Blog the Rockies

A Different Look at Boulder

2009-07-02T05:17:24Z

To get a quirky irreverent look at Downtown Boulder and Denver Banjo Billies offers really fun one of a kind guided bus tours. But this isn’t any boring ordinary coach bus, you are riding in style. Each bus is made to look like a hillbilly shack on wheels. Inside the open air buses patrons will find disco balls and have their choice of seating which may be a couch, a recliner, or even a saddle! Along the ride all kinds of stories of Boulder’s past are revealed through tales of folklore, history, and ghosts. No two tours are the same… in fact the tour guides customize the ride to what the riders say they want to hear about, so when you go be sure to speak up and have fun. Banjo Billies offers tours year round that last about two hours each. It is a great affordable way to relax but still have fun with friends, family,

and a funny tour guide filling you’re head with bizzare tales about the area that you’re sure to not forget. This is a great way for locals to entertain their guests from out of town, or to entertain themselves. Many locals are astounded by all the different stories that despite living here for years, had never heard before. If you are new to town and like to have fun Banjo Billies would be a great way to spend an afternoon. They also have private tours for groups to rent out the entire bus, which is great for big family get togethers or a fun way to entertain your friends or a wedding party. For more information on Banjo Billies Bus Tours check out thier website at: http://www.banjobilly.com/

Boulder News

2009-06-29T20:10:35Z

When buyers are new to the area, it’s always fun to give them tidbits of what’s happening in Boulder and Boulder County. As real estate agents, we not only keep up on trends but we also stay informed on the happenings in our city. This week’s news in Boulder includes Boulder being rated in the top ten, schools banning junk food, and drivers protesting a bike race. Read the rest of these stories.

While Boulder County is probably one of the most bike-friendly cities in the country, there are still some citizens who have had enough of them apparently. A recent flyer has been distributed anonymously throughout the city asking motorists to protest an up-coming bike race by driving along the route, then pretending your vehicle is broken down. Police are saying that there has been more tension between cyclists and motorists since a new law will take effect August 1st, giving even more protection on the roads to our two-wheeled friends. There is not much concern that the protest will actually happen. I believe the conflict lies in cyclists needing to ride safely, but with that being said, they also need to obey the rules of the road. Sometimes motorists feel a bit of hypocrisy when cyclists themselves don’t always obey the traffic rules. In my experience, I have witnessed a cyclist or two not stopping at a stop sign, therefore jeopardizing not only themselves, but those around them. The laws need to be respected by both motorists and cyclists.

Some “very Boulder” news: Boulder Schools Consider Banning Junk Food. According to the Boulder Daily Camera, the Boulder Valley School District is undergoing a multi-year school-food overhaul, and students will notice some changes this fall. For example, fresh fruits and vegetables will be served every day and will be grown regionally, when possible. And bulk and antibiotic-free milk will be served in all schools. As part of the Boulder Valley School District’s food-services overhaul, the school board is expected to adopt a new “wellness policy” aimed at eliminating unhealthy food from the school experience. The Camera further states that at the school board’s meeting Tuesday night, members will discuss the first draft of a proposed policy that discourages junk food at school parties and blocks the sale of candy at school-sponsored events. I live in Boulder for reasons such as these. It is important to me what my child eats at school and it’s a relief that the schools support this. I think this will also greatly effect the free lunch program. The children who qualify for free-lunches at school take advantage of this and aren’t able to bring a brown-bag lunch. This will allow more healthy opportunities to them. Go Boulder!

And last but not least: Boulder is rated among the “top ten towns to live well” in the United States by Forbes Magazine. Forbes considered demographics such as median income; average commutes, distance to highways and airports, as well as per capita number of small businesses; sole-proprietorships and start-ups, and the percentage of population with bachelor’s degrees or higher. With a population of 90,648 and a median income of $54,243, Boulder ranked high in all Forbes’ qualifications, according to the magazine. The only drawback mentioned was the snow (at least if you’re someone who doesn’t like it).

Moving to Boulder County and need a real estate team who knows the area? Call The Troia Team!

New Family Cabon Monoxide Saftey Act in Colorado

2009-06-25T18:47:35Z

My friend is always asking me to “check” my carbon monoxide detector in my house and I said “I do”! The simple answer is, I look over to see that the red light is still on and that no one is sick yet! Sounds a bit frivolous, but I don’t remember having a carbon monoxide detector in my house when I was little, more less when my kids were little. Any of this sound familiar to you? The scary part is that you usually hear on the news during the winter time about some poor family that perished because of carbon monoxide poisoning and they never realized what hit them. Colorado’s Gov. Ritter Jr. signed a new bill May 2009 that requires all existing single and multi family dwellings offered for sale or transfer (after July 1, 2009) to have carbon monoxide detectors.

Bill 1091, Lofgren & Johnson Family Carbon Monoxide Safety Act, was named after Parker & Caroline Lofgren and their children who died while vacationing in Aspen over Thanksgiving 2008, and Lauri Johnson, 23 year old Univ. of Denver grad student who died in her apartment in Jan 09.

The act requires that all new or sold residential properties have Carbon Monoxide alarms on each floor of the property. Rentals will also be required to add Carbon Monoxide alarms when tenants change.

The safety act requires CM detectors to be located with in 15 ft. of the entrance to all rooms used lawfully for sleeping purposes. In addition, if the permit is for multi-family rental unit, CM detectors need to be located within 25 ft. of any fuel-fired heater, appliance, fireplace or garage.

There are actually 3 silent killers in your house that you might not be a ware of:

Carbon Monoxide
Radon
Mold

Carbon Monoxide and Radon are invisible to the naked eye and is hard to detect. Anytime you suspect water damage, or water infiltration - anywhere in your home, mold could be there behind or under something, and you don’t realize it. There are test you can have done for detection and also sucessful remediation for all of them. When you are thinking about purchasing a bank owned home that has been left unmaintained, or a total fixer upper, ask your Realtor to put in your contract that you will be having any or all of these test. You’ll be glad you did, and it will be the best money spent - by you as the buyer - before buying the money pit. Click on any of these links to learn more about Carbon Monoxide, Radon and Mold.

eMedicine’s advice on carbon monoxide poisoning everyone should know!

Click on this link to learn more about radon!

Mold detections, symptons and how to get rid of!

What Is A Renewable Retrofit?

2009-06-24T14:17:36Z

Photo by Bryan Bowen

For starters, a renewable retrofit is not only economical and promotes energy efficiency but in Boulder Colorado, it is also trendy. Picture an older home built in the 50’s or 60’s with its original appliances, outdated insulation, and air leaks. In addition to adding solar panels, retrofitted homes include programmable thermostats, energy efficient appliances, icynene insulation, and heat recovery ventilators. These photos are of a pop-top home in South Boulder Colorado that converted its 40’s built property to double the size while reducing overall utility bills. Continue to read about home energy efficiency.

Energy Audit

According to Molly Rettig of Home and Garden magazine, rising energy costs make it essential to target residential emissions. Buildings for example, account for about 50% of Boulder’s total carbon footprint, with nearly 1/3 of that from homes. Boulder County adopted one of the nation’s strictest building codes in spring 2008 with Build Smart. However, only about 100 new homes are built in Boulder every year so it’s the city’s 51,000 existing homes that represent the bulk of the problem.

Ken Regelson, owner of a Boulder Retrofitted home, further explains that we need to figure out what to do with these older homes and that insulating, sealing leaks, and upgrading appliances only reaps about 30% of energy savings. If you want to get to zero net energy, he suggests further insulation and solar electric roof panels.

Because these panels can be over the budget of some homeowners, have an energy audit first. If you are losing a good percentage of energy due to leakage, first seal the foundation, weather strip the doors and insulate the walls. These improvements run about $2000 and can save the owner around $360/year in energy bills, paying for themselves in less than 6 years. I have to agree with many Boulder locals however, it’s not about the money and what your payback will be. It’s about choosing a quality of life that supports environmental sustainability and doing the right thing.

In conclusion, a retrofitted home is one that makes changes by re-using materials rather than buying new ones. It means insulating or updating the insulation, replacing the thermostat, upgrading the windows, and sealing leaks. It is a practical and affordable way to reduce building emissions and cut energy costs. And from a real estate perspective, the resale of a retrofitted home could increase dramatically due to lower fuel costs. And most importantly, a renewable retrofit for your older home is the right thing to do! Contact me to talk more about retrofits.

Pending Home Sales Continue To Rise

2009-06-15T20:16:18Z

For the third consecutive month, pending home sales in Boulder County Colorado have continued to increase. Lawrence Yun, National Association of Realtors, chief economist, said buyers are responding to very favorable market conditions. “Housing affordability conditions have been at historic highs, but now the $8,000 first-time buyer tax credit is beginning to impact the market,” he said. “Since first-time buyers must finalize their purchase by November 30 to get the credit, we expect greater activity in the months ahead, and that should spark more sales by repeat buyers.” Click here to read more.

The Pending Home Sales Index, a forward-looking national indicator based on home contracts signed in April, rose 6.7 percent to 90.3 from a reading of 84.6 in March, and is 3.2 percent above April 2008 when it was 87.5.

Boulder and Broomfield counties had 6 percent more home sales in April than in March, according to recent Boulder Area Realtor Association reports. However, the Boulder-area’s April home sales remained down — at 38 percent — from April 2008. Buyers who were brave enough to dive into the market took advantage of prices that were 15.4 percent below year-ago levels.

Boulder Colorado has numerous home-ownership assistance programs and this contributes to the rise in sales. One of the programs available for the City of Boulderis through the division of housing. This department supports a community of diversity including those unable to buy or rent a home. Because of its beautiful location, Boulder home prices are high comparatively, making it difficult for some Boulder natives to be able to stay in the city, even though that’s where they work. Some options include down payment assistance, homebuyer training, and affordably priced homes. To learn more, call the Troia Team for information.

For Sale by Owner - Buyers Beware

2009-06-12T07:43:58Z

I recently had the unpleasant experience of dealing with a “For Sale by Owner” seller. My buyer decided that we should look at a house that was listed in Longmont, Colorado. The Sellers representing themselves, paid a fee to have an agent enter the listing on the MLS system. After viewing this home, my buyer decided she wanted to make an offer since the home appeared to be what she was looking for. I cringed knowing that I would now be interacting directly with the Seller, although this shouldn’t be an issue, it was. I prepared the offer and submitted it to the Sellers, who then had tons of questions and their own opinions of Real Estate contracts and Real Estate Law. After several long phone conversations, I was able to educate these Sellers about the Contract and Contract dates and deadlines. We finally went under contract and my buyer was ready to perform her due diligence by getting the home inspection. As it turns out, this home had inspection issues, and had not been properly maintained. We submitted an Inspection Notice to the Sellers to correct many deficiencies. We also asked for documentation relating to radon, which the seller had in their possession. The Sellers refused to give us the radon documentation and refused to disclose the radon reading. They also refused to correct most of the inspection items, claiming there were no problems and ignored the recommendations of our licensed Inspector. There were electrical issues, furnace problems, the roof had hail damage and there was much pet hair in the ducts and behind the appliances that needed cleaning. The Sellers refused to correct the inspection issues which convinced my buyer that she could not trust these people because they were not truthful and refused to disclose any adverse material facts about the home, such as the radon.

My buyer decided to terminate the contract based on the inspection and the fact that these Sellers were clueless, they had no representation and were making decisions based on emotions with no advise from a professional. The process of terminating the contract became ugly as the Sellers took offense to the Inspection Issues. They didn’t understand that the contract automatically terminates if no agreement is reached between both parties by the Inspection Resolution deadline. The Sellers decided that I, the realtor, was wrong and that the contract was still valid. Long story short, they finally came to their senses after several days and released the earnest money. Meanwhile, the Sellers had re-activated their listing on the MLS system before they released my buyer from the contract.

Does it really pay to sell your home without representation? In the future, I will be hesistant to show properties that are not represented by an agent, it’s just too much brain damage and it’s not in the Buyer’s best interest. FSBO Sellers don’t know the laws and they do not have anyone to consult with. If I am representing the Buyer, I certainly cannot justly advise the Seller. In the long run, what is the Seller really saving? Negotiations are much smoother with representation and agents can buffer all the emotions that go along with an offer and inspection issues. An agent can make sure that Sellers are disclosing any information that pertains to the house. In my example, we could not be sure that these Sellers were disclosing all the information that was pertinent to this home and now that the house is back on the market, it would be interesting to see if these Sellers disclose all the problems that were uncovered during our inspection, my bet is they don’t because no one is monitoring their actions. Buyers beware, For Sale By Owners do not have any representation and should be treated with the utmost caution. A home purchase is a serious transaction with legal consequences and should be handled by a licensed Realtor.

Broomfield Relocation Guide

2009-06-03T02:13:04Z

Welcome Broomfield

Once a farming community on the vast plains, Broomfield Colorado is surrounded with Pike’s Peak to the south, Mount Evans to the west and Long’s Peak to the northwest. Broomfield is located on the technology corridor just 20 minutes from Denver and 10 minutes to Boulder, which accounts for the town’s tremendous growth of new homes adn businesses. With a close proximity to some of the top technology companies in the nation, Broomfield is filled with professionals who enjoy a quick commute to the office. Once a part of Boulder County, Broomfield wished to seperate as a county, in order to better serve its citizens. Click here to read all-about-broomfield.

Hiking or Relaxing; A Good Place to Start

2009-06-01T22:56:18Z

Chautauqua Park

I am new two the Boulder area and have only lived here for about two weeks. I will be here doing my internship for the rest of the summer. During my stay here I would really like to soak up and enjoy everything the area has to offer. I really enjoy hiking and trail riding but without any knowledge of the area I wasn’t sure where to go. When it comes to outdoor activity I do not have the stamina that many locals probably have; I come from a flat world at a very low altitude so I had no idea where I could last.

Recently I ventured down Baseline Rd. and found the Chautauqua Park. This has been a great place for me to start because there are trails from very easy to fairly difficult. You can park your car at the bottom and see how far up you can take yourself, or you can park further up and catch the trail views a little easier. Since you can drive your car such a great distance up the mountain it is also a great place to just go just to relax. I’m not sure if the road is Baseline or if it turns into Flagstaff or something like that but either way, there are amazing views of the city of Boulder and even out to Denver no matter where you stop and look and it is really easy to find. It is a great place to take a sack lunch and really enjoy Mother Nature, as well as a great place to take visitors or children who otherwise might not be able to hike to the top of a mountain. Just don’t forget to pay for a parking pass which is fairly in-expensive and not leave any trace you were there behind. I would suggest getting the annual pass to anyone who is local because it is really a great place to be able to take advantage of and it doesn’t cost very much at all.

To my surprise after checking out their website have much more to offer than just the hiking and trails. There is lodging, education, dining, and live music. The Chautauqua Associations mission is “To preserve the site and perpetuates the spirit of the historic Chautauqua in Boulder, building community through unique cultural, educational, recreational and social experiences.” It is really a great resource to have, I wish we had something similar in my local community in Michigan but we don’t, so go take advantage and support the park and all it has to offer as I will during my time here. Also, stay tuned in for my next great Boulder discovery, and if you have any suggestions on what the next one should be I am all ears. Get out there, enjoy what you have and remember “You can make it a great day… or not, the choice is yours.”

Boulder Breaks World Record

2009-05-12T03:16:09Z

Boulder did it! Just this last Saturday, Boulder Colorado broke the Guinness Book of World Records for the largest bike bell ensemble of all time. My two daughters and I attended and it was hard not to tear up as this was a charity event for a popular teacher in our area who is going through stage III cancer. As we approached the New Vista high school field, I was astonished by the turnout. More than 690 people were there laughing, crying, taking photos, registering, donating money, and buying bike bells. Over the past year, Leson Dunkley and her family have had a tough time. She was diagnosed with breast cancer around the time when her own mother died of the same affliction. But, Saturday they had a moment that may live in history. I know I’m adding this to my top ten reasons to live in Boulder Colorado.

There was a sense of importance in breaking this record - a bigger purpose. A purpose to help Leson and her children - to give back to someone who has given so much to our community. And, are you surprised the largest bike ringing ensemble is happening in Boulder? What a fitting record to break since Boulder may have more bikes than cars.

We were divided into groups, each group representing a sound (our bells were G sharp). When the conductor, David Harris, pointed to your group, you rang. Songs included were ‘You Are My Sunshine’ and ‘She’ll Be Coming Round the Mountain’.

Registration included a suggested $10 donation and bike bells were $10. I am truly touched that they raised over $18,000 for Leson and her children. Boulder Colorado, you should be so proud! We have a true understanding of community in Boulder and once again I am reminded of how lucky I am to live here.

Lafayette Relocation Guide

2009-04-12T21:38:58Z

When considering a move to Boulder County, don’t forget the city of Lafayette. It’s a great place to live with its’ small hometown feel, yet vibrant economy. How about miles of open space and trails - not to mention its parks including Waneka Lake. Founded by Mary Miller in 1888, the town was built during the coal mining era and thrived. Today, Lafayette is still a thriving community, with the cultural and commercial center still being found in the revitalized Old Town district, especially along Public Road. The town hosts a variety of unique events each year, including an Oatmeal Festival in cooperation with the Quaker Oats Company, a Peach Festival, a Wine Festival, and Lafayette Days. Click here for a Lafayette Relocation Guide.