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Has the Stagecoach Real Estate Market Bottomed?

09-28-11

Eliese Pivarnik, Colorado Group Realty, GRI, RSPS, CDPE Steamboat Real Estate

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Office: (970) 819-6372

Stagecoach single family home sales have been solid in 2011. This year, there have been 18 single family home sales in Stagecoach, with 12 being REO/Bank-Owned properties. People looking to buy now will find single family home inventory is low (especially in the popular under $350,000 range), and there are NO bank-owned REO properties currently available for sale. Since the economic downturn, 24 single family homes and 11 townhomes/condos have been foreclosed upon and sold in Stagecoach.

There will no doubt be more bank shadow inventory and other foreclosed properties coming on the market although I would be surprised if we see the volume of distressed properties like we saw in 2009-2011.

The good news? Prices can only increase after the distressed inventory is cleared out, and it’s looking like it could start to happen. Here is a list of all the single family home sales in Stagecoach to date in 2011:

Stagecoach Development	Address	Status	Bedrm	Year Built (Use 4 digit)	Asking Price	Sold Price	REO Bank Owned Y/N
Black Horse I at Stagecoach	33455 Filly Trail	SOLD	Four	2003	$169,900	$160,000	Yes
Black Horse I at Stagecoach	33485 Arabian Way	SOLD	Three	2003	$399,000	$350,000	No
Black Horse II Subdivision at Stagecoach	33015 Colt Trail	SOLD	Three	1987	$349,000	$288,000	No
Coyote Run Subdivision	30225 Coyote Run	SOLD	Three Plus	2003	$255,000	$265,000	Yes
Coyote Run Subdivision	30450 Coyote Run Court	PENDING	Four	2005	$410,000		No
Eagles Watch Sudivision	31080 Fallen Falcon Trail	SOLD	Two	1999	$179,900	$164,000	Yes
Eagles Watch Sudivision	31135 Fallen Falcon	SOLD	Two Plus	1993	$246,000	$210,000	No
Eagles Watch Sudivision	31160 Broken Talon	Kick-Out	Three	1995	$260,000		No
High Cross @ Stagecoach	33225 Ramuda Trail	SOLD	Three	2007	$262,900	$262,900	Yes
Horseback Subdivision	33533 Seneca Trail	SOLD	Three	2006	$249,900	$225,000	Yes
Meadow Green Stagecoach	23460 Willow Island Trail	SOLD	Three	2005	$239,900	$240,000	Yes
MiddleCreek@Stagecoach	29765 Riffle Run	SOLD	Three	2004	$314,900	$310,000	Yes
Morningside Subd	32588 Ute Trail	SOLD	Three	2002	$146,900	$154,500	Yes
Morningside Subd	22503 Cheyenne Trl	SOLD	Three	2004	$189,900	$190,100	Yes
Red Hawk Village At Stagecoach	23710 Sagebrush Circle	PENDING	Three	2006	$195,000		No
Red Hawk Village At Stagecoach	23500 Sagebrush Circle	Kick-Out	Three	2006	$199,900		No
Red Hawk Village At Stagecoach	23600 Sagebrush Trl	SOLD	Three	2006	$214,900	$212,500	Yes
Red Hawk Village At Stagecoach	23720 Sagebrush Circle	SOLD	Three	2006	$224,000	$216,000	No
Red Hawk Village At Stagecoach	23700 Sagebrush Circle	SOLD	Three	2006	$250,000	$250,000	No
South Shore Subdivision	24055 Arapahoe Rd.	SOLD	Three Plus	2002	$185,000	$172,500	Yes
South Shore Subdivision	31670 Shoshone	SOLD	Four	2000	$289,000	$289,000	Yes

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Stagecoach, Colorado Real Estate--Solds Summary

05-02-08

Eliese Pivarnik, Colorado Group Realty, GRI, RSPS, CDPE Steamboat Real Estate

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Office: (970) 819-6372

Stagecoach, Colorado sales are off to a slow start in 2008. Stagecoach, CO is traditionally an area that sees most of its sales from May-October, so it's not surprising that there has been so little activity. Many roads are inaccessible and building lots are covered in snow.

Since the beginning of the year, only 18 properties have sold or are pending. Compare that to the 137 properties currently listed, and you can see that Stagecoach is a buyers market.

Here's what has sold in Stagecoach, Colorado:

Stagecoach Residential--Solds

Develop	ADDRESS	List Price	Sold Price
Stagecoach Townhomes	Schussmark Trail	$259,900	$255,000
Stagecoach Townhomes	Schussmark Trail	$295,000	$290,000
Eagles Nest Townhomes @ Stagecoach	Sagebrush Trail	$298,500	$300,000
Eagles Nest Townhomes @ Stagecoach	Sagebrush Trail	$310,000	$300,000
Red Hawk Village At Stagecoach	Sagebrush Circle	$365,000	$372,800
Meadow Green Stagecoach	Willow Island Trail	$499,800	$495,000
	Total Listings	Avg	Avg
	6	$338,033	$335,466

Stagecoach Land--Solds

ADDRESS	# Acres	List Price	Sold Price
TBD King Bolt Trail Overland Subdivision	1.77	$32,000	$32,000
TBD High Cross High Cross @ Stagecoach	0.91	$55,000	$45,000
tbd Carson Trail South Station I at Stagecoach Subdivision	2.35	$55,000	$54,000
TBD Pima Way Horseback @ Stagecoach	0.59	$68,500	$65,000
TBD Ute Trail Morningside Subdivision	0.74	$75,000	$67,000
tbd Pima Way Horseback @ Stagecoach	0.73	$75,000	$70,900
TBD Arapahoe Road South Shore Subdivision	0.84	$124,900	$123,500
Relay Ct. Neighborhood @ Young's Peak	0.44	$205,900	$175,000
RCR 16	664.69	$6,250,000	$6,250,000
Total Listings		Avg	Avg

9		$771,255	$764,711

If you would like more information or a free map of Stagecoach, please email Eliese or call (970) 819-6372. For more Stagecoach, Colorado real estate information, visit Stagecoach-realestate.com

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Stagecoach Colorado--5 Things To Know Before You Build

03-17-08

Eliese Pivarnik, Colorado Group Realty, GRI, RSPS, CDPE Steamboat Real Estate

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Office: (970) 819-6372

Stagecoach, Colorado, Stagecoach Real Estate, Stagecoach Colorado Building Lots, Stagecoach Meadowgreen, Stagecocah Morningside

You can build anywhere in Stagecoach, Colorado, but there are a few things that need to be done before you get a building permit.

1. The roads must be up to grade before you can get a vault permit. Roads must be 16′ wide by 8″ deep and have culverts where applicable (specs are the same as the Oak Creek Fire Dept. specifications). If the road to your lot isn’t up to grade, you can pay for the improvements and possibly see a refund as more people build.

2. Sewer and Water Update–If your lot is not on the public water system, you’ll need a well and sewer vault. Vault fees (including the Vault Impact Fee, Lot Owner Agreements and Well applications) totaled over $13,000 as of March, 2009. Each Stagecoach neighborhood allows a certain number of vaults. The homeowner agrees that if the public sewer line comes within 100 feet of their property, they will tap into the public system.

3. Moratorium on Vaults–Morrison Creek Water is talking about a moratorium on vaults. That means they would stop issuing vault permits. Of course, it is all just talk right now, but the current system where homeowners pump out their vaults and transport the waste to the sewer plant is getting to be a burden on the system.

4. Developments in line for public utilities–Morningside will be first. Their Master Plan is okay’d and they only have 8 vault permits left. Unfortunately, there are no funds allocated for the work. South Shore and Horseback could be after that although there is no date set. It could be many years.

5. Developments where there is water, sewer, and electric to the lot line: Meadowgreen, Neighborhoods at Youngs Peak, Coyote Run, Red Hawk Village.

For more information on Stagecoach, Colorado, please visit Stagecoach-realestate.com or call Eliese Pivarnik at (970) 819-6372 for the latest on specific neighborhoods in Stagecoach (Meadowgreen, Neighborhood at Youngs Peak, Coyote Run, Eagle's Watch, Black Horse, Sky Hitch, Overland, South Shore, High Cross, Horseback, etc.)

Search all Stagecoach single family homes for sale here.

Search Stagecoach townhomes and condos for sale here.

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Stagecoach, CO Market Activity since January 1, 2008

03-06-08

Eliese Pivarnik, Colorado Group Realty, GRI, RSPS, CDPE Steamboat Real Estate

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Office: (970) 819-6372

Stagecoach, Colorado is pretty quite these days. Although there are plenty of building sites for sale, most of them are inaccessable at this time of year because of the snow. The Stagecoach neighborhoods toward the back of the community--Sky Hitch, South Station, High Cross, Overland have limited access until the snow melts and the dirt roads dry.

Out of 172 active listings in Stagecoach, 142 are vacant land. The other 30 active listings are all single family homes. The only residential properties to go under contract or sell in Stagecoach since January have been Stagecoach townhomes.

Here are the details:

One Stagecoach Townhome on Schussmark Trail sold for $290,000 and one is pending with a list price of $259,900.

Two Eagles Nest Townhomes have sold for $300,000. (One was above asking price.)

Here is the vacant land activity since January. Four lots have sold and two are pending.

Sold Lots:

ADDRESS	Acres #	Price Per Acre	Days On Market	List Price	Sold Price
TBD High Cross	0.91	$60,440	127	$55,000	$45,000
tbd Carson Trail	2.35	$23,404	100	$55,000	$54,000
TBD Pima Way	0.59	$116,102	236	$68,500	$65,000
tbd Pima Way	0.73	$102,740	232	$75,000	$70,900
Total Listings			Avg	Avg	Avg
4			173	$63,375	$58,725

Pending Lots:

ADDRESS	Acres #	Price per Acre	Days On Market	List Price
TBD Arapahoe Road	0.84	$148,690	154	$124,900
Total Listings			Avg	Avg
2			82	$78,450

Visit Stagecoach-realestate.com for more information on Stagecoach Colorado, or call Eliese Pivarnik (970) 819-6372.

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All Neighbors in Oak Creek's Stagecoach

Top Neighbors: The magic behind the mirrors

About Oak Creek's Stagecoach

Has the Stagecoach Real Estate Market Bottomed?

Stagecoach, Colorado Real Estate--Solds Summary

Stagecoach Colorado--5 Things To Know Before You Build

Stagecoach, CO Market Activity since January 1, 2008

Top Neighbors

Pictures of Stagecoach

Map of Stagecoach