Coon Rapids, MN

Coon Rapids, a northern suburb to Minneapolis, saw a significant decrease in new listings but a huge increase in closed sales in 2011 over 2010. The average sales price of a home in this vibrant Anoka County community was down a whopping 13.1% which caused a subsequent drop in price per square footage from a very affordable $81/sq ft in 2010 to a extremely low $69/sq ft in 2011. It is one of the lowest in the north metro but keep in mind that there are many starter home and townhome developments with significant lender mediated properties. Coon Rapids area remains very affordable but prices will be leveling off again. Inventory dropped to less than 4 months at the end of 2011. Compare this to 7 months of inventory at the end of the previous year and there is a good potential for a rebound in prices into 2012. Market time is on the rise with an average 139 days on the market. The ratio of original price to received price is down in Coon Rapids but only by a bit under 3% so it looks like Coon Rapids will be continuing toward a balanced market in 2012.

For additional details on the inventory levels in Coon Rapids, MN at the end of 2011, Click HERE.

I recently had a friend go through a huge hassle to get his water turned on after buying a vacant property in Coon Rapids. His plan was to buy the house, get the water turned back on, and live in the house while he remodeled it going room by room.

Shortly after buying the home, he contacted the city of Coon Rapids to have the water turned back on, and they told him they would need to inspect the house first. The city ended up having a huge list of repairs that he would need to completebefore moving in to the house, and he ended up moving in about two months later than his planned move-in date.

I called the building inspections department in Coon Rapid to ask about this, and as it turns out, these inspections have been required in Coon Rapids for about the last three years. Apparently, the city of Coon Rapids will turn off the water supply to any property that is known to be vacant; they do this to reduce the risk of property damage from burst or frozen water pipes. That's pretty standard procedure for just about any bank owned property, but the huge difference with Coon Rapids is the water restoration permit.

Before the city of Coon Rapids will turn the water back on to a property, they need to have a Water Restoration Permit application filed, along with a $75 inspection fee. After this permit gets filed, they'll inspect the property for safety. If the house passes the inspection, they'll turn the water on. If the house doesn't pass the inspection, repairs will need to be completed before the water can be turned back on. Below is a list of the items that would prevent the water from being turned on - I copied this text exactly from their Water Restoration Permit form:

• Furnace – Furnace must be operable & providing heat to dwelling.
• Water heater – Must be correctly installed & operable.
• Furnace or Water heater installed without a permit or inspection – *All plumbing & mechanical work must be permitted.
• You may be required to hire a licensed contractor to inspect and pull permits for previously installed equipment per requirements of the Minnesota State Building Code.
• Gas or Electric service – Service must be ‘turned on’ to property.
• Wiring/exposed wiring – *Dwelling must not have any exposed wiring.
• Plumbing – Dwelling must meet the ‘Minimum standards of habitation’& may not have any broken or damaged water pipes.
• ‘Minimum standard’ is defined as a functioning kitchen sink, lavatory sink, water closet, shower or bathtub & proper back flow prevention.
• Severe mold issues- A ‘Mold Remediation’ report may be required. (Please discuss plans for mold cleanup with Bldg Dept. staff)
• Building must be weather tight - Dwelling must not have any door or window openings that are not covered.
• Severe structural problems – As deemed by City of Coon Rapids Building Official.
• Other items that could be deemed as a life safety concern.
• Dwelling ‘Not habitable’ – Any circumstances deemed by the Building Official that property is unsuitable for habitation.

Anoka County does it again, they win the three legged milk stool award for the Main St project in Coon Rapids. Over a year to upgrade a mile of roadway from 2 to 4 lanes. They accomplished this by starting on the quickest part of the project first, then moving on to the portion that would take the most time to complete. I am hoping this opens up in the next few days as people have been using the Oaks of Shenandoah neighborhood I live in as a detour. This part that was closed is from Coon Creek Blvd to Hanson.

Of course now that that part is open, they are moving on to the next portion. From Hanson to 65. They were going to close the road yesterday at University. So no telling how long that will be shutdown. Of course I do appreciate the road widening as it has been needed for years. I just wixh they could use a better approach.