West Woods Ranch is located in the affluent 80007 zip code of west Arvada, Colorado.It is between 64th and 72nd Avenues, and mostly west of Quaker. There's easy access to Interstate 70 (Colorado's main east-west route), and someday C-470 (Denver's bypass route, still missing the last leg after about 20 years).
People like West Woods Ranch because the western location affords a proximity to a more 'country' setting, rather than that 'lost in suburbia' feeling. It's an easy drive to the foothills and mountains (although watch your speed, as I found out while 'touring' with a friend in their new car!).
West Woods Ranch contains seventeen smaller communities, which are served by three homeowners associations*. Residents enjoy both mountain and city (Denver) views, trails, West Woods Golf Course, and the proliferation of new amenities such as the YMCA, restaurants, and shopping.
Currently there are seventeen homes for sale in West Woods, starting from $359,900 up to $799,500; six homes under contract priced between $375,000 and $845,000; and in the past six months fourteen homes sold between $295,000 and $412,000. There are mostly single family homes, with a small percentage of condos.
West Woods kids attend West Woods Elementary School, Drake Middle School, and Ralston Valley High School.
West Woods Golf Club lavishes views of both the mountains and the city of Denver on its players, and Ralston Creek runs through it. The club house has a popular restaurant with outdoor patio. There's also a pro shop and practice facilities. My hubby has golfed there several times, and here's what he has to say:
"Westwood’s Golf Course has 27 holes, the most pleasant to golf is Cottonwood (9-18), and the most challenging is Silo (19-27) with the fifth hole having a severely, uphill fairway. Sleeping Indian is the first 9 holes and it too has an uphill fairway on the fifth hole. There is a large putting green and two chipping greens. Views from any number of locations are amazing. Pro shop and restaurant are fully equipped and the food is very good. Special events can be scheduled."
The average income for West Woods households with children is $98,069, which is in the 91st percentile for Colorado.
*In Colorado, home buyers have the right to inspect HOA documents and financial records, and can terminate a contract to buy based on what they find, at their sole discretion.
Arvada is a historic town about midway between Denver and Boulder in Jefferson County, Colorado.
Lake Arbor is one of the most popular established neighborhoods in Arvada, Colorado. The popularity is due mainly to the lake itself. Lake Arbor and its
surrounding trails, grassy areas, playground, mountain views, and friendly folks hanging out to enjoy Colorado's sunny, clear days makes the neighborhood something special. There's also a public golf course by the same name.
There are over 1,000 homes in the Lake Arbor neighborhood. These range in style from ranch (one level), to bi-level, tri-level, and townhouses. They were built in the early 1970s. Home values in Lake Arbor suffered the past couple of years due to a number of foreclosures, and whereas you could find the occasional house for less than $200,000 early this year, it's rare to find anything less than $230,000 now. Right now, there are fourteen homes for sale in Lake Arbor ranging from $169,000 (for a townhouse) to $335,000; six under contract ranging from $224,000 to $279,000, and twenty-three have sold in the past six months from $153,000 to $272,000.
Lake Arbor children attend school at Little Elementary , Moore Middle School, and Pomona High School.
Lake Arbor Golf Course is just north of the neighborhood. It has been recently renovated with a new sprinkler system which keeps the greens in great shape. My husband golfs there, and he says it's a reasonably easy course, tee times aren't too difficult to get, and fees are mid to low-range. Annual memberships are available, there are tournaments and clubs.
Lake Arbor has a voluntary homeowner's association. They plan many fun activities for all to enjoy.
Arvada is located about midway between Denver and Boulder, in Jefferson County. Lake Arbor is bordered on the south by 80th Avenue and on the north by 88th Avenue. Its western border is Wadsworth, and it extends about halfway to Sheridan. There are many restaurants, stores, entertainment venues, and other lakes and parks nearby. RTD buses make convenient stops nearby.
Find homes for sale in Arvada.
There's lots of things to do in Arvada, Colorado, like free 'Concerts in the Park'. For family fun, pack up blankets or lawn chairs, snacks and drinks (no alcohol) and head to McIlvoy park (just south of 58th and west of Wadsworth).
Every summer, Arvada's Festivals Commission sponsors a series of free concerts at McIlvoy Park in Old Towne. This year's lineup:
June 18 - Golden Eagle Concert Band
June 25 - Mojomama (rock)
July 16 - Papa Juke (blues)
July 30 - The Long Run (Colorado's tribute to the "Eagles")
In addition, there are special Children's Performances - 9:30 a.m. Friday mornings at Pioneer Pavilion, 9101 Ralston Road
July 10 - Eric West (music for kids)
July 24 - Beth Epley (comedy & stories)
My husband and I managed to make it out for Papa Juke, and had a really good time. Perfect weather (of course), lots of friendly people, and free and easy-to-find parking made it a relaxed, enjoyable evening.
There's one free concert in the park left for 2009. Maybe I'll see you there!
Arvada resides about midway between Denver and Boulder, Colorado, in Jefferson County.
Find homes for sale in Arvada.
There's a one-level (ranch style) home for sale in Arvada's Pomona Lakes neighborhood, which caught the eye of a neighbor because it's larger than most (1,682 square feet on the main level plus a full finished basement). The asking price was recently lowered to $269,900. So the gentleman and his wife and I went to see the house yesterday.
It is definitely good-sized, with a finished basement. It had been remodeled some over the years (built in 1972), but doesn't have any of the 'wow' items that buyers want today, such as wood floors (there was some older parquet, that needed to be replaced), or granite counters, or new appliances. It did look well-kept and clean, and we didn't see any deferred maintenance such as rotten fascia or leaking gutters. There are vinyl windows, lots of recessed lighting in the basement, the carpets are in OK shape. But the yard is small, the backyard is dominated by the neighbors' 2-story house.
So this couple felt the price is too high, and I agreed. His estimate of value, however, was quite a bit lower than mine. So I went back to the office and did the research . . .
18 homes sold in Pomona Lakes in the past year, only six were comparably sized, and none of those were ranch style. There is one ranch home of the same size currently under contract, and the subject property is the only one currently for sale.
The one that is currently under contract was listed for $279,900, but we can't know how much it's selling for until after it closes. (Homes around here usually sell within 3% to 5% of asking price.) It has a remodeled kitchen with granite counters, new windows, roof, and furnace; updated baths, and new carpet. In addition, it's on a quieter street. It will be interesting to see the final price on this home, because nothing has sold in Pomona Lakes for that price since August of 2008. In the past six months, the highest sale was $265,000.
There's more about each of the six sales of larger Pomona Lakes homes below. After reading through the info, what do you think would be a fair price for this home?
BTW - this couple decided not to pursue this home. If you think this sounds like a home you might like to have, please give me a call. (I'm not providing the address in this post only because some agents would accuse me of 'interfering' with their listing.)
Arvada is a mid-sized town located about midway between Denver and Boulder, Colorado, in Jefferson County. Pomona Lakes is a popular neighborhood, built in the early 1970s, at Arvada's northern border, between 80th Ave. and 86th Ave. and west of Wadsworth.)
8264 Yarrow St - a 2040 square foot 2-story with full basement. This house is on the corner of Yarrow and Pomona, a quite busy intersection, and just a few steps away from Wadsworth, a main north-south arterial. It has gone through a series of owners, and hard times lately, and didn't look any better from the outside after each one. This time, it was on the market for 104 days before it finally sold for only $200,000 four months ago. (BTW - the current owners have put in some work, and it is looking better already.)
8152 Ammons Way - a huge bi-level with 3,279 square feet, which backs to a green belt. It was a short sale on the market for 83 days. No pictures were provided except for the main exterior shot, and no description was provided. This home closed for the bargain price of $235,000 just two months ago.
8314 Field Ct - a 2,170 square foot tri-level with basement, the agent stated that it had a new garage floor and driveway, and new paint. The photos showed that it was also dated, dark, and had yellow kitchen cabinets. This one was on the market for only 4 days, and closed at $258,000 about six weeks ago.
8262 Ammons - a 1931 square foot tri-leel with basement. The agent provided not remarks. Based on the photos, the interior seemed dated except for updated baths. The kitchen had tile floor, pinkish-looking cabinets, and granite-look counters. After 80 days on the market, Ammons sold for $259,000 ten months ago.
8204 Flower Ct - a 2196 square foot 2-story with a full basement, had a main floor laundry. The kitchen cabinets appear to be original, had new-lookig white appliances, and a tile floor. Decor looks dated. It sold for $265,000 less than three months ago.
8280 Dover Way - a 2045 square foot tri-level with finished basement that backs to a green belt, had some wood floors, tile in the bath. The kitchen had oak cabinets, white appliances, light-colored counters. The dining room had carpet, there were vinyl windows. This sold for the neighborhood's top price of $270,000 after only seven days of the market, eleven months ago.
So, the top-priced comparable we have from the past six months is 8314 Field Ct., at $258,000. I would say the subject home is in better condition, and ranch-style plans tend to sell higher than tri-levels, but it does have that unfortunate small backyard.
So, how much do you think this home will sell for?
Hi, Jill - I'm sorry to hear about your daughter's baby, colic can be horrible. We went through that, too. Boy, when I had a few minutes to spare, I wanted to use it for sleep!
Exhausted and looking for a new home? Not fun! That's why she needs a dedicated buyer's agent.
I've attached a form explaining that in Colorado you can work with an agent in two ways - as your agent, or as a transaction broker - and it's your choice. (The agent who took you around looking at houses before should have gone over this form with you - all Colorado agents are required by law to explain this information to you. However, many agents neglect this step. so I'm going to assume this form is new to you.) So far, I've been working for you as a transaction broker. Just sending a few e-mails back and forth, sharing information, doing a little running around. Any time you work with an agent in Colorado without making a written agreement with them, they are a transaction broker, not your agent.
If you want me to be your agent, I would love to really kick this home search into full swing and get to really working for you. An agency relationship requires a written commitment that you are only going to work with me. Of course, if at any time you want to work with someone else, you just notify me in writing (and e-mail counts as 'in writing'), and the agency relationship is terminated.
No matter whether you choose an agency relationship, or want to continue with me as a transaction broker, you do not owe me any money for my services. I am only paid when and if you close on a new home, and then I am paid out of the listing agent's commission.
I don't want to pressure you, but honestly, I could make this a lot easier on you and your daughter. I would gladly include her in the process in whatever manner you and she desire. Otherwise, I will gladly continue as we have been doing, and I'll just wait to hear from you!
Read more about working with a real estate agent in Colorado.
Find homes for sale in Arvada, Colorado. Find homes for sale in Broomfield, Colorado. Find homes for sale in Westminster, Colorado. Find homes for sale in Golden, Colorado. Find homes for sale in Lafayette, Colorado. Find homes for sale in Wheat Ridge, Colorado. FInd homes for sale in Thornton, Colorado.
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