With all the talk about vault systems in Stagecoach, there are plenty of homes and lots available in subdivisions with water and sewer systems currently in place. I’m often asked where can you buy in Stagecoach with public water and sewer in place. The Stagecoach subdivisions include:
The Routt County commissioners voted recently to allow vault permits to be used in Stagecoach subdivisions without public water and sewer. Here is an excerpt from the announcement to Realtors:
… Morrison Creek Water District made it clear property values would drop to near $1000 under the proposed plan, but that property values weren’t their responsibility. They also responded to SSBR’s letter to the County Commissioners in a power point presentation. They agreed to SSBR’s assertion that MCWD is unwilling to construct the necessary infrastructure for development. MCWD argued that in order to achieve development for all of Stagecoach, MCWD would end up in Bankruptcy again. MCWD also believes they cannot legally develop some subdivisions and not others. Read More→
The last two months have seen several land sales in Stagecoach and more great buys in Red Hawk Village. If you want to know what properties are “best buys”, please contact us.
Here are the details for Stagecoach Colorado from September 1-October 31, 2009:
| Stagecoach Colorado Residential Real Estate –SOLDS |
| BR | ADDRESS | Develop | Tot Sq Ft | List Price | Sold Price |
| Three Plus | 23028 Schussmark Trail | Stagecoach Townhomes | 1690 | $259,999 | $250,000 |
| Three | 23770 Sagebrush Circle | Red Hawk Village At Stagecoach | 2136 | $318,000 | $305,000 |
| Three | 23530 Sagebrush Circle | Red Hawk Village At Stagecoach | 1951 | $317,500 | $317,500 |
| Four | 29980 Rock Point Trail | Meadow Green Stagecoach | 1938 | $399,000 | $330,000 |
| Total Listings | Avg | Avg | |||
| 4 | $323,624 | $300,625 |
| Stagecoach Colorado Vacant Land –SOLDS |
| Acres # | Legal Desc | ADDRESS | List Price | Sold Price |
| 1.19 | LOT 11 MULTI FAMILY LOTS IN HORSEBACK | tbd Seneca | $30,000 | $24,000 |
| 1.23 | LOT 10 MULTI FAMILY LOTS HORSEBACK | 33593 Seneca | $30,000 | $24,000 |
| 0.73 | Lot 102 South Shore Subdivision at Stagecoach | TBD Shoshone Way | $65,000 | $45,000 |
| 0.45 | Lot 13, Meadowgreen at Stagecoach | TBD Bannock Trail | $75,000 | $75,000 |
| 5.00 | LOT 4 LYNX BASINS ESTATES | Lot 4 Lynx Basin Estates | $199,000 | $165,000 |
| Total Listings | Avg | Avg | ||
| 5 | $79,800 | $66,600 |
| Stagecoach Colorado Vacant Land–PENDING |
| Acres # | Legal Desc | ADDRESS | LP | SP |
| 1.51 | Lot 8 Black Horse II Subd at Stagecoach | TBD Filly Trail | $82,000 | |
| Total Listings | Avg | Avg | ||
| 1 | $82,000 |
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:
The Issue
On Tuesday, November 17th, 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
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.
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.
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 17th 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!