Just Listed: 3432 W 31st Avenue, Denver, Colorado 80211 – $510,000

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.

3432 W 31st Avenue - Exterior

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.

3432 W 31st Avenue - Living Room

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

3432 W 31st Avenue - Kitchen

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

3432 W 31st Avenue - Dining Room

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

3432 W 31st Avenue - Office

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.

 3432 W 31st Avenue - Master Bedroom

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

3432 W 31st Avenue - Master Bath

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

3432 W 31st Avenue - Baby's Room

The kid’s bath has also been remodeled.

3432 W 31st Avenue - Kid's Bath

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

3432 W 31st Avenue - Kid's Room

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

 3432 W 31st Ave - Back Yard

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.

Just Listed: 3230 S Grape Street, Denver, Colorado 80222 – $325,000

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.

3230 S Grape St - Exterior

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

3230 S Grape St - Living Room

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

3230 S Grape St - Formal Dining

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

3230 S Grape St - Kitchen

The master bedroom offers plenty of natural light.

3230 S Grape St - Master Bedroom

The guest bedroom.

3230 S Grape St - Guest Bedroom

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

3230 S Grape St - Bath

The third main floor bedroom or office.

3230 S Grape St -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.

3230 S Grape Street - Basement Family Room

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.

3230 S Grape St - MIL Kitchen

The updated lower level bath.

3230 S Grape St - Basement Bath

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

3230 S Grape St - Yard

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.

Construction Update: 4721 W 30th Avenue – Framing Is Complete

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.

1 - lumber is here

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

2 - main floor decked

 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.

3 - garage slab in place

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

4 -main floor walls are up

 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.

5 - interior framing progress

 Making progress on the second floor walls.

6 - second floor walls are going up

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

7 - second floor framing progress

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

8 - master bedroom window

 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.

9 - finger jointed studs

 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.

10 - exterior progress

 The garage is ready for paint.

11 - garage is ready for paint

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

12 - fireplace is in

 A view of the future kitchen.

13 - kitchen

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

14 - living & dining areas

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

15 - library

 The master bedroom.

16 - master bedroom

 The master bathroom tub.

 17 - master bath

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.

Just Listed: 3535 Quitman Street, Denver, Colorado 80212 – $340,000

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.

3535 Quitman Street - Exterior

 

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.

3535 Quitman Street - Living Room

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

3535 Quitman Street - Dining Room

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

3535 Quitman Street - Kitchen

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

3535 Quitman Street - Bath

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

3535 Quitman Street - Master Bedroom

3535 Quitman Street - Guest Bedroom/Office

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.

3535 Quitman Street - Backyard

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.

Just Listed: 1335 Detroit Street, Denver, Colorado, 80206 – $425,000

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.

1335 Detroit Street - Exterior

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.

1335 Detroit Street - Kitchen

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

1335 Detroit Street - Living Area

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

1335 Detroit Street - Dining Room

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

1335 Detroit Street - Master Bedroom

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

1335 Detroit Street - Master Bathroom

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

1335 Detroit Street - Guest Bedroom

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

1335 Detroit Street - Secondary Bathroom

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

1335 Detroit Street - Back Deck

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

1335 Detroit Street - Back Yard

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.

For Sale: 4230 Raleigh Street, Denver, Colorado, 80212 – $685,000

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.

4230 Raleigh Street - Exterior

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.

4230 Raleigh Street - Kitchen

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.

4230 Raleigh Street - Family Room

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.

4230 Raleigh Street - Main Floor Bathroom

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

4230 Raleigh Street - Dining Room

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.

4230 Raleigh Street - Master Bedroom

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.

4230 Raleigh Street - Master Bath

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

4230 Raleigh Street - Secondary Upstairs Bath

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.

4230 Raleigh Street - Basement Family Room

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.

4230 Raleigh Street -  Back Yard

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.

Just Listed: 3195 Blake Street #208, Denver, Colorado, 80205 – $265,000

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

3149 Blake Street - Exterior

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.

3149 Blake Street - Living Area

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

3149 Blake Street - Kitchen

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.

3149 Blake Street - Master Bedroom

 

3149 Blake Street - Master Bathroom

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

3149 Blake Street - Guest Bedroom

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

3149 Blake Street - Front Porch

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.

Sold Properties List for Northwest Denver – July 2009

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

 

Northwest Denver Market Statistics for July 2009

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.

July 2009_DNW Stats_Avg Net Sales Price

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.

July 2009_DNW Stats_Number of Solds

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.

July 2009_DNW Stats_DOM

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.

July 2009_DNW Stats_Solds Distribution

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.

Just Listed: 2908 S Lafayette Drive, Englewood, CO 80113 – $375,000

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

2908 S Lafayette Drive - Exterior

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.

2908 S Lafayette Drive - Kitchen

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.

2908 S Lafayette Drive - Living Room

 2908 S Lafayette Drive - Dining Room

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

2908 S Lafayette Drive - Master Bedroom

2908 S Lafayette Drive - Bathroom

2908 S Lafayette Drive - Office/Guest Bedroom

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.

2908 S Lafayette Drive -  Family Room

2908 S Lafayette - Lower Level Bedroom

2908 S Lafayette Drive - Yard

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