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Home David Gibson – access MORE houses, not just those in the MLS. Search smarter!

David Gibson – access MORE houses, not just those in the MLS. Search smarter!

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Market Report - The Northwest MLS area of Colorado Springs

12-31-11
David Gibson – access MORE houses, not just those in the MLS. Search smarter!

The Northwest MLS area of Colorado Springs offers some of the best locations and views in the city. Most of the homes are served by Academy District 20 schools or District 11 schools.

This area is close to the Air Force Academy, Colorado College, the University of Colorado at Colorado Springs as well as the tech companies and downtown.


NW MLS area of Colorado Springs


As you see in the sold data, houses in the area average a little over 3,100 square feet.

Data is for houses that closed between March 20th and December 20th of 2010 and 2011.

2010 - 246 houses sold
Sold SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 6,893 $1,220,000 $184.42 $1,050,000 $178.42 110% 518
Low 1,149 $154,900 $55.70 $154,000 $55.62 77% 0
Average 3,218 $333,336 $106.40 $321,907 $102.97 96% 86
Median 3,132 $300,000 $104.04 $293,000 $102.02 97% 57


2011 - 226 houses sold
Sold SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 6,712 $985,000 $169.09 $880,000 $154.80 105% 1,042
Low 948 $130,000 $57.44 $21,000 $15.79 10% 0
Average 3,302 $339,157 $104.45 $325,928 $100.41 96% 106
Median 3,191 $309,250 $101.74 $293,500 $98.51 97% 72


"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period March 20, 2010 through December 20, 2010 and from March 20, 2011 through December 20, 2011. RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market."


ANALYSIS:

By looking at a broad area instead of a subdivision we have a much larger sample size to review.

Volume remain very stable with 246 units sold in 2010 and 226 in 2011. Sales in 2011 were impacted by more stringent lending requirements and the requirement for larger down payments.

Median sales price remained stable at $293,000 for both years.

Sales price to list price was identical for both years at 97%.

Days on market did trend negatively, going from 57 days to 72.

Two negative trends were similar to other areas of Colorado Springs.

The list price per square foot dropped $2.30 psf, from $104.04 to $101.74.

The sales price per square foot dropped $3.51 psf, from $102.02 to $98.51.


NW MLS area of Colorado Springs


SUMMARY:

Many of the houses in the Northwest were built in the 1970’s to 1990’s. These houses are at the age that their functional components, roof, heat and AC, water heater, etc. need to be carefully evaluated. In some cases replacements have already been made. As Colorado Springs only “Home Inspection & Safety Consultant” I can help you compare the value of one house that needs updating to another that has been updated. For a free, no obligation look at some of these homes or to have new listings automatically sent by email, call or text me at 719-304-4684 or email me. Remember that I’m the only broker committed to help you find “hidden” houses that may be for sale, not just those listed in the MLS. Search smarter, contact me today.

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Market Report - Briargate area of Colorado Springs

12-30-11
David Gibson – access MORE houses, not just those in the MLS. Search smarter!

The Briargate area of Colorado Springs includes an extensive master planned community. The homes are served by Academy District 20 schools.

Briargate area home

There are two relatively new hospitals in the community. Memorial Hospital North and St. Francis Hospital and Medical Center which has been rated in the top 50 in the United States.

The sold data reflects the area with houses averaging about 3,000 square feet and selling for a median price of $275,000.


Data is for houses that closed between March 20th and December 20th of 2010 and 2011.

2010 - 429 houses sold
SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 8,820 $1,250,000 $199.30 $1,140,000 $177.62 12862500% 1,052
Low 1,086 $1 $0.00 $110,000 $49.31 73% 0
Median 3,019 $279,990 $97.28 $275,000 $95.54 98% 62


2011 - 402 houses sold
402 Sold SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 6,147 $1,195,000 $216.80 $1,075,000 $195.03 138% 893
Low 0 $110,000 $56.22 $101,000 $55.18 80% 0
Median 3,127 $275,000 $95.63 $275,000 $94.81 98% 57


"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period March 20, 2010 through December 20, 2010 and from March 20, 2011 through December 20, 2011. RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market."


ANALYSIS:

By looking at a broad area instead of a single subdivision we have a much larger sample size to review.

Volume remained very stable with 429 units sold in 2010 and 402 in 2011. Sales in 2011 were impacted by more stringent lending requirements and the requirement for larger down payments.

Median sales price remained stable at $275,000 for both years.

Sales price to list price was identical for both years at 98%.

Days on market showed a slight improvement dropping from 62 to 57.

The only factor of concern was that list price per square foot dropped $1.65 and the sold price per square foot dropped $0.73.

Briargate area home


SUMMARY:

The data supports the local opinion that Briargate is one of the most popular areas in Colorado Springs.

Many of the houses in Briargate were built in the 1980’s and 1990’s. These houses are at the age that their functional components, roof, heat and AC, water heater, etc. need to be carefully evaluated. In some cases replacements have already been made. As Colorado Springs only “Home Inspection & Safety Consultant” I can help you compare the value of one house that needs updating to another that has been updated. For a free, no obligation look at some of these homes or to have new listings automatically sent by email, call or text me at 719-304-4684 or email me. Remember that I’m the only broker committed to help you find “hidden” houses that may be for sale, not just those listed in the MLS. Search smarter, contact me today.

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Market Report - Single family homes in the Pinecliff area of Colorado Springs

12-24-11
David Gibson – access MORE houses, not just those in the MLS. Search smarter!

Pinecliff is a venerable neighborhood of choice for owners wanting to be near major employers and educational institutions in Colorado Springs. It is just west of I-25 and just north of Garden of the Gods Road. Just across I-25 is the campus of the University of Colorado at Colorado Springs.



Pinecliff entrance

Pinecliff is also close to the many of the tech industries including the large Hewlett-Packard facility.

Downtown and Colorado College are just over 10 minutes away.

Pinecliff homes are zoned to Academy District 20 schools.

The majority of the 400+ houses were built between the early 70’s and mid 2000’s.

Older houses that need updating and have smaller lots may sell between $70 and $80 per square foot. Newer, updated houses and those with larger lots and better views may sell for over $125 per square foot.

Data is for single family houses that closed between March 20th and December 20th of 2010 and 2011.

2010

Sold - 10 SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 3,718 $412,000 $142.19 $410,000 $136.60 101% 266
Low 2,145 $266,000 $76.70 $260,000 $75.63 91% 10
Average 3,085 $322,910 $107.54 $314,300 $104.55 97% 77
Median 3,159 $309,500 $114.40 $303,750 $108.96 97% 43
2011
Sold - 10 SqFt LP LP/SqFt SP SP/SqFt SP/LP DOM
High 5,199 $524,900 $131.69 $480,000 $127.44 103% 218
Low 2,354 $269,000 $71.17 $260,100 $70.15 91% 15
Average 3,552 $357,280 $102.80 $341,420 $98.48 95% 83
Median 3,310 $339,500 $103.53 $319,750 $95.04 96% 55
"Based on information from the Pikes Peak REALTOR Services Corp. ("RSC"), for the period April 20, 2010 through November 20, 2010 and from April 20, 2011 through November 20, 2011. RSC does not guarantee or is in any way responsible for its accuracy. Data maintained by RSC may not reflect all real estate activity in the market."

Pinecliff house 1
ANALYSIS:

With median sales prices in the low to mid 300’s, Pinecliff, like many other similar neighborhoods, has been impacted by a lower number of ready move up buyers.

Looking through the key indicators reflects a very stable market.

Volume remained the same with 10 houses closed through the 9 months of both 2010 and 2011.

The lowest sales price of about $260,000 remained the same both years.

Sales price to list price was 97% for 2010 and 96% for 2011. Good job by both the listing agents and sellers.

An area of slight concern is that both the list price per square foot and sales price per square foot declined by over $10 per square foot. Some of that is because some of the 2011 sales were houses larger than those sold in 2010.

Pinecliff house 2

SUMMARY:

If you are looking to be close to the tech industry, downtown and colleges, as well as in Colorado Springs popular school District 20, Pinecliff offers a great location and value.

These houses are at an age that some have had their functional components, roof, heat and AC, water heater, etc. updated and some houses need to have these items replaced.

As Colorado Springs only “Home Inspection & Safety Consultant” I can help you compare the value of one house that needs updating to another that has been updated.

For a free, no obligation look at some of these homes or to have new listings automatically sent by email, call or text me at 719-304-4684or email me.

Remember that I’m the only broker committed to work through all available houses that may be for sale, not just those listed in the MLS. Search smarter, contact me today.

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Paradise Villas Grove ~ a gated patio home community near Gleneagle

12-22-11
David Gibson – access MORE houses, not just those in the MLS. Search smarter!

Paradise Villas Grove is a gated patio home community that is located on Struthers Road just off of I-25 at the Northgate exit. It is just a couple of minutes from the Gleneagle Gold Course.

Paradise Villas grove Entrance

These are two units which share a common wall.

My wife and I leased a unit a couple of years ago and found it a very nice place to live. All lawn maintenance is taken care of and if the snow gets more than a few inches deep the association has a crew in to clear it including shoveling right up to your front porch.

One of may favorite things about the units in Paradise Villas Grove is that they feature an extra deep garage.

One item you do need to be aware of is that there is no overnight parking on the streets or driveways. Check the HOA restrictions on parking very carefully before moving in. There are common area parking spaces where you can leave a car out overnight.

Paradise Villas Unit

Just 2.5 miles to the north is Home Depot, Kohl’s and Walmart plus smaller stores.

These patio homes are zoned to Academy District 20 schools.

Many of the units were built between 2002 and 2005 but there has continued to be new units built since then. There are still some lots available so you can have a unit built with the options you prefer.

Paradise Villas Grove - additional lots

Units range in size from from 3,068 to 3,744 square feet.

Prices in Paradise Villas Grove range from around $250,000 to $350,000.

Paradise Villas Grove - front view

Because this is a small community with less the 75 units, there isn’t always a home listed in the MLS for sale. It is very possible that there are homes in this community or other communities that aren’t publicly listed for sale but may be available. Contact me, David Gibson, 719-304-4684, by phone, text message, or email, for availability, prices or to see these great patio homes in Paradise Villas Grove.

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Crave Real Burgers comes to Colorado Springs

12-07-11
David Gibson – access MORE houses, not just those in the MLS. Search smarter!

Tired of the same old ho-hum burger? Well check out Crave Real Burgers at:

7465 N. Academy Blvd.
Colorado Springs, CO 80920
719-264-7919

Crave Real Burgers


Here is their home page:

http://craverealburgers.com/

and this page describes all of their burgers:

http://craverealburgers.com/burgers/

including the:

Fatty Melt
3 Little Pigs
Dim Sum Daffy
Nutty professor - yes peanut butter on a burger
Krusty
Love Stinks,
and more

A hostess will seat you. ESPN is on the TV’s but the sound is down and rock music is playing (I was there at lunch, maybe they turn the ESPN sound on for games).

Burgers run $7 to $11+ and include french fries.

They have shakes, beer and wine.

When you order a burger they will ask if you want it pink or not.

They serve Pepsi products.

They don’t take checks or American Express.

If you are looking for something new and unique in a burger, Crave burgers may be just the place to try.


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