Real Estate In The News And Market Report SEPTEMBER 2019
ASPEN
City Moves to Online Licensing Software The city is moving to a pair of cloudbased software solutions from a developer out of Durango to replaces an increasingly unreliable server-based business licensing and tax-collection software, the Aspen Daily News reported. MuniRevs and LodgingRevs went into effect Sept. 1 as online portals for businesses to obtain operating licenses. They can also use the portals to apply for lodging licenses and remit the city sales and lodging taxes they owe. Anyone who is listing a property on short-term rental sites like Airbnb, VRBO and HomeAway is required to obtain a business license.
who has served as Aspen’s interim city manager since the former City Manager Steve Barwick’s departure in January, is Aspen’s next city manager, the Aspen Daily News reported. Ott was one of three finalists who were interviewed and made presentations to the community in a search that attracted 64 applicants. She will receive a base salary of $203,000 annually and started the job Sept. 1.
Smuggler Racquet Club Redevelopment a No-Go, for Now The potential for a 40-unit residential development on the Smuggler Racquet Club site will not happen because the membership of the private club voted down a $15.5 million offer to sell the Sara Ott Named New City Manager lot to Sunrise Company, which was Sara Ott, an assistant city manager proposing to build a mix of free market with the city of Aspen since 2017, and and affordable housing and soup up
the club as well, the Aspen Daily News Cyclists Increase on New Bridge reported. The number of cyclists using the Castle Creek Bridge/Hallam Street corridor The plot of land is one of the last during the month of July more than undeveloped lots within city limits and doubled since last year’s $4.6 million has sat unzoned since it was annexed effort to improve connectivity in the by the city from the county, after the area, the Aspen Daily News reported. county oversaw an extensive hazardous Before construction began on the waste cleanup of what had been listed corridor, the median daily number of as a Superfund site by the EPA. The bikes passing through was 98. In July plan called for 72,000 square feet of of this year — the first summer since total new development, including construction wrapped up in October 16 duplex- or townhome-style free — median daily use in July was 217. market units and 22 to 24 affordable The project widened what was a housing apartments totaling 24,000 narrow sidewalk that directly abutted square feet. highway traffic crossing the Castle Creek Bridge to an 8-foot-wide path protected from cars by a guardrail.
NEW LISTING - ASPEN 1035 E DURANT AVENUE, UNIT 2 5 BEDS | 5 BATHS | 4,110 SQFT $10,950,000
More Information at: http://torythomas.net/1035-e-durant-avenue-unit-2-10950000/
ASPEN MARKET
Second Quarter 2019 vs 2018 CENTRAL CORE Average Sold Price Average Sold Price per Sq Ft Average Days on Market
SINGLE FAMILY HOMES 2018 2019
% Change
CENTRAL CORE
$11,161,500
$12,125,000
9%
Average Sold Price
$2,583
$2,768
7%
Average Sold Price per Sq Ft
454
424
-7%
Average Days on Market
% Sold Price to List Price Number of Properties Sold Total Sales Volume
91% 4 $44,646,000
96% 2 $21,950,000
5% -50% -51%
% Sold Price to List Price Number of Properties Sold Total Sales Volume
WEST ASPEN
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$3,508,000
$10,294,334
Average Sold Price per Sq Ft
$879
Average Days on Market
206
% Sold Price to List Price Number of Properties Sold Total Sales Volume
88% 9 $31,572,000
EAST ASPEN
SINGLE FAMILY HOMES 2018 2019
Average Sold Price Average Sold Price per Sq Ft Average Days on Market
% Change
WEST ASPEN
193%
Average Sold Price
$1,290
47%
389
89%
89% 16 $164,709,350
1% 78% 422%
% Sold Price to List Price Number of Properties Sold Total Sales Volume
% Change
95% 12 $30,666,500
96% 13 $42,367,690
1% 8% 38%
EAST ASPEN
$1,286
$1,283
0%
Average Sold Price per Sq Ft Average Days on Market % Sold Price to List Price Number of Properties Sold Total Sales Volume
WEST END
SINGLE FAMILY HOMES 2018 2019
WEST END
$7,091,530
$6,787,500
$2,209
$1,869
-15%
Average Sold Price per Sq Ft
146
346
137%
Average Days on Market
% Sold Price to List Price Number of Properties Sold Total Sales Volume
92% 7 $49,640,707
92% 10 $67,875,000
0% 43% 37%
% Sold Price to List Price Number of Properties Sold Total Sales Volume
SMUGGLER
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
SMUGGLER
$7,929,000
$4,643,000
-41%
Average Sold Price
$1,481
$996
-33%
Average Sold Price per Sq Ft
256
283
11%
Average Days on Market
% Sold Price to List Price Number of Properties Sold Total Sales Volume
94% 5 $39,645,000
91% 5 $23,215,000
-3% 0% -41%
% Sold Price to List Price Number of Properties Sold Total Sales Volume
RED MOUNTAIN
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$12,650,000
$10,118,750
-20%
Average Sold Price
$3,046
$1,902
-38%
Average Sold Price per Sq Ft
35
321
817%
Average Days on Market
94% 2 $25,300,000
93% 2 $20,237,500
-1% 0% -20%
% Sold Price to List Price Number of Properties Sold Total Sales Volume
Average Days on Market % Sold Price to List Price Number of Properties Sold Total Sales Volume
% Change
2%
0% 50% 0%
Average Sold Price per Sq Ft
CONDOS/TOWNHOMES 2018 2019
16%
Average Sold Price
% Change
2% 7% -37%
290
-29%
Average Days on Market
-44%
$1,097
265
Average Sold Price per Sq Ft
176 96% 45 $87,139,750
284
-34%
% Change
315 94% 42 $138,874,354
$949
91% 6 $29,970,000
Average Sold Price
8%
Average Days on Market
374
Average Days on Market
-41%
$1,839
Average Sold Price per Sq Ft
91% 4 $30,050,000
Average Sold Price per Sq Ft
$1,936,439
$1,699
28%
$4,995,000
-4%
$3,306,532
$3,259,053
% Sold Price to List Price Number of Properties Sold Total Sales Volume
Average Sold Price
% Change
$2,555,542
$7,512,500
% Change
CONDOS/TOWNHOMES 2018 2019
MCLAIN FLATS
CONDOS/TOWNHOMES 2018 2019
% Change
$2,912,500
$3,658,333
26%
$1,158
$971
-16%
303
331
9%
92% 3 $8,737,500
88% 3 $10,975,000
-4% 0% 26%
CONDOS/TOWNHOMES 2018 2019
% Change
$2,735,000
$1,761,071
$1,216
$1,258
3%
321
282
-12%
95% 6 $16,410,000
94% 7 $12,327,500
-1% 17% -25%
CONDOS/TOWNHOMES 2018 2019
-36%
% Change
$1,522,500
$1,832,500
20%
$1,056
$1,187
12%
162
155
-4%
95% 4 $6,090,000
96% 6 $10,995,000
1% 50% 81%
SINGLE FAMILY HOMES 2018 2019
% Change
$6,933,333
$6,662,500
-4%
$1,033
$794
-23%
432
405
-6%
94% 3 $20,800,000
88% 4 $26,650,000
-6% 33% 28%
SNOWMASS Snowmass Has Busiest July Ever July was the busiest July ever in Snowmass and the busiest overall month in Aspen based on hotel occupancy in the 12 months, the Aspen Daily News reported. Aspen’s occupancy was flat at 80.9 percent compared to last July while Snowmass was up 4 percent for the month to 73.2 percent. Combined, the two resort areas were up 2.1 percent from 2018, with an average total occupancy of 78.1 percent. The average daily rate in Snowmass was $196, an increase of 9.1 percent.
The Town of Snowmass Village’s most recent sales tax figures in June rose 11.6 percent, totaling $116,799. The increase came from all sectors except restaurant, which fell more than 20 percent from June 2018. Spec Home Goes Bankrupt The developer of a spec home in Snowmass Village, once advertised for $16 million, has placed the property in bankruptcy, the Snowmass Sun reported. The Chapter 11 bankruptcy was filed in August in Denver by a limited liability corporation called 999 Brush Creek Road, which is controlled by Peter Droste, whose family sold the Brush Creek Ranch open space for $17 million to Pitkin County in 2010.
Second Quarter 2019 vs 2018
SNOWMASS VILLAGE MARKET SKI-IN/SKI-OUT
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$4,413,333
$5,573,929
26%
Average Sold Price
Average Sold Price per Sq Ft
$802
$1,185
48%
Average Days on Market
248
199
% Sold Price to List Price
75%
Number of Properties Sold
% Change
SKI-IN/SKI-OUT
CONDOS/TOWNHOMES 2018 2019
% Change
$649,720
$994,212
53%
Average Sold Price per Sq Ft
$632
$833
32%
-20%
Average Days on Market
176
233
32%
94%
25%
% Sold Price to List Price
95%
96%
1%
3
7
133%
Number of Properties Sold
44
49
11%
Total Sales Volume
$13,240,000
$39,017,500
195%
Total Sales Volume
$28,587,700
$48,716,400
70%
NON SKI-IN/SKI-OUT
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$2,872,842
$3,480,238
21%
Average Sold Price
Average Sold Price per Sq Ft
$756
$793
5%
Average Days on Market
300
389
% Sold Price to List Price
95%
Number of Properties Sold
% Change
NON SKI-IN/SKI-OUT
CONDOS/TOWNHOMES 2018 2019
% Change
$700,000
$1,247,500
78%
Average Sold Price per Sq Ft
$609
$705
16%
30%
Average Days on Market
129
243
88%
92%
-3%
% Sold Price to List Price
96%
96%
0%
21
13
-38%
Number of Properties Sold
25
16
-36%
Total Sales Volume
$60,329,677
$45,243,100
-25%
Total Sales Volume
$17,500,000
$19,960,000
14%
BASE VILLAGE
CONDOS/TOWNHOMES 2018 2019
Average Sold Price
% Change
$353,261
$1,065,411
202%
$657
$949
45%
Average Days on Market
72
257
257%
% Sold Price to List Price
98%
98%
0%
Number of Properties Sold
23
28
22%
$8,125,000
$29,831,500
267%
Average Sold Price per Sq Ft
Total Sales Volume
NEW LISTING - SNOWMASS 24 HARLESTON GRN 35, SNOWMASS VILLAGE, 3 BEDROOMS | 4 BATHS $2,920,000
More Information at: http://torythomas.net/24-harleston-grn-35-snowmass-village-2920000/
BASALT
Basalt Declares State of Emergency on Climate Change The town of Basalt made a bold statement recently when the town council unanimously approved a resolution declaring a climate emergency while supporting regional collaboration and emergency mobilization “to restore a safe climate,” the Aspen Daily News reported. The resolution makes Basalt the fourth government in Colorado to declare climate change an emergency, joining the city of Boulder, Boulder County and the city of Fort Collins. The four entities are among 27 — including Los Angeles, San Francisco and New York City — that have made the declaration in the U.S., but that’s just a paltry percentage of the 966 local governments in 18 countries that have declared a climate emergency. Basalt to Finish “Bridge to Nowhere” The town of Basalt will spend nearly $455,000 to complete a connection to what is currently dubbed the “Bridge to Nowhere,” the Aspen Times reported. The Town Council voted 4-1 to approve funding for the Two Rivers Road sidewalk from Old Pond Park, where the sidewalk now ends, to Spring Creek Bridge. The sidewalk will be built on the south side of Two Rivers Road, west of the Roaring Fork Conservancy’s River Center. It will allow pedestrians to loop around the Basalt River Park and Old Pond Park using unpaved trail and a concrete sidewalk. The sidewalk is roughly 500 feet long and 71/2 feet wide, but construction is tricky because it requires retaining walls and steel handrail on part of it.
NEW LISTING - BASALT 571 BOOTH LANE, BASALT - $2,695,000 -Â 5 BEDROOMS | 5.5 BATHS $2,695,000
More Information at: torythomas.net/571-booth-lane-basalt-2695000/
NEW LISTING - BASALT 86 SAGEWOOD COURT, BASALT 3 BEDROOMS | 3 FULL BATHS | 2,234 SF $575,0003
http://torythomas.net/86-sagewood-court-basalt-575000/
Second Quarter 2019 vs 2018
BASALT MARKET BASALT PROPER Average Sold Price
SINGLE FAMILY HOMES 2018 2019
% Change
BASALT PROPER
$1,347,765
$1,206,188
-11%
Average Sold Price
Average Sold Price per Sq Ft
$506
$425
-16%
Average Days on Market
202
183
% Sold Price to List Price
95%
Number of Properties Sold
CONDOS/TOWNHOMES 2018 2019
% Change
$587,636
$639,198
9%
Average Sold Price per Sq Ft
$461
$445
-4%
-9%
Average Days on Market
162
155
-4%
196%
106%
% Sold Price to List Price
98%
97%
-1%
20
21
5%
Number of Properties Sold
34
29
-15%
Total Sales Volume
$26,955,300
$24,123,751
-11%
Total Sales Volume
$19,979,630
$18,536,750
-7%
EL JEBEL
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
% Change
EL JEBEL
$628,427
$646,663
3%
Average Sold Price
Average Sold Price per Sq Ft
$311
$324
4%
Average Days on Market
118
106
% Sold Price to List Price
98%
Number of Properties Sold
CONDOS/TOWNHOMES 2018 2019
% Change
$674,500
$713,167
6%
Average Sold Price per Sq Ft
$303
$299
-1%
-10%
Average Days on Market
268
253
-6%
98%
0%
% Sold Price to List Price
99%
99%
0%
4
9
125%
Number of Properties Sold
4
3
-25%
Total Sales Volume
$2,513,709
$5,819,969
132%
Total Sales Volume
$2,698,000
$2,139,500
-21%
EMMA
SINGLE FAMILY HOMES 2018 2019
FRYING PAN
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$1,420,800
$1,660,167
17%
Average Sold Price
Average Sold Price per Sq Ft
$454
$531
17%
Average Days on Market
502
271
% Sold Price to List Price
90%
Number of Properties Sold Total Sales Volume
% Change
% Change
$690,000
$1,034,328
50%
Average Sold Price per Sq Ft
$242
$379
57%
-46%
Average Days on Market
322
237
-26%
92%
2%
% Sold Price to List Price
96%
98%
2%
5
3
-40%
Number of Properties Sold
3
4
33%
$7,104,000
$4,980,500
-30%
Total Sales Volume
$2,070,000
$4,137,310
100%
CARBONDALE Carbondale Bans E-Cigarettes E-cigarettes, flavored cigarettes and cigars will not be sold in Carbondale after a new town ordinance takes effect later this fall, the Glenwood Springs Post Independent reported. Carbondale’s board of trustees approved the ban on flavored tobacco products following similar rules passed in Glenwood Springs and Aspen. The new rules require tobacco retailers to be licensed by the town — similar to alcohol retailers — and are meant to address youth nicotine consumption. Shapiro Sentenced to 25 Years Robert Shapiro, a former Roaring Fork Valley resident and former CEO and president of the Woodbridge Group of Companies LLC, faces as many as 25 years in prison after pleading guilty last week to running a $1.3 billion Ponzi scheme that claimed more than 7,000 victims, the Glenwood Springs Post Independent reported. Shapiro pleaded guilty to orchestrating and leading a massive investment fraud scheme; he also pleaded guilty to tax evasion for his failure to pay more than $6 million in taxes due and owing to the IRS for calendar years 2000 through 2005.
Second Quarter 2019 vs 2018
CARBONDALE MARKET CARBONDALE PROPER
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$810,607
$818,938
1%
Average Sold Price
$300
$311
4%
Average Sold Price per Sq Ft
Average Days on Market
119
136
14%
% Sold Price to List Price
97%
97%
Number of Properties Sold
28
Total Sales Volume
$22,697,000
CARBONDALE RURAL
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$961,909
$1,163,038
21%
Average Sold Price
$306
$307
0%
Average Days on Market
199
268
% Sold Price to List Price
95%
Number of Properties Sold
Average Sold Price per Sq Ft
Average Sold Price per Sq Ft
Total Sales Volume
% Change
CARBONDALE PROPER CONDOS/TOWNHOMES 2018
2019
% Change
$481,181
$489,741
2%
$305
$324
6%
Average Days on Market
88
132
50%
0%
% Sold Price to List Price
99%
99%
0%
24
-14%
Number of Properties Sold
21
22
5%
$19,654,500
-13%
Total Sales Volume
$10,104,807
$10,774,300
7%
% Change
CARBONDALE RURAL
CONDOS/TOWNHOMES 2018 2019
% Change
$576,667
$747,143
30%
Average Sold Price per Sq Ft
$301
$254
-16%
35%
Average Days on Market
270
141
-48%
195%
105%
% Sold Price to List Price
95%
98%
3%
22
21
-5%
Number of Properties Sold
9
7
-22%
$21,162,000
$23,260,751
10%
Total Sales Volume
$5,190,000
$5,230,000
1%
415 East Hyman Avenue, Aspen CO 81611 c 970-948-1341 | t 970-925-6060 | f 970-920-9993
ToryThomas.Net
GLENWOOD SPRINGS
CMC Ranked Top Adventure College Elevation Outdoors magazine readers named CMC its Top Adventure College for the second straight year, ranking CMC ahead of 32 colleges and universities in seven western states. CMC has campuses in Glenwood Springs and Aspen.
Second Quarter 2019 vs 2018
GLENWOOD SPRINGS MARKET GLENWOOD PROPER Average Sold Price
SINGLE FAMILY HOMES 2018 2019
% Change
GLENWOOD PROPER
$534,854
$564,844
6%
Average Sold Price
$245
$256
4%
Average Sold Price per Sq Ft
Average Days on Market
89
110
24%
% Sold Price to List Price
97%
98%
Number of Properties Sold
38
Total Sales Volume
$20,324,450
GLENWOOD SOUTH
SINGLE FAMILY HOMES 2018 2019
Average Sold Price per Sq Ft
Average Sold Price
CONDOS/TOWNHOMES 2018 2019
% Change
$301,513
$323,282
7%
$227
$253
11%
Average Days on Market
69
121
75%
1%
% Sold Price to List Price
98%
98%
0%
33
-13%
Number of Properties Sold
30
39
30%
$18,639,850
-8%
Total Sales Volume
$9,045,400
$12,608,000
39%
% Change
GLENWOOD SOUTH
$652,879
$679,823
4%
Average Sold Price
Average Sold Price per Sq Ft
$256
$238
-7%
Average Days on Market
163
152
% Sold Price to List Price
97%
Number of Properties Sold
CONDOS/TOWNHOMES 2018 2019
% Change
$272,583
$245,000
-10%
Average Sold Price per Sq Ft
$212
$250
18%
-7%
Average Days on Market
110
84
-24%
98%
1%
% Sold Price to List Price
97%
96%
-1%
36
28
-22%
Number of Properties Sold
6
7
17%
Total Sales Volume
$23,503,650
$19,035,040
-19%
Total Sales Volume
$1,635,500
$1,715,000
5%
GLENWOOD WEST
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
% Change
GLENWOOD WEST
$504,717
$489,080
-3%
Average Sold Price
$202
$233
15%
Average Sold Price per Sq Ft
Average Days on Market
87
95
9%
% Sold Price to List Price
98%
99%
Number of Properties Sold
6 $3,028,300
Average Sold Price per Sq Ft
Total Sales Volume
CONDOS/TOWNHOMES 2018 2019
% Change
$589,000
$365,000
-38%
$182
$220
21%
Average Days on Market
42
46
10%
1%
% Sold Price to List Price
100%
100%
0%
7
-17%
Number of Properties Sold
1
1
0%
$2,445,400
-19%
Total Sales Volume
$589,000
$365,000
-38%
PITKIN COUNTY
Rezoning Request Slows Down Pandora’s Expansion Aspen Skiing Co. was dealt at least a temporary setback when two of four Pitkin County commissioners indicated at a late August regular meeting that they would not vote to support an ordinance rezoning 167 acres on the back side of Aspen Mountain to accommodate skiarea expansion, the Aspen Daily
News reported. Commissioners Kelly McNicholas Kury and Steve Child expressed numerous concerns about the Pandora’s proposal, many of which are related to the project’s environmental impacts and its perceived incongruity with the East of Aspen/Independence Pass Master Plan. With a deadlock among commissioners, SkiCo was given a continuance until Sept. 11.
NEW LISTING - ASPEN 501 E DEAN STREET TOTAL SQFT: 2,800 | BEDROOMS: 3 $1,785,000
http://torythomas.net/501-e-dean-street-aspen-1825000/
PITKIN COUNTY Airport Parking Lot Fees Increase For the first time since a parking rate structure was implemented at the Aspen-Pitkin County Airport in 2006, fees will increase for those using the lot less than 12 hours per day, the Aspen Daily News reported. This is to combat daytime commuters taking up valuable real estate who were using the lots and then riding the bus into Aspen. In lot A, it will be $2 for the subsequent half hour and another $2 for the full hour after that. Every hour after the first two hours will jump to $6 per hour with a maximum of $40. Similarly, lots B and C will offer a free 30 minutes, with the next 30 minutes
CONTINUED
costing $1 and the subsequent hour costing another $1. Every hour after the first two hours will also cost $6 until the $40 maximum. Aspen Airport Gets Short-term Upgrade While a visioning team decides the Aspen airport’s ultimate fate, officials in the meantime have decided to move forward now with what they say are much-needed temporary improvements to the facility, the Aspen Daily News reported. The $1.8 million project, covered by the airlines, will make more room for luggage transport and passengers, both of which struggle on busy days.
Second Quarter 2019 vs 2018
DOWN VALLEY GOLF MARKET RIVER VALLEY RANCH Average Sold Price
SINGLE FAMILY HOMES 2018 2019
% Change
RIVER VALLEY RANCH
$982,357
$1,089,812
11%
Average Sold Price
Average Sold Price per Sq Ft
$261
$305
17%
Average Days on Market
162
203
% Sold Price to List Price
97%
Number of Properties Sold
CONDOS/TOWNHOMES 2018 2019
% Change
$837,400
$834,650
0%
Average Sold Price per Sq Ft
$307
$350
14%
25%
Average Days on Market
200
124
-38%
95%
-2%
% Sold Price to List Price
99%
98%
-1%
14
8
-43%
Number of Properties Sold
2
2
0%
Total Sales Volume
$13,753,000
$8,718,500
-37%
Total Sales Volume
$1,674,800
$1,669,300
0%
ASPEN GLEN
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
$1,286,000
$1,398,594
9%
Average Sold Price
Average Sold Price per Sq Ft
$328
$304
-7%
Average Days on Market
314
298
% Sold Price to List Price
92%
Number of Properties Sold
% Change
ASPEN GLEN
CONDOS/TOWNHOMES 2018 2019
% Change
$796,667
$879,000
10%
Average Sold Price per Sq Ft
$237
$240
1%
-5%
Average Days on Market
387
161
-58%
93%
1%
% Sold Price to List Price
98%
98%
0%
8
8
0%
Number of Properties Sold
3
5
67%
Total Sales Volume
$10,288,000
$11,188,750
9%
Total Sales Volume
$2,390,000
$4,395,000
84%
IRONBRIDGE
SINGLE FAMILY HOMES 2018 2019
Average Sold Price
% Change
$518,362
$618,500
19%
Average Sold Price per Sq Ft
$289
$235
-19%
Average Days on Market
155
157
1%
% Sold Price to List Price
99%
97%
-2%
Number of Properties Sold
8
7
-13%
$4,146,900
$4,329,500
4%
Total Sales Volume
CONTINUED
PITKIN COUNTY
Solar Project Passes P&Z, Moves to Commissioners Members of the Pitkin County Planning and Zoning Commission voted 4-1 to recommend that county commissioners approve a controversial 35-acre solar farm near Woody Creek, the Aspen Times reported. The vote came after two-
and-a-half hours of mainly public comment on the proposal, which pits residents of Woody Creek and Brush Creek Village, who will have to look at or otherwise deal with the 18,000-panel solar array, against county and valley residents who want renewable energy.
ASPEN 221 WRIGHTS ROAD, ASPEN, CO 81611 VACANT LAND $3,900,000
More Information at: http://torythomas.net/221-wrights-road-aspen-3900000/
415 East Hyman Avenue, Aspen CO 81611 c 970-948-1341 | t 970-925-6060 | f 970-920-9993
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