FlatGrass Realty is proud to present 3432 W 31st Avenue in the epicenter of the Highlands neighborhood of Northwest Denver. Completely renovated in 2003 this home has the space you need and the location you want.

The over-sized living area isn’t what you’d expect from an 1890 Victorian. Perfect for modern living it flows seamlessly into the formal dining room and adjacent kitchen. There is a half bath located just to the east of the living area.

The well done kitchen in highlighted by custom quarter sawn oak cabinetry, granite counters, and a free standing pantry.

The kitchen’s breakfast bar opens into the formal dining room. The newer double pane windows flood the space with natural light.

The main floor office is private yet inviting as it opens to the back patio.

There is also a mud room and laundry area on the main level that’s perfect for keeping the essentials organized and out of the way.

The upper level plays host to three bedrooms and two baths. Below is the master bedroom. It has a spacious closet with double doors.

The master bath offers plenty of storage  and a clean, classic look.

One of the secondary/kid’s bedrooms can be seen below.

The kid’s bath has also been remodeled.

The third bedroom makes a great nursery, kid’s room, or office.

The large patio area and lush landscaping with full irrigation system lead to the newer two car garage.

The home also has an unfinished basement perfect for conditioned storage. Updated systems, central AC, and a newer roof complete the package.

Less than two blocks from the shops, restaurants, and all that 32nd & Lowell has to offer this is truly the best of Highlands. For more detail, see the MLS Listing, download the PDF brochure, check the walkscore, and map the property.

FlatGrass Realty is proud to present 3230 S Grape Street in the University Hills neighborhood of Denver. This move-in ready ranch is in turnkey condition and offers flexibility with a full second apartment for rental income or a guest quarters.

The main level hosts three bedrooms, a full bath, and an over-sized living area perfect for today’s lifestyle.

Wood floors offer a touch of character in the formal dining room.

The updated kitchen features maple cabinetry and new stainless steel appliances.

The master bedroom offers plenty of natural light.

The guest bedroom.

The main floor bath has been updated with brushed nickel plumbing and lighting fixtures.

The third main floor bedroom or office.

The lower level has been completely remodeled from the studs out. It includes a conforming bedroom with egress and a second non-conforming bedroom or office. The spacious family/media room is great for catching a game or a movie. Both levels have been pre-wired with top of the line cables ready for HD Satellite or digital cable as well as high speed internet access.

The lower level kitchen has maple cabinets, stainless appliances, and granite tile counters. The space has a private entry from the back patio but can easily be accessed from the main level kitchen as well.

The updated lower level bath.

Out back you’ll find a large covered patio and a shady back yard with a storage shed and full irrigation system.

Great location within walking distance to Eisenhower Park, the Highline Canal bike path and a short trip to two light-rail stations. For more detail, check out the MLS Listing, download the PDF brochure, check the walkscore, and map the property.

This post will be more of a catchup on progress than anything. Framing is complete over at 4721 W 30th Avenue.

 Lumber being delivered to the site for framing.

 Here’s a shot of the main floor framing and decking in place looking from the rear of the house to the south.

 A nice view of our ridiculously thick garage slab. Due to the alley being the high point of the lot, we had to use a bit more concrete than usual to provide a positive slope for the slab towards the alley. I would highly doubt that the garage will have any sort of foundation cracking once it’s fully cured.

 First floor walls are up and the second floor decking is in place.

 The interior view of the first floor framing. Notice the lateral bracing for the walls. Until the trusses are on and the house is tied together there needs to be some sort of support to withstand the winds we tend to get here.

 Making progress on the second floor walls.

 The view from the second floor as interior framing is completed.

 The view out of the master bedroom window. On a clear day you can see Pike’s Peak to the south.

 A close-up of the finger jointed studs that we use for framing. These consist of smaller scrap pieces of lumber that are salvaged and glued and jointed together to form longer usable studs. They are rated for similar strength to continuous lumber but help cut down on waste and total number of trees needed to frame a home.

 Here’s a shot of the current state of the exterior. As you can see, the framing is wrapped up and the roof is on. Trim work is almost finished and brick will be going up soon.

 The garage is ready for paint.

 Windows are in and the living room fireplace has been installed.

 A view of the future kitchen.

 And a view looking from the kitchen through the dining area and into the living area at the front of the home.

 A shot of the library area. The rough plumbing is in and visible on the back wall.

 The master bedroom.

 The master bathroom tub.

We’re back on track at this point with the blog updates  and moving quickly towards completion. Insulation and rough drywall will be coming soon and exterior brick is on the way as well.

FlatGrass Realty is proud to present 3535 Quitman Street in Northwest Denver’s Highland’s neighborhood. This picture perfect Victorian oozes with charm. A rare combination of original character and modern updates in the heart of the Highlands awaits.

Rich woodwork welcomes you into the front entry. Wide plank wood floors, unpainted baseboards, casings & picture rail, and an original fireplace with glazed subway tile surround, gas insert, and mantle highlight the living area.

The spacious formal dining room leads to the tastefully remodeled kitchen.

Slab granite counters combine with period cabinetry, complemetary pine floors and a walk-in pantry for plenty of storage.

An updated full bath rounds out the main floor living space.

The master suite features dual closets and the guest room has ample room for both a futon and a workspace.

Out back you’ll find an oasis in the city with a covered stained concrete & flagstone patio perfect for entertaining or just relaxing. Low maintenance landscaping and a small yard lead to the detached one car garage.

An ideal location plants you in the epicenter of Northwest Denver. Just blocks from 32nd & Lowell, the Tennyson Street scene, Sloan’s Lake Park andthe Highland Gardens Redevelopment. For more detail see the MLS listing, download the PDF brochure, check the walkscore, and map the property.

FlatGrass Realty is proud to present 1335 Detroit Street in Denver’s Congress Park Neighborhood. A mixture of old world charm and a floor plan suited to today’s lifestyle sets this home apart.

Period details throughout include unpainted original woodwork, built-ins, stained & beveled glass, and gorgeous wood floors on both levels. The main floor features a remodeled kitchen with granite counters, maple cabinetry, and stainless appliances.

The living area features a wood burning fireplace and eastern exposure for plenty of natural light.

The formal dining room’s original woodwork and built-in storage are in great shape.

The master bedroom is unusually large and boasts vaulted ceilings, a spacious closet and room for a sitting area.

The adjacent master bathroom features a jetted tub as well as travertine tile-work throughout.

There are also two additional bedrooms with a Jack-n-Jill bath between them for the kids or guests to use.

The Jack-n-Jill bath has also been completely remodeled.

The backyard hosts a large deck ideal for entertaining and the perfect mix of shady grass and a sunny garden area.

Parking options include a one car detached garage and an adjacent off street parking area.

Easy walking distance to the Tattered Cover Bookstore, Neighborhood Flix Cinema, Sunday farmer’s markets, the BlueBird Theater, cafes, restaurants, and more. For additional detail, see the MLS listing, download the PDF brochure, check the walkscore (91 out of 100!), and map the property.

FlatGrass Realty is proud to present 4230 Raleigh Street in the Berkeley neighborhood of Northwest Denver. The home was built by FlatGrass Development and represents what we believe to be an example of the future for new construction in Northwest Denver. It combines architecture that is sensitive to it’s surroundings with the space & amenities that today’s buyer is looking for in a home. For more detail on our construction methods and energy efficient design check out the construction updates we’ve posted along the way.

4230 Raleigh is built to emulate the classic Denver Square from the curb. It’s over-sized front porch with low maintenance composite decking and brick exterior blend seamlessly with it’s neighboring homes.

The kitchen is spacious and features slab granite counter tops, stainless steel Whirlpool appliances, and Merillat cabinetry with dove-tail drawers and Softaction drawers and cabinet doors. There is a large pantry for dry goods storage to the left of the refrigerator. The rear entry mud room is just to the right of this photo.

The adjacent living area is open to the kitchen and features an abundance of natural light through it’s Anderson wood double pane, double hung, low-e windows and patio doors. The gas fireplace adds a touch of ambiance and the sliding glass doors open onto the back deck and large back yard.

The main floor bath features a pedestal sink, as well as a shower with a built in bench in the event that you have guests or family members that need to avoid stairs. The front bedroom/office is just down the hall for those in need of main floor living.

The formal dining area features plenty of light, red oak hardwoods with an antique brown stain, and crown molding throughout.

The upper level hosts a master suite as well as three additional bedrooms with walk-in closets and a secondary bath. The master bedroom will easily accommodate a king size bed and again features plenty of natural light. The adjacent walk-in closet combines with a secondary linen closet to provide ample storage for today’s buyer.

The master bathroom boasts slab granite counter tops, an over-sized shower with European shower glass, and a soaking tub. There’s no shortage of storage with the large double vanity and dual sinks.

The secondary upstairs bath hosts dual sinks and an over-sized vanity along with a tub/shower combination.

The lower level hosts a large family/media room as well as a full guest suite with a three quarter bath. There is also an additional 650 SF of column free unfinished space for storage or future expansion.

The back yard provides plenty of room for outdoor entertaining. An extra wide two car garage plus an off street parking space are on the alley.

Just steps from Tennyson Street, the Highland Gardens Redevelopment and Berkeley Park and Recreation Center. For more detail see the MLS listing, Check the walkscore (94 out of 100!), and map the property.

FlatGrass Realty is proud to present 3149 Blake Street #208 in the River North Art Districts’s Fire Clay Lofts.

Located just 10 blocks from downtown, this former model unit offers the convenience of urban living and the benefits of newer construction. The loft is graced with an abundance of natural light due to it’s combination of soaring ceilings and numerous windows.

The living area flows seamlessly into the kitchen with it’s breakfast bar, granite counters, and maple cabinetry.

The upper level hosts the master suite with vaulted ceilings, mountain views, a full bath and a sitting area perfect for reading or a private workspace perched above the main level.

The guest bedroom sits at the rear of the main level adjacent to the main floor bathroom.

The front terrace area is perfect for enjoying a meal outdoors or relaxing with that morning coffee.

Cruise to LoDo or take the shuttle from the west side fo the development to Coors Field to catch a Rockies game.

For more detail, see the MLS link, download the PDF brochure, check the walkscore, and map the property.

The full list can be referenced via PDF a through the link below. Should you want more detailed info on any of the properties (listing sheets, photos, potential seller concessions) feel free to drop me an line and I will pass it along.

DNW Solds for July 2009

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We’re back with DNW market statistics for July. As always this market data is courtesy of Metrolist, Inc. and includes only residential properties (single family detached and attached duplex or triplex listings with no HOA).

Average Net Sales Price

We’re trending in the wrong direction here but not as severely as late 2008 and early 2009. If anything, this graph shows how wild a ride we’ve been on for thepast 12 months. I’m suspecting this fall’s sales activity will be strong in the sub $300,000 market as many potential first time home buyers scramble to take advantage of the federal tax credit before it expires on November 30th. We will see what comes moving forward with average net sales price but historically August is the peak for the year and prices will come down a bit till early 2010.

Number of Properties Sold

Finally a trend we can work with. This graph shows how we tend to peak in number of homes sold in late summer. Of all the market data we’ve been tracking since 2008 this has been the one metric that has more or less behaved as one would imagine. It is noteworthy that there is little evidence of a pronounced lag in sales volume in Northwest Denver as we moved into our spring selling season. We’re at about 90% of the volume we were seeing in July of 2009… not all bad considering the financial world was collapsing in late September last year.

Average Days on Market

More craziness with regardsto average days on market. At some point this may become a trend worth using in analyzing our market but it has been very unpredictable and of little use in the past 12 months. Some smoothing of the data points might lead one to conclude that we’re in a stable market with an average DOM of 80 days and floating within a 20 day range plus or minus.

Distribution of Properties Sold by Price Range

A look at this graph will show you why average net sales price is down for July compared to June. While we had a few high end sales we had twice as many sub $100k sales as $500k plus sales. The middle of our market continues to be strong. Something has to give soon with regards to the high end of our market. Inventory is piling up and while new builds are fewer and fewer we have a very slow absorption rate for the high end of things.

A Look Ahead

As mentioned previously, I’m predicting a robust fall for sales activity in the sub $300k market segment for Northwest Denver through November due to the expiration of the $8,000 federal tax credit. Optimistically we’ll see some trickle up activity as the sellers of the entry level homes upgrade. Interest rates are still under 5.5% and the larger economic picture is starting to look a bit better for the longterm. Barring any unforeseencrisis I would expect that we’ll settle in to a relatively stable market starting this fall. Till next month.

FlatGrass Realty is proud to present 2908 S Lafayette Drive in Englewood, Colorado’s historic Arapahoe Acres neighborhood.

Designed by renowned architect Eugene Sternberg it boasts the best of mid century modern with clean lines and open spaces. The kitchen features maple cabinetry, slab granite & butcher block counters along with professional grade appliances and Forbo flooring.

The main floor living and dining areas are an eclectic mix of materials and textures. Wood floors combine with whitewashed combed teak walls, an oversized brick fireplace, and numerous windows framing the southern and western exposures.

The main level includes two bedrooms and a vintage bath with pedestal sink and period tile work.

On the lower level you’ll find an expansive guest suite with a newly remodeled bath, a family/media room with new carpet, laundry and storage areas.

For more detail, see the MLS link, download the PDF brochure, check the walkscore, and map the property.