The West-side saw another strong year with a big gain in the probability of sale and a large drop in the average time on market. But the high-end has been slow in our region and WES has both Kissing Camels and Cedar Heights which had slow years. Average price growth lagged behind the citywide average, despite healthy gains in Pleasant Valley and Holland Park.
Standard Disclaimer: The Where to Buy Project is an Annual Creation of WelcomeWest.com for Selley Group Real Estate. It uses data extracted from the Pikes Peak RSC Multiple Listing system for the previous calendar year and compares it to the prior calendar year. For the 2017 report, the effective data range is January 1, 2015 to December 31, 2016. The information is then visualized and comprehended using Focus1st.com Pricing Software. Information is deemed reliable, but not guaranteed.
How to Use The Where to Buy Project: For a resource guide on how to better comprehend the Focus1st Graphs, please refer to the Where to Buy Project Source Video . In all cases, Days on Market is measured differently in Focus1st than in the RSC MLS: It is the length of time between initial list date and day of close. The RSC MLS measures this date in marketing days, the number of days between initial listing and the day of contract. To standardize measurement, subtract 40 days from the Focus1st measure to provide an approximate equivalent to the same measurement in RSC MLS.
A small neighborhood, but one that’s worth talking about on the west side. Every year, Chelsea Glen sees a near perfect probability of sale due to it’s persistent popularity. It’s a neighborhood where the homes tend to be newer than those in N/W 80919, is closer to Garden of the Gods Park (just use the trail to go up and over the hill and you’re there) and somehow usually costs less than homes in 80919. Lot sizes are small, so a quality backyard will go a long way to adding value for a seller because it accentuates the limited privacy.chelsea-glen
Holland Park has an almost comical affinity for the Dutch: yes, all the street names have compound vowels, lots of hard consonants and characteristics of Amsterdam in the Spring (Tulip comes to mind). This neighborhood was built in several phases from the late 1960’s through the 1970’s and into the 80’s and 90’s from Chestnut on the east all the way across Centennial Blvd. on the west. Homes tend to be split-levels and tri-levels with a few ranch plans thrown in. The big draw is that it’s west of the interstate where time seems to move a little slower and the yards are fairly generous in size, usually larger than 7000 square feet. A quirk is that some of the late 60’s and early 70’s homes have enormous garages because they were built for the days when tail-finned Oldsmobiles still populated the streets.holland-park
This report is limited to homes within Kissing Camels Property Owners’ Association (KCPOA) and Cathedral Ridge, both gated single-family residential neighborhoods. Within KCPOA there is a confusing network of townhomes and condos where some are on fee simple lots and others are on land lease lots. Correspondingly there are lots of association fees, all of them relative to the particular neighborhood. Townhomes and condos represent approximately half of the sales in Kissing Camels and this information is restricted to the single-family homes. The single-family homes originally built on Hill Circle can still have a time warp appearance: broad left to right ranchers that look straight out of the midwest or Palm Springs on a half acre lot. Lyda Circle originally had an a requirement for Asian architecture. Beginning in the 1990’s with the construction of the Fairways near the Recreation Center, large, newer construction began to take shape. In the quarter century since, Kissing Camels has grown into the most interesting architectural neighborhood. Because the neighborhood surrounds a prestigious 27-hole golf course within a gated country club community and sits on top of a very gently rolling mesa top, there are few natural trees and expansive views. Those expansive views are unique because they don’t just take in city lights and Pikes Peak but almost always embrace the striking red rocks of the neighborhood’s namesake, the Kissing Camels formation of Garden of the Gods. Average Price in this area should be ignored because there are years when five homes sell over a million and other years when maybe one does, and such volatility reflects the whims of buyers. Additionally, there is new construction available on the west side of Mesa in Cathedral Ridge. The gate is not manned in this neighborhood, the dues are less, and amenities such as fitness and dining at the Lodge and Spa are within walking distance.kissing-camels
Pleasant Valley is one of the most challenging neighborhoods for a REALTOR to work. Even during the market’s bottom in 2008 to 2010, there were more buyers for homes in Pleasant Valley than there were available homes for sale. At first glance, it may seem a bit peculiar. The homes are often split levels and bi-levels, often have a brick fascia, the soils can be kinda crummy, and there’s a big concrete ditch running down the entrance street on 31st that usually requires flood insurance. So why the appeal? Well, it’s an inexpensive way to walk straight into Rockledge Ranch of Garden of the Gods anytime you want. Your home time is like an everyday vacation. The cottonwood trees in backyard have had 60 years to grow and can be utterly massive. The streets are quiet. And if you’re into outdoor recreation, you are a hop away from Highway 24 and the slopes, the rivers or whatever your weekend (or after work) fancy might lead you to.pleasant-valley