Speed Decorating Works Wonders - Whether you are planning to stay OR sell.
I’ve seen a bunch of articles about speed decorating in the last few days, in part because of a new book that has just been released, Speed Decorating by Jill Vegas.
Speed decorating isn’t a term I’ve heard before, but it’s certainly something that I have done many times. I’m one of those people who is constantly rearranging the furniture, changing out artwork, framing new prints and constantly de-cluttering. I think it comes from so many years of renting and moving at least once a year. I loved the feeling of unpacking my treasures and seeing how they looked in a new space, finding new uses for old things, and shopping flea markets and thrift stores as well as the regular shops - mixing new things with old, repainting and refinishing and reusing and regifting.
So, as I head into my 3rd year in this house (gasp) with no sure prospect of selling and moving anytime soon (though, as a Realtor, it’s always an option as I fall in love with homes on a daily basis) I find myself craving a fresh new vibe. What’s it going to be? Paint the dining room a hot new color? Turn the loft into the productive home office I really need, complete with Dream Wall and Goal Board? Or how about creating a real foyer where there really is none?
I plan to do all of these things, and more - and Speed Decorating is totally key - I don’t have a lot of time to spare, and I’m going for maximum impact on a barely there budget of both time and money. I want to be able to overhaul each space with one afternoon and one trip to Home Depot or Target.
Where I am finding inspiration:
This great piece from CNN.com - Before and After: Manhattan Loft Makeover - I am a sucker for Before and Afters, and the details in this article are awesome. Truly a step-by-step.
The Stagers on HGTV - Since we almost always insist on our listings being staged, I am a firm believer in the magic that staging professionals pull off. And it always makes me think that I would like my house to look staged all the time, even when it’s not on the market. Don’t get me wrong, I love my home to look cozy and enjoyed - I think that the best staging jobs are the ones that look lived in and usable - not vacant with a few pieces of uncomfortable furniture thrown in.
House Beautiful - I like both the magazine in its original printed form and also the website - sign up for the e-newsletter, which always reminds me to take a look at the fresh content and archives that hold millions of great photos and ideas. I like Dwell for the same reasons, especially the exterior makeovers.
If you are planning to sell your home soon, I always advise that the best thing to do is to just start packing. There is something about starting the process with such a big step forward - not shoving all the stuff that you don’t want seen into a closet or into the basement, but actually using moving boxes and packing the things that you plan to take with you to your new home - that makes you take it all the way. Once you have really committed to the idea that you are going to sell your house, staging it is the only way to really get top dollar. Hopefully you have furniture and accessories that you can use, and following the rules of speed decorating, it doesn’t have to cost much time or money to get your home show-home ready:
- Rather than waiting, use what you have right now.
- If you have an afternoon, pick one room and focus your energy there.
- When planning to redesign, take pictures of your space with a digital camera and measure every inch. If you do decide to buy something new, you’ll know it fits before hauling it home.
- Don’t push all of your furniture up against the walls, rather, create seating areas.
- Do use color, even if it’s just throw pillows or flowers–they will really pop against a neutral background.
- Only have 30 minutes? Bring in flowers which make any room feel “vibrant and fresh,” and clean your lighting fixtures!
Going lawnless, or at least a little less lawn
Even with all the snow outside at the moment, I’m already thinking about Spring, and ways to make our garden a bit more earth-friendly and low-maintenance. This article from today’s Denver Post is a great start. I have neighbors whose lawns are already looking golf-course perfect, dark green and perfectly mowed - and it’s not even Easter! They are the same ones who water for hours every day and always win the “best lawn” award given out by the HOA. I hope that they are up early reading this today, too…
If you want to have an environmentally responsible lawn, you are simply going to have to take it easy — on fertilizers, on herbicides, on water and on yourself.
Lawns are enormous consumers of garden energy: They are preened and pampered, weeded, watered, enthusiastically fertilized, mowed to a fare-thee-well and edged to perfection. Of course, a trim lawn is essential for a round of croquet or a lively game of whiffle ball, but most people grow more lawn than they need, and spend more time, money and energy taking care of it than it really requires. The Lawn Reform Coalition wants to change all that.
The coalition, a group of garden designers, environmentalists, conservationists, garden coaches and garden journalists, was founded last fall to help increase awareness of the impact of lawns on the environment. Their goal is to encourage responsible lawn care and to suggest alternatives that conserve resources without compromising your standing as a lawn-abiding citizen.
“People need practical ideas for managing their yards in eco-friendly ways,” says Susan Harris, a garden coach and one of the founders of the Lawn Reform Coalition. “You can have a good-looking lawn that doesn’t harm the environment.”
As a founder of the coalition, Harris put the group’s message into practice, completely eliminating the lawn around her home in Maryland and replacing it with low-maintenance sedum acre (also known as stonecrop) and white clover. “Now it requires nothing,” she says. “Not even weeding. No watering, mowing, feeding — nothing.”
Harris admits her alternative lawn is not sturdy enough for rough-and-tumble sports or high-traffic events, but it looks great, and “it’s good for pollinators,” she says. A lawn made up of a single species of grass really provides nothing for birds or bees, she says, and may even be toxic to them (and your pets) if you use herbicides and pesticides.
Spring is an excellent time to reform your own lawn-care practices, Harris says. “Spring lawn fertilizing does the greatest environmental harm of any gardening practice, period,” she says, yet applying fertilizer in spring is a lawn ranger’s almost instinctive reaction to the changing season. Cool-season grasses (such as bluegrass, rye and fescue) should be fertilized in fall, not spring, and warm-season grasses (such as bermuda, zoysia, and St. Augustine grass) shouldn’t be fertilized until the weather is warm. Applying fertilizer at the wrong time is not only a waste of money, it also contributes to a further waste of resources: Your grass will respond by growing faster, and you’ll find yourself mowing sooner, and more often, than neighbors who let their lawns green up naturally in spring. Read the rest of this entry »
Living Large in West Arvada - Beautiful Home, Amazing Views in Saddle Brook
There are so many things to love about this home - where do I start?
The front yard? Beautifully landscaped with a 3-car garage, wide driveway and enough room for a basketball hoop, a walkway that leads up to the welcoming front porch and covered entry…come on in!
The foyer? Large but not too formal, with plenty of space for guests to hang their coats and kids to dump their backpacks, with inset archways perfect for a large mirror or special artwork.
The study? Light and bright with large windows that look out onto the front porch, shut the door and get some work done, or keep it open and keep an eye on the kiddos in the great room!
Main floor powder room? Conveniently placed near the entry, but set back down a short hallway, with a pedestal sink and neutral paint, roomy enough for a small table or cabinet.
Dining room? Windows on two sides allow plenty of natural light in this intimate setting, large enough to seat 12 comfortably, or a larger group who likes to get cozy.
Great room? Wall of windows with panoramic views of the entire Front Range and Tabletop Mountain, as well as the neighborhood lake and adjacent Open Space below - patio doors open onto the upper deck, and the kitchen island, large-screen TV nook and gas fireplace make entertaining or just hanging out at home a complete pleasure. Large chef’s kitchen with 6-burner gas cooktop, island with sink and dishwasher, and seating around allow the host to interact easily with guests or watch the kids play in the yard while making dinner.
Heading upstairs, to 4 bedrooms and 3 en-suite baths…
The Master Bedroom? Huge, light and bright with floor to ceiling windows offering spectacular views. The Master Bath features an extra-long and extra-deep soaking tub surrounded by windows with custom up-down blinds for privacy, double sinks, large shower with bench, and double walk-in closets!
The Second Bedroom? Large window, en-suite full bath, cheery and bright!
The Third and Fourth bedrooms are connected by a jack and jill bath, and pocket doors create extra space, and each bedroom has a large closet!
Additional features….
Walk-in pantry, main-floor laundry room with built in counters and cabinets, hickory hardwood floors, maple cabinets, walk out basement ready for an additional bedroom and full bathroom, professional landscaping featuring low-water foliage…the list goes on an on…contact me for more info or a private tour!
16th Street Mall redevelopment in planning stage
While our family was in London last month, we had the opportunity to visit with many of my husband’s overseas friends and family, and I found it really interesting that several of them mentioned the 16th Street Mall when relating their experiences visiting Colorado. Obviously, the mall makes an impression on visitors, especially those who spend some time exploring downtown on foot. As a long-time resident, I never really give the mall a second thought - sure, if I’m downtown I might hit one of the restuarants on the mall for lunch or happy hour, but I have to admit that I tend to gravitate toward the independently-owned restaurants Uptown or in Riverfront because parking near the mall is such a pain. It would be different if I worked nearby and was parked there, anyway, or if there was a good public transportation option to get there, but living in the suburbs it would take 3 buses and a miracle to get there in less than 2 hours, and I can drive downtown in less than 20 minutes, so that’s the obvious option.
I will be interested to hear what happens with these plans - and if you spend any time on or near the 16th Street Mall, it might be a good idea to attend one of the public planning sessions to express your opinion!
Interesting update regarding the 16th Street Mall on yourhub:
Bicycle lanes, moving buses to 15th among alternatives for mall
Three different visions for a possible facelift of the 16th Street Mall are being examined by Denverites. Provided by: Kathryn Scott Osler/DP
The first option, and least expensive, involves improving what already exists without major infrastructure changes.
The second alternative involves moving the mall buses closer together, killing the median and widening sidewalk space on the northeast side of the street. It would allow for more patio seating and vendor and kiosk space.
The third and most radical vision includes moving the westbound mall bus to 15th Street to allow for expansion of public space, an emergency lane or possibly a two-way bicycle lane.
Residents and business owners who attended one of two open houses last week to hear about plans had differing opinions of what they wanted to see.
Sherry Patten, who has lived on the mall for the past 14 years, preferred the second option because of the wide sidewalk space.
“I really like the whole idea of using 15th Street too, but it’s a big expense,” she said. “Option one is too near to what it is now, and I think we need a new start,” Patten added.
The hope with the third option is that 15th, which doesn’t have much pedestrian draw currently, becomes as viable as 16th. The worry of some is that moving the bus to 15th will make transportation confusing for tourists and others who might not go to 15th. Or, it could take people off 16th.
The possibility of adding bicycle lanes in the third option is appealing to several people who commented on the 16th Street Mall Facebook page.
Leon Stor and Saul Tamariz agreed that the second option is best, but for a different reason than Patten. The duo is considering the possibility of a healthy Mexican food cart on the mall.
“I think if they allowed more room for kiosks, it would be perfect, not just for business owners, but for pedestrians,” Stor said.
Bruce Briggs disagreed. Briggs is a sales associate at Overland Sheepskin Co. at 16th and Larimer Street.
“The big concern at the store was the kiosk effect, whether it would turn everything into a big swap market,” he said. “The merchandise at kiosks is more just trinkets. We’d rather them encourage a department store. How many hot dog stands can you have on one mall?”
Briggs said the mall just needs to be updated as in option one.
A complete reconstruction of granite pavers in the bus lanes would be included and trees preserved no matter what option is picked for needed improvements on the mall, said John Desmond, vice president of urban planning and environment at the Downtown Denver Partnership, which is spearheading the effort.
Response has been evenly divided among the options, Desmond said. An option is expected to be endorsed by a steering committee in July. To see all options, go to http://bit.ly/16thstreet.
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Up next
What: 16th Street Mall urban design plan public meeting No. 3
When: 4:30-5:30 p.m. open house, 5:30-7 p.m. presentation and public comment
April 6
Where: Wellington E. Webb Municipal Office Building, 201 E. Colfax Ave., Denver
Info: R.S.V.P. to info@downtowndenver.com. You can also send comments to 16thstreetplan@downtowndenver.com.
What are your “must-haves” for your next place?
What’s your top 10? I am always surprised, and a bit amused, when people start their home search looking for one type of house, and a list of “must-haves” which totally changes when they walk into that house that is “the one”. I often start a home search by asking a bunch of questions - about lifestyle, mostly - because it’s important to hear from the buyer what is vital in their everyday lives, and what they think they want, but can most likely do without. So what are the deal-breakers? Of course, they are always different, but according to this article from Real Estate Magazine, based on findings from the experts at the International Builders Show - these are the Top 10:
Americans want smaller houses and they are willing to strip some of yesterday’s most popular rooms-such as home theaters-from them in order to accommodate changing lifestyles, consumer experts told audiences at the International Builders Show.”This is a traumatic time in this country and the future isn’t something we’re 100% sure about now either. What’s left? The answer for most home buyers is authenticity,” said Heather McCune, director of marketing for Bassenian Lagoni Architects in Park Ridge, Ill. Buyers today want cost-effective architecture, plans that focus on spaces and not rooms and homes that are designed ‘green’ from the outset,” she said. The key for home builders is “finding the balance between what buyers want and the price point.”
For many buyers, their next house will be smaller than their current one, said Carol Lavender, president of the Lavender Design Group in San Antonio, Texas. Large kitchens that are open to the main family living area, old-fashioned bathrooms with clawfoot tubs and small spaces such as wine grottos are design features that will resonate today, she said. “What we’re hearing is ‘harvest’ as a home theme-the feeling of Thanksgiving. It’s all about family togetherness-casual living, entertaining and flexible spaces,” Lavender said.
Paul Cardis, CEO of AVID Ratings Co., which conducts an annual survey of home buyer preferences, said there are 10 “must” features in new homes:
1. Large kitchens, with an island. “If you’re going to spend design dollars, spend them where people want them-spend them in the kitchen,” McCune said.
2. Granite countertops are a must for move-up buyers and buyers of custom homes, but for others “they are on the bubble,” Cardis said.
3. Energy-efficient appliances, high-efficiency insulation and high window efficiency. Among the “green” features touted in homes, these are the ones buyers value most, said Cardis. While large windows had been a major draw, energy concerns are giving customers pause on those. The use of recycled or synthetic materials is only borderline desirable.
4. Home office/study. People would much rather have this space rather than, say, a formal dining room. “People are feeling like they can dine out again and so the dining room has become tradable,” Cardis said. And the home theater may also be headed for the scrap heap, a casualty of the “shift from boom to correction.”
5. Main-floor master suite. This is a must feature for empty-nesters and certain other buyers, and appears to be getting more popular in general. That could help explain why demand for upstairs laundries is declining after several years of popularity gains.
6. Outdoor living room. The popularity of outdoor spaces continues to grow, even in Canada. The idea of an outdoor room is even more popular than an outdoor cooking area, meaning people are willing to spend more time outside.
7. Master suite soaker tubs. Whirlpools are still desirable for many home buyers, but they clearly went down a notch in the latest survey. Oversize showers with seating areas are also moving up in popularity.
8. Stone and brick exteriors. Stucco and vinyl don’t make the cut.
9. Community landscaping, with walking paths and playgrounds. Forget about golf courses, swimming pools and clubhouses. Buyers in large planned developments prefer hiking among lush greenery.
10. Two-car garages. A given at all levels; three-car garages, in which the third bay is more often than not used for additional storage and not automobiles, is desirable in the move-up and custom categories.
Apres Ski + Ride Party Starts Tomorrow in Denver
About The World’s Largest Après Ski + Ride Party
The World’s Largest Après Ski + Ride Party is a three-day event that corresponds with the three main days of the 2010 SIA Snow Show, which will be in Denver for the first time beginning in January 2010. The event celebrates Denver’s love of winter sports and introduces SIA Snow Show attendees to the magic of the Mile High City. Most of the Après Ski + Ride Party activities occur in the restaurants, bars and clubs of downtown Denver with many of Colorado’s top ski resorts (and even some Snow Show exhibitors) paired up with their favorite spots. Check out the event map or the event list for all the latest info.
The World’s Largest Après Ski + Ride Party is presented by The Denver Post, sponsored by Clear Channel Communications, CBS4 Denver and Malenke Barnhart. The event is brought to you by VISIT DENVER , Colorado Ski Country USA, the Downtown Denver Partnership and the City of Denver.
About SIA SnowShow
For more than five decades, the SIA Show has been bringing the entire market together in one place, making it the most important trade event for the snow sports industry. Showcasing the latest trends, innovations, product lines and styles, the SIA Show is the first time, globally, where nearly 1,000 brands are presented in an authentic environment on and off the snow; all powered by the passion and culture of snow sports.
Representing a $3 billion industry, the industry’s retail buying power attends the SIA Show to see the product collections for the 10.11 year. S
ince its inception, the SIA Show has been listed in the top 200 US trade shows by Tradeshow Week and is currently ranked 59th.
The SIA Snow Show is coming to Denver for the first time from January 28-31, 2010. This event will bring 17,000 snow sports retailers and manufacturers to Denver for a 600,000 square foot tradeshow of snow sports clothes and gear in the Colorado Convention Center – some 14 acres of new products on display. While the public cannot attend the show, interest in it will be extensive. Denver is the largest urban ski market in the U.S. with the highest number of snow sports enthusiasts per capita.
For more info, visit the official website at http://www.denver.org/apresski/Home.aspx
The Circle of Life in Denver Highland Real Estate
Development is a strange and complex process, especially in neighborhoods with over a century of history, character, and architecture.
Denver’s Highland neighborhood is one of those areas - and there is a little bit of good, a little bit of bad in the news today.
Which do you want first? The bad? It’s always sad when a property is neglected to the point that it becomes a safety hazard - especially when it’s a 107-year old house in a fantastic location. What really strikes me about the article in the Denver Post is this: the developer that purchased the property a couple of years ago applied twice for permission to demolish the property and was denied due to the historic status of the neighborhood. So, he neglected the property until the city decided to demolish it for him. How does that make sense?
Anyway, I guess it’s all just part of the natural process of development, but it is a sad photo, isn’t it? Hopefully now the developer will actually do something with the property.
So what’s the good news? On the East side of Highland, in the old Olinger mortuary space, development is in full, compliant, swing with the announcement that the same group that brought the neighborhood goodies like Lola and Vita is doing it again, and I can’t wait to see how it turns out! Apparently they already have one new restaurant concept committed to the space, and will make room for several other retailers and restaurants, which will drive up property values in LoHi even further.
I guess it’s all part of the Circle of Life of a growing, thriving, changing neighborhood (insert Lion King theme song here).
Why Rent in Denver When You Can Buy?
10 Cities Where It’s Smarter to Buy - According to Forbes Magazine
For people who want to own a home, the premium to buy-the spread between what they’d spend to rent and what they’d pay for a mortgage-is much lower than the 15-year average in many cities.
To determine what cities are smart buys, Forbes magazine computed the premium and also identified locales where economists predict home prices will go up the most over the next five years.
Here are the top 10 cities the magazine chose as the best places to buy right now.
1. Boston-Cambridge-Quincy, Mass.
2. Charlotte-Gastonia-Concord, N.C.-S.C.
3. Chicago-Naperville-Joliet, Ill.-Ind.-Wis.
4. Cincinnati-Middletown, Ohio-Ky.-Ind.
5. Denver-Aurora-Broomfield, Colo
6. Minneapolis-St. Paul-Bloomington, Minn.-Wis.
7. Philadelphia-Camden-Wilmington, Pa.-N.J.-Del.-Md.
8. Portland-Vancouver-Beaverton, Ore.-Wash.
9. San Francisco-Oakland-Fremont, Calif.
10. Washington-Arlington-Alexandria, D.C.-Va.-Md.-W.V.
The Repeat Purchase Tax Credit - Are You Eligible?
Owners of existing homes — specifically, taxpayers who have occupied the same property as a principal residence for five consecutive years during the previous eight years — may now be able to claim a tax credit on a purchase of another house they intend to use as a principal residence.
The credit is for up to 10 percent of the price of the replacement home, capped at $6,500. The purchase contract must be dated from Nov. 7, 2009, to April 30, 2010 and the closing must occur no later than June 30.
Members of the armed forces and federal diplomatic and intelligence personnel stationed overseas get an extra year to claim the credit.
The maximum purchase price on houses eligible for the credit is $800,000.
Your modified adjusted gross income must be $125,000 or less if you are single, $225,000 or less if you are married and filing jointly. Above these limits, the allowable credit amount begins to phase down in increments and is eliminated once incomes hit $145,000 for singles and $245,000 for married joint filers.
Purchasers are not required to sell their previous home, but they must be able to demonstrate that the replacement house is or will be their principal residence.
On 2009 and 2010 tax returns, buyers should attach the following:
– Form 5405, which can be found on the IRS website at http://irs.gov
– A copy of the signed HUD-1 settlement sheet, including the contract sale price and the date of closing. This is to document that the timing of the transaction meets the program’s requirements.
– Evidence of long-term ownership and occupancy of the previous house to meet the five-consecutive-years requirement. This can be property tax records, homeowner’s insurance records or IRS Form 1098 mortgage interest statements for the five-year period.
– For buyers claiming a credit on a newly constructed home, for which a HUD-1 settlement sheet is not available, the IRS will accept a copy of the certificate of occupancy showing the purchasers’ names, the property address and the date.
– For buyers of mobile homes who are not able to get a settlement statement, the IRS will accept a copy of the executed retail sales contract showing the property’s address, purchase price and date of purchase.
Congress mandated all this extra documentation after audits uncovered widespread abuses by applicants for the $8,000 credit. Among these were fictitious home purchases in which taxpayers or tax preparers sought — or obtained — credits on properties that never were sold or bought. This time around, the IRS says it will rigorously investigate all claims filed, starting with a review of the documentation submitted.
Consult with a tax professional if you are still unsure whether you will qualify for the credit!
An advisory posted by the IRS this month spelled out situations in which recipients of tax credits may have to repay them to the government. These include taxpayers who sell their houses within 36 months after purchase. Recipients must also repay the credit if they convert their principal residence to a rental or business property, or if their lender forecloses on the house.
With all the rules now available, here’s the action message to potential tax-credit seekers: Speed up your search for the house you want to buy. Get moving. There are only 14 weeks to sign a contract and just five months to go to closing.
Don’t Want to Buy North of 38th Ave? Think Again.
The plan for the Sunnyside Light Rail Station area.
Many of the buyers that I work with in Northwest Denver start their search at Highlands Square - makes sense, after all, who wouldn’t want to live a couple of blocks from one of Denver’s most popular and hip neighborhood centers?
But, for first-time homebuyers, the prices in West Highlands can be a bit out of reach. Go a few blocks north or east, though, and there are opportunities to get a little more square footage, a bigger yard, or better finishes for the money - and the neighborhoods surrounding West Highlands are growing, thriving, and appreciating in value.
A perfect example is the Sunnyside/Chaffee Park area. Many buyers, especially when searching the MLS or other online home listings, cut off their search at 38th Ave and won’t go further north, or at Federal and won’t go East, but the majority of the northern and eastern streets are totally quaint, tree-lined, quiet, and perfectly located between Lower Highland (LoHi), West Highlands, and Downtown Denver. Home prices are typically at least 10-20 percent lower once you cross 38th or Federal, but these areas are perfectly situated for both future growth and appreciation.
And even further proof for where this neighborhood is headed? Check it out:
The City and County of Denver has begun a process to plan for change in the areas surrounding future transit stations. In 2006, the city completed a Transit Oriented Development (TOD) Strategic Plan that identified a need for land use planning for the 38th and Inca station area on RTD’s future Gold Line commuter rail corridor. Over the past year, RTD examined the station location as part of the Gold Line Environmental Impact Statement. As a result of this process, RTD is recommending the station be located at approximately 41st and Fox streets on the east side of the Union Pacific Railroad. Over the past two years, the City and County of Denver worked with community members to develop a station area plan for the half-mile area surrounding the future 41st and Fox station.
Plan Goals:
- Improve pedestrian connections to the station, between neighborhoods, and along major corridors
- Create opportunities to add more housing, jobs and services to the station area
- Incorporate plazas, parks and open space into redevelopment areas
- Capitalize on the station area’s proximity to Downtown and location on the Gold Line and Northwest Rail corridors
- Balance the needs of new development and existing uses
Plan Elements
- Development of a high intensity activity node close to the station on the east side
- Creation of a pedestrian shopping corridor along Fox Street
- Mixed-use redevelopment of the former Denver Post site
- Linked park and open space improvements to enhance neighborhood livability by providing positive orientation, buffering, aesthetics, recreational amenities, and storm water management
- Capture partnership benefits with Regency Student Housing by encouraging ties between academic institutions, student populations, and incubator employment uses
- Respect existing housing west of the station by redeveloping along the edges of the Sunnyside neighborhood leading to Inca Street and in a mixed-use node at 38th and Navajo
- Incorporate historically significant structures by drawing design inspiration from the area’s historic, industrial character
- Promote pedestrian and bicycle connectivity with improvements to Navajo, 38th, Elati, 41st, 44th, Fox, Inca and other streets
- Promote structured RTD parking that is shared with adjacent development
- Capture views of Downtown and buffer the station area by locating taller structures along I-25 and I-70
- Support for sustainable development, green building practices, housing affordability and healthy, walkable communities
To check out the entire development plan, please click here. If you would like to look at property on the market in Sunnyside, or anywhere in the Denver Metro area, contact me!