Real Estate 08/03/14

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Sunday, August 3, 2014

Experience Pinecrest at Pine Creek EW E N IC PR

OPEN SUN, 8/3, 12:00-2:00 9811 Highland Glen Place - $950,000 5 Bdrm + Study, 4 Bath, 3+ Car Garage - Seller Motivated

OPEN SUN, 8/3, 2:00-4:00

9970 Highland Glen Place - $1,050,000 6 Bdrm + Office / Music Room, 7 Bath, 4+ Car Garage

9830 Highland Glen Place - $1,295,000 5 Bdrm + Study, 6 Bath, 4+ Car Garage, Golf Course Lot

Great Custom Home Building Lots Lot 1 2 7 24 29 35 36

Discover the Pinecrest Advantage Award Winning D-20 Schools Close to Shopping Near Both Memorial North and St. Francis

Pine Creek Golf Course Terrific Views Convenient Location Parks & Trails

See Every Home for Sale at PattersonGrp.com

Price $205,000 $205,000 $235,000 $219,500 $250,000 $180,000 $175,000 $170,000

2SH

The Gazette · springshouses.com

Sunday, Aug 3, 2014

INDUSTRY VOICES:

To rent or to sell?

BY STUART SCOTT ■ BROKER, STUART SCOTT LTD GROUP, ERA SHIELDS

Security systems vulnerable to hackers, cyberattacks

BY TROY WOLVERTON ■ SAN JOSE MERCURY NEWS

You probably knew that hackers could break into your email account and the NSA can listen in on your calls. But did you know that your home security system may be vulnerable to a cyberattack also?

Hackers can easily compromise the signals being sent by wireless sensors in newer security systems, potentially preventing those systems from alerting homeowners when someone has broken into their house, according to new research.

Meanwhile, Google’s DropCam Web cam, which has become popular as a low-cost security monitoring system for consumers, is at risk of being used to monitor its owners, according to separate research.

Both research findings will be presented in Las Vegas in August at the twin security conferences there, Black Hat and Def Con. Logan Lamb, a researcher at the Department of Energy’s Oak Ridge National Laboratory, will present his findings about the vulnerabilities of home security systems at Black Hat. Many of the latest home security systems rely on wireless sensors to detect when doors or windows are opened or when someone is moving inside a house. Security companies have been switching over to wireless sensors, because they are far cheaper to install; instead of having to run wire through the house, installers can simply affix them to a window or a door.

But Lamb found that the signal the sensors

transmit to the alarm panel are typically unencrypted, meaning that they can be easily intercepted and spoofed. He has demonstrated that hackers could monitor the movements of people in and out of the house, jam sensor signals that might warn of a break-in or set off false alarms, using nothing more than an inexpensive, off-the-shelf radio connected to a laptop computer. He’s been able to compromise systems from popular security companies including both ADT and Vivint.

“The idea of covering a home with more security sensors does not translate into a more secure home,” Lamb told Forbes.

Meanwhile, Patrick Wardle and Colby Moore, who are researchers at security firm Synack, will present their findings about DropCam at Def Con. Wardle and Moore found that a DropCam system can be compromised by someone who has physical access to the device.

When a DropCam is booting up, it can be put into a mode that would allow someone to install malicious software. The software could be used to intercept video feeds coming from the camera or to replace the live video sent to the owners with another video stream.

In interviews with Forbes, both the security companies and DropCam played down the significance of the security flaws. But the vulnerabilities are further proof that in the digital world nothing — even those intended to enhance security — are absolutely secure. ■

Previously rented homes present real deals

BY ELLEN JAMES MARTIN ■ THE PUEBLO CHIEFTAIN

Fred Meyer, a veteran real estate broker, helps homebuyers find property in the vicinity of Harvard University, a high-cost area where it’s tough for many purchasers to locate a property they can afford. But through the years, he says numerous clients have landed exceptional deals on houses occupied by tenants.

Though some rented houses are true “fixer uppers,” others are simply messy and need only surface upgrades.

Those rare buyers who can envision the potential of a house with merely superficial problems are often richly rewarded on price, according to Meyer.

“If you’re handy, this could be a very good buy for you,” he says.

Dorcas Helfant, a realty company brokerowner, says that in many areas there are now an abundance of renter-occupied houses on the market.

“Lots of people really dislike being a landlord.

Because they’re often very anxious to sell and free themselves of this headache, they’re willing to negotiate seriously on price,” says Helfant, a former president of the National Association of Realtors (www.realtor.org).

Here are a few pointers for homebuyers considering a renter-occupied house: Plan your visit to the place when the tenants are absent.

“Some renters are extremely angry that they must uproot. To get back at their landlord — and try to sabotage a potential sale,” says Sid Davis, a real estate broker and author of “A Survival Guide for Buying a Home.”

He advises homebuyers to try to schedule visits to a rental property when the tenants are absent.

That way they can more effectively scrutinize the place. They’ll be more at ease, for example, opening closet doors and kitchen cabinets.

Make sure you obtain an in-depth home inspection.

Some rental properties are overseen by professional management firms. Even so, such homes rarely get the same level of continuous scrutiny as those occupied by their owners.

That’s why Davis says it’s critical to make any bid conditional on a satisfactory home inspection.

“Every property needs a home inspection, but this is especially so if tenants have been living there,” Davis says.

To locate a good home inspector, ask your real estate agent for the names of at least 10 candidates. Then interview three by phone before choosing the one you judge the most competent.

Obtain cost estimates for necessary repair projects.

Davis learned from experience that tenants often fail to tell their landlord about problems unless they become serious.

He says a potential buyer of a rental property needs to know how much the necessary repairs will cost. To find this out, he recommends you consider getting a home inspection prior to making your bid. Then be sure these expenses are factored into the price you negotiate. ■ To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.

You’re the proud owner of a beautiful house, but your life has changed, and you’d sure like to get it sold. Your Realtor’s done a great marketing job, but in this market only the very best priced, best looking homes in your price range are selling. You’re getting ready to leave town … and you Stuart Scott haven’t gotten an acceptable offer.

Should you consider renting your house? Maybe.

First do the math. This is my fourth time in a down market here, and each time our market has rebounded. Colorado Springs is a great place to live, so my expectation is the market’s coming back, and pretty soon. We normally follow Denver’s real estate market and Denver is booming.

You need to make a guess as to when your house will eventually sell.

What will your negative cash flow be if you rent it during that time? Decide if you’d be better off lowering your price to get it sold now, or waiting for a better market. That’s a difficult computation requiring significant speculation. Ask your Realtor to help you to come to an educated conclusion.

If you decide it makes sense, you’ll be pleased to know that the rental market is pretty darn strong. Tightening of credit means many who could formerly qualify to buy a home … can’t. Those ugly foreclosures mean more renters, and most of them are fine people who got in a jam.

Some people are sitting on the sidelines because of uncertainty about the market. Your chances of

getting the place rented at a price that you’ll find acceptable is better than it has been in quite a while.

First decide who’s going to manage the property.

If Dad lives in Colorado Springs and he wants to help, OK. Most of the time asking a friend turns out to be a much taller order than anyone imagined … not a good idea unless he owes you big time, like you saved his life in a flood or something. If you decide on a manager, check references thoroughly.

Some are wonderful, some not so much.

While you’re thinking about lease terms, remember that your friendly IRS wants you to have a $250,000 gain each tax free for you and your wife — you should be so lucky. No matter your gain, you’ll want to avoid the taxes. You can move out and rent it for a couple of years and still call it your personal residence for tax purposes — ask your accountant.

Many military folks have moved from station to station over the years, bought a house in each venue, kept the houses and rented them, and made enough to retire comfortably by selling them all at the end. This bad situation could actually turn out great for you! Just don’t make foolish money decisions. Your property manager is critical to your success. The managers rates can vary quite a bit, seldom will the cheapest one give you the best service! Pay someone who is competent.

And, don’t be afraid to turn down tenants who don’t fit your requirements. Exotic animals can make wonderful pets, I’m sure, but maybe not in your house. ■

MORTGAGE PROFESSOR:

Should seniors buying a house do it with a Home Equity Conversion Mortgage?

BY JACK GUTTENTAG ■ BROKER, STUART SCOTT LTD GROUP, ERA SHIELDS

Many home purchasers are seniors. Some become homeowners for the first time, but most have been and want to remain homeowners. They just don’t want to remain in their current house.

They may want a house that has no stairs, or one that is closer to family or friends, or in a warmer climate. In many cases, they want to downsize, both the physical house and the financial burdens that come with it.

Prior to 2008, the senior who wanted to combine house purchase with a reverse mortgage but could not afford to pay all-cash had to use a forward mortgage to finance the purchase, then repay it by drawing on a reverse mortgage. Because the senior had to qualify for the forward mortgage in the same way as any other home purchaser, an inability to document sufficient income or credit could bar the way. Furthermore, the senior who did qualify had to pay settlement costs on both the forward mortgage and the reverse mortgage.

In 2008, Congress authorized the HECM for Purchase program, under which seniors can buy a house and take out a HECM reverse mortgage at the same time. With this program, the qualification requirements associated with forward mortgages are avoided, and only one set of settlement costs is incurred.

Senior house purchasers now fall into three groups: those who pay all-cash and intend never take a reverse mortgage; those who pay all-cash and plan to take a reverse mortgage later; and those who take a reverse mortgage when they purchase the house.

AVOIDING REVERSE MORTGAGES ALTOGETHER Senior home purchasers who are capable of paying all-cash, and who want to leave a debt-free home to their estate, will avoid reverse mortgages.

The same is true of seniors with dependent children living with them, who the seniors don’t want to be evicted following their death. In addition, seniors looking to have a new house constructed to their specifications can’t finance construction with a reverse mortgage. The program requires that seniors using a reverse mortgage physically occupy the home as their permanent residence within 60 days of purchase.

These three groups of senior home purchasers who should avoid reverse mortgages comprise only a small part of the total. Most purchasers would do well to at least consider a reverse mortgage.

DEFERRING THE REVERSE MORTGAGE Seniors in a position to pay all-cash can defer the reverse mortgage decision. If they elect to take one in the future, they will be older and their house will be worth more, both of which increase the amounts they can draw under a reverse mortgage. Working in the opposite direction, however, is a likely rise in interest rates from the unusually low levels that have prevailed in recent years. Higher rates reduce the amounts seniors can draw under a reverse

mortgage.

I took a hard look at this issue in an article I wrote last year — “Should I take out a reverse mortgage now, or wait?” I found that if interest rates are stable, the credit line available to a senior of 62 who waits 10 years before taking out the reverse mortgage was only 17 percent higher, whereas a doubling of interest rates during the period would reduce the available line by 69 percent. For seniors looking to strengthen their finances in the future, waiting is a risky strategy.

PURCHASE WITH A REVERSE MORTGAGE Seniors who purchase a house with a reverse mortgage must have the means to pay the difference between the sale price of the property and the maximum amount they can draw on the HECM. As an illustration, a senior aged 62 purchasing a $300,000 house on July 25 could fund about half of it with a reverse mortgage.

(Older buyers could finance more). The remaining $150,000 would have to be financed out of the senior’s resources: liquidation of assets or withdrawals from retirement accounts. Gifts from family and friends are also acceptable funding sources, but gifts from the home seller or anyone else involved in the purchase transaction, are not.

Seniors with the capacity to pay all-cash who take out reverse mortgages at time of purchase have a range of options. They can use all the borrowing power of the reverse mortgage to minimize their asset liquidation. A large proportion of senior purchasers do this, but in some cases it may be ill-advised because no borrowing power is left for future use.

At the opposite pole, seniors could pay allcash for the house and retain 100 percent of the borrowing power of the reverse mortgage as a credit line that will grow over time so long as it is not used. At closing or any time thereafter, some or all of the line could be used to draw cash or a monthly payment.

The senior’s choice is not limited to these polar cases. Depending on the individual circumstances, a senior may prefer an in-between case where part of the borrowing power of the reverse mortgage is used to help pay for the house, and the remainder is retained for future use. The challenge is to find the mix that best meets the senior’s needs.

To make a good choice, the senior needs to know what the options are, and what the long-run implications of any set of options are relative to any other set. Because there is no technology available in the marketplace that does this, my colleagues and I decided to build it ourselves. This week we added this feature to the HECM reverse mortgage calculator available on my web site. ■ Jack Guttentag is professor emeritus of finance at the Wharton School of the University of Pennsylvania. Comments and questions can be left at www.mtgprofessor.com.

Sunday, Aug 3, 2014

The Gazette · springshouses.com

SH 3

Five housing trends for summer

BY POLYANA DA COSTA ■ BANKRATE.COM

It may still be hard to find the home of your dreams with the limited inventory for sale. But at least when it comes to getting a mortgage, you might have more options as lenders loosen some of their standards.

Here are some of the housing trends you should expect to see this summer.

MORTGAGE RATES REMAIN SURPRISINGLY LOW Mortgage rates have surprised many industry observers who expected rates to rise this year. Rates remain near the bottom and it is unlikely they will spike this summer.

“Rates are falling as a direct relationship to the fact that the economy is not healing as fast as everybody thought it would,” says Anthony Hsieh, CEO of loanDepot.

The Mortgage Bankers Association’s latest forecast says the 30-year fixed rate could average 4.9 percent by the third quarter and reach 5 percent by the end of 2014.

But there’s a good chance rates will remain stable through the summer, says Peter Grabel, senior mortgage loan originator for Luxury Mortgage Corp. in Stamford, Conn.

“I don’t feel there’s any reason for rates to change a lot,” he says. Still, if you like the rate you have today, don’t waste time. “They are not that much off all-time lows. There’s only room for them to go in one direction and that’s up.”

LENDING STANDARDS LOOSEN UP Getting a mortgage these days is obviously not as easy as it was during the housing boom, when pretty much anyone could get a loan.

But after years of tightening, it seems like the standards are loosening up a bit.

“We are seeing underwriters have a little more flexibility with some common-sense issues,” Grabel says.

“That’s not a suggestion we are going

back to the old days.”

Standards have loosened mostly for larger loans because they are not the types of loans that get sold to Fannie Mae and Freddie Mac. The institutions have their own guidelines and lenders must follow them if they want to sell the loans after they issue them.

Mel Watt, the new head of the Federal Housing Finance Agency, recently said his office will change some of the guidelines to allow lending to borrowers with slightly lower credit scores. The FHFA oversees Fannie and Freddie.

“Mel Watt reversed course for the first time in many years to say we have to loosen the current lending standards,” Hsieh says.

Some lenders also are allowing lower credit scores on FHA loans. Many lenders required borrowers to have a credit score of at least 640 for an FHA loan.

CREATIVE, NON-QM MORTGAGES EMERGE When new mortgage regulations were implemented this year, many lenders said they would not lend outside the guidelines provided by the Consumer Financial Protection Bureau’s qualified mortgage rule, or QM. They said it would be challenging for many borrowers to be able to get approved for a home loan once the rules went into effect.

Loans that meet QM’s requirement offer lenders a certain level of protection against borrowers’ lawsuits. But now that lenders are slowly becoming more comfortable with the rules, some are once again offering creative loans that don’t meet QM requirements.

“There are some places offering nonQM loans,” says John Walsh, president of Total Mortgage Services in Milford, Connecticut. “I think you will see more investors enter that space because there is an opportunity there.”

Borrowers usually don’t know

whether or not they are getting a loan that meets QM requirements unless they are told they can’t get a loan because of new regulations and the lender explains the details. But it is helpful for certain borrowers, including some who are self-employed and those seeking larger loans, to have access to lenders that go outside the QM lending box.

DISCOUNTS ON FHA LOANS Homebuyers with small down payments have long relied on FHA loans, or loans insured by the Federal Housing Administration. But the cost of mortgage insurance on FHA loans increased significantly in recent years and it’s an obstacle to many borrowers.

The government is trying to ease some of that burden for borrowers who are willing to go through housing counseling before they purchase a

home.

“It’s a pretty decent discount that you would get,” Walsh says. “If you get a $200,000 loan, you are going to save $1,000 upfront and 10 basis points yearly.” On that same loan, that would translate into about $17 per month in savings.

“For people that are aware of it, it would be crazy not to take advantage of this program,” Walsh adds.

“Plus, the counseling service should help people understand what it really means to buy a house.”

HOME PRICES TAKE A SUMMER BREAK The spring homebuying season wasn’t as good as people in the industry had expected.

But for now, home prices seem to be taking a break. That’s good news

for those planning to buy a home this summer.

Part of the reason home prices have increased so rapidly in some places is a shortage of homes available for sale, experts say.

“In the New York City area, rents are so high and there’s still tremendous demand for buying,” Grabel says. “But people are getting stretched already.

I don’t think that can continue much longer.”

Investors and institutional investors also have contributed to higher home prices as first-time homebuyers get squeezed out of the market, Hsieh says.

“We are in an unsustainable recovery,” he says. ■ Polyana da Costa is the senior mortgage reporter for Bankrate.com. Visit Bankrate online at http://www.bankrate.com.

Featured Houses Featured Home of the Week Classic Homes in Wolf Ranch 6223 Leon Young Dr. | $364,900

Neighborhood: Wolf Ranch Driving Directions: This home is sold from Classic’s model home. I-25, exit #149 at Woodmen. East on Woodmen to Powers. North on Powers. East onto Research. North at second roundabout onto Wolf Center Dr. East on Brave Eagle Dr. and model is on left corner.

Agent/Company: Teresa Smith / Annie Miller, Classic Homes 719-282-1650, www.classichomes.com The Vail is a 3,840 sq. ft. 2-story plan with front porch and stucco/stone exterior. 4 bedrooms, study, 2.5 baths, 3-car garage, and 10x20 patio off nook. Kitchen includes island, built-in desk, canned lighting, upgraded cabinets w/undercabinet lights, granite countertops w/full tile backsplash, stainless steel appliances and undermount sink.

Hardwood flooring in entry, living, dining, kitchen, and nook. Large master w/walk-in closet, oval soaking tub, shower w/ seat, and dual sinks.

Three ways to save on monthly expenses STATEPOINT MEDIA

Regardless of income, everyone is looking for ways to save money. From improving your home’s energy efficiency to savvy shopping, you can cut back on your day-to-day expenses and monthly bills, alike. Here are money saving tips to help reduce your monthly bills: UTILITY COSTS One of the top 10 monthly expenses for a family is utility costs. You may be able to lower your electric bills by frequently changing your air conditioning and heating system’s air filters. A dirty filter may cause your unit to work harder to heat your home in the winter and cool it in the summer. A new HV/AC unit can be expensive, but a new filter can cost as little as a dollar. By changing filters on a regular basis, you can help to keep your unit free from pollution and debris and perform better overall.

Another way you can save on utility costs is to use LED light bulbs. A LED light bulb typically uses less energy than transitional incandescent light bulbs.

Plus, over the life of a LED bulb, it may save over $130 in energy costs.

HEALTH CARE Preventive health care can save you time off from work and doctor visit copays. Keep vitamins, minerals, hand soap, disinfected wipes and disinfect sprays on hand to help prevent colds or flu. Remember to also use preventive medicines during allergy seasons.

Disinfecting wipes make it easy to clean commonly-touched household items, such as door knobs, telephones, refrigerator door handles and TV remotes.

DIGITAL COUPONS Coupons can save money every day, but clipping them can be time consuming and, all too often, they are forgotten at home. Utilize digital coupon programs to avoid the hassle. For example, Dollar General has a new program in which customers can sign up online or at check-out in stores, and then load relevant coupons to their profile for everything from groceries and cleaning supplies to seasonal items. Digital coupons are then automatically applied when eligible items are purchased. ■

Featured Home of the Week Classic Homes in Meridian Ranch 10447 Mt Columbia Drive | $279,900

Neighborhood: Meridian Ranch Driving Directions: This home is sold from Classic’s model home. I-25, exit #149 at Woodmen. East on Woodmen, past Powers. North at light on Meridian Rd. East on Londonderry Dr. North on Rainbow Bridge Dr. East on Mt Columbia Dr. Right on Mt Lincoln Dr. and model is on the right.

Agent/Company: Carolyn Crowley, Classic Homes 719-494-1101, www.classichomes.com The Capstone is a 3,010 sq. ft. 2-story plan offering 3 bedrooms, 2.5 baths, 2-car garage, 10x18 deck off dining, and 10x10 patio off basement rec room. Hardwood in entry, hallway, powder bath, family room, kitchen, and family dining.

Expanded kitchen w/island, large pantry, canned lighting, upgraded cabinets, granite countertops, stainless steel appliances and undermount sink. Large master w/2 walk-in closets, oval soaking tub, shower w/seat, and dual sinks.

Featured Home of the Week

Beautiful NEW Country Estate Home with Quick Move-In! 12365 Black Hills Drive | $ 524,900

Neighborhood: The Estates at Meridian Ranch Agent/Company: Jene Bullock, 719-963-7983, Majestic Custom Homes Open House: August 2 & 3, 12pm-5pm Driving Directions: From Powers, take Woodmen Rd. east to Meridian Rd. Go north on Meridian to Rex Rd. and turn right, go to Mt. Gateway and turn left, then right on Black Hills Dr. Follow signs to Open House.

Will consider all reasonable offers! Enjoy main level living in this open-concept ranch plan by award winning custom builder. 4,694 sq. ft., 5 br or 4+study, 3.5 ba, oversized 1.3 ac lot, 6 car garage, and huge finished basement. Gourmet kitchen, luxurious master suite, open great room with fireplace and soaring vaulted ceilings. Amazing features to be included throughout! Take in the majestic mountain views from large covered patio. Wonderful community amenities. Home is currently under construction with estimated 6 week quick completion. Make some of your own selections for a limited time! Come see it today! *References to square footage are approximate. Price and features subject to change without notice. This ad is for informational purposes only and is not part of any contract or offer to sell.

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The Gazette · springshouses.com

Sunday, Aug 3, 2014

More Open Houses Open House of the Week Custom Home in Sunset Ridge 5735 Flintridge Drive | $299,900 Hours: 1 – 3 p.m. Sunday, August 3 Neighborhood: N/E Driving Directions: Academy to Vickers; East to Flintridge; take a right and home is on the left.

Agent/Company: Bianca Taylor, 719-229-6488, ERA Shields Real Estate

Beautiful custom home with fabulous Pikes Peak Views! Professional Landscaping in front and back yards. Xeriscaping in front, new sod in back.

Two decks off the kitchen add to the outdoor ambience. Wonderfully remodeled kitchen to include Granite countertops, stainless appliances and porcelain tile floors. Main level living with a large master suite, living room with gas fireplace, kitchen & nook, powder room and walkout to lovely yard. Two additional bedrooms, loft and Jack and Jill bath upstairs. Basement has a nice family room with gas fireplace; bar area for entertaining and bath. Oversized two car garage with additional parking space in front. This open and bright floor plan, which includes skylights, shines from the inside out and is conveniently located close to all major arteries, shopping, schools & trails. This Colorado retreat awaits you!

Featured Open House

New Home At Mackenzie Place Active Adult Campus 2836 Elm Meadow View | $321,055

Neighborhood: Mackenzie Place Driving Directions: North on union on the Southwest corner of Fillmore and Union Agent/Company: Mark Brantley, 719-963-5427, Triton Communities Open House: Tuesday – Saturday, 10am – 6pm

Single story ranch cottage home with main floor living, 3 bedrooms, 2 baths, and attached 2-car attached garage. Inviting kitchen is finished with 36” Maple cabinets, Livingstone solid surface countertops, tile backsplash, and GE microwave, dishwasher & smooth cook top range. Vaulted ceilings and Optional gas fireplace in the Grand Room. A spacious master bedroom with coffered ceiling, walk-in closet and private master bath with double sinks, and a walk-in shower w/bench. Laundry room is conveniently located in the owner’s entry next to the garage, and the second bedroom has a nearby bath. Covered front porch and covered patio provide the perfect place to enjoy spectacular Colorado evenings.

Open House of the Week

Open House of the Week

Entertainer’s Dream in Kings Deer

Beautiful Hard Pine Log Home – 10+ Acres

20336 Glasbury Road | $ 585,000

Hours: 1 – 3 p.m. Sunday, August 3 Neighborhood: TRI Driving Directions: From I-25: East on Hwy 105, left on Roller Coaster, right on Kershaw, left on Glasbury.

Agent/Company: Jennifer Boylan, 719-492-1892, Springs Homes

Open Floor plan with 10’ ceilings and plenty of windows. 4 Bedrooms, 3 Baths, 3 car garage and walkout make this a comfortable home. Updated kitchen with slab granite, maple cabinets, Stainless Steel Appliances, Gas Cooktop. Hardwoods on the main with great room as well as formal Dining Room. Large Family Room and Theater room in basement.

9505 Thoroughbred Lane | $449,000

Hours: 1 – 4 p.m. Sunday, August 3, August 10, August 17, August 24 and August 31 Neighborhood: Black Forest Driving Directions: From Hwy 83, East on Hodgen to Remington, North to Morgan Rd., East to Clydesdale, North to Thoroughbred (on corner).

Agent/Company: Ti Mix, 719-290-1331, ERA Herman Group Real Estate Attractive Remodled 4 BR 4 Bath home on 10+ acres - corner lot w/stunning Front Range/Pikes Peak views.

Maple cabinetry w/solid surface countertops, Stainless Steel Appliances, Wolf Stove, 2 pantries, Cathedral Pine Ceilings, Red Maple Flooring. Built-in Entertainment Ctr & Bookshelves. Green house. Covered Porches, large deck. 4-car-garage. Extra Building Site.

Open House of the Week

Open House of the Week

BEAUTIFUL NEW LISTING IN DISTRICT 20!

TRUE SIX BEDROOM FAMILY HOME

8495 Rain Dance Ct. | $275,000

Hours: Saturday and Sunday 12:00 - 2:00pm Neighborhood: Contrails Driving Directions: From Research go South on Rangewood, right (West) on Contrail’s, right (North) on Rain Dance Court.

Agent/Company: Verlee Koskovich, 719-660-6618, Heim Realty, Inc.

3 bedrooms, 3 baths ,2 car garage, 2,192 sq. ft. New granite countertops. Brand new stainless gas stove, stainless frig. plus washer/dryer all stay. Pella windows. Wood fireplace. Connections on deck for a hot tub.

Beautiful new landscaping. Huge 20’ x 20’ deck. Backs up to trail and open space. Connections on 3 yr. old roof for solar panels. The house is at the end of a quiet cul-de-sac.

4933 Alberta Falls Way | $629,900 Hours: 1 – 4 p.m. Sunday, August 3 Neighborhood: BRI Driving Directions:East on Union until it dead ends, Right on Fraser Valley, Left on Grand Lawn Circle , Right at dead end on Alberta Falls Way. Agent/Company: Eric Scott, 719-578-8800, Stuart Scott Ltd Group / ERA Shields Real Estate Open, Sunny Gourmet Kitchen features Double Oven, NEW Stainless Steel Appliances*NEW impact-resistant 50 year ArmorShield roof! NEW “Hand Scraped” Hardwood Floors*NEW Quartz Countertops in Master Bath*WalkOut Master Suite w/sit-in Shower & Soaking Tub*Vaulted Family Room with Light & Bright Wall of Windows.

Hosted by Sheila Polkow (719) 433-4440 Eric and Stuart Scott Stuart Scott Ltd. Group / ERA Shields Real Estate

Open House of the Week

Open House of the Week

Great schools and floorplan in Gleneagle

Architectural Beauty on Superb 3/4 Acre Lot in Woodmoor

15425 Holbein Dr. | $345,000

Hours: 1 – 4 p.m. Sunday, August 3 Neighborhood: Gleneagle/NGT Driving Directions: I-25 to Baptist Exit (158), Go east on Baptist Road, Right onto Gleneagle Drive, Left onto Jessie Drive, Left onto Holbein destination is on your right.

Agent/Company: Ed, Renee and Brandon Behr, The Platinum Group, Realtors

Open 2-story home on .15 acres with brand new carpet, hardwood floors, gas fireplace, granite countertops in kit and gas range/oven, newer interior paint, updated light fixtures, security system & professional landscaping.

Proximity to all the conveniences, shopping, entertainment, D-20 schools, and finished basement - Pre plumbed for a wet bar & includes Bose surround sound system. 3344 sq ft 4 bed and 4 baths and over-sized 2 car garage.

19820 Hidden Springs Glen | $485,000

Hours: 1 – 3:30 p.m. Saturday, August 2 and Sunday, August 3 Neighborhood: TRI - Woodmoor Driving Directions: Woodmoor Drive, N. on Top O The Moor to Hidden Springs Glen. Or, I-25 E. on County Line Road, S. on Doewood Dr., E. on Old Antlers Way, S. on Top O The Moor to Hidden Springs Glen.

Agent/Company: Bruce Routman, 719-495-8638, Columbia Properties Residential Brokerage LLC Backs to open space on two sides! This distinctive 5-bedroom 4-bath custom home has many large windows open to a 782 SF shady deck & to a serene treed back yard which blends seamlessly with acres of open space.

The home features a true gourmet kitchen with true commercial-grade stainless range, double ovens, an oversized refrigerator, and granite counters. Wood floors in the foyer, eating nook, formal living room, dining room and all 3 upstairs bedrooms are exceptional. Four fireplaces, two furnaces, and a huge 832 SF garage.

There’s not a prettier wooded lot backing to open space in all of Woodmoor and Monument!

Open House of the Week

Open House of the Week

PINECREST CUSTOM HOME

PINECREST CUSTOM HOME

9811 Highland Glen Place | $950,000

Hours: 12:00 – 2:00, Sunday, August 3, 2014 Neighborhood: Pinecrest at Pine Creek Driving Directions: Take Briargate Parkway to Chapel Hills Drive and go north, take a right on Promontory Peak Drive, right on Pine Springs Way and right on Highland Glen Place, home on left.

Agent/Company: Kevin Patterson, 719.575.1200, The Patterson Group This former Symphony model home is immaculate and move in ready! It offers over 6,300 sq. ft., 5 bedrooms + executive study, 4 baths and an oversized 3 car garage as well as numerous upgrades such as crown molding, knotty alder doors and cabinets and hickory floors. Other features include a spacious great room, gourmet kitchen, luxurious main level master suite, expansive lower level with family room, home theatre, wet bar and wine room plus extensive outdoor entertaining options to include a large enclosed courtyard with fireplace and mountain views. Seller says bring the offer.

9970 Highland Glen Place | $1,050,000 Hours: 2:00 – 4:00, Sunday, August 3, 2013 Neighborhood: Pinecrest at Pine Creek Driving Directions: Take Briargate Parkway to Chapel Hills Drive and go north, take a right on Promontory Peak Drive, right on Pine Springs Way and left on Highland Glen Place, home on left.

Agent/Company: Kevin Patterson, 719.575.1200, The Patterson Group This beautiful home overlooks Pine Creek Golf Course and offers wonderful views of Pikes Peak and the Front Range. Just over 2 years old with 6 bedrooms with adjoining baths, multiple living areas, main level bedroom, main level music room or study with fireplace and walkout, formal living room and dining room, two family rooms, huge gourmet kitchen with all the luxuries plus 4+ car garage. The outdoor living areas provide something for everyone from a large backyard to private enclosed courtyard, balcony off upper level or deck with outdoor fireplace.

Open House of the Week

Open House of the Week

Southwestern Serenity In A Private Community!

Affordable Patio Home in Northwest Colorado Springs

1805 Strasbourg Point | $359,000

Hours: 1 – 3 p.m. Sunday, August 3 Neighborhood: Southwest Driving Directions: South 8th St. East on Cheyenne Blvd. or Cascade/Tejon and Blvd. turn West. Strasbourgh Pt. (S. Side) One Block East of Lorraine. Please park on Cheyenne Blvd.

Agent/Company: Kathy Ryan, 719-338-1911, Properties of Colorado Attractive Santa Fe style home has 3 Bedrooms, 3 Baths, 2 Car Garage & Carport. Featuring open kitchen, granite countertops, center island. Step outside to your private oasis; covered patio, raised seating, xeriscaped yard and pathyways for a relaxing lifestyle. A great place to entertain! Join Us!

5150 Greenleaf Drive | $255,000 Hours: 1 – 4 p.m. Sunday, August 3 Neighborhood: Northwest Driving Directions: North on Centennial Boulevard, Right on Pinon Valley Road, Right on Pinon Glen, Left on Greenleaf Drive.

Agent/Company: Barbara Harris 719-338-0827 Harris Group Realty, Inc. 719-227-9900 Toss your mower and snow shovel away, and relax on your new home’s enclosed patio with awning. Enjoy exterior maintenance free living close to shopping, restaurants and walking trails. Home features 2 bedroom, 2 bath, 2 car garage in spacious 2,681 square feet. Entry, kitchen and dining nook have hardwood floors; central air conditioning; large kitchen with ample cabinets and counter space, two breakfast bars and pantry; dining nook with bay window; new carpeting, tiled gas fireplace and sliding doors in the great room; large master bedroom with walk-in closet and full bath; laundry room on main level.

Sunday, Aug 3, 2014

The Gazette · springshouses.com

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on the go!

For phone or tablet search Colorado Springs Gazette in:

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OPEN SUNDAY AUGUST 3, 1 PM - 4 PM

1272 Brittany Cir. • $210,000

Large 4/3/2 fixer upper in Pulpit Rock on a 9,360sf lot.

Views of Pikes Peak from the back yard. Wood burning fireplace, new carpet throughout. A blank canvas with endless possibilities!

Sherry Landwehr 719-337-1908

Open Sunday 1-4pm PWR - Stetson Hills

OPEN SUNDAY AUGUST 3, 1 PM - 4 PM

17468 Blue Lake Lane • $225,000 6.96 Acre Alpaca Ranch - Peyton

Come see this unique property and enjoy the Alpacas. Just off Hwy 24 before Peyton. 3 Bedroom, 2 Bath home with a large 2 car attached garage. Great new barn with 4 stalls, water, electric, RV Parking and so much more. Large greenhouse on concrete foundation. Fenced and cross fenced. Hwy 24 to Bradshaw Rd. (just before Peyton) and follow the signs.

Guy Nanney 719-338-7305

Open Saturday, Aug. 2nd, 2-4pm

Eaglepointe Townhomes $319,900 Open House Sunday 1 to 4 PHENOMENAL PRICE REDUCTION

3088 SQ. FT. 3 BDRM 3 BATH 2 CAR GARAGE & ELEVATOR * CENTRAL AIR * BIG GAME ROOM * VIEWS * CLUB HOUSE W POOL & WORKOUT ROOM Driving Directions: I-25 to Woodmen Rd., go West to Rockrimmon, go South on Delmonico, west on Egle Summit Pt. go to Clubhouse!

Jack Mason

719-491-5252

Mason Properties, Inc.

Open Sunday, Aug. 3, 2-4pm

2720 Marilyn Rd. • $259,000 Open House Sat & Sun 11am – 1pm 3 Bed, 2 bath, 2 car.

Very well maintained brick rancher near Palmer Park and CO Spgs Country Club in the heart of the city.

Todd Hanawalt, CNE 719-648-0041

Scott Huger 719-659-2630

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Mason Properties, Inc.

4 Bed/3 Bath/2 Car. Beautiful 3,980 sq.ft. home with warm hardwood floors, elegant tray ceilings, arched doorways, gracious kitchen with cherry cabinetry, and breathtaking Peak views! Virtual Tour: www.14347EagleVillaGrove.com

5 Bed/4 Bath/4 Car. Custom walkout rancher with 6,952 sq.ft. of living space! Breathtaking Front Range views, theater room, main level master suite with fireplace, and multiple decks/patios.

Virtual Tour: www.8020PocoRoad.com

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719-491-2800

Exquisite D-20 Home on 5 Beautiful Horse Acres with Views

GUIDE SUMMER FUN E

Linda Mason

8020 Poco Road • $675,000

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5 Bedrooms, 4 Baths, 3 car garage, A/C

BEAUTIFUL – EVERYTHING IS DONE! Main level has hardwood floors (except fam rm w gas fireplace), kitchen has granite countertops, eating bar, pantry & French doors to beautiful deck, main level den/bdrm. Upstairs has big master bdrm with 5 piece bath. 2 more bdrms & loft w bookcases! Outstanding walkout lower level w French doors.

Fun bar here (actually full kitchen) with game room and a BIG L-shaped bedroom w walk-in closet and ¾ bath. Could be student or mother-in-law w private entry! Beautiful decks & custom landscaping front & back ready to enjoy!!

Directions: From Powers, go east on Barnes, north on Peterson, east on Brahma, right on Weaver, right on Stockwell

14347 Eagle Villa Grove • $359,000

Exquisite Home in Gated Community with Main Level Master!

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$304,900

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6766 Stockwell Drive

2014

Top Colorado summertime finds that will appeal to your senses!

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Palmer Lake

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The Gazette · springshouses.com

Pikes Peak New Homes HIGBY RD.

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2 SHOUP RD.

• Custom-Semi Custom Homes • Energy Star 3.0 Certification • Nine Exceptional Floor plans Available • Diverse Selection of Home sites – View Lots and Golf Course Lots now available.

BURGESS RD.

KISSING CAMELS & CATHEDRAL RIDGE 3310 Mesa Road

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• Model open 12-5 Saturday & Sunday and 10-5 Weekdays • No one tops our luxury but we compete with anybody on price • Luxurious custom home builders

Custom Homes From The $400,000s 2840 Meadow Run Cr.

• We’ll build on any lot anywhere • Parade home winners since 2006

719.598.8900

www.copperleafhomes.com

Colorado Springs

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Colorado Springs Premier Custom Builder

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MARKSHEFFEL RD.

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NEVADA AVE.

GARDEN OF THE GODS RD.

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Mike Woelke 719.623.2669

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Manitou Springs

Gated Westside Neighborhoods

MERIDIAN RD.

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BLACK FOREST RD.

ROLLER COASTER RD.

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HODGEN RD.

Sunday, Aug 3, 2014

PLATTE AVE.

94

AIRPORT RD.

Winner 2013 People’s Choice (Parade of Homes)

ACADEMY BLVD.

CIRCLE DRIVE

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• Custom & Semi-Custom Homes • Any location, style, size, or price • Building custom homes for the most satisfied clientele in the Pikes Peak region – Find out why!

• Visit us in the Lodge at Cathedral Pines - 13977 Milam Road • Saturday through Wednesday 10-5 (12-5 on Sunday) • www.Alliancebuildersinc.com

719.495-4408 8

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Security FONTAINE BLVD.

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Widefield MESA RIDGE PKWY

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Brand New Modern Luxury Homes In Bridle Pass Smart, energy efficient homes built with you in mind. Excellent location and outstanding views. Visit our model this weekend to see for yourself.

Homes ready for quick move-in.

5746 Arrow Leaf Dr. 3 Bed, 2½ Ba Plus Study Now Available for $313,645 Open 11-4 Sat & 12-4 Sun

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SQUIRREL CREEK RD.

Fountain

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Our Model the Austin- This cozy 2 story home has everything most desire! The Great Room boasts a gas fireplace and it is open to the dining and Kitchen area. Generous Kitchen space has granite slab counters, stainless steel appliances, pantry, and extended hardwood flooring. Walk Out on to your patio from the Kitchen and Master Suite. Master Suite

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Vanguard’s Model Home Available for Quick Move In!

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The Harbor is an impressive two-story stucco home with a main level master and two bedrooms plus a loft on the

The Village 25 at Falcon • $225,000 - $300,000

New Townhomes in District 20 1158989 Meadow Rose View • Award Winning Builder

11405 Neutra Grove 6 New Homes Plans Brand New Neighborhood

• 3 Floor Plans including Main Level Master • JMWestonhomes.com

Jim Stiltner 719.964.3526

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• Custom homes starting in the low $400s!

• We build on our lots, your lot, and we can assist you in finding yours!

Experience the best of Colorado Oudoor Living!

upper level. 1930 finished sq. ft. Over 1,000 sq. ft. unfinished basement.

Granite in the kitchen, GE Appliances including washer, dryer and refrigerator.

Also, miniblinds, fenced back yard and landscaped front yards.

Meridian Ranch – Richmond American Homes From the $200s 10258 Mt. Lincoln Drive, Peyton 719.494.0182 - www.RichmondAmerican.com

Banning Lewis Ranch – Richmond American Homes From the mid $200s 7092 Mountain Spruce Drive 719.573-7950 - www.RichmondAmerican.com

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Lorson Ranch – Richmond American Homes From the mid $200s 6518 Alliance Loop 719.573.7950 - www.RichmondAmerican.com

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Banning Lewis Ranch – Oakwood Homes From the mid $200s 8244 Cypress Wood Drive 719.380.5082 - 1-6pm Mon, 10-6pm Tues-Sun

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Banning Lewis Ranch – Oakwood Homes From the mid $200s 7119 Snowbell Lane 719.380.5082 - 1-6pm Mon, 10-6pm Tues-Sun

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Wolf Ranch – Richmond American Homes From the upper $200s 5766 Paladin Place 719.282.3783 - www.RichmondAmerican.com

Open Sat. & Sun 1-4 • 2016 Turnbull Drive

Also See These Two Homes in Flying Horse 1958 Bent Creek Dr. SOLD 1589 Yellow Tail Dr. - $419,988 5950 Monashee - Now $386,988 Kelly Price 719.650.1778

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10851 Glen Canyon Drive Model Open Mon-Sat 10-5, Sun 12-4 or by appointment

Winner 2013 People’s Choice (Parade of Homes) www.gjgardnerfalcon.com

719.495.8800

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• We have 1/3 to 1 acre lots available • Award winning designs • Homes starting at $325,000

Quality and Affordable Custom Homes

Cumberland Green in Fountain – Oakwood Homes From the low $200s 9375 Castle Oaks Drive, Fountain, CO 80817 719.719.382.9799 - 1-6pm Mon, 10-6pm Tues-Sun

New Home Inventory on this Map Call 476-1642

a raised corner FP and built-in entertainment center. The Main lvl also has a mudroom, powder room, & a study. The radius stair case w/wrought iron railing leads you to the upper level. Master Suite is accompanied w/plush 5 piece Master Bath with a granite slab counter and walk-in closet. The Kingsbridge has a unique loft that opens to a covered deck which yields spectacular views, and overlooks the beautiful curved stairway! The upper level also enjoys 2 spacious bedrooms, a full bath, and laundry room located conveniently to all bedrooms. Located in the prestigious Flying Horse Community!

Quality and Affordable Custom Homes

4560 Cedarmere Drive Model Home Open Every Weekend Fri & Sat 10-5, Sun 11-5 www.JaydenHomesColorado.com Call Dennis at 719.499.4400

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Vanguard Homes- Kingsbridge-2 Story-Spectacular Views- Prestigious Flying Horse Community!

Our award winning Kingsbridge- This 2 sty plan is sure to please!

Completed in a European Cottage Elevation, this home boasts beautiful stucco & stone in a dynamic color scheme. Inside, the main living areas are open & spacious, complete w/the features you have come to expect in our homes. The Kitchen, w/granite slab counters, S/S appls, walk-in pantry, & an island w/add’l seating provides luxurious living. The Great Room boasts

• Custom homes starting in the low $400s!

• We build on our lots, your lot, and we can assist you in finding yours!

More New Homes in the Pikes Peak Region

boasts a plush 5 piece Master Bath and spacious walkin closet. A powder room and laundry complete the Main Level. The upper level enjoys 2 large bedrooms, a full bath, and a cozy loft which overlooks the Great Room!

A full unfinished lower level has 9’ ceilings for room to grow! Our model home Available NOW in the desirable Gold Hill Mesa Community! Don’t Miss Out!

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HANOVER RD.

City Conveniences With Amazing Views!

16721 Timber Meadow Drive Model Open Daily Mon-Sat 10-5, Sun 11-5 www.JaydenHomesColorado.com Call Dennis at 719.499.4400

1585 Gold Hill Mesa Drive $359,988 Open Sat. & Sun 1-4 Kelly Price 719.650.1778

Landscaped & Fncd Yard

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• Desirable Wolf Ranch • 3BR, 2½ Bath, • 2 Car Garage

$187,900 – $229,900 Open Saturday 10-5 Open Sundy 12-5 719-571-9737

719.502.1739 waltherhomes.com

10888 Mt Evans Drive Model Open Mon-Sat 10-5, Sun 12-4 or by appointment

Winner 2013 People’s Choice (Parade of Homes) www.gjgardnerfalcon.com

719.495.8800

• We have 1/3 to 1 acre lots available • Award winning designs • Homes starting at $325,000