Liz Richards Real Estate, Denver, Colorado

Rocky Mountain West Urban Leadership Symposium

2012-02-22T09:42:00.000-08:00

The Downtown Denver Partnership released a new research report, Downtown Denver: A Magnet for the Future Workforce, last week at the 2012 Rocky Mountain West Urban Leadership Symposium in Denver. Details of city building efforts- including amenities, transportation infrastructure, educated population, residential growth, innovation and entrepreneurship, and emerging green economy-that make the urban core of the Mile High City an attractive spot for a new generation of workers are outlined in this report. The strengths and opportunities for Downtown Denver are also discussed in this report.

Our city’s long term commitment to comprehensive and collaborative planning strengthens our position to reap economic benefits of the millennial generation. In recent reports by the Brookings Institution analyzing U.S. Census Bureau data notes, “To the extent they are moving at, all young adults are headed to metro areas which are known to have a certain vibe like college towns, high tech centers, and so-called ‘cool cities’.” These “cool cities” are places where it is easier to consume less and live more sustainably. They are places with transportation infrastructure, an educated population, and innovative business climates. Brookings has named Denver the number one most attractive city in the entire country for young people or the future workforce to live and work.

Employers are recognizing on a national scale that the millennial generation is more likely to choose to live and work in or near an urban center. Mountains and oceans have become secondary to downtown locations or proximity to downtown locations. Strategically minded companies are leveraging downtown locations or closeness too these locations as way to attract candidates. This is important to the economy because this means that downtown locations will continue to be a hub for infrastructure and growth.

The Downtown Denver Partnership, Inc is a non profit business organization that creatively plans, manages and develops Downtown Denver as unique, diverse, vibrant and economically healthy urban core of the Rocky Mountain region. For more info, visit www.DowntownDenver.com

Join us for an evening of Modernism!

2012-02-13T14:55:00.000-08:00

****When
February 16th 5pm-8pm

****Where
947 South Gilpin Street, Denver

****What
Come check out the captivating design of 947 South Gilpin which is Elevate.

Stop by and enjoy some fabulous wine and nibbles.

947 South Gilpin Street
Wash Park modernist Zen retreat. Floor to ceiling windows abound in this modern dwelling on one of Wash Park's best blocks. Clerestory windows, 11 ft ceilings, European styled kitchen, dramatic open great room, finished basement with workout room, over sized 2 car attached garage, and thoughtfully concise design with sleek finishes, make this a home that will knock your socks off. Eat-in kitchen nook, formal dining room, dramatic great room, 4 bedrooms on second floor plus 5th bedroom in basement and 4 1/2 baths combine to make an extremely functional floor plan.

Artwork Provided by PLUS GALLERY
Since 2001 Plus Gallery has developed a program that is widely considered one of the most prominent and reputable for contemporary art in Denver, representing regional and national artists of renown. The gallery relocated to a custom designed space in North Downtown Denver in 2009, a unique renovation of a parcel of the historic Benjamin Moore Paint Factory. The gallery was named "Art Space of the Year" in 2009 by the Denver Post and has been praised consistently for it's exhibitions, artists and programs over the last 10 years. The full gallery profile is available online at www.plusgallery.com

Featured Artist KATE PETLEY
Kate Petley's work addresses the subtleties of location and atmosphere, referring to the edges where nature bumps up against the urban environment. Her installations, two-dimensional works, and sculpture emphasize the unusual beauty of our everyday world. Petley's work is found in the collections of the Nicolaysen Museum, Houston Airport System, The Federal Reserve Bank, UCLA Santa Monica Hospital, Denver Children's Hospital, the Hyatt and Mariott Hotels, and private individuals across the country. Petley has exhibited throughout the US for over twenty years, most recently at the prestigious Scope Art Fair in Miami, 2011.

Union Station's Latest Renderings

2012-01-25T10:22:00.000-08:00

Latest Projects In Denver's Hottest Neighborhood

2012-01-19T08:35:00.000-08:00

Lohi Row

Dramatic townhomes in the heart of Lohi. This is a new project by Sprocket, one of the city’s leading architectural and Design/Build firms known for their mastery of form and function and quality! The project consists of 12 town homes ranging from 2 bedrooms + study and 2-3 bathrooms, 1300-1485 square feet, and priced from $399k-$439k.

More features for Lohi Row:
• Fabulous open floor plans
• 10-13 foot ceilings
• European finishes
• Oversized windows
• Chroma Quartz Slab Countertops
• Euro Style custom cabinetry
• Stainless steel appliances
• Attached garages
• Hardwood floors
• Prewired rooms for surround sound
• Fireplaces
• Media center
• Amazing design nuances
• Private rooftop decks
• Jaw dropping views of Denver’s cityscape and Rocky Mountains
• Prewired outdoor entertainment spaces plumbed w/ gas and water to accommodate hot tubs

Latest Projects in Denver’s Hottest Neighborhood

2012-01-19T08:24:00.000-08:00

Umatilla 4

Four gorgeous modern townhomes in the heart of Lohi are being built just ½ block away from Lola, Vita, Linger, and Little Man Ice Cream.

These uber modern townhomes will have sleek euro-style finishes that will not disappoint. Designed with amazing outdoor spaces which consist of a private yard, second floor balcony, and spacious rooftop decks! Other townhome details are: sleek European styled cabinetry, ribbon/river rock fireplace, oak floors, chromastone slab counter tops, 1625 sq ft, 2 bedrooms, 2 and 1/2 bathrooms, and 2 car garages.

• 2939 Umatilla St. $499,000 2 beds 2.5 baths and 1625 sq ft
• 2941 Umatilla St. $489,000 2 beds 2.5 baths and 1625 sq ft
• 2943 Umatilla St. $499,000 2 beds 2.5 baths and 1625 sq ft
• 2945 Umatilla St. $489,000 2 beds 2.5 baths and 1625 sq ft

How Can You Profit From Housing Growth in Denver

2012-01-17T15:26:00.000-08:00

In a recent Fox Business feature, Greg Rand Radio Host at WABC and CEO of Real Estate website http://OwnAmerica.com tells America where the top city in America to buy real estate is. Wonderful Denver, Colorado! He says that there is a migration all over the country towards Denver. Young professionals like the Denver vibe. With an average age of 31 these new transplants are settling in to the active lifestyle Denver has to offer. Greg Rand says when he asks people why they like Denver they respond with, “I don’t like it I love it” or “you could not pay me enough to move back to New York or California”.

These young fit people are just attracted to the quality of life here in our beautiful city. With the economy booming and Denver’s foreclosure rates at almost half the national average it makes for a great investment area for single family homes and the condo market. Open the link to watch the feature: http://www.youtube.com/watch?v=Y9frmEv-vPA&feature=share

In Berkeley’s Tennyson Street District, homebuyers see a neighborhood come to life, one corner at a time.

2012-01-11T10:59:00.000-08:00

According to an article written by Mark Samuelson in the Denver Post dated 1/3/12 Berkeley’s Tennyson Street District is being resurrected. Mark Samuelson starts the article by introducing Herv Flesher whose parents opened a music store on Tennyson in 1959. There was a five-and-dime next door, a bowling alley down the street, a soda fountain and a café diner. 53 years have passed and the dime store is gone but Flesher-Hinton is still selling saxophones, the bowling alley and Kyle’s Kitchen are doing a trade and a steady flow of new eateries and galleries align the corners from W. 38th Avenue north to W. 44th Avenue.

In the article Flesher remembers that it was very slow in the 80’s compared to now with moms out walking with their kids.

A Denver Real Estate agent in the area quoted a newly built 3 bedroom single family, very contemporary home to be $432,000 in the area. That same agent in the article said the next door home to his comparable sold in less than 30 days and compared the single family home values to duplexes selling in the Highlands for the same price range.

Tennyson Street district is not Berkeley’s only walking shopping district it does include another walking shopping district at 44th and Lowell making this a neighborhood anchored by two shopping districts, galleries, restaurants, and homes priced less than in the Highlands.

The borders of this neighborhood include:
W. 38th Avenue north to W. 46th Avenue and Federal west to Sheridan

Also check out www.TheBerkeleyDistrict.com

Free Trees Offered to All Denver Residents This Spring

2012-01-04T08:36:00.000-08:00

Applications Due Feb.15, 2012

Denver, CO- This spring only, all Denver residents are eligible for free trees regardless of where they live within the city. All Denver areas including but not limited to City Park, Washington Park, Highlands, LOHI, and Sloans Lake. This rare opportunity is made possible by two different tree distribution programs: The Park People’s annual Denver Digs Trees street tree program and the City’s Mile High Million tree planting initiative.

The Park People’s Paige Heydon says, “We’re thrilled to be part of this exciting partnership that is sure to add thousands of trees to Denver neighborhoods across the city.” She goes on to say, “The trees are being offered at no cost. It’s a win for the city’s urban forest and a win for Denver residents.

Any City and County resident of Denver can apply for free trees to plant along the street in the public right of way. Those who have space for trees on the west side of their homes in front, back, or side yards along the street are eligible to have trees ordered and planted for them.

According to Sara Davis, the program Manager for Denver Parks and Recreation’s Mile High Million Program, trees planted on the west side of houses not only offer wonderful shade, they also reduce energy consumption, “With that in mind, we are happy to offer the trees and the planting free of charge.

Availability will be limited, so apply no later than February 15, 2012. Visit www.theparkpeople.org or call 303-722-6262 for application information.

Denver’s City Forester Rob Davis says, “Trees beautify neighborhoods, improve property values, provide environmental services, and support good health by encouraging people to spend time outdoors. This is a great opportunity for Denver residents to enhance their neighborhoods.”

The Denver Digs Trees program is able to offer free street trees to all Denver residents this spring thanks to a partnership with Denver Parks and Recreation Forestry Division and the sponsorship of Xcel Energy Foundation and the City of Denver’s Office of Economic Development. The Mile High Million’s Trees for Energy Savings program is made possible with funding from the American Recovery and Reinvestment Act.

RTD board goes ahead with hotel plan for Union Station

2011-12-21T10:47:00.000-08:00

In an article on the DenverPost.com. by Margaret Jackson 12/20/2011 at 7:24 pm it is reported that the RTD Board approved last night moving forward with the recommendation to redevelop Denver Union Station as a hotel with a 14-0 vote.

Members of the Union Station Alliance, the group that proposed the winning use of this historical monument, agreed to let Denver resident Anne Hayes speak for them. Hayes expressed that the team took into consideration the opinions of the stakeholders in the area and that its project will generate more revenue and tax money, since the building will be used 24 hours a day, seven days a week for 365 days a year. It was also mentioned that with the hotel plan, it would become a tourist destination. Others, who chose to speak in favor of the hotel, expressed they thought the number of jobs that would be created with this plan are critical.

Floyd Jones, a downtown resident and membership director for the Colorado Black Chamber of Commerce said, “We can create our own economic stimulus.”

The project must still pass approval to qualify for the needed $7.5 million dollar payment from Denver’s Landmark Preservation Commission, which is charged with preserving districts and structures that hold architectural, geographical, or historical significance within the city. In order to receive the money the National Park Service must sign off on the plan.

Union Station Alliance, the group that defeated Union Station Neighborhood Co. proposes the project will be done when the transit at the station opens in 2014. The difference was significant when it came to comparing revenue for the proposed projects. Union Station Alliance had a proposal that would plan to pay RTD 65 million over the 60-year term of the lease and generate 130 million in tax revenue.

Union Station Neighborhood Co. says its plan would generate $42.5 million for RTD over the next 60 years it leases the building from the agency but they did not disclose the estimated tax revenue it would generate.

The main difference in the two plans is that one uses the second floor for office space and the third floor for mechanical systems and the winning plan uses the two floors for 130 hotel rooms. Both plans use the great hall as a hub for transit users surrounded by retail and restaurants.

St. Luke's Row is near completion

2011-11-30T10:18:00.001-08:00

This property is ready to show arrange for your showing now. The project consists of the following: 10 modern townhome ranging in price from $299k-$379k, 2-3 beds/2-3 baths, all have attached 2 car garages, and no HOA fees! These Sprocket DESIGN/BUILD modern townhomes marry form and function in seamless contemporary architecture. Modern elegance exists throughout with slick Euro finishes, slab Chroma stone counters, Bosch stainless steel appliances, private balconies, great room, 2 car garage, and two spacious master suites! To download floorplans and site plan go to www.StLukesRow.com.

Young Adults Choose “Cool Cities” During Recession

2011-11-21T11:52:00.000-08:00

In an article written by William Frye, Senior Fellow, Metropolitan Policy Program, The Brookings Institution, the Average Annual Net Domestic Migration by Metropolitan Area Among Persons Aged 25-34 according to the U.S. Census Bureau American Community Survey data mid decade is compared to the results at the end of the decade.

It turns out that the top gainers in 2005-2007 Riverside Metro Area, Phoenix Metro Area, and Atlanta Metro Area have changed as the destination hot spot for young adults by the end of the decade. Riverside moved from first to eighth in the nation gaining less than one quarter of the young adults it drew from the mid decade numbers. Phoenix went from second to seventeenth and Atlanta fell from third to twenty third.

It seems young people are moving less than before, it is interesting to see where those who did move chose to move. Heading the list are Denver with 10,429 new young residents, Houston with 9,366 new young adults, Dallas with 8,731, Seattle with 7,451, Austin with 7,099 new young residents, Washington D.C. with 7,044 and Portland with 6,656 new young adult residents. It can be said that the top three areas and our nation’s capital fared relatively well economically during the recession. All seven of the top gainers are places where young people can feel connected and have attachments to colleges or universities among highly educated residents.

Young people’s destinations differ sharply form the top migrant draws for all ages combined-where Phoenix, and Riverside still rank in the top three. Two on the 2008-2010 U.S. Census generated list gained tremendously in rank among young movers. Denver which moved from twelfth in 2005-2007 to first in 2008-2010 and Washington D.C. which improved from forty fourth to sixth in the same years time. There is no doubt that the current economic doldrums are leaving many young people in limbo, waiting for employment and housing opportunities to emerge. When the economy does eventually pick up, they follow the jobs, no doubt, wherever they become available. In the meantime, a select group of metro areas with modestly growing economies, and strong youth cachet, seem to be the places where they are riding out the downturn. Which makes Denver the number one destination for ages 25-34 among any where else in the nation as this decade turns.

Competing Union Station Plans Bring Different Benefits to Denver

2011-11-17T10:11:00.000-08:00

According to an article by Margaret Jackson in the Denver Post, dated 11/13/2011 the benefits are looked at over a 60 year lease term for both proposals for Union Station.

One proposal by the Union Station Alliance is for a boutique hotel to be built. They would like to transform the station into a 130 room boutique hotel, transforming the historic building into a hotel with the train room serving as the lobby, have local and national tenants, everything from quick serve to gourmet grab and go and a 24 hour diner. They are saying it would be “Denver’s living room”. This team estimates it will pay RTD $65 million over the term, generate $130 million in taxes, and create hundreds of jobs. This project would be financed with 11.5 million in equity, 7.5 million from the sale of tax credits, 50 percent debt, and 17 million from RTD. In the article Mark Falcone, whose company Continuum Partners makes up half the Union Station Neighborhood Team, says “ To risk that community asset by putting debt on it doesn’t make sense.” Falcone, goes on to say, “that a hotel lobby would not be able to handle the volume of expected passengers to move through the station which will serve as the model transit hub.” RTD anticipates 100,000 passengers a day which is only 40,000 less than what DIA handles a day on average.

Union Station Neighborhood Co. estimates its plan to generate $42.5 million over the same 60 year term. Their proposal features a Terminal Bar at the current Amtrak ticket window, and cafés, and office space on the second and third floors. This team has identified 22 million in available sourcing including 17 million from RTD, 2 million equity investment from the developer, and 3 million in tax credits that would enable the work on the project to start immediately. One of the benefits of this plan is it does not use debt to leverage the project so there is no risk of losing this public asset to any lenders. This proposal generates enough revenue to RTD to cover operating costs to the building and gives them a long term capital repair and maintenance fund,” says Frank Cannon, development director for the project.

This Denver Post article ends mentioning a quote from Bill Mosher, senior managing director and principal of Trammell Crow who is representing the Denver Union Station Project Authority. “This building is the gateway and iconic representation of the (Fas Tracks) project and it needs to be active and it needs to be fun. Having the public place being primarily the train hall and having active uses in the wing buildings on the main floor is critical. I think both proposals do that in different ways.”

Denver Ranked as one of the nation's Healthiest Housing Markets

2011-11-10T10:59:00.000-08:00

According to an article released from Builder Magazine, Friday November 4, 2011

Denver ranked 10 out of the 20 healthiest housing markets. Twice a year Builder magazine works with Hanley Wood Market Intelligence to put together a list based on forward projections for each areas jobs, price appreciation, population growth, and income growth. The projections come from Moody’s Economy.com.

Weakness in the oil and gas sector of the economy have caused markets that topped the list before to slip down or off the list and to be replaced by unexpected markets that have overcome job losses and foreclosures. Moody’s projects that permit activity in some of these hottest markets may double as the housing recovery sets in. Markets with military spending, major universities, and strong private sector employment are at the top of the list.

Denver comes in at a strong 10 out of all the cities in the nation. The article goes on to explain how housing recovery is booming in Denver and our permit activity is expected to almost double in 2012 and multifamily construction is on the rise in Denver as well as vacancy rates in downtown apartments have reached below 3 percent. It is also mentioned that Chase Bank, PricewaterhouseCoopers, and New York Life all recently announced new hiring plans here.

It is great to live in Denver now but it seems the future is only brighter for Denver residents. 2011 Total building permit forecast is 3,801 to be topped by 2012 total building permit forecast of 7,548!

Check out the Builders Magazine Article: http://www.builderonline.com/local-markets/heathiest-housing-markets-mid-2011-update.aspx

726-730 South Ogden Street

2011-11-01T12:41:00.000-07:00

This Charming duplex is the heart of Wash Park. Each side of the duplex contains 3 bedrooms, 2 baths, 1 car garage space, finished basement, exposed brick, stainless steel appliances, new paint, loads of original woodwork and architectural details along with numerous updates. A charming sitting room is attached to both master bedrooms completed by built in bookshelves. Sitting on one of the best blocks in Wash Park, with tons of mature trees, one can enjoy numerous nearby amenities on foot. Walk to Whole Foods, Wash Park, Cafe Europa, Sushi Den and much more. The roof has a 7 year certification and the furnace has been cleaned and certified. The seller has performed a pre-inspection which is available upon request.

Open House & Art Show November 4th 4:30-7pm

2011-11-01T12:31:00.000-07:00

Come check out one of the coolest historic spaces in Lohi! 3617 Osage Street (formerly Cerrone's market and Italian Sausage) Stop by for a glass of wine, appetizers, fabulous art, and to check out a piece of LoHi History. 3965 square feet large open market area currently leased to a dance studio with attached residential for extra income listed at $599,000.

Featured artists will be:
Katrin Davis
Thomas Scharfenberg
Elena Stonaker
Ryan Pattie
Katie Wilson

St. Luke's Row is near Completion!

2011-11-01T11:56:00.000-07:00

St. Luke's Row is near completion! Arrange for your showing now. The project consists of the following: 10 modern townhomes ranging in price from $299k-$379k, 2-3 beds/2-3 baths, all have attached 2 car garages, and no HOA fees! These Sprocket DESIGN/BUILD modern townhomes marry form and function in seamless contemporary architecture. Modern elegance exists throughout with slick Euro finishes, slab Chroma stone counters, Bosch stainless steel appliances, private balconies, great room, 2 car garage, and two spacious master suites! To download floorplans and site plan go to www.StLukesRow.com.

New Modern Townhomes in Uptown

2011-10-20T10:29:00.000-07:00

St. Luke's Row Homes
Listed at $299,000 - $379,000
Modern new construction Townhomes in hip uptown by Sprocket design/build. Walk to some of the best restaurants in town: Strings, Watercourse, IL Posto, Pasquinis, and Steubens just to name a few! Slick Euro finishes throughout, floor plans feature 2-3 bedrooms, 2-4 bathrooms, 1300-1501 square feet, attached 2 car garages and No HOA!! The estimated completion dates start as early as the beginning of November 2011.

An Exquisite Work of Art

2011-09-29T09:58:00.000-07:00

1730 West 35th Avenue
This home will mesmerize with its acute attention to every detail and abundance of natural light. A brilliant marriage of form and function, the architecture of this Lohi home will wow. Designed by Studio Completiva, and appropriately named the "5280 House", this home truly gives the sense of being on top of the world. Sweeping and unobstructed views of downtown and the mountains are served up in the great room. Other details include 11 foot ceilings, over 9300 square foot lot, Thermador appliances, custom European style flush cabinetry, sexy master suite, Carrera Marble baths, each floor has its own private outdoor space, 2.5 car garage, and extensive yard and patio space. Walk to some of the best restaurants in town, this home has it all.

Endless Opportunity!

2011-09-21T10:49:00.000-07:00

3617 Osage Street
One of a kind opportunity in Highland! Own a piece of history! The original Cerrone's market is once again available! Property features a large open market area currently leased to a dance studio and an attached residence for extra income.

Check out Liz's new listing

2011-09-13T12:54:00.000-07:00

3828 Tejon Street - $ 399,000

Denver Square with a presence! City Views, 3rd floor master suite with walk in closet and a 5 piece master bath! This home still has the original wood work in it. Also, slab granite, stainless steel appliances, new roof, new high efficiency furnace, 2300+ square feet up and fabulously landscaped yard.

New Listing in Wash Park!

2011-09-07T09:51:00.000-07:00

947 South Gilpin

Wash Park modernist Zen retreat. Floor to ceiling windows abound in this modern dwelling on one of Wash Park's best blocks. Clerestory windows, 11ft ceilings, European styled kitchen, dramatic open great room, finished basement with workout room, over sized 2 car attached garage, and thoughtfully concise design and sleek finishes, make this a home that will knock your sox off. Eat-in kitchen nook, formal dining room, dramatic great room, 4 bedrooms on second floor plus 5th bedroom in basement and 4 1/2 baths combine to make an extremely functionality floorplan.

Year Built: New Construction
Sq. Ft: 4557
Bedrooms: 5
Bathrooms: 4.5
Garage: 2 car large garage

New Listing in the Highlands!

2011-09-07T08:57:00.000-07:00

3424 W. 31st Avenue - a few blocks from Highland Square.

Remodeled Victorian Gem on one of Highlands best blocks, slab granite, all new ss appliances, new paint inside and out, 11ft ceilings, new hardwoods on main, 3 year old roof, charm galore in this 2 story home, bedroom floor laundry, and spacious yard with irrigation plan. 4 beds, 1.5 baths, and 1,631 square feet.

Call Liz with any questions!

Sunnyside

2011-08-29T12:33:00.000-07:00

This neighborhood has been up and coming for years but it's finally arriving as a focal point for homebuyers who want to get in on the Northwest Denver boom! Yes, it's a bit grittier than its more expensive neighbors, but it lures cutting-edge types who are willing to endure the "refinement" process rather than wait until everything has been upgraded (and potentially overpriced). Sunnyside's unusually affordable homes - lots of modest bungalows-mean inventory is low, so buyers must be prepared to act fast.

5280 Real Estate

New Modern Townhomes in City Park!

2011-08-24T09:55:00.000-07:00

1890 - 1898 Race Street

Sprocket design/build modern townhomes! 3 beds, 4 baths, 2 car attached garage, slick Euro finishes, slab chroma stone counters, Bosch stainless steel appliances, private balcony, great room and two spacious master suites. The best of modern design and functionality in City Park/Uptown.
Call Liz Richards for a tour - 303-956-2962

It's a short was to all teh fun restaurants and bars on 17th Street:
Restaurants:
Thai Basil
Il Posto
D Bar
Parallel 17
Mezcal
17th Ave Grill
Stueban’s
Strings Restaurant
Pasquini’s Restaurant
WaterCourse Foods

Bars:
Thin Man
Vine Street Pub
Pete’s Lounge
Squire Lounge
Bank Bar & Grill
Irish Snug

Vallejo Townhomes Sold Out!

2011-08-04T07:41:00.000-07:00

Liz Richards of Kentwood City Properties has announced that Vallejo Street Townhomes in LoHi is now completely sold out prior to completion of the residential development. Richards started marketing Vallejo Street Townhomes in mid-April, an impressive achievement that also illustrates the continuing demand for new construction in several of Denver's most desirable neighborhoods.

"The wants and needs of buyers seeking new construction, coupled with modern design, is at an all time high and through the roof in the Highlands," said Richards. "When driving around Lohi, one would never guess that stringent restrictions currently exist for construction lending when seeing all the new homes being built. Clearly the demand for great rooms, closet space, open floorplans, and clean design is pushing the success of the new-build modern dwelling, even in a challenging market."

Vallejo Street Townhomes consists of 10 townhomes with up to three bedrooms and two baths, with floorplans ranging in size 1,031 to 1,786 finished square feet. Priced from $329,000 to $489,000, the townhomes offer fabulous living spaces, open floorplans, 10-13 foot ceilings, plus European style finishes and oversized windows.

For more information go to http://www.vallejostreettownhomes.com/

4th annual Highlands Modern Home Tour

2011-08-03T10:11:00.000-07:00

http://www.moddenhomes.com/ which is devoted to "Everything Modern and Everything Denver" will be hosting the 4th annual Highlands Modern Home Tour. The tour takes place August 20th, 1-4 pm. The tour showcases modern new construction in the highlands. Homes on the tour will range from $499k - $889k, attached and detached dwellings. The wants and needs of buyers for new construction coupled with Modern design is through the roof in the Highlands. The Highland Modern Home tour clearly reflects this demand....even in a down market, new construction in the neighborhood continues to thrive.

Liz Richards and Deviree Vallejo are the masterminds behind, ModDenHomes.com. They literally live, eat and breath Modern AS WELL AS LIVE IN THE HIGHLANDS. They have seen and helped infill projects prosper by working with various developers in the neighborhood and promoting the rising success of the Highlands. Liz Richards has lived in Lohi for over 4 years in a new construction modern single family homes, designed and built by her husband a few blocks from popular Rootdown. Deviree Vallejo also lives in the highlands and has just completed an amazing renovation of her current home-thus also knowing the process of new construction and renovations.

The home tour will be partnering with Modern in Denver Magazine and we will have some cool giveaway items and featured Bobbi Walker from Walker Fine Art is going to be featuring some of her furniture pieces.

For a list of homes go to www.highlandshometour.com

LoHi Keeps Thirving!

2011-07-26T12:51:00.000-07:00

Neighborhoods that embrace change and development, more often than not, continue thriving despite market woes. Un-rattled by the challenging national real esate market, LoHi is hub of change and progress. Lohi hosts a variety of Modernist architecture, food worthy eateries, hip drinking establishments, and cutting edge retail. Amongst the newest retail and restaurant additions are: Amato's Ale House, Highland Tap & Burger, Park Burger, Goldyn Boutique, Linger Lounge and Mid Mod and More.

New Listing in the Highlands!

2011-07-18T12:13:00.000-07:00

1800 W. 32nd Ave - $889,000

Uber Mod detached single family home in the heart of Lohi! 4 bedrooms, 4 baths, 3149 sq. ft., fully custom kitchen, soaring ceilings, rooftop with phenomenal views of the city, private yard, two- story dinning room, two fireplaces and so much more. Call Liz for a showing - 303-956-2962

New Price! 219k for adorable Sunnyside Victorian

2011-07-12T14:06:00.000-07:00

Call Liz for a showing!

1733 W. 39th Ave - Sunnyside

Cute as a button Victorian with loads of charm and character.

Details include:

2 bedrooms + study, 1 bath, 1220 sq. ft., exposed brick, spacious master suite, beautifully landscaped front and backyard, 2 car garage, slab granite and stainless steel appliances.

Walk to fabulous restaurants, bars, coffee houses, parks and the pedestrian bridge.

Hot Hood - Sunnyside

2011-07-05T14:16:00.000-07:00

Check out what 5280 Magazine has to say about Sunnyside.

"Sunnyside's Inventory of affordable homes is low, so potential buyers must act fast."

Sunnyside maybe a bit grittier than its more expensive neighbors, but it lures cutting-edge types who are willing to endure the "refinement" process rather than wait intil everything has been upgraded (and potentially oeverpriced). Sunnyside's usually affordable homes-lots of modest bungalows-mean inventory is low, so buyers must be prepared to act fast.

Some of Liz's listings in Sunnyside:
1. 4580 Clay Street - Already under contract
3. 1733 W. 39th Ave - Call Liz to see listing

Check out Liz's new listing

2011-06-29T08:40:00.000-07:00

2405 Bryant Street - $499,000
True modernist design engulfs every inch of this light filled townhome. Situated on a quiet block in Jefferson Park, this stunner has sweeping downtown and mountain views from almost every window and deck. Other features include: 11ft ceilings, 8ft solid core doors, 2nd master suite, tankless hot water heater, floor to ceiling windows, 2 car garage with extra room for storage, Kenmore Professional Series stainless steel appliances, slab granite, and truly one of the best rooftop decks in town! Indeed the best of form meeting function.

Around the corner: The 7 highs of Denver's Highlands neighborhood

2011-06-20T13:53:00.000-07:00

The Highlands are hot. Just ask your Realtor friend, Liz Richards. Highland and West Highland are some of the city's most walkable neighborhoods, with wide sidewalks along tree-lined streets and a fancy pedestrian bridge connecting them to downtown.

Of Denver's many vibrant neighborhoods, few have the posh, old-city appeal of the Highlands. With their bountiful restaurants, boutiques, bars and shops, the northwest Denver neighborhoods have grown into a commercial behemoth — and some of the most-desired places for young professionals to hang their purses after a long night of bar-hopping.

here's a short list of seven favorite corners in the Highlands:

1. West 32nd Avenue and Zuni StreetSignature business: Pasquini's Highlands, a flashy north Denver location of the venerable local pizzeria. (2400 W. 32nd Ave.)

Local aesthetic: Once a sleepy intersection, this crossroads is now hopping. The mixture of the old (dilapidated Geno's Liquor) and new (renovated Zio Romolo's Alley Bar, attached to Pasquini's) is likable, but something tells us it won't be long before this is one of the hottest corners in all of Denver.

Don't miss: The excellent Duo, a lovely and intimate fine-dining experience. (2413 W. 32nd Ave.)

2. West 36th Avenue and Tejon Street
Signature business: Lechuga's Italian Restaurant, an old-Denver staple with legendary cannolis called "Devils" and a back lounge straight out of "The Sopranos." (3609 Tejon St.)

Local aesthetic: Nestled amid this quiet residential block are a couple of hot spots for take-out — but don't overlook the 100-year-old red-brick Fire House No. 7 on the corner. Dubbed the Firehaus, the old structure is now a stylish hair salon. (3600 Tejon St.)

Don't miss: Tamales by La Casita's dining room has zero personality, but its food — namely its namesake dish — is among the best in town. (3561 Tejon St.)

To keep reading this article please go to:
http://www.denverpost.com/search/ci_18282415

Check out Liz's new listing

2011-06-06T14:11:00.000-07:00

3649 Clay Street - $319,000

Charm galore permeates every inch of this home. Top notch remodel which includes stylish kitchen, bath, plantation shutters, and exceedingly open floorplan. Fireplace, custom touches throughout and stylishly appointed. Front porch, backyard, and interior floor plan are an entertainer's dream. Other features include: stainless steel appliances, evaporative cooler, slab countertops, and custom tile.
Call Liz to set up a showing - 303-820-2489

Only 2 Units Left - www.Vallejostreettownhomes.com

2011-06-02T09:34:00.000-07:00

ONLY 2 UNITS LEFT:
1. 3139 Vallejo - $329,000
2 beds, 2 bath
Great Rooftop!

2. 3145 Vallejo - $489,000
3 beds, 3 bath

http://www.lizrichardsrealestate.com/VallejoStreetTownhomes/

New Project in City Park/Uptown

2011-05-30T08:46:00.000-07:00

Sprocket design/build modern townhomes! 3 bed, 4 baths, 2 car attached garage, slick Euro finishes, slab chroma stone counters, Bosch stainless steel appliances, private balcony, great room and two spacious master suites. The best of modern design and functionality in City Park/Uptown.

you have to check them out!

Check out my new listing!

2011-05-10T15:02:00.000-07:00

1733 W. 39th Ave - $239,000
Cute as a button Victorian with loads of charm and character. Details include: 2 bedrooms + study, 1 bath, 1220 square feet, exposed brick, spacious master suite, beautifully landscaped front and back yard, 2 car garage, slab granite and stainless steel appliances. Walk to fabulous restaurants, bars, coffee houses , parks, and the pedestrian bridge. Enjoy the Sunnyside and Lohi neighborhoods where most every convenience is within walking distance!

5280 Magazine Quotes Liz - Hilltop

2011-05-04T08:18:00.000-07:00

Hilltop:
"I think at one point many sellers truly believed they could get Malibu pricing in this area, " says Liz Richards, a broker at Kentwood City Properties. "But after an abysmal few years, we're finally seeing movement in this area, thanks to strategic price drops and pent-up demand."

Kentwood Real Estate Celebrates 30th Anniversary in March

2011-04-28T09:52:00.000-07:00

Kentwood Real Estate, Colorado’s Premier Real Estate Company, will celebrate its 30th anniversary on March 18, 2011. The high-profile real estate company is regarded within the real estate community as a market leader where the vision, culture and mission established by the firm’s original founders have remained unchanged for the past three decades.

“The five original founders of Kentwood Real Estate were among the greatest and most successful Realtors that have ever worked in the metro Denver area,” said Peter Niederman, Chief Executive Officer of Kentwood Real Estate. “These founders included Roger Campbell, John Burns, and Jim Nussbaum who individually and collectively shaped the real estate business in Denver as a culture...with strong defining characteristics. John Fitzpatrick became a partner a few years later and brought additional leadership and vision to the company as a co-owner for 23 years.

“What’s truly impressive after 30 years is the fact that Kentwood’s vision, mission, and high standards are the same today, which is why we continue to attract the best and brightest real estate brokers in the business,” said Niederman.

According to Niederman, the owners and managers of Kentwood Real Estate have always been focused on maintaining the quality and integrity of the brand, along with the spirited nature of the company and high business standards. Jim Theye and Dee Charifisi, co-owners of Kentwood City Properties in downtown Denver, have been exceptional leaders of Kentwood’s newest office since 1999, establishing a new record for sales production in 2010.

“Hiring the best brokers is not just about production,” said Niederman. “They must share our culture relative to how they conduct business and treat their customers. If it has our brand on it, it must be of the highest quality. Tradition is important at Kentwood, and so is our reputation within the community. The industry has changed with the advent of the Internet and other high-tech tools, but our culture, mission and vision have never changed.”

I'm so happy to be apart of Kentwood!! - Liz

Top Firms Ranked by Closed Sales Volume Per Sales Associate

2011-04-26T13:17:00.000-07:00

Ranking of the 25 firms in the REAL Trends500 with the highest productivity per sales associate (as measured by closed sales volume)

Sales Volume Per Sales Associate
Rank Company

1 Washington Fine Properties, LLC Washington DC $10,099,342
2 Slifer Smith & Frampton Real Estate Avon CO $9,145,789
3 Kentwood Real Estate Greenwood Village CO $7,255,255
4 Today Sotheby's International Realty San Carlos CA $6,698,942
5 Paragon Real Estate Group San Francisco CA $6,500,000
6 RE/MAX of Boulder Boulder CO $6,420,623
7 Sereno Group Real Estate Los Gatos CA $6,176,923
8 Martha Turner Properties, LP Houston TX $5,992,539
9 The Group, Inc. Real Estate Fort Collins CO $5,800,879
10 Redfin Seattle WA $5,790,238

Check out this listing

2011-04-25T13:22:00.000-07:00

3828 Tejon Street - $399,000
This stunning Denver Square shows the best of perfectly blended form and function.
Carefully preserved original woodwork, completely remodeled kitchen and baths, and
an unbeatable location make this home a true gem. Other upgrades include a new roof,
new high efficient furnace, upgraded plumbing, upgraded electrical, central a/c,
stainless steel appliances, slab granite, and new tile throughout. With the 3rd floor mastersuite retreat, this home is a true standout in Northwest Denver.
Area: Highland, Sunnyside
Construction: Brick
Year: 1907
Bedrooms: Four
Baths: Three
Garage: Two Car Detached Garage
Square Feet: 2,365
Basement Sq.Ft.: 800
Total Sq Ft: 3,165
Heat: Gas, Forced Air
Taxes: $2,156

10 Townhomes for Sale in the Heart of Lohi!

2011-04-25T13:02:00.000-07:00

3127 - 3145 Vallejo Street

Dramatic Townhomes in the Heart of LoHi, Denver's Hottest Neighborhood! The Vallejo Street Townhomes are a new project being built and designed by Sprocket, one of the city's leading architectural Design/Build firms! Sprocket is known for their mastery of form, function, and quality. The project consists of 10 town homes ranging from 2 to 3 bedrooms and 2 to 3 bathrooms, 1031 to 1700 square feet, and priced from $329,000 to $475,000.

Fabulous living spaces with open floor plans, 10 to 13ft high ceilings, European finishes and oversized windows. Other features include: Chroma Quartz Slab Countertops, euro style custom cabinetry, stainless steel appliances, attached garages, hardwood floors, prewired rooms for surround sound, fireplaces, media center, and design nuances that will knock your socks off.

The private rooftop decks are second to none: ranging from 277 to 452 square feet with jaw dropping views of Denver’s cityscape and the Rocky Mountains. These outdoor entertainment spaces are prewired for outdoor speakers, plumbed for gas, water, and built to accommodate a hot tub! No doubt that these spaces are the ultimate entertainment area.

$329,000 to $475,000
Contact Liz Richards today to schedule a showing!
Cell - 303.956.2962 begin_of_the_skype_highlighting 303.956.2962

Check out Liz's new listing

2011-04-20T10:43:00.000-07:00

2154 Harlan Street - Edgewater - $299,000

Spacious and open 2 story home built in 2005 with tons of light on an oversized lot. Home includes a fireplace, stainless steel appliances, great room perfect for entertaining, 3 bedrooms on 2nd level, and an unbelievable back yard with a 2 tiered deck, over sized 2car garage with extra room for storage, and mature trees.
Walk to Sloan's Lake, Walker Branch Park, Sloan's Bar and Grill, Starbucks, and downtown Edgewater. A Fabulous northwest Denver alternative!

All 4 Units Sold in 1 Week!!

2011-04-20T10:41:00.000-07:00

3120, 3130, 3132, 3134 Wyandot Street
Stunning New Construction Townhomes in Highlands

OPEN HOUSE!

2011-03-24T10:11:00.000-07:00

Come see me at my open house this weekend: 2115 W. 32nd Ave, #5
Saturday, March 26th from 12-2 pm.

Come see these new townhomes in the Heart of Lohi. 2 bedrooms 2.5 baths, 1037-1187 square feet, Amazing rooftop decks and/or balconies, 2 and 1car attached garages, Sleek European finishes, Downtown and mountain views, No HOA's! Energy star certified, Energy star appliances, FSC certified hardwood floors, Low E windows and doors, 95% efficient furnace, 97% efficient hot water heating, dual flow toilets, water saver faucet and tankless hot water heater.

Check out a new listing

2011-03-23T11:12:00.000-07:00

2735 King Street: $319,000

Come see this immaculate Bungalow on a picture perfect block in the Highlands. Spacious Kitchen with 42’ inch maple cabinets and stainless steel appliances, hardwoods throughout, new windows, over sized lot, over sized 2 car garage, new carpet, new front-load washer/dryer, great light, easy flow floor-plan and a fabulous backyard! This home is an entertainer's dream and turnkey ready.

Vallejo Townhomes!

2011-03-23T09:11:00.000-07:00

Dramatic Townhomes in the Heart of LoHi, Denver's Hottest Neighborhood! The Vallejo Street Townhomes are a new project being built and designed by Sprocket, one of the city's leading architectural Design/Build firms! Sprocket is known for their mastery of form, function, and quality. The project consists of 10 town homes ranging from 2 to 3 bedrooms and 2 to 3 bathrooms, 1031 to 1700 square feet, and priced from $329,000 to $475,000.

Fabulous living spaces with open floor plans, 10 to 13ft high ceilings, European finishes and oversized windows. Other features include: Chroma Quartz Slab Countertops, euro style custom cabinetry, stainless steel appliances, attached garages, hardwood floors, prewired rooms for surround sound, fireplaces, media center, and design nuances that will knock your socks off.

The private rooftop decks are second to none: ranging from 277 to 452 square feet with jaw dropping views of Denver’s cityscape and the Dramatic Townhomes in the Heart of LoHi, Denver's Hottest Neighborhood! The Vallejo Street Townhomes are a new project being built and designed by Sprocket, one of the city's leading architectural Design/Build firms! Sprocket is known for their mastery of form, function, and quality. The project consists of 10 town homes ranging from 2 to 3 bedrooms and 2 to 3 bathrooms, 1031 to 1700 square feet, and priced from $329,000 to $475,000.

Fabulous living spaces with open floor plans, 10 to 13ft high ceilings, European finishes and oversized windows. Other features include: Chroma Quartz Slab Countertops, euro style custom cabinetry, stainless steel appliances, attached garages, hardwood floors, prewired rooms for surround sound, fireplaces, media center, and design nuances that will knock your socks off.

The private rooftop decks are second to none: ranging from 277 to 452 square feet with jaw dropping views of Denver’s cityscape and the Rocky Mountains. These outdoor entertainment spaces are prewired for outdoor speakers, plumbed for gas, water, and built to accommodate a hot tub! No doubt that these spaces are the ultimate entertainment area.These outdoor entertainment spaces are prewired for outdoor speakers, plumbed for gas, water, and built to accommodate a hot tub! No doubt that these spaces are the ultimate entertainment area.

Denver Market Poised for a Turn Around

2008-08-04T16:32:00.002-07:00

By John Rebchook

Originally published 08:53 a.m., July 29, 2008
Updated 09:33 p.m., July 29, 2008

Denver-area housing is bucking a national trend, showing a price decline of only 4.8 percent in May from May 2007, according to the S&P/Case-Shiller Home Price index released on Tuesday.

During the same period, housing prices in the 20 metropolitan areas tracked in the report declined by a record 15.8 percent.

Only two cities, Dallas and Charlotte, N.C., showed smaller drops than Denver. Charlotte prices fell by 0.2 percent and Dallas by 3.1 percent.

From April to May, Denver home prices rose 1 percent, matching increases in Boston, Charlotte and Dallas.

Mike Cox, of RE/MAX Professionals, said the Case-Shiller report confirms his belief that Denver's housing market will recover faster than formerly hot cities such as Las Vegas, Miami, Phoenix and areas in California.

"You kind of don't know when you hit bottom until you have started to come out of it," Cox said. "In one sentence, I think what is going on in Denver is that buyer confidence is starting to return. And when you take fear out of the equation, things get better."

He said he thinks Denver home prices will be higher in a year.

David Binkowski, owner of Real Estate of the Rockies, said the report shows that "Denver is sort of ahead of the curve. I think things are stabilizing."

He said sales at his company are up 33 percent from a year ago and he is opening new offices.

"This has been our best year ever," he said.

Lou Barnes, principal of Boulder West Financial, and a longtime critic of the Case-Shiller report, said the overall Denver-area market is flat, with pockets of strength and areas where home prices are plummeting.

"The total number of home resales have fallen nationally from about 7 million in their peak in 2006 to about 4.5 million today," Barnes said.

"And the total number of foreclosures have gone from less than 500,000 to as many as 1.5 million this year," Barnes said. "We know that foreclosures trade at a discount, so that is simply a matter of arithmetic that with fewer sales, the foreclosures are going to magnify a price decline when figuring out averages."

He said Office of Federal Housing Enterprise Oversight data, a government report that includes refinances, is a better indicator of the direction of the housing market. It shows a flat market locally.

However, Barnes said it is far from certain that overall Denver- area prices will be higher a year from now.

"There is so much riding on the national economy that it is hard to figure out," he said.

Liz's Word

2008-08-04T16:32:00.001-07:00

Consumer confidence in the market continues to ebb and flow due to all the negative national press. The truth of the matter is that the Denver market continues to hold steady on pricing. Some properties, if priced right and exceptional in finishes-will go under contract in 1 day and to multiple offers. This particular situation just happened to my client and I while submitting a contract on a home in Berkley. We wrote an offer on the house the first day it was on the market and we were one of 4 offers. Unfortunatley we lost out to a cash offer- fortunately, that deal fell through and we resubmitted our full price offer. Thus successfully putting the house under contract. The real twist to this story comes on appraisal deadline. The value of the home was not of question to my Buyer and I as we had seen over 20 properties in the same price range and were well versed on the comparable sales. However, due to the ultra-conservative direction that the banks have currently taken, the appraiser valued the home at 15k under our contract price. Needless to say, we were all astounded. The good news is that we re-negotiated our price and my Buyer was able to get a substantial discount. Banks are having appraisers only go back 3 months for comparable sales-and it seems as though, they are also having them use the lowest comparable sales rather than the highest. Interesting times indeed. The moral of this story. . . .it is an excellent time to buy. Enjoy the following article on the current state of our Denver market.

Did You Get Your Tickets??

2008-07-16T12:10:00.001-07:00

Mile High Music Festival Colorado, July 19 & 20
These Amazing Artists Are Playing:
Dave Matthews Band, John Mayer,Tom Petty & the Heartbreakers, Gavin DeGraw, Citizen Cope, Lupe Fiasco, OAR, Steve Winwood, Flobots, Colbie Calliat, Jason Mraz, Mike Gorden, Andrew Bird, Spoon and SO MANY MORE!

Mile High Music Festival will feature a tremendous variety of musical talent, ranging from established touring powerhouses to some of the hottest up-and-coming performers, including a number of bands from Denver’s vibrant music scene. Colorado has never before seen a music festival of this magnitude: hosting five stages (some tented), food from many of Denver’s top restaurants, an artists’ village and much more.
DON'T MISS OUT ON THIS SHOW!

News From Hickenlooper Regarding DNC

2008-07-16T12:05:00.000-07:00

(DENVER) After extensive preparation and work with local, state and federal transportation and security officials to meet Democratic National Convention needs while keeping downtown Denver open and accessible, the City and County of Denver provided information Wednesday about local mobility and access during the week of the Democratic National Convention (Monday, August 25 – Wednesday, August 27, 2008). Given that the August 28 venue change from the Pepsi Center to Invesco Field at Mile High was just announced last week, roadway impacts have not yet been finalized for Thursday, August 28 and will be announced by early August.

“We have worked very hard to ensure that downtown residents and workers can get around and access their buildings with ease during the Democratic National Convention,” said Mayor John Hickenlooper. “We have said from the beginning that - while there will be some additional screening procedures and security measures in some locations - all downtown residents will be able to access their homes and parking garages, and downtown businesses will be able to remain open with access to employees and customers. Keeping the roads open and transit running will also enable Metro Denver residents to come downtown and enjoy the many public events around the Convention.”

ROADWAY INFORMATION: Monday - Wednesday

Downtown will be open and accessible during the Convention. Nearly all roads will be open and transit services will be operational. The majority of Convention-related movement will occur via bus, foot, and pedicab/bicycle and before/after the main hours of activity inside the Pepsi Center (4 p.m. to 9 p.m.), thereby mitigating impacts on commuters. Unlike previous host cities that closed a large number of thoroughfares, the City of Denver’s commitment to local mobility and convenience is evident in the minimal amount of closures for an event of this magnitude:

• Speer Boulevard from I-25 to Lawrence Street (and the I-25 ramp to southbound Speer Boulevard ) will be closed from 9 a.m. on Monday, August 25 through midnight on Wednesday, August 27 – except during morning rush hour. Two lanes in each direction of Speer Boulevard between I-25 and Lawrence Street (and the ramp from I-25 to southbound Speer Boulevard) will be open from 6 a.m. to 9 a.m. Monday through Wednesday. The I-25 ramp to northbound Speer Boulevard will remain open at all times.

• Auraria Parkway from I-25 to Speer Boulevard will be closed from 12:00 a.m. on Saturday, August 23 through midnight on Wednesday, August 27. The I-25 ramps to and from Auraria Parkway will be closed during this time frame.

• As announced in mid-June, Bannock Street between 14th Avenue and Colfax Avenue will be closed August 25 - 27 from 10 a.m. until 3 p.m. for the Designated Parade Route staging area. From 11 a.m. to 3 p.m. – which avoids the standard morning and evening commute times – the westbound lanes of Colfax Avenue from Bannock Street to Speer Boulevard will be closed for the Designated Parade Route, as will the southbound lanes of Speer Boulevard from Colfax Avenue to Larimer Street. The eastbound lanes of Colfax Avenue and the northbound lanes of Speer will remain open, but some slowdown in traffic flow is expected. The RTD light rail line which crosses Speer Boulevard at Stout Street will remain open at all times, including the time allocated for parades. Additional security provided by RTD will supplement law enforcement officials to ensure the safety of marchers when the light rail trains cross the parade route.

• While still accessible to pedestrians, vehicular traffic on the following blocks between 15th Street and Speer Boulevard will be limited to residents and employees from Monday, August 25 through Wednesday, August 27: Wazee, Wynkoop, Delgany, Wewatta, and Little Raven. (More details on residential and business access are below).

Given that the August 28 venue change from the Pepsi Center to Invesco Field at Mile High was just announced on July 7, roadway impacts – including the designated parade route to Invesco - for Thursday of Convention week have not yet been finalized and will be announced by early August.

RECOMMENDED ROUTE INFORMATION: Monday - Wednesday

The downtown grid has ample street capacity to absorb these manageable diversions and provide local residents and commuters with convenient access to and from downtown. Recommended routes for the four quadrants of the city are described below:

• EAST AND NORTHEAST: Drivers may access downtown from the east and northeast using Martin Luther King Blvd, 18th Avenue, 13th Avenue, and 8th Avenue.

• SOUTH AND SOUTHEAST: With northbound Speer Boulevard closed at Lawrence Street, drivers along Speer Boulevard south of Lawrence, as well as on Lincoln and Santa Fe, may experience slight increases in traffic. It is anticipated that slowing may occur on these streets as they cross Colfax Avenue. Commuters may want to use Downing, Clarkson, or Logan Street to avoid delays. Exiting Downtown may be slightly slower than normal due to Convention-related activities, but once traffic crosses Colfax Avenue, movement along Kalamath, Broadway, Grant, Washington and Corona/Downing should be similar to any normal weekday.

• WEST AND SOUTHWEST: Travelers may access downtown from the west and southwest using 6th Avenue or northbound I-25 to 20th Street. Traffic exiting downtown to the west and southwest may be a little slower than normal; however, with the combination of increased transit use and the absence of Auraria Campus traffic, any delays along Arapahoe, Champa, Glenarm and Colfax should be minimal. Once traffic reaches Kalamath, I-25, and 6th Avenue, travel should be similar to any normal weekday.

• NORTHWEST: Travelers can use I-25 to Park Ave West or 20th Street to access downtown. Traffic exiting downtown to the northwest should use 20th Street or Park Avenue to I-25.

Given that the August 28 venue change from the Pepsi Center to Invesco Field at Mile High was just announced on July 7, roadway impacts – and recommended alternative routes – for Thursday of Convention week have not yet been finalized and will be announced by early August.

RTD PUBLIC TRANSIT INFORMATION: Monday - Wednesday

The use of public transit is always encouraged, and downtown will be accessible by transit. The following information from the Regional Transportation District (RTD) applies to Monday, August 25 through Wednesday, August 27. Any transit impacts related to the Invesco Field event on Thursday, August 28 will be announced when they are finalized.

• LIGHT RAIL: Light rail lines coming into the Central Business District will not be disrupted, including lines D, F and H. There will be no light rail service to or from the Pepsi Center and Denver Union Station stops. Passengers on the C and E lines who want to travel downtown can transfer to the D, F and H lines. All C- and E-line light rail passengers will be required to disembark at the Invesco Field light rail stop.

• BUSES: RTD plans to run normal bus service during the Convention, adjusting routes impacted by street closures. RTD will provide information on these adjustments as they are finalized through its web site, the RTD Telephone Information Center, and information will be posted on buses and light rail.

RESIDENTIAL & BUSINESS ACCESS: Monday - Wednesday

Between street parking, parking lots and garages, downtown parking will be largely accessible.
• The majority of downtown street meters will remain unbagged and available for public use. (Please note that vehicles with disability placards may park at any unbagged meter for up to four hours – whether or not the meter is designated for disabled parking).

Because many commercial buildings directly adjacent to the Pepsi Center have been rented out by private organizations during the Convention week, only a few businesses will be impacted by the screening and access measures described below:

• Residents (and their caretakers or renters, if applicable) and businesses (and their employees) west of 15th Street along Wynkoop, Delgany and Wewatta will receive vehicle placards from the Secret Service enabling them to access their normally assigned parking spots. There will be no pedestrian restrictions in this area, so visitors will be able to come and go on foot.

• Residents (and their caretakers or renters, if applicable) in the small area bound by Speer Boulevard, Wazee Street and 14th Court will receive vehicle placards from Secret Service enabling them to park in their normally assigned parking spots after undergoing vehicle screening at a 24-hour checkpoint. There will be no pedestrian restrictions in this area, so visitors will be able to come and go on foot.

• Residents (and their caretakers or renters, if applicable) and businesses (and their employees) in the area bound by 11th Street, Auraria Parkway, Speer Boulevard and the Pepsi Center will receive personal credentials from the Secret Service, enabling them to come and go by foot with ease. Placards will also be provided for their vehicles enabling them to park in their normally assigned parking spots after undergoing vehicle screening at a 24-hour checkpoint. Individuals renting any of these units during the Convention may undergo the same registration process to obtain these access documents. Residents in this area expecting guests will be asked to meet them on the street and escort them into their building.

COMMUNITY OUTREACH

Beginning with a community meeting tonight hosted by the LoDo District, Inc., Downtown Denver Residents Organization, and the Lower Downtown Neighborhood Association, targeted outreach will take place in the coming weeks to residents, businesses, building managers and homeowners associations in the aforementioned areas, providing details on the registration/ credentialing process and answering questions about access and mobility. That outreach will also include another LoDo community meeting at Ocean Journey on July 23 from 6 – 8 p.m.

Five additional citywide community forums about DNC preparations and opportunities for local residents to participate – hosted by the City and County of Denver and the Denver 2008 Convention Host Committee – will take place over the next three weeks:

 Central Denver: July 26 (12 – 2:00 p.m.)
Curious Theatre, 1080 Acoma St.

 SE Denver: July 28 (12 – 2:00 p.m.)
Temple Sinai, 3509 S. Glencoe St.

 SW Denver: July 29 (5:30 – 7:30 p.m.)
SW Improvement Council, 1000 S. Lowell Blvd.

 NW Denver: July 30 (5:30 – 7:30 p.m.)
North High School, 2960 N. Speer Blvd.

 NE Denver: August 6 (5:30 – 7:30 p.m.)
Montview Presbyterian Church, 1980 Dahlia St.

Once roadway impacts related to the Thursday, August 28 event at Invesco Field at Mile High are finalized, additional community outreach will be conducted to residents and businesses near the stadium.

Good News From Lenders

2008-07-16T11:51:00.000-07:00

For the first few months of 2008 the best news in real estate has concerned mortgages. With interest levels bobbing around 6 percent for 30-year fixed-rate loans, those who want to buy or refinance at this time will find interest rates not terribly far-removed from the historic lows seen in 2003.

The mortgage rates seen today are important because what they say is the lender confidence in the U.S. real estate marketplace remains strong. Despite massive numbers of foreclosures -- and more to come -- lenders are nevertheless willing to extend credit to U.S. homeowners.

The catch is that loans terms have changed. This is neither bad nor unexpected, but it does mean that to get 6-percent financing borrower's will have to take steps that would have been unnecessary 12 months ago.

For instance, stated-income mortgage applications -- those so-called "liar loans" where borrowers estimated income and lenders politely didn't check -- are a vanishing species. Such applications make lenders nervous and are a sure path to higher rates. Why stated-income loan applications did not make lenders nervous before is one of the great financial mysteries of our time.

Down payments are back. The old days of buying with little or nothing down are largely gone. For instance, earlier this year the big mortgage insurer, PMI Group, announced that it would no longer back loans with less than 3 percent up-front.

Last Friday, Fannie Mae announced that it would adopt a stance similar to PMI -- 3 percent down if the loan is underwritten with Fannie Mae's automated system but no less than 5 percent down if the underwriting was done with someone else's computer program.

The new "Single National Down Payment Policy" replaces a tougher policy announced by Fannie Mae late last year. At that time Fannie Mae said it would increase down payment requirements by 5 percent in so-called "declining" markets, areas where home prices were expected to fall further.

The "declining" markets policy, which will likely now end for the remaining companies that use such a standard, had problems from day one. Why?

First, the policy looked at broad areas which may not have reflected pricing trends within individual communities and neighborhoods.

Second, by tagging large areas as "declining" the policy raised down payment requirements for huge numbers of homes -- thus creating slower markets and weaker prices.

So yes, 6 percent financing is out there and lenders want your business. But the rules have changed, so be prepared for more paperwork, steeper down payment requirements when you buy and the need for more equity when you refinance.

Colorado adds 5,100 jobs in month's time

2008-07-16T11:50:00.002-07:00

Colorado ranks third in the nation for month-over-month employment increases, with the addition of 5,100 new jobs between February and March, the federal Bureau of Labor Statistics reported Friday.
Texas was first, with 13,200, and Minnesota was second, with 5,200.
Colorado's employment growth amounted to 0.2 percent, tying for sixth place with six other states.
The Bureau of Labor Statistics said employment increased in 22 states, decreased in 27 states and Washington, D.C., and was unchanged in one state: Maine. The national employment rate increased to 5.1 percent in March from 4.8 percent in February and 4.4 percent in March 2007.
In Colorado, the jobless rate was unchanged from February at 4.4 percent but increased from 3.7 percent in March 2007.
Colorado ranked fifth among states with "statistically significant employment changes" during the past year, with the addition of 40,400 jobs. The preliminary figures for March 2008, which are seasonally adjusted, show Colorado's employees on nonfarm payrolls grew to 2.35 million jobs from 2.31 million jobs since March 2007. Of the industry sectors included in the report, only one -- covering financial activities -- showed a loss in jobs from February. The sector was down by 100 jobs.
Texas had the highest jump in jobs, with another 213,500 added to the rolls, followed by New York, Washington and North Carolina.
The Bureau of Labor Statistics counted Colorado's civilian labor force ¬-- defined as anyone 16 or older who isn't in prison or the military but is employed or looking for work -- at nearly 2.77 million people, up from 2.76 million in February. The ranks of the unemployed increased by 500 to 121,500 in March.

Nine ways to enhance a home's curb appeal

2008-07-16T11:50:00.001-07:00

Cosmetic fixes that can put a prettier face on a plain-Jane home will pay for themselves - and then some

Just as every mother believes her son is a handsome devil, we homeowners tend to see the best in our houses - or at least we become comfortably familiar with the way they look.
But let's face it, to the objective eye, not every man is George Clooney and not every house is a Frank Lloyd Wright masterpiece. There are a lot of drab, even downright gloomy facades out there - especially among homes built after World War II, when many builders abandoned traditional architectural styling to streamline costs and mass-produce housing.
Thankfully, the cosmetic surgery required to put a beautiful face on your home won't hurt a bit. It doesn't even require a big-ticket construction job. "Creating curb appeal isn't about trying to transform the house from, say, a plain-Jane ranch into a grand Victorian," says Charlotte, Vt. architect Ted Montgomery. "Just changing one or two little details is all it takes."
You can find your inspiration by looking at similar houses in the neighborhood - or by hiring an architect to offer suggestions ($300 to $500) and maybe sketch a plan (add $300 to $500). You'll boost your home pride, endear yourself to the neighbors and generate a lot more interest from buyers someday when your house goes on the market.
Subtract flaws
Assuming the house and yard are already well maintained, job one is to get rid of unsightly blemishes left by a penny-pinching builder or the misguided remodeling efforts of previous owners.
Replace the garage doors. The most prominent facial feature of many homes is a pair of big garage doors - which all too often are flat, lackluster slabs of steel or vinyl. Trade them for more visually appealing doors with moldings, windows or an old-fashioned carriage-house look ($2,000 to $5,000 a door, including labor). See designerdoors.com and clopaydoor.com for examples.
Remove siding. Sometimes ugliness is only skin-deep. "Peek under dreary aluminum, vinyl or asbestos siding and you may find well-preserved wood clapboards hiding underneath," says Asheville, N.C. architect Jane Mathews. If so, remove the siding, repair the old wood and give the house an attractive paint job ($10,000 to $20,000). If not, you could paint the siding or replace it with fiber cement siding (see image), a no-maintenance product that looks like real wood ($15,000 to $25,000).
Lose the funky railings. Swap out bad porch or stoop railings - such as black iron bars and chunky pressure-treated decking components - for visually interesting banisters and spindles that are worthy of their prominent placement at the front of the house ($1,000 to $3,000).
Add character
Like a dimple or a cleft chin, the addition of an interesting architectural element can give your house some distinctiveness.
Install a salvaged door. The typical postwar front door is decidedly dull, but the entry should be the focal point of your house, says Corvallis, Ore. architect Lori Stephens. For interesting replacements, troll an architectural salvage yard (the directory at buildingreuse.org can help you locate one). Consider a recycled mission-style oak door, a six-panel colonial with blown-glass windows, or arch-top French doors ($200 to $800; more if you're converting to an arch top).
Add moldings. Many newer homes lack exterior trim; the siding just butts up against the windows and doors. A contractor can give the house a more sophisticated, traditional look by cutting back that siding and slipping in wide, flat moldings around the openings and possibly at the corners of the house and between its stories ($3,000 to $4,000). Consider using a synthetic product like cellular PVC for your moldings, which looks like wood but will never rot.
Enhance the roof. A straight, un-adorned roofline makes a house look about as interesting as a shipping container. So consider adding one or more windowed dormers (gabled peaks) or extending the eaves (the roof overhang) a few feet beyond the front of the house with detailed moldings on the under-side ($2,500 to $6,000 per dormer or eave extension). This is major surgery though; do not attempt it without first getting an architect's input.
Multiply the effect
Invasive procedures aren't always necessary. Just adding the right accents can transform your home's outer look - not unlike a pair of stylish new specs or a good haircut.
Replace light fixtures and hardware. Lose generic shiny brass or black house numbers, mailbox and porch lights (especially bare-bulb fixtures) and substitute something unique and substantial, perhaps made of antiqued copper, bronze or brushed nickel ($20 to $75 each). For ideas, see rejuvenation.com and restorationhardware.com.
Plan for a nonstop flower show. Most of the flowers in your yard probably bloom in the late spring, which makes for a beautiful May - or whenever the big show happens in your climate - but leaves you with a bland yard for the other 10 or 11 months of the year. A local nursery can help you choose and plant additional bulbs, shrubs and trees with different bloom times (as well as plants with colorful autumn foliage and winter berries), so there'll always be something performing in the yard ($50 to $250 a shrub, $500 to $1,500 a tree).
Add color. A paint job ($2,000 to $10,000) in pleasing hues can make any structure appealing. "But don't choose a bright, high-contrast color scheme - that only exaggerates a house's flaws," Montgomery warns.
For subtler suggestions, check out the book "House Colors" by Susan Hershman ($23 at Amazon.com) or go for the colors of nature - muted greens, deep reds or pale yellows - and keep the body and trim close in color. That will give your home a friendly, peaceful look rather than making it say, "Hey, look at me." Sort of like an average-looking guy choosing a simple charcoal suit instead of a flashy powder blue one that only a Hollywood star could pull off

How to cultivate a 'green mortgage'

2008-07-16T11:49:00.000-07:00

Environmentally friendly home loans aimed saving energy reducing carbon

Recycling soda cans, using phosphate-free cleansers and making smart transportation choices can all improve the environment. But did you know that applying for a home loan also offers a chance to further the environmental cause?
“What many people don’t realize is that homes account for about 21 percent of our greenhouse emissions,” says Steve Baden, executive director of Residential Energy Services Network, which maintains certification standards for home energy ratings.
This is why improving home energy efficiency matters. And given the rising cost of heating and cooling homes, it can also matter to household finances.
Brian Berg, vice president for corporate communications at ShoreBank in Chicago, says consumers can save up to 45 percent off their monthly utility bills with an investment of just a few thousand dollars.
"This is why when someone comes to us for a mortgage or home improvement loan, we talk to them about how adding a ‘green’ element to their request might make more financial sense over the long run," says Joel Freehling, ShoreBank’s manager of "triple bottom line innovation."
(The "triple bottom line" refers to benefits for the bank, the community and the environment.)
These green conversations include talking about what it would take to make the borrower's home more energy efficient — from spending a few additional dollars and hours caulking to choosing qualified appliances and building materials. The idea is to help identify where the borrower can get the biggest bang for their borrowed bucks.
While the bank may wind up booking a larger loan than originally requested to cover the added energy improvements, it does so only to the extent that projected lower utility costs will offset the higher loan costs.
This should leave the customer in a better financial position to repay the loan. The home itself not only becomes more comfortable to live in but easier to sell — and potentially more valuable — due to its energy efficiency. Along the way, the community-at-large, not to mention the environment, benefit from lowered carbon emissions.
This is what makes the lending "green."
Anyone can lend green
Green mortgages — known as Energy Efficient Mortgages or Energy Improvement Mortgages — are not new. They trace their lineage back to the days of the Carter administration.
Nor are they unique to banks like ShoreBank, which holds its mortgages in its own portfolio, giving it greater flexibility in tailoring loans to each borrower’s circumstance. Theoretically, any conventional lender has the ability to go green.
That is because all the usual suspects — Fannie Mae, Freddie Mac, FHA and HUD — provide lenders with underwriting standards for structuring green loans to conform for resale into the secondary market.
The key difference between a "green" loan vs. a conventional one from a borrower’s perspective is that it requires an extra step — an energy audit. This can cost a few hundred dollars and may delay processing by a few days. But the audit’s cost can be rolled into the loan. Also, rebates and incentives are often available to offset the cost of the audit.
"There has been nothing special about the process over that of doing a conventional financing," says Lan Richart, who along with his wife, Pam, recently used ‘green’ financing to purchase and fund renovation of a multi-unit building in Chicago. "Actually, the energy audit would have been worth it even if the bank had not paid for it." The audit pinpointed ways they could further boost the building’s energy efficiency

Liz's Word

2008-07-16T11:47:00.000-07:00

To use a cliché', is your glass half empty or half full?

Yeah, gas prices are $4+ a gallon, whispers of the "r" word are becoming more prevalent (recession), food prices and the over all costs of living continue to rise . . . but I like to think that with every challenge there is an opportunity to grow and make your life better. It's all about your perspective.
The same goes for our real estate market. Keep in mind that doom and gloom makes great headlines. Also keep in mind that much of what is reported on is on a national level. The realty is that central Denver real estate sales prices are holding steady. Interest rates are lower than they have been in 6 years and there is a lot of inventory to choose from. Put simply, this is indeed the time to buy real estate.
As for gas prices . . . maybe its time that we all become more mindful of our consumption. I know that it has changed some of my behavior patterns. I’m riding my bike more and carpooling when possible.
As for food prices . . . my next step will be to grow a vegetable garden. Yes, I’m serious. I think the chicken coop will have to wait . . .

Gilpin Grove. . Check out the progress!

2008-07-16T11:25:00.006-07:00

399k-410k
Only 5 Units remain!
Get your groove on at the Grove!
Where Big Sur influences meets Denver city living.
3bed/3bath, 1486 square feet, SPROCKET designed town homes in Uptown. 2 car attached garage, 2nd and 3rd floor balconies, modern design, and killer location. $50 per month HOA. Fab UPtown neighborhood

LoHi Cute as a Button Condo

2008-07-16T11:25:00.005-07:00

$205K
3211 Zuni
756 Sq Ft
2 story condo in the heart of Highlands Square! 1 bedroom and 1 1/2 bath, slab granite, stainless steel, and hardwood floors. This home not only boasts a great location, it has all you need! Washer and Dryer in unit, a commons courtyard, and secure entry! Come check it out today!

1200 Delaware

2008-07-16T11:25:00.003-07:00

$995,000-$1,099,000.00
Add one of these townhomes to your art collection. Uber modern living in Denver's Golden Triangle. European Contemporary design, over 2,200 SqFt of living space, 3 bedrooms, "smart home" capabilities, master suites w/ oversized soaking tubs and views. The most appealing features are the expansive rooftop decks with unparalleled 360 degree views and reinforcements designed to sustain the weight of a hot tub.
Only 4 remain...Come discover your downtown Denver dream home today

3100 Huron

2008-07-16T11:25:00.001-07:00

$350k
Jack Kerouac Lofts
1304 square feet
2 baths, 1 garage space, 12ft ceilings, balcony, south east corner unit, Berloni Cabinetry,Hardwoods thruout, stainless steel appliances, walk in closet, custom wiring.

Coming Soon!

2008-07-16T11:24:00.004-07:00

LoHi Luxury Flats
Viking appliances, sophisticated mix of urban chic and classic loft living. Floor to ceiling glass window-12ft ceilings, wide plank oak floors.
32nd & Zuni...call for details.

Only One Left! LoHi Uber MOD Town Homes

2008-07-16T11:24:00.003-07:00

$499k
Highland Outlook

3 bedroom, 3 bath townhome in Lower Highland. Only blocks from the newly constructed pedestrian bridge. This property has it all! Amazing city views-second and third floor spacious balconies, 2 car oversized garage, private yard, and no HOA's

Bromwell School District!

2008-07-16T11:24:00.001-07:00

$419k
3 bedrooms and 3 baths located in the Bromwell School District. Immaculate home with master suite and walk in closet! Granite counter tops, new windows, stainless steel appliances, cherry cabinets, and a finished basement! This is a perfect turn-key home! The home sits on a double lot with a huge yard! Call for your private showing today!

Watertower Lofts

2008-07-16T11:23:00.004-07:00

$525k
2960 Inca Street Unit 510
2 bed/2bath
1396 square feet
235 square foot terrace, exposed brick, 25ft ceilings, original beams. True loft living with original architectural details

Adorable Condo with Deco Charm!

2008-07-16T11:23:00.003-07:00

189k
665 Washington St. #8C
2 bed/1 bath
847 Sq. Ft.

Awesome penthouse unit within minutes of Cheesman Park, The Esquire Theater and Wild Oats Market. Deeded Parking! New Windows*Covered Ceilings* New paint* Original Tile * Refurnished Bath * Updated Appliances * Great Building with Active HOA * Laundry Facilities * Storage * Gardens *Secure Entry with Call Box.

Retail Real estate remains strong

2008-07-16T11:23:00.001-07:00

Denver Business Journal

Metro Denver's retail real estate market should remain "fairly healthy," with absorption of vacant space and higher rents, for the rest of 2008, according to a report released Wednesday by Marcus & Millichap Real Estate Investment Services Inc.

The report attributes the forecast to strong metro-area demographic trends and weakening supply-side pressure. Employers project an increase of 13,000 jobs, or a 1 percent gain, for the entire year.

"Investors with long-term strategies may find properties in the expanding northeast submarket, as well as new developments along planned FasTracks lines," Adam Christofferson, regional manager for Marcus & Millichap's Denver office, said in a statement.

Looking at retail real estate, the commercial real estate brokerage expects the following:

Asking rents to increase 1.6 percent to $17.44 per square foot on average.
A 0.8 percent uptick in effective rents to $15.46 per square foot on average. "Effective rent" is the rent actually paid by tenants to landlords.
Year-end vacancy rate of 8.1 percent.
A 2 percent jump in the inventory of retail space, with the addition of 2.5 million square feet.
Started in 1971, Marcus & Millichap is a commercial real estate brokerage firm that focuses exclusively on investments. The company, based in Encino, Calif., closed on $20.7 billion in deals in 2007.

Marcus & Millichap has Colorado offices in downtown Denver and Fort Collins.

Denver Market Poised for a Turn Around

2008-07-16T11:22:00.000-07:00

If historic trends hold true, Denver's housing market could be poised for a turnaround.

Real-estate broker Lon Welsh recently conducted an analysis comparing the number of days homes spend on the market to price appreciation. The data, going back to the 1970s, indicated that a change in days on the market often precedes a change in price appreciation.

Welsh, managing broker of Your Castle Real Estate, says a recent drop in the number of days homes are spending on the market offers a glimmer of hope that prices could be headed for improvement.

Between January and May, metro-area homes spent an average of 89 days on the market, down from 100 last year.

"It's too early to call this a trend yet, but I'm optimistic that this is a leading indicator that our market is going to improve its rate of appreciation in two years or so," he said.

He pointed to similar changes in previous housing cycles to back his conclusion.

For example, in the 1970s, when Denver's housing market was booming, the average price went up 12 percent a year and houses were on the market an average of 56 days.

That all changed in the 1980s, when appreciation slowed to 4 percent annually and the average number of days a house sat on the market jumped to 85.

"That's when oil walked out of Denver," independent real-estate analyst Gary Bauer explained. "At that point in time, Denver had a very limited economy."

The market bounced back in the 1990s, when Denver created a lot of high-tech and telecom jobs. Home values rose an average of 9 percent a year, while the number of days houses sat on the market dropped to 46.

The loss of nearly 30,000 jobs in 2001 had a big impact on the housing market, Welsh said. The average appreciation dropped to 3 percent annually, and the average days on the market leapt to 84.

Jeff Thredgold, economist for Vectra Bank Colorado, agreed that this could be a turning point. It's also an indication that Colorado's housing market didn't get as crazy as in Arizona, Nevada, California and Florida, where prices doubled over the past four years, he said.

"Now, they're dealing with huge delinquencies and foreclosures," Thredgold said.

But Bauer cautioned against comparing days on the market to appreciation rates.

"There are other factors that affect appreciation," he said, citing in-migration, overall pay rates, mortgage rates and consumer confidence.

While such factors are indeed drivers of price appreciation, Welsh said he's optimistic about the predictive power of days-on- market data: "A major change in the days on market seems to occur before a big change in home-price appreciation."

Margaret Jackson: 303-954-1473 or mjackson@denverpost.com

City Life Thrives as Gas Prices Rise

2008-07-16T11:21:00.000-07:00

ELIZABETH, Colo. — Suddenly, the economics of American suburban life are under assault as skyrocketing energy prices inflate the costs of reaching, heating and cooling homes on the distant edges of metropolitan areas.
Just off Singing Hills Road, in one of hundreds of two-story homes dotting a former cattle ranch beyond the southern fringes of Denver, Phil Boyle and his family openly wonder if they will have to move close to town to get some relief.

They still revel in the space and quiet that has drawn a steady exodus from American cities toward places like this for more than half a century. Their living room ceiling soars two stories high. A swing-set sways in the breeze in their backyard. Their wrap-around porch looks out over the flat scrub of the high plains to the snow-capped peaks of the Rocky Mountains.

But life on the edges of suburbia is beginning to feel untenable. Mr. Boyle and his wife must drive nearly an hour to their jobs in the high-tech corridor of southern Denver. With gasoline at more than $4 a gallon, Mr. Boyle recently paid $121 to fill his pickup truck with diesel fuel. In March, the last time he filled his propane tank to heat his spacious house, he paid $566, more than twice the price of 5 years ago.

Though Mr. Boyle finds city life unappealing, it is now up for reconsideration.

“Living closer in, in a smaller space, where you don’t have that commute,” he said. “It’s definitely something we talk about. Before it was ‘we spend too much time driving.’ Now, it’s ‘we spend too much time and money driving.’ ”

Across the nation, the realization is taking hold that rising energy prices are less a momentary blip than a change with lasting consequences. The shift to costlier fuel is threatening to slow the decades-old migration away from cities, while exacerbating the housing downturn by diminishing the appeal of larger homes set far from urban jobs.

In Atlanta, Philadelphia, San Francisco and Minneapolis, homes beyond the urban core have been falling in value faster than those within, according to an analysis by Moody’s Economy.com.

In Denver, housing prices in the urban core rose steadily from 2003 until late last year compared with previous years, before dipping nearly 5 percent in the last three months of last year, according to Economy.com. But house prices in the suburbs began falling earlier, in the middle of 2006, and then accelerated, dropping by 7 percent during the last three months of the year from a year earlier.

Many factors have propelled the unraveling of American real estate, from the mortgage crisis to a staggering excess of home construction, making it hard to pinpoint the impact of any single force. But economists and real estate agents are growing convinced that the rising cost of energy is now a primary factor pushing home prices down in the suburbs, particularly in the outer rings.

More than three-fourths of prospective home buyers are now more inclined to live in an urban area because of fuel prices, according to a recent survey of 903 real estate agents with Coldwell Banker, the national brokerage firm.

Some now proclaim the unfolding demise of suburbia.

“Many low-density suburbs and McMansion subdivisions, including some that are lovely and affluent today, may become what inner cities became in the 1960s and ’70s — slums characterized by poverty, crime and decay,” declared Christopher B. Leinberger, an urban land use expert, in a recent essay in The Atlantic Monthly.

Most experts do not share such apocalyptic visions, seeing instead a gradual reordering.

“It’s like an ebbing of this suburban tide,” said Joe Cortright, an economist at the consulting group Impresa Inc. in Portland, Ore. “There’s going to be this kind of reversal of desirability. Typically, Americans have felt the periphery was most desirable, and now there’s going to be a reversion to the center.”

In a recent study, Mr. Cortright found that house prices in the urban centers of Chicago, Los Angeles, Pittsburgh, Portland and Tampa have fared significantly better than those in the suburbs. So-called exurbs — communities sprouting on the distant edges of metropolitan areas — have suffered worst of all, Mr. Cortright found.

Basic household arithmetic appears to be furthering the trend: In 2003, the average suburban household spent $1,422 a year on gasoline, according to the Bureau of Labor Statistics. By April of this year — when gas prices were about $3.60 a gallon— the same household was spending $3,196 a year, more than doubling consumption in dollar terms in less than five years.

In March, Americans drove 11 billion fewer miles on public roads than in the same month the previous year, a 4.3 percent decrease — the sharpest one-month drop since the Federal Highway Administration began keeping records in 1942.

Long before the recent spike in the price of energy, environmentalists decried suburban sprawl a waste of land, energy and tax dollars. Governments from Virginia to California have in recent decades lavished resources on building roads and schools for new subdivisions in the outer rings of development while skimping on maintaining facilities closer in. Many governments now focus on reviving their downtowns.

In Denver — a classic Western city, with snarling freeway traffic across a vast acreage of strip malls, ranch houses and office parks — the city has had an urban renaissance over the last decade.

A $6.1 billion commuter rail system has been in the works over the last four years, drawing people downtown without cars, while stimulating swift sales of densely clustered condos near stations.

Coors Field, the intimate, brick-fronted baseball stadium for the Colorado Rockies, has transformed the surrounding area from a desolate skid row into fashionable Lower Downtown, a neighborhood of restaurants and microbreweries in restored warehouses. Along the Platte River, new condos set on a park strip offer an arresting tableau of glass, steel, and futuristic geometry, attracting throngs of buyers at rising prices.

“This is a city where it’s fun to be in the center,” said Tim Burleigh, 56, who sold his house in the suburbs and now walks to Rockies games from his downtown condo.

To Denver’s mayor, John W. Hickenlooper, $4 gasoline offers a useful incentive for such plans.

“It can be an accelerator,” he said during an interview inside the imposing column-fronted City Hall. “It’s not going to be the dagger in the heart of suburban sprawl, but there’s a certain inclination, a certain momentum back toward downtown.”

Dollars spent at the gas station leave fewer for mortgage payments. Mark Zandi, chief economist at Moody’s Economy.com, calculated that the jump in gas prices from $2 a gallon to $4 has taken $50 a month from the typical suburban commuter driving 25 miles a day.

“The fuel price change should be capitalized into the cost of houses,” Mr. Zandi said. “Prices in the outer suburbs will get clobbered.”

Elizabeth is the archetype of a once-rural community sucked into the orbit of the expanding metropolis, its ranch lands given over to porches, picket fences and two-car garages.

Megan Werner, 39, a mother of three, moved here five years ago from a dense suburb closer to Denver. She and her husband bought a home set on a 1.5-acre lot in the Deer Creek Farm subdivision. The space justified her husband’s 40-minute commute.

“We wanted more than a postage stamp,” she said, as her 5-year-old daughter walked barefoot across the driveway.

It used to cost her about $30 to fill her Honda minivan with gas. Now, it is more like $50, and she coordinates her trips — shopping in town, combined with dance lessons for her children. But she has no thoughts of leaving.

“I can open up my door and my kids can play,” Ms. Werner said.

For others, though, new math is altering the choice of where to live. Houses are sitting on the market longer than in years past. “The pool of buyers is diminishing,” said Jace Glick, an agent with Re/Max Alliance in Parker, Colo., next to Elizabeth.

Juanita Johnson and her husband, both retired Denver schoolteachers, moved here last August, after three decades in the city and a few years in the mountains. They bought a four-bedroom house for $415,000.

Last winter, they spent $3,000 on propane for heat, she said. Suddenly, this seemed like a place to flee. “We’d sell if we could, but we’d lose our shirt,” Ms. Johnson said. Recently she counted 15 sale signs. One home nearby is listed below $400,000.

“I was so glad to get out of the city, the pollution the traffic, the crime,” she said. Now, the suburbs seem mean. “I wouldn’t do this again.”