Community Wide Open House june 2014

Northern Colorado’s largest Open House event

THIS WEEKEND! June 28-29, 2014

Community Wide Open House The guide to finding your dream home

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2, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

Open Houses This Weekend 1 SUNDAY 2-4PM

www.thegroupinc.com Harmony Office 970.229.0700

6861 Pumpkin Ridge - Mn flr mstr & sitting + add’l study/office in bsmnt, great rm w/ a stone fp & massive wndws. Slate flrs, built-ins, brkfast bar, pantry, frml din rm & fenced yard.

Bsmnt w new carpet, fam rm w/ wet bar,5th bdrm & a 3/4 ba

$525,000 MLS#736469

Call Alycia Martinez 303-994-6307

Horsetooth Office 970.223.0700 Mulberry Office 970.221.0700 Centerra Office 970.613.0700 Loveland Office 970.663.0700

2

1626 Beamreach Pl, Fort Collins. 3 BD/ 2 BA 3,580 SF RANCH. New plan

by John Walz! Very open w/ split master, great living spaces, lots of hardwood flring, oversized garage & more!

Lake Access & ONE BLOCK FROM COUNTRY CLUB! Enjoy quiet living at Richard’s Lake! Ready in 30 days!

SUNDAY 11-1PM

4337 Yarrow Ln, Johnstown. 4 bedrooms, 3 baths plus a study! Finished basement with lots of light throughout! Sculpture park and walking trails.

Easy access to I-25, Centerra Promenade shops and within Loveland School District!

$389,900

$439,900

MLS#727394

MLS#733845

Call Bud Razey (970) 219-6431

Call Bud Razey 690-0700

5

1802 Feltleaf Ct., Ft. Collins - Beautiful 4 BD, 4 BA 2-story w/main flr. master, 3-car gar., finished walk-out bsmt. w/wet bar, wood flrs. on main level, new heated tile floors in mstr. bath, updated eat-in kitchen w/granite, walk-in pantry, & SS appl. Stunning backyard w/deck and extensive landscaping.

3

6 SATURDAY 1-3PM

6750 Pumpkin Ridge - Phenomenal 5 bdrm, 5 bath home backing to open space in Highland Meadows. Main floor office w/ full bath nearby can also be a bedroom. This home is extremely light & bright and meticulously clean & well kept. Large loft area complete w/ built-ins, desk & book shelves.

$476,900

$539,900

MLS#735162

MLS#722437

Call Christie Wilbur 970-219-1138

Call Cindy Blach 481-5821

4

4355 Yarrow Ln, Johnstown. 4 bedrooms, 3 baths plus a study! Finished basement with lots of light throughout! Sculpture park and walking trails.

Easy access to I-25, Centerra Promenade shops and within Loveland School District!

$439,900 MLS#733812

Call Bud Razey 690-0700

7 SATURDAY 1-3PM

3115 Muskrat Creek Dr, Fort Collins. Beautiful 3 bed/3bath ranch style home built in 2009 by Luxury Homes of Northern Colorado still feels like a brand new custom home.

12’ ceilings, surround sound, blown glass light fixtures, trowel drywall finish, tiger wood floor.

8 SUNDAY 1-3PM

8455 Sand Dollar - Enjoy the view of mountain peaks to the west from covered back porch. Open floorplan for entertaining. Gourmet kit w/SS appliances, slab granite, alder cabinets, hardwood flooring, enormous walk-in pantry & a separate breakfast nook. Master w/2 walk in closets & a steam shower.

$495,000

$669,000

ML#732144

ML#735326

Call Mark Miles 227-8887

Mark Miles 227-8887

10

SATURDAY 1-3PM

37152 Dickerson Court, Severance. 4 BD, 4 BA. Not the typical Colorado Style so common to the area, this stunning $992,000 home offers a distinctive elegance reminiscent of fine, European MLS#733382 Call Tracey Ryk Style! Very private, quiet, cul-de-sac. Panoramic mountain views explode into view when you enter.

217-3454

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 3

Buying

DON’T BE REMORSEFUL IT’S EASY TO RUSH INTO A PURCHASE. MAKE SURE YOU’RE FINDING THE RIGHT HOME FOR YOU — AND FOR THE LONG HAUL Considering that a home likely is the most important purchase and biggest financial transaction you’ll ever make, it’s important that you be happy with that acquisition. Yet, alarmingly, results of a recent study by Redfin reveal that one in four U.S. homeowners who purchased the home they currently reside in would not buy the home again if they could do it all over again.

When asked what the most common causes of homebuyer’s remorse are, Marshall Park, real estate agent for Redfin Corp. in Washington, D.C., narrowed it down a few reasons.

“First, many feel they paid too much for their home, which can easily happen when they’re competing in a bidding war and prices are escalating,” Park says.

“Second, many feel they bought the wrong house. With so little inventory on the market and bidding wars common, it’s easy to get swept up in the frenzy when five other people want the same house you’re looking at or when the limited options of homes to choose from gets frustrating.”

Third, many buyers feel pressure to pur-

chase, which underscores the importance of choosing an agent you can trust to look out for your best interests and guide you through the process.

Zachary D. Schorr, a real estate attorney in Los Angeles, says other common culprits behind purchase regret include inadequate investigation of the physical characteristics and needs of the property; misunderstanding of the financial terms of the purchase; and failure to comprehend how expensive maintaining a home can be.

Carol Olrich, broker associate with Alain Pinel Realtors, Marin County, Calif., says the lesson to be learned here is to continually review priorities, ask plenty of questions of the seller and listing agent, and study the neighborhood carefully prior to writing the offer. Also, don’t let negative reactions from friends and family let you second-guess their decision.

“I ask my buyers to focus on what is right for them and try not to listen to unconstructive, negative dialogue,” Olrich says.

—Erik J. Martin © CTW Features

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Open Houses This Weekend SATURDAY 1-3

www.thegroupinc.com

2738 William Neal Pkwy, Fort Collins. 6 bed/5 bath, 2-story, 5106 SF. Move in ready! Main floor office and master w/ 5 pc bath and 2 walkin closets, 3 car tandem garage.

Newly finished basement w/wet bar, 21x17 Trex deck. Room to entertain!

Freshly painted exterior.

SATURDAY 11-1

2800 Cherrystone Pl. Ft. Collins.

Beautifully maintained 4BD 4BA 4082 sf ranch backing to greenbelt on cul-de-sac. Formal living & dining rooms, family room w/fireplace, 5 piece master bath. Professionally finished basement w/tons of room for activities. Private patio w/ awning.

$470,000

474,900

MLS#734655

MLS#739253

Call Billy Miles 631-4441

Call Mary Ann Michels 310-7944

4, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

22

PEN O S L E MODSun 1-4pm Tues-

The Patio Homes at Low Maintenance Living Leave your worries over lawn maintenance and snow removal behind!

Main Floor Living 8 new ranch and main-oor master oor plans!

Resort-style Living

FC-0000396922

Spectacular views, miles of trails, parks, future pool and more!

Nestled along the eastern shores of Timmath Reservoir in a spectacular setting, WildWing embodies spe the he spirit of o Colorado. This new home community trails, parks, and green mmunity features fea belts providing the perfect escape into the p es Colorado orado outdoors and a is situated only nutes from nearby nearb cities and towns. minutes

970-227-1000

www.WildWingLiving.com Take Harmony Rd. east of I-25/Left on Latham Pkwy.

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 5

21

8 models to choose from Walk to Ponderosa Elementary, Lucile Erwin Middle School Easy bike ride to Mehaffey Park

Open Daily 1 - 6 pm

6, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

Mortgages

THE IMPACT OF PMI BUYERS WHO PUT DOWN LESS THAN 20 PERCENT ARE TAKING A HIT WHEN IT COMES TO THE COST OF OWNERSHIP The American Dream — at what cost?

Affording a down payment and monthly mortgage bill can be difficult enough, but borrowers who put down less than 20 percent often are left with the additional monthly expense of private mortgage insurance.

Thirty-seven percent of mortgage borrowers who purchased a home in the past 10 years – and 43 percent of those who did so within the last two years — required private mortgage insurance, according to a survey of 2,000 Americans by TD Bank, part of its 2014 Mortgage Service Index. Of those paying PMI, nearly two-thirds said the addition of PMI left them paying a higher monthly mort-

gage payment than originally expected.

PMI – approximately $100/ month, on average, according to the TD survey – can be a significant expense for borrowers until they reach 20-percent equity in their home and PMI no longer is required. Fifty-three percent of the survey respondents reported experiencing a negative impact because of the addition of PMI to their monthly loan payment; four in 10 respondents reported having to cut back on either daily or large household purchases.

Who’s Paying PMI? The survey found that 43 percent of Millennials (those

ages 18 to 34) did not make a 20-percent down payment on their homes, resulting in PMI, compared to 37 percent of Gen X-ers (ages 35 to 54) and under a quarter (23 percent) of baby boomers (those 55+).

Millennials felt the most impacted by PMI, according to the survey, with 30 percent saying it caused them to delay their home purchase or purchase a smaller home, and 46 percent saying they’ve had to cut back on purchases due to the cost of PMI. Across the board, about 60 percent of all borrowers from all groups felt PMI left them paying more than originally anticipated. © CTW Features

MODERN HOME PREFERENCES

59 Percentage of Americans who would prefer to buy a newly built home because of modern features like large closets, kitchen islands, open floor plans and pre-wiring for electronics. Source: Trulia

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 7

– AY D RS –4 U 1 TH AY N D E N OP SU

13

Highland Meadows Golf Course Single Familyy and Patio Home Plans Available 6120 Southern Hills Drive, Windsor

Located on the back nine of Highland Meadows Golf Course, The Turn is a unique development oering open space and scenic views.

Prices starting in the $400s

Luxury Finishes, Spectacular Mountain Views, Stylish Ranch Plans, & Quality, jN€Zš XYDaNjˆ lj‚ˆ€ŠDˆalj

Call the Gene Vaughan Team Laura Gippert 970-222-8026

Amber Baray 970-213-0194

Each office independently owned & operated | 970-226-3990

FC-0000396931

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8, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

Turnberry Rd

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Sedona Hills Dr.

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Weld County Rd

Weld County Rd

Weld County Rd

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Wykert Reservoir Number 1

Chapman Reservoir

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287

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Wykert Reservoir Number 2

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18th Ave

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Lon Hagler Reservoir James Dr

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6

Dr

Jordan

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Ponds

Weld County Rd

26

Weld County Rd

Mountain View unty Rd CoSchool Weld High

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Moon La

Ziegler Rd

Rd

McKee Medical Center

11

Ryan Gulch Lake

Dr

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95th Ave

Thompson Valley High School

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S County Line Rd

S Wilson Ave

Co

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Boedecker Lake

E 1st St

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Equalizer Lake

Weld County Rd

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North Carter Lake Rd

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Weld County Rd

Silver Lake Weld Count

Lake Loveland

LARIMER COUNTY WEL D COUNTY

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E 29th St

9

Rist Benson Reservoir

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Weld County Rd

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Loveland High School

Dr

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McClelland Dr

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257

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Mud Lake

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19 15

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72

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Folsom Pkwy

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1 2th St

Bay Rd

S Shields St

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Constellat i on Dr

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Severance

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287

New Windsor Reservoir 21

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Diamond Dr

Black Hollow Reservoir

N County Line Rd

Bar Harbor D

Thoreau Dr

Giddings Rd

Lindenmeier Rd

9th St

S Mason St

City Park Ave

Peterson St

N Taft Hill Rd S Taft Hill Rd

Hidden Springs Rd

rn Xing Bigho

Sage Creek Rd

Fossil Creek Reservoir

ide Dr Gr e

23

Alexander Dr

Dr

3

Dr

Rd

Fi r e thorn

Redwo od St

N S h ie ld s S t

Havel Ave N Sunset St

N Hollywood St

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Robert Benson Lake

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MATCH THE MAP NUMBER TO THE AD FOR DETAILED OPEN HOUSE INFORMATION

ite Willo w Dr

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Spri ng Canyon R

Portner Reservoir

E Satur n Dr

W Skyway Dr

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COMMUNITY-WIDE OPEN HOUSE MAP

Wh

Fos

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Mildred L

Mariah Ln

Ga

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Front Range Community College

34

Dr

Timnath

68

38

W Trilby Rd

R ams

Sun s tone

Sa n Miguel

34

COMMUNITY-WIDE OPEN HOUSE

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25

C Mon t e a rlo Dr

Ln

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Lillie Reservoir

Dr

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Warren Lake

Wykert Number 4 Reservoir

Lee Lake

Timnath Reservoir

Horsetooth Rd

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Ault

Wykert Reservoir Number 2

w

Deadman Lake

Dr

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Board w

ev ie

Drake Lake

James Lake

44

44

Fort Collins Sr High School

Horsetooth Rd

Mahood Reservoir

Kitchel Lake

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Wykert Reservoir Number 1

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Ca

Stuart St

287

Rocky Mountain Sr High School

19

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Fort Collins

Poudre Valley Hospital

Parker St

21

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Elizabeth St

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Baker Lake

14

Centennial Sr High School

W Prospect Rd

Fort Collins Downtown Airport

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Colorado State University

48

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Dr Ave S pringfield

Trappers Lake 9E

N

Lincoln Ave Ri ve rs i de E Oak St Av e

W Myrtle St W Laurel St

Stuart St

Horsetooth Mountain Park

38E

W Magnolia St

Black Hollow Reservoir

Weld County Road 86

lark Sk y

Orchard Pl

Vine Dr

Maple St

Laporte Ave

Elizabeth St

Roosevelt National Forest

50

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St

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COMMUNITY-WIDE OPEN HOUSE, 9

Wellington

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L in de n La m ai ke e

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Hemloc

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21

Willox Ln

19

Headwater Dr Wakonda Dr

23

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JUNE 2014

Richards Lake Rd

B a rr y

Lawto

Michaud Ln

25G

ng

Rd

dr e Ri ver

Claymore Lake

Laporte

Lo

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Red Feather

Terry Lake

la

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14

10, COMMUNITY-WIDE OPEN HOUSE

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JUNE 2014

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3609 Bayshore Road, Fort Collins

7700 Park Ridge Cir, Fort Collins

$814,500 | MLS #735108

$675,000 | MLS #716184

Spacious Horse Property just minutes from OLD TOWN. Lovely 2 story home with main floor master suite, wood floors,formal dining area,wrap around porch, 3,000 sq ft of living area. Huge 4 car detached garage, 3 stall barn with tack room. Irrigation water and Terry Lake surface rights to kayak & play.

Call Rick Berry 970-227-0071 rberry@remax.net

Each office independently owned & operated | 970-482-1781

& T SA –3 1 N E N OP SU

14

Beautiful 1 of a kind contemporary home w/the best view around! Highest quality custom finishes. Kitchen w/custom made European cabinetry, granite counters, custom fabricated hood, Subzero fridge and Dacor cooktop. Spa-like master bath with granite walk-in shower.

Call Dennis Schick 970-567-3942 dschick001@outlook.com

Each office independently owned & operated | 970-226-3990

& T SA 3 N 1– E N OP SU

16

8200 Spinnaker Bay Dr A, Windsor

$479,000

$375,732 | MLS #720893

Call Laura Olive 970-495-6393 laura@lauraolive.com

Each office independently owned & operated | 970-482-1781

& T SA –4 1 N E N OP SU

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8765 Longs Peak Circle, Windsor $749,000 | MLS #726938

Brand new home just completed! The Monte Vista model by Robert Smith Construction in Steeplechase.

Upscale finishes include Anderson 100 casement windows, hardwood flooring, 10 ft ceilings in the lower level.

Located near Centerra, Budweiser Event Center, Medical Center of the Rockies.

Call Sam DeNunzio 970-420-1179 samdenunzio@gmail.com

Paired low maintenance Cottages by Landmark Homes at Highland Meadows. The Columbine model has 2 bed, 2 bath, & UF bsmt. Gourmet kitchen, open plan through dining, kitchen & great room. Huge master has 5pc bath & large walk-in closet. Covered front & side porches.

Call Dennis Schick 970-567-3942 dschick001@outlook.com

FC-0000397091

Each office independently owned & operated | 970-226-3990

17

& T SA –4 1 N E N OP SU

105 Palmer Dr, Fort Collins $595,000 | MLS #733579

Sprawling ranch in Fairway Estates. 3 bed, 2 bath, study, huge mudroom. Master w/gas fp, custom walkin closet, 5 pc bath, 2-person shower & skylights. Mature landscape & trees, giant deck, pond/waterfall, perennials, fenced yard, dog run. 12 shares water included for exterior irrigation extra $130/yr.

970-567-3942 dschick001@outlook.com

$530,000 | MLS #738372

Beautiful and spacious 2-story at the end of a quiet cul-de-sac in Highland Meadows. Superior 10,000 sq ft lot backing to open space. Fully finished home has 7 bed, 4 bath, main level office, formal living & dining, & killer basement rec room. Lush mature landscape front & back.

970-567-3942 dschick001@outlook.com

Each office independently owned & operated | 970-226-3990

& T SA –3 EN N 1 P O SU

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6731 Spanish Bay Dr, Windsor $495,000 | MLS #739287

Beautiful low maintenance patio home on the Golf Course at Highland Meadows. 4 bed, 3 bath, finished bsmt. Hardwood floors throughout main level. Large master w/5pc bath & walk-in closet. Covered deck has great mountain & golf course views.

Call Dennis Schick

Call Dennis Schick

Each office independently owned & operated | 970-226-3990

5476 Tiller Ct, Windsor

Call Dennis Schick

924 Pioneer Avenue, Fort Collins Near Old Town, totally remolded, & 1 blk to Dunn!

Open ranch w/ contemporary feel, 3 bed+office, 2 bath, new IKEA kitchen w/ glass cabinets & solid surface counters, gas R/O, FP in great rm, Ebonized oak floors. New roof, furnace, AC, plumbing, electrical, & fully landscaped! Must see!

19

& T SA1-3 N E N OP SU

970-567-3942 dschick001@outlook.com

Each office independently owned & operated | 970-226-3990

Check this week’s Real Estate Weekly for moree open houses and listings.

Each office independently owned & operated | 970-226-3990

COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 11

32

30

27

5806 CALGARY STREET, SUMMERFIELDS – TIMNATH

5513 FAIRMOUNT DRIVE, HIGHLAND RIDGE – WINDSOR

216 SIESTA KEY DRIVE, WATER VALLEY – WINDSOR

2,190 square feet - 3 bed, 2.5 bath, 2 car, 1 story $415,000

4,579 square feet- 6 bed, 5.5 bath, 3 car, 2 story - $533,450

2,169 square feet - 3 bed, 2.5 bath, 2 car, 1 story - $363,960

D R Horton

D R Horton

D R Horton

970-493-1318

970-460-0759

FC-0000396947

970-460-9125

FC-0000396942

FC-0000396945

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2044 KERRY HILL DRIVE, BUCKING HORSE – FORT COLLINS

5510 EVANGELINE DRIVE, HIGHLAND RIDGE – WINDSOR

162 SIESTA KEY DRIVE, WATER VALLEY – WINDSOR

2,220 square feet - 3 bed, 2.5 bath, 2 car, 1 story $483,392

2,232 square feet 3 bed, 2.5 bath, 3.5 car, 1 story - $489,000

1,999 square feet - 4 bed, 2.5 bath, 3 car, 2 story $352,941

D R Horton FC-0000396940

D R Horton

D R Horton 970-460-0759

970-243-8881

FC-0000396943

FC-0000396946

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2026 KERRY HILL DRIVE, BUCKING HORSE – FORT COLLINS

5914 CALGARY STREET, SUMMERFIELDS – TIMNATH

4,579 square feet - 6 bed, 5 bath, 3 car, 2 story $599,900

1,792 square feet - 2 bed, 2.5 bath, 2.5 car, 1 story $334,882

Check this week’s Real Estate Weekly for moree open houses and listings.

D R Horton

D R Horton 970-243-8881 FC-0000396941

970-460-9125

FC-0000396944

970-493-1318

COMMUNITY-WIDE OPEN HOUSE

12, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

Ask Our Broker

Discounts For Cash Buyers? such requests. Why? Worries about missing underwriting requirements that could result in costly payments to investors and regulators.

In effect, it will take a borrower needing a mortgage at least 10 days to close. Because all-cash buyers are not relying on mortgage lenders the disclosure requirements and closing minimums do not apply to them.

Does a quickie closing justify a price discount?

That’s a debatable matter, but the answer for many sellers is no. In selling a property many owners expect that

tion Act lenders have two deadlines when offering a loan: • First, the borrower must receive a good faith estimate of closing costs within three business days after applying for a loan. This is sometimes called “early disclosure.”

• Second, the rules say that lenders cannot generally close the loan until seven days after the borrower has received the GFE. Also, there may be a “financial emergency” that allows a borrower to waive the time requirements. However, lenders may be leery of

FLAT FEE LISTINGS

Sell Your Home for Less than $500!

EN OP

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Home Savings Realty www.HomeSavingsRealty.net

12 0- 1 PM 1 T 1SA N 1 SU

LAKE LOVELAND

Bring you jet skis and boats. Enjoy it all from your backyard on this beautiful private lake. You aren’t just getting a home, you will be gaining a lifestyle. You may think you are in a resort as you relax on the 800’ of deck and look across the water at the snow capped Rockies. 4 bedrooms, 4 baths, three fireplaces, 4 car garage, granite, etc. only $849,900.

Fabulous 2 story on 0.71 acres backing to open space offers a variety of formal & informal living areas. Every cook will love this upgraded kitchen featuring granite, stainless steel appliances & gas range. Entertaining is easy whether it be outside on the deck, or in the downstairs rec room complete with wine cellar!

FC-0000396926

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/28 at 6

12-2

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3568 SILVER LEAF DRIVE, LOVELAND, CO $260,000 | MLS 735457

This gorgeous setting can be yours! Located on a cul-desac with views of Horseshoe Lake. This well-maintained tri-level provides 4 bedrooms, three bathrooms and a 3-car garage. Many updates including kitchen counters, appliances, ext. paint and roof. Fully fenced yard with sprinkler, patio and dog kennel. Call today to make this your next home!

Kelley Reichert 970-689-2932

Myron Lloyd 970-689-9280 myron@lloydrealty.com

24

NS

OPE

FC-0000396927

FC-0000397006

June Lemmings 970-388-3692 or 970-225-1190

33

SAT

510 W 29TH ST LOVELAND

8136 Park Hill Dr, Fort Collins $600,000 • MLS#732846

1232 BASSETERRE PL • FORT COLLINS

Huge 5 bedrooms, 3 full bath in Stanton Creek! GIANT eatin kitchen plus formal dining, vaulted ceilings, skylights, bay windows, main level laundry &amp; master suite w/French doors & 5 piece master bath! Brand new flooring! Finished walk out basement w/customized theatre room, additional rec room & a rough-in for wet bar or in-law kitchen completes this huge beauty! Lots of storage, high energy efficient upgrades-too many to list!

MLS# 730493 $335,000

TO 4

AY 1 URD

FC-0000396929

We Contribute 1% of Your Purchase Price Back to You at Closing!

FC-0000396928

By Peter G.Miller - - CTW Features

Sue@SueCoburn.com

BUYER REBATES! 1% BACK to YOU!

970-691-8429

and “Close in seven days.”

Sometimes such offers come in the mail. While these offers may be attractive for some distressed owners, is it really worth losing thousands of dollars for a faster settlement?

The more important issue for most sellers is not the speed of closing it’s the size of the settlement check. As the old expression goes, “All good things come to those who wait” — and in terms of real estate that usually means 30 to 45 days until closing.

970.222.1773

Don’t pay 6% to Sell Your Home! It is Your Money!

mnicholson@homesavingsrealty.net

23

Sue Coburn

FULL SERVICE LISTINGS FOR 1%!

Michael Nicholson: Broker/Owner

Call

closing will not take place for 30 to 45 days, sometimes maybe a little faster, sometimes perhaps a little slower.

Owners often would much prefer a longer closing so there is reasonable time to pack and move. In an ideal world it would be great to have simultaneous closings so that a seller can instantly go from one home to another with as little time as possible between properties. This becomes easier with a longer closing period.

In some areas you can see street signs that say “We’ll buy your home for cash”

Open

urday

H

Sat ouse

3-5

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1145 OSPREY, EATON

Enjoy quiet, exquisite comfort in this 5 bedroom 4 bathroom Hawkstone beauty. Stone & wood arches usher you into an open floor plan that includes a gourmet kitchen w/ granite counters, gas range, double ovens & custom alder cabinets!

Living room opens to covered back deck that overlooks open space. Retreat to the master suite w/ separate sitting area & luxury bath. Basement boasts oversize bedrooms, full wet bar, rec room, storage & more. Quiet golf course community w/ pool & clubhouse!

MLS 738893 $450,000 FC-0000396930

Question: Many buyers in today’s market are purchasing homes for cash. Sometimes cash buyers say they should get a discount because they can settle faster. Is this true?

Answer: It’s likely true in most jurisdictions that cash buyers can settle faster than purchasers who need mortgage financing. However, this is not necessarily a reason for sellers to accept a discounted price.

Let’s start with today’s financing rules. Under the Dodd-Frank Wall Street Reform and Consumer Protec-

June Lemmings 970-388-3692 970-330-7700

COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 13

Welcome to 3658 Harbor Way! OPEN SUN 1-3 pm

34

Many custom features including leaded glass side door panels & stucco wall on North side of backyard! Front entry boasts large chandelier & locally handcrafted wrought iron stair railing. Living room complete with two-story windows bringing the outdoors in & fireplace with imported stone and custom wood mantle/surround. Entertain in style on the partially covered, expansive deck & make it easy with a lift for groceries in the garage!

Other features are: • Power outlets and lighting along the wall for security and ambiance.

• Gas line for grill • Beautiful exterior lighting in the front and back of the home • Main level ceiling speakers • Large main floor master suite with a fire place, five piece bath and two walk in closets • Huge bonus room upstairs with fireplace & wet bar and room for a pool table, game table, and sitting area.

• Terry Cove HOA is $650.00 annually includes a beach for swimming and boat storage, Terry Lake Recreation Association is $260.00 annually that is necessary to have if you are going to take your boat on the lake Seller will pay the transfer fee.

• $675,000 MLS# 710636 Holly Baker Hearthfire Realty, LLC Holly@HearthfireRealty.com 970-443-1556

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14, COMMUNITY-WIDE OPEN HOUSE

JUNE 2014

A HEALTHY HOMEOWNER’S ASSOCIATION MAKES FOR HAPPY HOMEOWNERS. HERE’S HOW TO NAVIGATE POTENTIAL ISSUES THAT COULD SPELL TROUBLE FOR YOUR MULTI-UNIT DWELLING

HOW TO AVOID HOA HEADACHES The thought of living carefree in a low-maintenance condominium, townhome other multifamily property, where lawn care, snow removal and common upkeep chores are taken care of, is understandably appealing to many home shoppers. But those perks come at a price in the form of monthly or quarterly assessments – fees calculated by a homeowner’s association that are intended to cover the expense of current and future maintenance of, insurance for, and amenities provided by the community.

While many HOAs run like clockwork and do an admirable job of forecasting expenses, setting fees fairly, and collecting and communicating assessments, these associations, like the humans that operate them, aren’t perfect. Mistakes, oversights, prejudices and petty politics can lead to disputes with the HOA board over assessments and even buyer’s remorse among homeowners.

Case in point: Joanne Cleaver and her husband bought their first condo last August in Manistee, Michigan. The community’s $275 monthly HOA fee at that time covered exterior maintenance, landscaping and snow removal. But shortly after settling in, the Cleavers were notified that the HOA was unilaterally changing the terms of what the assessments covered and raising the fee by $25.

“When we moved in, the garage door, exterior doors

and windows were covered for maintenance and replacement. Now, they’re not, and there was no discussion, vote or advance notice – just this announcement that they’d checked with their lawyers and they could do what (wanted),” Cleaver says. “In retrospect, we should have been a bit more cognizant that a board comprised of members cemented in place might let power go to its head.”

The headaches homeowners can incur because of their associations can be plentiful but vary in their root. Common culprits include: • Overcharging for items like common-area maintenance beyond the amount actually paid to the vendor.

• Undercharging for assessments, often due to improper forecasting and/or failing to budget for issues and contingencies.

• Not establishing a capital reserve fund or not maintaining enough in that account for emergencies.

• Improper accounting by the HOA and failure to provide sufficient detail as to where HOA assessments are being spent.

• Not responding to homeowner requests to inspect books and records, which they’re entitled to do under the law.

“HOA board members are usually at the heart of these problems,” Lazo says. “HOAs must take careful aim to ensure that elected members don’t have hidden agendas and can be impartial, even

if it means putting the association’s interests above their own, which they must do.”

Additionally, prospective buyers need to perform proper diligence.

That includes preparing to participate in elections and votes affecting the community.

“Each homeowner has a vote in anything going on with the HOA,” says Chip Watson, agent at Jersey Shore Real Estate Experts in Wildwood Crest, N.J. “HOAs are governed by their bylaws and master deed. In the event the HOA is not operating under those rules, homeowners have the right to vote out the current board through elections.”

Before purchasing a residence in a multi-unit dwelling with a community, Watson says the most important question to ask is: “Are they financially sound and are there any pending special assessments or legal issues?”

Prospective buyers also need to carefully read the HOA’s bylaws and covenants, conditions and restrictions, plus any board meeting minutes/reports, and ensure that

the board has mapped out a long-term plan anticipating major repair and maintenance items, notes Kevin Smits, owner/broker of The Smits Team with Century 21 in Summit County, Colorado.

“Ask your agent about

these matters when you first go out to look at a property,” Smits says. “Ask if they know of any assessments, increases in reserve funding and exactly what the dues include.”

By Erik J. Martin CTW Features

JUNE 2014

COMMUNITY-WIDE OPEN HOUSE, 15

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