s all about family togetherness-casual living, entertaining and flexible spaces,” Lavender said.

Paul Cardis, CEO of AVID Ratings Co., which conducts an annual survey of home buyer preferences, said there are 10 “must” features in new homes:

1. Large kitchens, with an island. “If you’re going to spend design dollars, spend them where people want them-spend them in the kitchen,” McCune said.

2. Granite countertops are a must for move-up buyers and buyers of custom homes, but for others “they are on the bubble,” Cardis said.

3. Energy-efficient appliances, high-efficiency insulation and high window efficiency. Among the “green” features touted in homes, these are the ones buyers value most, said Cardis. While large windows had been a major draw, energy concerns are giving customers pause on those. The use of recycled or synthetic materials is only borderline desirable.

4. Home office/study. People would much rather have this space rather than, say, a formal dining room. “People are feeling like they can dine out again and so the dining room has become tradable,” Cardis said. And the home theater may also be headed for the scrap heap, a casualty of the “shift from boom to correction.”

5. Main-floor master suite. This is a must feature for empty-nesters and certain other buyers, and appears to be getting more popular in general. That could help explain why demand for upstairs laundries is declining after several years of popularity gains.

6. Outdoor living room. The popularity of outdoor spaces continues to grow, even in Canada. The idea of an outdoor room is even more popular than an outdoor cooking area, meaning people are willing to spend more time outside.

7. Master suite soaker tubs. Whirlpools are still desirable for many home buyers, but they clearly went down a notch in the latest survey. Oversize showers with seating areas are also moving up in popularity.

8. Stone and brick exteriors. Stucco and vinyl don’t make the cut.

9. Community landscaping, with walking paths and playgrounds. Forget about golf courses, swimming pools and clubhouses. Buyers in large planned developments prefer hiking among lush greenery.

10. Two-car garages. A given at all levels; three-car garages, in which the third bay is more often than not used for additional storage and not automobiles, is desirable in the move-up and custom categories.

Mic Ortega

Better Homes and Gardens recently revealed proprietary research and insights on what consumers are looking for in their next home and overall priorities guiding current and future home improvement projects.

In a speech at the NAHB International Builders Show, Eliot Nusbaum, Better Homes and Gardens Executive Editor Home Design, presented the results of the Next Home Survey along with reported trends from a nationwide network of field editors, the magazine’s Home Improvement Challenge and editorial coverage.

The survey of nationwide potential new home buyers and existing home owners who are planning improvements in the next few months found top priorities to include price, energy-efficiency, organization and comfort.

“Not surprisingly, we continue to see a ‘cents and sensibility’ approach when it comes to buying or improving a home, with practicality and price being top priorities,” said Nusbaum. “Today’s homeowner is also looking for a home that fits the entire family–from a multi-tasking home office, to expanding storage space needs, to a living room that can adapt to advancements in home entertainment and technology.”

Future Home Buyers

A Smaller and More Energy-Efficient Home

Continuing the “downsizing” trend, more consumers (36% in 2009; 32% in 2008) expect their next home to be “somewhat smaller” or “much smaller.”

A greener home will be a priority, with 87% planning to have high-efficiency heating/cooling in their next home and 86% planning to have high-efficiency appliances; 24.9% will have geo-thermal heat.

When asked how today’s housing market and economic turmoil have impacted priorities for their next home, 76% said energy-efficient heating and cooling systems will be “more important” and for 70%, Energy Star appliances will be “more important.”

Almost half (48%) say green building practices/materials will be “more important” when purchasing their next home.

An Organized, Multi-Tasking Home with No Wasted Space

The home office is a priority as 59% of consumers plan to have one in the home. Of those, only 28% want a separate dedicated home office space (compared to 64% in 2008), with one-third (33%) now wanting a more multi-purposed space, such as combined office/computer/hobby/craft/art room.

A well organized home is key, with 66% of respondents listing “no-space-wasted” design and 62% listing ample storage space as attributes that will take on more importance.

Also on the ‘wish list’ for the next home is: a separate laundry room (85%); an outdoor grilling and living area (68%); a kitchen with eating area (67%); and an extra bedroom with bath (65%).

America’s love affair with the large garage continues to flourish with 37% of consumers now wanting a 3-car or larger garage compared to 29% in 2008.

A Family-Friendly Home

Nearly two-thirds (62%) of consumers consider a comfortable family gathering space to be top priority in their next home.

Of lesser interest this year is a kitchen, family and everyday eating area combined in one space (49% vs 56% in 2008) replaced by significantly greater interest in a family room partially separated from the kitchen (42% vs 27% in 2008).

There is also an increased desire (51% vs 44% in 2008) for a wall-mounted flat screen TV in the main family living area and for networked computers/home entertainment center (48% vs 43% in 2008).

Home Improvers

“With the economy still a major concern, right now it’s more about the ‘got to’ improvements than the ‘want to’ improvements,” said Nusbaum. “The focus is now on low-cost improvements that will pack a big punch.”

With only 16% feeling “now is the right time to spend” on home improvements vs 38% saying “now is not the right time to spend,” 52% are focusing their efforts on needed repairs and maintenance.

Three-quarters (76%) say the economy has had an impact on their home improvement plans, with half (50%) having changed their home improvement plans during the last year.

Smaller projects prove to be the most popular, such as painting a room (54%), replacing/adding flooring or carpeting (38%), decorating/redecorating a room (35%) and landscaping the yard (30%).

Energy-efficiency is also a focus of future home projects, with respondents placing importance on installation of Energy Star windows/doors (34%), high-efficiency heating/cooling (31%) and Energy Star appliances (31%).

Mary Lemieux

This fabulous Vitorian in the heart of West Highland is an eclectic blend of old and new - it has so many original features, with some modern amenities.  It just took a price reduction, and it’s ready to go, so I’m holding it open this Satruday from 1-4, stop by and check it out, you will love it.

Spacious Victorian with tons of charm!

Tree lined street just 5 blocks from Highlands Square, shops & restaurants.

Fruit trees, a patio and a storybook gazebo make this yard a great place to hang out, relax, and entertain. 

The real bonus in this backyard is the 2-story heated garage with space to create - whether it’s an artist space or workshop, this is valuable, functional space that isn’t included in the property’s square footage!

Charming backyard with gazebo and garage/studio!

Light, spacious front room with working fireplace.

Mic Ortega

With “going Green” the hottest topic in Real Estate these days, it can sometimes be a daunting task getting your head around all that “Green” involves and includes.  This helpful article gives a better sense of ten items to  look for when you want to go green on your next home.  For the full article, click here.  And don’t forget, Live Urban Real Estate has a number of agents who are NAR Green certified to help you with all your Green Real Estate questions.

1. How big is it?
The bigger the home, the more energy it uses. The U.S. Green Building Council considers a “neutral size” home — basically what most people need, without what might be considered luxury space — to be 900 square feet for a one-bedroom home, 1,400 square feet for two bedrooms and 1,900 square feet for three bedrooms. A 100% increase in the size of the home adds anywhere from 15% to 50% to energy use. 

2. Where is it?
Can you walk to public transportation?  Are there sidewalks or easy places to walk in the neighborhood, so you don’t always have to drive?

3. How is it oriented?
South-facing windows can trim heating costs in the winter. Shade from trees to the south and west can reduce cooling costs in the summer.

4. Is it well-insulated, and are doors and windows sealed tightly against air leaks?
The U.S. Energy Star Web site, energystar.gov, features a calculator to help determine how much insulation you need, based on your location.

5. Has the indoor air quality been tested?
Well-insulated, well-sealed homes not only hold in heat and cooling, but also can retain toxins such as formaldehyde, mold, asbestos and lead

6. If it’s an older home, have insulation, heating and cooling systems and appliances been upgraded?
Newer products are far more efficient than those bought several years ago.

7. How efficient is the water usage?
Are the kitchen and bathrooms equipped with water-efficient plumbing fixtures?

8. What’s on the roof?
A lighter-colored roof reflects more heat than a dark-colored roof, which absorbs heat, putting more strain on the cooling system.

9. Where did the home’s materials come from?
Recycled or salvaged building materials reduce the home’s impact on the environment.

10. Has it been certified green?
The U.S. Green Building Council, the Environmental Protection Agency and others offer ratings on homes, based on inspections by trained third-party professionals.

Stacie Staub

The plan for the Sunnyside Light Rail Station area.

Many of the buyers that I work with in Northwest Denver start their search at Highlands Square - makes sense, after all, who wouldn’t want to live a couple of blocks from one of Denver’s most popular and hip neighborhood centers? 

But, for first-time homebuyers, the prices in West Highlands can be a bit out of reach.  Go a few blocks north or east, though, and there are opportunities to get a little more square footage, a bigger yard, or better finishes for the money - and the neighborhoods surrounding West Highlands are growing, thriving, and appreciating in value.

A perfect example is the Sunnyside/Chaffee Park area.  Many buyers, especially when searching the MLS or other online home listings, cut off their search at 38th Ave and won’t go further north, or at Federal and won’t go East, but the majority of the northern and eastern streets are totally quaint, tree-lined, quiet, and perfectly located between Lower Highland (LoHi), West Highlands, and Downtown Denver.  Home prices are typically at least 10-20 percent lower once you cross 38th or Federal, but these areas are perfectly situated for both future growth and appreciation.

And even further proof for where this neighborhood is headed?  Check it out:

The City and County of Denver has begun a process to plan for change in the areas surrounding future transit stations. In 2006, the city completed a Transit Oriented Development (TOD) Strategic Plan that identified a need for land use planning for the 38th and Inca station area on RTD’s future Gold Line commuter rail corridor.  Over the past year, RTD examined the station location as part of the Gold Line Environmental Impact Statement.  As a result of this process, RTD is recommending the station be located at approximately 41st and Fox streets on the east side of the Union Pacific Railroad. Over the past two years, the City and County of Denver worked with community members to develop a station area plan for the half-mile area surrounding the future 41st and Fox station.  

Plan Goals: 

• Improve pedestrian connections to the station, between neighborhoods, and along major corridors
• Create opportunities to add more housing, jobs and services to the station area
• Incorporate plazas, parks and open space into redevelopment areas
• Capitalize on the station area’s proximity to Downtown and location on the Gold Line and Northwest Rail corridors
• Balance the needs of new development and existing uses

Plan Elements

• Development of a high intensity activity node close to the station on the east side
• Creation of a pedestrian shopping corridor along Fox Street
• Mixed-use redevelopment of the former Denver Post site
• Linked park and open space improvements to enhance neighborhood livability by providing positive orientation, buffering, aesthetics, recreational amenities, and storm water management
• Capture partnership benefits with Regency Student Housing by encouraging ties between academic institutions, student populations, and incubator employment uses
• Respect existing housing west of the station by redeveloping along the edges of the Sunnyside neighborhood leading to Inca Street and in a mixed-use node at 38th and Navajo
• Incorporate historically significant structures by drawing design inspiration from the area’s historic, industrial character
• Promote pedestrian and bicycle connectivity with improvements to Navajo, 38th, Elati, 41st, 44th, Fox, Inca and other streets
• Promote structured RTD parking that is shared with adjacent development
• Capture views of Downtown and buffer the station area by locating taller structures along I-25 and I-70
• Support for sustainable development, green building practices, housing affordability and healthy, walkable communities 

To check out the entire development plan, please click here.  If you would like to look at property on the market in Sunnyside, or anywhere in the Denver Metro area, contact me!

Mic Ortega

A curious thing about the city of Denver is that one day agents in our office can be showing 120 year old homes and then taking the very same buyer to see a brand new home only 20 miles away.  So the question obviously comes up, which is better?  While this may be an impossible question to answer, it is certainly an interesting one to look at. 

We all hear the expression that they don’t make things like they used to.  I can see the validity of this statement after showing a one hundred and ten year old home this weekend that was in perfect condition and could easily survive another hundred.  Follow this up with a twenty year old home I showed that might as well be scraped and replaced because it was in such disrepair.  I believe this a lot has to do with how the home has been maintained over the years in addition to the level of construction.  Thanks to a new study out, we can much more easily compare the benefits of new versus old.

The study breaks down each component of a home and if this component is better today, worse today or about the same.  The items that are better today consist of affordibility, doors, windows, fiberglass, waterproofing, siding, roofing nails, roofing and paint.  Those that are worse or about the same are sawn lumber, craftsmenship, longevity, trusses and joists.  To read the entire study in more depth, click here.  It is a very interesting article and worth the read if you are battling the buy new or old decision.