Monthly Archives: October 2009

2815 Downhill Drive, Colorado Springs, CO 80918: Awesome Value @ $210,000

The first-time buyers have made a statement in Colorado Springs.

For properties under $215,000, there supply has dwindled to only 3.5 months.

In an area such as Northeast Colorado Springs, where the average price greatly exceeds $215,000, finding a home with 2700 square feet, 4 bedrooms, 3 baths (2 full and a 3/4) and a two car garage for $210,000 is a pretty good value.

The fact that the home has:

  • New Interior Paint

    Vaulted Ceiling Living Room

    Vaulted Ceiling Living Room

  • New Carpet
  • Newer Kitchen Appliances
  • Newer Oak Cabinets
  • Some New Milgard Windows
  • New Exterior Paint
  • New Composite Shingle Roof
  • And a 10,023 square foot lot

Well… that adds up to a huge value.

This 1977 home sure does not feel like a home from 30 years ago. With the neutral colors, the soft new carpet, the bright sunshine streaming through the windows and the handsome curb appeal, there’s a lot to like from the first impression.

2815 Downhill Drive, 80918

2815 Downhill Drive, 80918

Lasting impressions are built with the spacious size of the residence and the sheer number of quality benefits it offers. As a ranch plan, the main level has three different gathering areas… plus the kitchen. The large family room is anchored by a brick hearth gas fireplace. The living room enjoys vaulted ceilings. The spacious eating area can seat six. And the kitchen has fresh oak cabients, newer counters, newer flooring, a pantry and newer appliances. Three bedrooms are provided on the main level alone, with a hallway secondary bath re-done in 12″ tile and a master with a true, private, full master bath, also redone in high quality with 12″ tile.

The main level opens to the private backyard, which offers two storage shed and ample room to stretch out, garden or play.

Remodeled Kitchen

Remodeled Kitchen

The garage service door from the extra-long garage is accessible. Off of the garage entry to the residence is a 13′ x 13′ mud room, perfect for so many different applications.

Basement Rec Room

Basement Rec Room

The lower level is extremely functional. The finished rec room is massive with space for both media entertainment as well as games or lounging area. A fourth bedroom is built en suite with a 3/4 attached bath that has been remodeled like the main level full baths. A generous storage room provides ample storage and just for fun, there is a 10′ x 12′ bonus room, perfect for the hobbyist or home office.

With so much value in so many places, this is a home where long-term commitments are made!

For more on the area, schools and shopping, see the Community Page for 2815 Downhill Drive.

Just Listed: 4510 Granby Circle in Mountain Shadows

Superb Condition properties can come in a variety of forms.

There are the homes that have been updated with lots of new bells and whistles, with a litany of features to advertise.

There are homes that are brand-new where the perceived value speaks for itself.

Then there are homes that were built by superior builders and have been maintained and kept up in a pristine condition. The new listing at 4510 Granby is one such property.

Built in 1999 by Saddletree Homes the Orleans Plan is one of the more popular plans ever to arrive in the Colorado Springs Marketplace. At just under 3000

Island & Pantry Kitchen

Island & Pantry Kitchen

total square feet, the home features 9 foot ceilings on the main level, a large formal living room, equally spacious family room, over-sized kitchen with island and pantry, big casual dining area, upstairs laundry, 14′ x 11′ secondary bedrooms, and a master with 10′ x 12′ office/retreat, five-piece bath and generous walk-in closet. That’s on the base plan.

At 4510 Granby, the upgrades are almost too numerous to list… OUTSIDE… there are four different outdoor gathering areas, including a raised veranda off

Master Veranda View

Master Veranda View

the master retreat that features a straight-on view of Pikes Peak… a back deck with city light views… a covered front porch large enough for entertaining at the end of the cul-de-sac… and a lower level stamped basement patio that is hot tub-friendly due to the 6 foot privacy fence and views of Ute Valley Park and city lights. That’s in addition to the dimensional shingle roof, stucco exterior and walkout lower level. INSIDE… extensive hardwood flooring unites the family room with dining area and island kitchen… built-in speaker wiring and a giant built-in area accommodates modern media…high quality window coverings with 4″ blinds set the scene for appropriate natural lighting.

Situated in the prestigious Mountain Shadows community, this is a rare find in terms of newly built, and rare find in terms of Saddletree Construction (who typically builds from $500,000 to $1,600,000’s in neighborhoods like Cordera, Flying Horse and Cathedral Pines), but also at a price ($290,000) that is significantly lower than the neighborhood average. Priced to move, this is turn-key, peace of mind that can not be missed.

4510 Granby in Mountain Shadows, a rare 1999 Saddletree-built home in Mountain Shadows.

Why my listings are not on

This link will take you to the seminal YouTube experience  to describe Craigslist in a way that I can’t with words. The combined media of song, video, editing, and satire encapsulates everything that is magical about this online commune of weirdness… and nails it on the head why my listings are never found on this site.

This has nothing to do with bashing Craiglist. I have seen scams that involved my listings, but that happens with a free list-serv. I think Craigslist is a good tool. I use it in my own life. I just do not think it sells real estate the way sellers want their real estate sold. The reason is that it keeps sellers from getting the highest possible offer.

Craigslist is a great place to get rid of a 27″ tubed Phillips TV. If you want to get rid of your faceless angel dolls in a heartbeat, put them here. If you have Al’s “Styrofoam peanuts” but want to keep the trash can… you can’t find anything better.

But a $250,000 property? If someone is going to haggle over the $20 TV, and as Mr. Yanokovic adroitly satirizes, the winner of the free styrofoam peanuts is going to want to them delivered or accessible after work hours… well how on earth is a posting on Cragislist actually positioning a seller to be in the best negotiating position possible? All it does is say “bring the offers, however ridiculous”.

The point of marketing is to tell the story of the product. I was once educated in a national franchise training class that “the point of marketing is to place the product in the eyes of as many people as possible”, that “effective marketing” accesses as many people at one time, and that more equals more.

Well more does not equal more anymore.

We are bombarded with advertising and chatter and noise. Advertising is a pitch; marketing is story telling. If the product is not worth telling a story about, the product is not worth buying. If the story is worth telling, tell the story so it can be understood. Put the story in the appropriate context. Put the story in a medium where it belongs. There are a million other real estate related websites out there. The online flea market classifieds is probably not the best.

Places I have used Craigslist (or my clients have right after closing or right before listing) effectively in real estate include the following:

  • Obtaining or getting rid of moving boxes
  • Finding an electrician who could help out on a basement re-wire that afternoon
  • Marketing an Open House
  • Marketing an Open House near a specific event or at an unusual time
  • Getting rid of furniture on a property that needed to be listed and sold quickly.

These are all services and needs that are not directly tied to the negotiating aspect of selling a home. All of these are value-adds that make things easier for sellers and easier for buyers to do something in conjunction with the property. In these cases, Craigslist is a very effective tool for real estate. It’s the pitching wedge for the short shot.

But don’t want use the pitching wedge on the green.

Smart marketing places the product in the right field of play. Bernice Ross, in her post today on “5 Reasons Your Home has not Sold” on Inman News gets straight to the point with her number one reason: it is not so much price as it is price range. Crazy stat around here: $375,000 to $399,999 has 13 months of inventory right now. $425,000 to $449,999 has 16 months. $400,000 to $425,000? 6.2 months of inventory. Now that does not say that a home priced at $395,000 with no traffic will see traffic at $410,000… but stranger things are sometimes true. A fellow agent in our office had a property in Walden at $490,000 and no showings. She changed the price to $500,000 and offered 2% buyer concessions (same net) since no one associated listings of that price as possible in Walden and got 3 showings in 30 days.

Smart marketing places the product in the right field of play.