Stagecoach CO Real Estate

The Steamboat Springs Board of Realtors (SSBR) has issued a strong statement regarding the upcoming vote about the sewer vaults and Morrison Creek Water’s desire to get rid of them.

If you own undeveloped land in Stagecoach, you’ll want to read the statement in its entirety.  Here it is:

Tell Routt County Commissioners: Oppose Stagecoach Sewer Vault Plan!

The Issue

On Tuesday, November 17^th, the Routt County Commissioners will vote on whether to support a plan by the Morrison Creek Water and Sanitation District (MCWD) to limit access to sewer vault permits in the Stagecoach development, and allow no more than 30 permits for roughly 1500 platted lots in Stagecoach. The current regulations allow 600 permits.

SSBR Concerns with the proposal

SSBR is concerned that if the policy is implemented, a reduction in property values in Stagecoach could immediately ensue.

A reduction of sewer vault permits to 30, when it had been 600, will result in a property devaluation. We believe a property with a vault permit will be more valuable than one without a permit, all things equal.

SSBR is also concerned that the MCWD has been unwilling to construct water and sewer infrastructure necessary for development.

MCWD’s unwillingness to construct water and sewer infrastructure necessary for development is contrary to its responsibilities under the Special District Act. MCWD appears to have adequate capacity, no environmental emergencies, and is debt-free with reserves, so it could finance water and sewer extensions in the development.

SSBR Recommendations

• Postpone consideration of the Proposal until the Stagecoach Community Plan Update has been completed and adopted as a component of the County’s Master Plan

• Adopt a “cap and trade” program for vault permits

A “cap and trade” program would allow MCWD to cap the total number of vaults that will be allowed at Stagecoach, but allow permits to be transferred to another property owner in an area that sewer has not yet reached.

• Undertake expansion of Infrastructure

MCWD should adjust its policies and update its capital budget, seek appropriate financial support where available, and renew its effort to provide water and sewer.

• Allow for variances and exceptions

MCWD should allow for variances or exceptions to the restriction on Vaults to preserve the opportunity from property owners to install a vault in circumstances where there are no other feasible solutions for developing a property.

TAKE ACTION!

WE NEED A FULL ROOM AT THE COUNTY COMMISSIONERS MEETING AT THE HISTORIC COURTHOUSE ON TUESDAY, NOVEMBER 17^th at 5:30 PM. Please attend the meeting. Ask your clients to attend this meeting!

This is our final chance to change the policy and protect property values in Stagecoach!

Best Land Offer!  The seller of this lakeview lot in Meadowgreen @ Stagecoach wants to see offers.

Land sales in Stagecoach have picked up, with one on Shoshone Way in South Shore going under contract today.

This .65 acre lot has public water and sewer, paved roads, utilities to the lot line, and spectacular views.

It was originally listed at $149,000, and is now being offered at $89,000.

Call 970.819.6372 to see why this is one of the best values for Stagecoach Land right now.

Stagecoach CO Real Estate Update–What’s Sold and What’s Under Contract since May, 2009

Stagecoach has seen increased real estate activity in the past few months.  As prices come down, more buyers are entering the market.  Here are the details of what has sold and what is pending in Stagecoach:

Crystal Staepel is a Stagecoach resident/Realtor who wants to get the word out about the pending changes Morrison Creek Water would like to make with the number of Stagecoach vault permits.

She writes:

Everyone’s feedback and attendance at these meetings are so greatly important, if you don’t have anything to say your presence is a great impact.
If you need a copy of the proposal or would like to read any past meeting minutes, the Morrison Creek Water and Sanitation District the website is http://www.mcwater.org
I will do my best to update any further meetings as the schedules become available. It is also always in the legal section of the classifieds in every sunday Pilot http://www.steamboatpilot.com

Recently, Morrison Creek Water approved a proposal to limit the number of vault permits in Stagecoach for parcels of land less than 5 acres.

The Routt County Commissioners have not approved the proposal, and there is still time for public comment before a decision is made.

There will be a public meeting held within the next several weeks to hear public comment regarding the Stagecoach vault issue.  If you are unable to attend the meeting but would like to comment, you can email the County Commissioners.

August was another quiet month for Stagecoach real estate activity.

One home closed in Red Hawk Village and one went under contract on Rock Point Trail.  Both homes were under $400,000.

This echos the nationwide trend of lower priced real estate selling as people take advantage of the $8000 tax credit for first time home buyers and the more affordable prices for real estate.

Three lots were sold or went under contract. Two of the lots were in Horseback which is a beautiful treed neighborhood in Stagecoach.  Lots in Horseback were selling between $70,000-$80,000 just two years ago.  The lots under contract were listed at $30,000, illustrating how sellers have to price their land to get noticed. [Read more →]

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….