Dena Stevens ~ Ecobroker ~So. Colorado Realtor

I list and sell a lot of vacant Colorado land including Otero, Custer, Pueblo, Fremont and Hufanno counties. And I get a decent amount of e-mail requests for "cheap" land. People lookng for good deals seen to think that we're giving away land here - it ain't so! Let me tell you why:

Let's start off with the sellers. Most sellers purchased their land with cash, which means they own the land free and clear. On occasion you hear of somebody financing property but that is rare. And if the seller is financing the property they most likely, but no always, put down 20% or more. And sellers aren't bleeding money. In many, many cases large acreages (40 acres or more) do not have huge tax bills. It's not unusual in these areas to see taxes for around $25 per year. One listing I have the taxes are under $10 and no H.O.A. fees.

Wells, water, streams, creeks, ponds and other sources of water are RARE! (Same for trees) You are in the Rocky Mountains and we are in almost constant drought conditions. Also, just because there is water on the property doesn't mean you own it. Actually, odds are better that YOU DON'T OWN THE WATER! And water rights can be sold. So that pond over there isn't yours, your kids, cattle, horse or other critters - you may not use it. People get shot, go to jail or at the very least get fined for using water that isn't their property. Don't believe me? Google the local sheriff and ask!

Also, you have to have a minimum of 35 acres in order to dig a well. A well can cost you $7000 to start and the prices go up from there depending on the soil. And there is no guarantee that the driller will get water. If you have under 35 acres you better check to see where your water might be coming from. Buyers are responsible for registering wells.

Say you find an odd 5 or 10 acre parcel for sale. You can't dig for water, you can't use the stream, is there water at the street? Most likely you will be hauling or paying somebody to haul it. There's nothing wrong with that, you just need to know. And if there happens to be a well on it don't assume it will aways be available - you gotta register it.

So are sellers beggin me to sell their properties for super-duper cheap? No, no lately.

Buyers, If you find a property that you like, it has some source of water, maybe it has views - buy it! If I call you and say "it's a steal" I might be referring to the seller's motivation in selling the property. Their motivation may have nothing to do with the land itself but their personal situation where they are now.

I've sold two pieces of property in the last year that were "fire sales" that is to say, the sellers asked me to sell the land as fast as possible. They needed the money in their hands immediately. I ended up apologizing to both for the low amount that they were offered and yet both were grateful to have the cash in hand.

These sellers and their situation are rare, but they do come up. When they come up be polite, the sellers need the money but still need to hold on to their self respect.

People are looking for good deals seem to think we're giving away land in Colorado - it ain't so! But do your homework and listen to your Realtor and you just might find a deal!

GRAND OPENING OF GAIA'S GARDENS GREENHOUSE FEATURING AN INDOOR PLANT SALE THIS SATURDAY & SUNDAY 11AM - 3PM BOTH DAYS
Join us as we celebrate the GRAND OPENING of Gaia's Gardens Greenhouse featuring an Indoor-Plant Sale, this Saturday and Sunday, November 7 & 8, 2009, 11:00am - 3:00pm both days, at the Gaia Institute Wellness Center, 622 E. 8th Street (corner of E. 8th Street and Fountain Avenue)! Proceeds will help us offset Winter utilities and introduce our new program featuring greenhouse activities, called YOUNG MOTHERS TODAY. This program will be operated mostly by young Moms who had their babies during their teen years. It will help bring them together to gain strength from each other and learn new skills. Remember, we can help you:

• keep your indoor gardening activities going all year long! Our Happy Worm Herders Worm Castings are nature's superior single-ingredient plant food and soil amendment, to keep your plants their healthiest all year long! Castings can even be used 'straight' to start seeds - for indoor herb and vegetable gardens or for getting a jump on next year's planting season.
• keep your indoor composting activities going all year long! Our Happy Worm Herders Composting Condo Kits can help you get set up to do indoor composting of your own organic waste WHILE you produce your own castings for next season!
• feed and bed down your outdoor gardens! Top application of our Happy Worm Herders Worm Castings during the Fall will ensure that your plants, trees, shrubs, and gardens get plenty of time-released nutrients to enhance root growth and strength!

Wood-Chip mulch also available! Look for us on Facebook (link below) and on Merchant Circle! http://www.facebook.com/album.php?aid=6875&id=1736725298&l=c552de1db2 Check out our coupon and sale promotion on Merchant Circle, too. Please remember that your donations may be tax deductible. Gaia is recognized as a 501(c)(3) not-for-profit organization, per Internal Revenue Code. Please forward this announcement! Thank you for your on-going support and encouragement!

I don't write many testimonials, and maybe I should write more. But I have to tell you about the experience I had today.

As I was driving to an appointment I found out the hard way I had a flat tire. And not just flat but, a dead tire. I started calling local shops via Google on my phone.

I called 3 local shops none of whom would come help me until I got to the 4th shop Buddy Rays in Canon City.

Now you can see I wasn't stuck in the middle of nowhere, I was in the "Tri-City" area. But there aren't many addresses to reference to. I gave the dispatcher my location the best I could. I knew I was near the crossroads of Cty Rd 84 and Cty Rd 85. And the actual road is sometimes called Shenandoah and some times called Central. And it's not far from Scutti Hill.

So the long and short of it is I REALLY, REALLY recommend Buddy Rays in Canon City for your car service. And if you ever get a flat ask for Curt! He's a Tri-City local!