Stagecoach CO Real Estate

If you were considering purchasing one of the distressed homes in Red Hawk Village in Stagecoach, it’s too late.  They’re gone.

Since January, nine Red Hawk Village homes have sold for an average price of $298,111 and two more are under contract.  They were one of the best values in Routt County for new single family homes.

There is one home currently available for $470,000.

I’ve heard there may be one or two more that will come on the market at distressed prices, so if you’d like to be notified if they do, please email me.

Owners of Stagecoach, Colorado land may have to build soon or wait until public water and sewer are installed if a new proposal is approved that will severely limit the number of new vault permits issued.

Morrison Creek Water and Sanitation District recently approved a proposal to limit the amount of sewer vault permits in Stagecoach from 600 to 30.

The Routt Co Commissioners first have to vote on the approval before it goes into effect.   There will be a public meeting this fall  for public comment before the vote.

The vaults only apply to real estate parcels of less than 5 acres.  Anyone who owns more than 5 acres can install a septic field and well when they build.

Of the roughly 2000 lots in Stagecoach, about 1500 of them are less than five acres.  The vaults have become a real problem for Morrison Creek Water’s treatment plant, and pumping them regularly is expensive.

The last 30 permits will be available until they are gone.

What’s that going to do to sales and resales in the back of Stagecoach?  There are currently 213 land listings in Stagecoach.   With seven land sales in 2009, it averages out to less than one sale a month.

Stay tuned….

Driving on Routt County Road 16 (the 1 mile section with the fire station, Red Hawk Village and Barr Trail to the Y going to South Shore) will be a little easier.  The road will be resurfaced with chip-and-seal.  Most of the roads in Stagecoach are dirt (as are the majority of roads in Routt County), so this is good news.

As for CR 14, the narrow road that connects CR 131with Stagecoach that everyone agrees needs widening, here is the latest on the progress from the Steamboat Today:

“The Routt County Board of Commissioners tabled Tuesday its consideration of a resolution to spend $1 million to acquire 44 acres of right of way from 46 property owners along Routt County Road 14 in South Routt County. The county is considering spending the money in hopes that it could win a $20 million federal grant to reconstruct the road from Colorado Highway 131 to Stagecoach State Park. Commissioners said more information is being gathered, and the issue will be on their agenda again next week.

Search all Stagecoach Colorado homes for sale.

Search all Stagecoach Colorado Townhomes and Condos for sale.

Anybody who owns a lot without public water in Stagecoach that’s less than 5 acres or is planning on purchasing one should pay attention:

The Morrison Creek Water and Sanitation District in Stagecoach has decided it wants to cut the number of sewer vault permits offered from 600 to 30 for 2009-2011and no more permits would be allowed after 2011. There are currently 1500 lots in Stagecoach that would not have access to a sewer vault if this plan goes into effect.

MCWD has held two public hearings and indicated their reason for moving ahead with this is that the Board and County have become “increasingly concerned with the existing and potential adverse consequences from the growing number of vaults in Stagecoach.  Vaults’ are approved by the State of Colorado for temporary “Limited Use Occupancy” only. But most vaults in Stagecoach are on homes used year-around. Other concerns include traffic on roads from pump trucks, potential spillage, treatment challenges at the wastewater treatment plant of the District, health concerns from improperly maintained vaults, and lack of a concerted effort of lot owners for extension of central lines to and within these pre-1980 platted subdivisions.”

In a joint meeting with the Routt County Commissioners, MCWD did agree to create an advisory board made up of residents to address how to get sewer and water to the affected lots.

….MCWD could take action as early as August 20th, at their next meeting. If you are concerned about the issue, please contact MCWD and the Routt County Commissioners to voice your opposition.

This information provided by Sarah Thorsteinson, Steamboat Government Affairs Director

We’re still waiting for the Stagecoach, Colorado real estate market to heat up now that summer has arrived.  Interest is out there there with buyers looking for primary or second homes, but we’re not seeing the interest in Stagecoach translate into many sales.

What does that mean for buyers?

There are some great buys in Stagecoach right now.  If you haven’t owned a home in three years, you can take advantage of the $8000 tax credit, but you have to act fast.  Buyers must close by November 30, so that only leaves five months to find a home, negotiate a price, get appraisals and financing, and close.  Time is running out.

See all single family homes available in Stagecoach here or contact us to learn more about buying in Stagecoach.

Here are the real estate details for June, 2009: [Read more →]

Real Estate activity in Stagecoach centered around distressed properties in May, 2009.

Red Hawk Village saw almost half the activity with two homes selling and three going under contract. A South Shore home in foreclosure went under contract with the ridiculously low list price of $249,900.

Once these distressed properties are cleared out, prices will most likely rise again.  Don’t miss out if you are looking to purchase one of these “deals”, because most of them are already gone.

The homes at Red Hawk Village are gone.   Only 32 homes and 15 townhomes or condos are available in Stagecoach.  Most are not distressed.  The lowest priced single family home is now $330,000.

Search all Stagecoach Single Family homes Here.

Call (970) 819-6372 or contact me if you are interested in purchasing this year to take advantage of the $8000 first time buyer credit.

Land in Stagecoach is another story.  One lot sold in May. The buyer who purchased the Lakeview Meadows lot bought the adjacent $1,200,000 Lakeview Meadows home in March, 2009.

Here are all the details: [Read more →]

The public outrage over the huge increases in Stagecoach, Colorado tap fees must have caused those in charge to re-think their plans.

• Tap fees are back down to $10,000.
• Vault permits are approx. $13,500.

Also, they have revised the Lot Owner Agreement documents that need to be completed by Stagecoach buyers about Vaults (i.e. “Sealed Sanitary Systems”) and Unimproved Roads.

Read the 2008 Stagecoach Lot Owner Agreement here.

The “Sealed Sanitary Systems”–Vaults–may only be used for “Limited Use Occupancy”.  There is no definition of “limited use occupancy”, so you probably want to make some phone calls, including one to Morrison Creek Water, before you think about installing one.

Stagecoach, Colorado real estate sales are picking up. Even though foreclosures and short sales still account for the majority of activity, non-distressed homes are also going under contract.

The average list-to-sold ratio in Stagecoach is 94%.  When you consider that the homes were priced well to begin with, getting an additional 6% discount makes for some incredible values.

First time buyers are realizing that prices are getting to the point that they can buy a home for the same amount they are paying in rent. Buyers who have not owned a home in three years can get a $8000 tax credit if they close before December 1.

Search all Stagecoach homes here, or contact us about purchasing a home in Stagecoach.

There were no land sales in April.