PEOPLE OF

com. It is a new venture that will allow the ladies who loved Valleygirl and Ruby Jane while visiting Colorado to continue to connect with the stores and our mountain town vibe. Helt’s entrepreneurial vision has helped bring jobs to women who love living in Colorado mountain town communities and affordable clothing to both the fashionistas and rough and tumble girls. Economically each town has benefited from the sales revenues it generates. Sandy is a powerhouse, albeit a humble powerhouse. You would never know what an asset she has been to Breckenridge and all of Colorado’s mountain communities during a casual conversation. Today you can find Valleygirl Boutique in Avon, Breckenridge, and Edwards. Ruby Jane has locations in Edwards, Denver Highlands, and Steamboat Springs. You will find Sandy visiting each one of her locations and continuing her smart growth long into the future. www.rubyjane.com

Land. Dirt. Acreage.

The desire to build a home on an undeveloped piece of land can be incredibly enticing. Perhaps you have searched for your ‘dream home’ and came up empty-handed. The idea of a custom home builder creating the home of your dreams on YOUR piece of land may seem like a great idea. You’ll have control over the design, architect, builder, and every subsequent design/build decision. For many, this is a perfectly acceptable solution regardless of whether there are no ‘perfect’ homes available to buy. But the process of purchasing a piece of land and then building on it can present its very own challenges. Suppose you are not familiar with what can be an arduous process. In that case, it’s essential to work with a seasoned real estate professional who is very familiar with the area you are contemplating buying and building. A good REALTOR will know the advantages and disadvantages of the locations where you are considering buying and may be able to offer up alternative ideas you may not have known about or had considered. Realtors may already know many of the potential pitfalls in a particular location or on a specific parcel, saving you both valuable time and money. You can also approach legal firms for legal assistance on all aspects of buying all property types, be it a flat or house, buy to let, lease extensions, or freehold purchases. With the support of both the realtor and lawyer, you can rest assured that there won’t be any trouble in the whole property buying process.

Financing.

Land loans are considered riskier investments than homes. If you require financing, you may need to put a substantial percentage down on the purchase, usually at a higher interest rate than a typical home mortgage. Work with a qualified, knowledgable lender, preferably local to the area. Loan terms can vary widely between lenders on a land purchase, so you may want to talk to a few lenders so you can compare terms and rates. Be sure to ask the lender about the timing of your potential build so you can look at a combined land/ construction loan.

Environmental issues.

Mountain land can have a host of unforeseen issues relating to the environment that may not be visible to the naked eye. It’s vital to undertake a thorough environmental analysis. Just a few of the issues that may be of concern are:

Water quality.

Be aware of the possibility of groundwater contamination, especially in mountain towns with a heritage of mining. While this will likely not be an issue, it would be wise to investigate the possibility.

Wetlands.

If there are known wetlands somewhere on or near the parcel, make sure you can safely and legally build on the lot. Wetland regulations are complex and will probably require consultation with a knowledgeable real estate attorney specifically well-versed in this area.

Flood zone.

You must know whether or not the property is in a flood zone and what type of flood zone (none, 100 years, 500 years). If determined you are in a flood zone, it could mean you may need to buy (or be required to buy if you will have a loan) flood insurance, which can be pretty costly. FEMA has a good website to check whether or not the property is in a flood zone. With this information, you may also decide you do not want to be in a flood zone at all, even if insurable.

Soils.

A building permit is generally conditioned on a soils test by a soil engineer. Soil types (including wetland areas), the slope of the building site, and other factors (e.g., areas susceptible to flooding) may require additional design considerations. Some parcels may be deemed unbuildable due to the possibility that environmental issues can not be mitigated. A sound soils engineer will be able to weigh in on a possible septic design (if not able to hook into a municipal waste system), drainage issues, possible foundation design, and the potential for additional site remediation. It is a good idea to consult with a qualified soils engineer to determine the feasibility of building on a parcel, especially on the location where you wish to construct your home.

Survey.

A new survey is critical when considering a land purchase. A survey may turn up issues that are once again not visible to the naked eye. A few of these issues are as follows:

Encroachments.

A seemingly small thing like a neighbor’s fence unknowingly crossing a property line can become a big problem down the road. A client of mine was concerned that a driveway on the adjoining lot might pass through the corner of the lot he wanted to purchase. He had a survey done and found out that the driveway was encroaching. We talked with the owner of the encroaching driveway, and as my client felt that the encroachment did him no harm, they both agreed to allow the driveway to continue to pass through that corner. The split the cost for an attorney to draw up an easement that now legally allows the encroachment in perpetuity.

Property boundaries.

A parcel must surveyed with all corners marked to be sure of the exact boundaries. This is especially true for irregularly shaped mountain properties which may not use the customary ‘lot and block’ descriptions in a recorded plat.

Easements.

A survey will uncover any known easements on the property (nonpossessory property rights) that may not be obvious to the buyer. For example, a survey might discover that the electric company has an easement on the parcel allowing access to their electric infrastructure, which could eliminate your ability to build on a large chunk of the land. I once bought a home with an old woodshed that was directly in the path of a utility easement. A new survey uncovered this. I ultimately decided to allow the structure to remain within the easement. The local title company insured the parcel since we all agreed the shed could easily be dismantled if the electric company ever required access. If there are items on the survey that you do not entirely understand, it is highly advised to engage a knowledgeable real estate attorney.

HOA Covenants.

When buying land in a subdivision where there is a Homeowner’s Association (HOA), it is critical to read through all the governing documents. Examples of things you will want to be aware of are as follows: Pets - HOA rules usually trump any governmental laws or regulations. For example, horses may not be allowed on the parcel even though the property meets the criteria at the city or county level. Dogs (and cats) too. Home Business - HOA rules may prohibit any commercial use on the parcel. Size - Many HOA’s limits the maximum (and often minimum) home size. Building Envelope - You may want to build on that ridgeline. Still, the building envelope (possibly uncovered on the survey or as an additional governing document) may prohibit it due to several factors, including visibility from other sites in the subdivision. Once again, read through the HOA governing documents carefully, and when in doubt, consult a knowledgeable real estate attorney for advice and interpretation.

Access.

Make sure the property is accessible. I once sold a lovely parcel of land (at a good discount) to a client where the property was known to be surrounded/ landlocked by other parcels (A new survey confirmed this). It had no current ‘legal’ access. In most cases, a legal parcel in Colorado cannot be denied accessibility. Still, it may require negotiations of an easement with one more bordering landowner, or at worst, if the landowner(s) are unwilling, you may need to sue for access. With patience, my client was able to ultimately negotiate an easement across the property of one of the adjoining landowners with the help of an attorney. These are some of the many issues to consider when purchasing a parcel of land. Your best course of action is first to consult a knowledgeable real estate professional and be sure to have a thorough inspection, including engineers who specialize in any areas of concern. Be prepared to engage an excellent real estate attorney if the legal issues begin to get at all muddy.

Finally... Do NOT underestimate the cost of building in the mountains. You might think that buying the perfect piece of land and then building to your specifications may be the only route to get you what you want, but don’t forget the hidden or overlooked costs. Be sure to add in such ‘hidden’ costs such as furnishings, upgraded finishes, fences, driveways, landscaping, window coverings, and the many other extras that would make a house your home! At the end of the day, you may decide it makes sense to wait for that ‘perfect’ dream home to come on the market rather than start from scratch. Whether you choose to look for that perfect piece of land, a new home, or that renovation project, be sure to work with a local REALTOR you like and trust to help you through the sometimes confusing process of achieving your dream of living in the mountains. www.rickeisenberg.com

Stay

Beaver Run Resort

Gravity Haus is not just any slopeside lodging facility, it is a community of outdoor enthusiasts looking to maximize their time getting out and getting at it in our mountain town communities. The location brings together solo travelers, groms young and old, families, and area locals seeking to enjoy all of our mountain community’s best attributes. We were given the opportunity to experience first hand this unique, new lodging property that opened in Breckenridge, Colorado. I loved it and think it is a game-changer for the lodging industry. Gravity Haus is a super cool hotel that feels like a basecamp set in our mountain valley where you can settle in and stay, fuel the body with exceptionally crafted food, train the body with professionals and athletes, and learn new outdoor skills with experienced guides, all while making new friends. Sounds a little like stay-away camp for adults? Yes, I would say it is, but a sophisticated stay away camp where you can mingle with like-minded people and enjoy pretty exceptional amenities in an unpretensious atmoshpere. Rooms range from hostel-style spaces with a multitude of beds and bunks to plush single King-sized berths with pullout sleeper sofas and queen bunkbed rooms all to lay your head down and get much-needed rest after adrenaline-filled days (or lazy days strolling through Breck’s shops). Gravity Haus’s public spaces are comfortable places to mix and mingle with repurposed ski lift chairs, fireplaces, comfy couches and garage doors that pull up on nice days (quick note: they are fully setup for COVID-19 compliancy and take your safety seriously with hand sanitizing stations and masks in well placed areas as well as plexiglass partitions for areas you will interact with their staff. I felt very safe). The vibe is rustic meets industrial modern with a professional staff ready to assist your getaway needs. Before you head off to the land of Wynken, Blynken and Nod you’ll probably want a little Apres time which there is a whole lot of both at Cabin Juice Restaurant and Bar and Unravel an all-day coffee bar one level down from the restaurant in the lobby area. The food is exceptional and I implore you, eat the pastries. Chef Oliver is a genius. This modern meets rustic facility is unique in the fact that it offers more than just a room for the night. It is more like a social club that allows you to join in with a variety of membership opportunities that allow for lodging discounts, event participation, access to their recovery spas, working spaces, and Dryland classes as well as discounts on food & beverage with individual and family membership packages. But wait there’s more and I mean that in the most joyful communique! Gravity Haus has an add on in their memberships that allow you to demo current stand up paddleboards, skis and snowboards from their Haus Quiver. If you need to get work done Gravity Haus has a spacious coworking space – Starterhaus – complete with internet, printer, 10 person conference room, phone booth for privacy, printer, Unravel coffee, and kitchen. The remote workspace is Dog-friendly too, just like the lodging facility. So many perks but the best part? The giant onsite Flybed Trampoline! Gravity Haus is an exceptional new way to enjoy mountain town activities, dining, and more. We won’t give away all of the hotel’s experiences, you gotta check it out yourself to see that this it is more than a hotel, it is an adventure! by Holly Resignolo

Hideaway Park