About Colorado Springs' Rockrimmon

Market Report - Colorado Springs – Rockrimmon - Comstock Village

The prime selling season for all neighborhoods in Colorado Springs runs from the middle of May through the middle of September.

Comstock Village is one of the largest subdivisions in the Rockrimmon area. There are 595 homes nestled in the foothills of the Front Range of the Rocky Mountains. In keeping with Colorado Springs heritage of parks, trails and open space, there are forty four acres of common areas and trails encompassed within the boundaries of Comstock Village.

The majority of the houses were built from the mid 70’s to mid 80’s. The smallest are 1,500+ square feet, the largest 4,500+, with an average of about 2,700+ square feet. 25% of the houses are larger than 3,000 square feet.

Since most of these houses were built 20-30 years ago some are in original condition but some have been extensively updated.

Because of the variety of sizes and updates, asking prices range from the low 200’s to mid 300’s with a median in the high 200’s.

At the north end of the subdivision is Foothills Elementary School and Foothills Park. Eagleview Middle School is about a mile away. All Comstock Village homes are zoned to highly commended Academy District 20 schools. There are numerous special programs and activities depending on a student’s interest and needs.

For May 20 to September 20

2010, 2011, difference

UNITS SOLD 4, 6, +2

1 STORY 0 = 0%, 1 = 16%, +1

2+ STORIES 4 = 100%, 5 = 83%, +1,

AVERAGE # OF BEDROOMS 3.6, 4.33, +0.53

AVERAGE # OF BATHROOMS 3.2, 3.66, 0.46

AVERAGE # OF GARAGE SPACES 2, 2.5, +.5

AVERAGE SQUARE FEET 3,038.2, 3,209, +171

AVERAGE LIST PRICE $287,460, $319,216, +$31,756

AVERAGE SALES PRICE $281,380, $300,916, +$19,536

AVERAGE LIST PRICE PER SQUARE FOOT 95.06, 99.30, +$4.24

AVERAGE SALES PRICE PER SQUARE FOOT 92.61, 93.77, +$1.16

ANALYSIS:

This subdivision can be a bargain for those wishing to be in Academy District 20 and be on the west side on I-25.

Several variables point toward a positive, improving trend.

6 homes sold in 2011 vs. only 4 in 2010

The average square footage, garage spaces, bedrooms and bathrooms were all larger.

In 2011 sellers tried to lift the market by pricing their houses $4.24 per square foot higher than 201 but buyers were only willing to pay $1.16 more than 2010.

Though many buyers realize that a significant turnaround is not expected quickly, they took advantage of falling interest rates and motivated sellers to buy the larger houses that had been updated and were in good condition.

A great location, semi-rural setting, proximity to I-25 and popular schools close by should keep Comstock Village a popular neighborhood for quite some time.

Wildlife – a pro or a con to selling a house?

New residents to Colorado Springs are often surprised at the wildlife they see in town.

West of I-25 in the Rockrimmon, Peregrine area as well as further south around the Garden of the God’s and the Broadmoor area, it is not at all uncommon to see bear, deer, bobcats, coyotes, foxes, rabbits, squirrels and other animals.

On almost any day I could drive you through subdivisions and find deer.

These homes are often bordered by open space and the Pike National Forest. With restrictions or bans on hunting and the use of poisons, the wild life population is growing.

Even houses on the east side of I-25 are seeing more wildlife. There are numerous creeks and other spaces for them to cross under the freeway.

There are dedicated open spaces in the city where it is illegal to trespass.

It is not feasible or practical to pursue the reduction or relocation of the wildlife.

Governmental agencies will not take action on a request for trapping or eliminating indigenous wildlife unless there are life threatening circumstances.

What do you think? Is it is a pro or a con when trying to sell a house, that buyers may encounter wildlife? If they talk to the neighbors they will hear stories of wildlife in the neighborhood. Would you tout it is a feature or “disclose” it as a possible hazard?

Comstock Village is one of the larger neighborhoods in the Rockrimmon area. It is a mature community with large trees and abundant indigenous wildlife.

There are 595 homes nestled in the foothills of the Front Range of the Rocky Mountains.

Homeowners in Comstock Village enjoy a wide variety of views. These views include thickets of trees, hillside views, mountain views, which in some cases include Pikes Peak.

In keeping with Colorado Springs heritage of parks, trails and open space, there are forty four acres of common areas and trails encompassed within the boundaries of Comstock Village.

Before deciding to buy in the Rockrimmon area and Comstock Village in particular, you should be aware that the Rockrimmon area including Comstock Village is home to many species of wildlife including deer, bears, foxes, mountain lions, coyotes, bobcats, rabbits and squirrels.

The homes are surrounded by extensive areas of natural landscaping and forested areas. It is not practical or feasible to attempt the relocation or reduction of wildlife population.

No governmental agencies will respond to a request for trapping or eliminating indigenous wildlife unless it is a life threatening situation.

The majority of the houses were built from the mid 70’s to mid 80’s. The smallest are 1,500+ square feet, the largest 4,500+, with an average of about 2,700+ square feet. 25% of the houses are larger than 3,000 square feet.

Since most of these houses were built 20-30 years ago some are in original condition but some have been extensively updated. There can be excellent value in purchasing houses at either end of the spectrum.

While residents enjoy semi-rural living they are just 5-6minutes from I-25.
The South gate of the Air Force Academy is about 4 miles away. The Briaragte Business Campus is one exit north of the Academy entrance.

There are wide-ranging retail stores within 10 minutes including Sam’s Club, Home Depot and numerous specialty stores.

At the north end of the subdivision is Foothills Elementary School and Foothills Park. The park connects to an extended trail and green space which goes south about a mile and a quarter until it connects with Golden Hills Park.

Eagleview Middle School is about a mile away. All Comstock Village homes are zoned to highly commended Academy District 20 schools. There are numerous special programs and activities depending on a student’s interest and needs.

Because of the variety of sizes and updates, asking prices range from the low 200’s to mid 300’s with a median in the high 200’s.

With nearly 600 houses in Comstock Village there are often a dozen for sale. However finding the size, floor plan and updates you prefer can take some time. You should also be aware that often there are homes in this community or other communities that aren’t publicly listed for sale but may be available. Contact me by phone 719-304-4684, text message or email for further details or to see these homes at Comstock Village.

This time of year families are looking for activities in the Colorado Springs area that are unique and directed towards the upcoming holiday season.  There is no better live performance than the annual play  Scrooge at Woodman Valley Chapel.  For over 9 years the members of the church have mesmerized audiences with the amazing scenery, costumes, and talents of the performers. 

The Dickens favorite will be playing from December 1st through December 12th and tickets can be purchased online at http://www.woodmenvalley.org/index.cfm/pageid/1992/index.html or by calling the office 719-388-5000.  Woodman Valley Chapel is located at 290 E. Woodmen Rd., Colorado Springs, CO 80919.  The price of tickets $6-$10.

The 2 hour musical engages and captivates the audience with the many scenes changes carried out by the technical volunteers and stage hands while the over 125 actors interact to depict the tale of Ebenezer Scrooge.  This is a fantastic opportunity to share the holiday season with friends, neighbors, coworkers, and family members in a unique and memorable way. 

Scrooge! The Carol with an Attitude from Woodmen Valley Chapel on Vimeo.

Colorado Spring Real Estate, Market Report for Northwest, Single Family Homes

Includes houses in Rockrimmon, Mountain Shadow, and Peregrin

Zip Codes: 80919

Search for homes in Northwest

The Northwest housing market continues to be a BUYERS Market, as there is currently 8 months of supply of homes on the market. A 6 month supply of houses on the market is considered a "BUYER'S MARKET". Sales were even from 2009 to 2008, but average pricing was down 11% from 2008 to 2007. In 2010 pricing is starting to see an increase.

Recap of 2010, 2009, 2008, 2007, 2006, 2005, and 2004

	2010	2009	2008	2007	2006	2005	2004
Number of Homes Sold	168	318	317	370	473	532	546
Average Sale Price	$318,661	$303,722	$339,804	$363,946	$354,585	$327,587	$301,114
Average Days on Market	91	86	95	78	67	57	44
Average # of house sold per month	28.0	26.5	26.4	30.8	39.4	44.3	45.5

Current Report as of 6-30-2010 in Northwest Colorado Springs

• Active listings: 214
• Absorption Rate : 28.0 homes per month for the last 6 months, a supply of 7.6 months of houses currently on the market.

This Colorado Springs Real Estate report contains information on Single Family homes in Northwest

This information is taken from the Pikes Peak Realtor Services Corp and is deemed reliable but not guaranteed.

Colorado Springs Real Estate Agent, An Expert You Can Trust

Selling Real Estate in the Colorado Springs area, including Monument, Fountain, Larkspur, Pueblo, Castle Rock, Manitou Springs, Woodland Park, Palmer Lake

www.ColoradoSpringsVintageHomes.com, www.KathyTorline.com