Bermed Earth Homes

considerations for Bermed Earth Homes from energy.gov

Efficient Earth-Sheltered Homes

If you are looking for a home with energy-efficient features that will provide a comfortable, tranquil, weather-resistant dwelling, an earth-sheltered house could be right for you.

There are two basic types of earth-sheltered house designs—underground and bermed.

Underground Earth-Sheltered Homes

When an entire earth-sheltered house is built below grade or completely underground, it's called an underground structure. An atrium or courtyard design can accommodate an underground house and still provide an open feeling. Such a house is built completely below ground on a flat site, and the major living spaces surround a central outdoor courtyard. The windows and glass doors that are on the exposed walls facing the atrium provide light, solar heat, outside views, and access via a stairway from the ground level.

The atrium design is hardly visible from ground level, creates a private outdoor space, and provides good protection from winter winds. This design is ideal for building sites without scenic exterior views, in dense developments, and on sites in noisy areas. Passive solar gain—heat obtained through windows—is likely to be limited because of the position of the home’s windows, and courtyard drainage and snow removal should be carefully thought through during design.

Bermed Earth-Sheltered Homes

A bermed house may be built above grade or partially below grade, with earth covering one or more walls. An “elevational” bermed design exposes one elevation or face of the house and covers the other sides—and sometimes the roof—with earth to protect and insulate the house.

The exposed front of the house, usually facing south, allows the sun to light and heat the interior. The floor plan is arranged so common areas and bedrooms share light and heat from the southern exposure. This can be the least expensive and simplest way to build an earth-sheltered structure. Strategically placed skylights can ensure adequate ventilation and daylight in the northern portions of the house.

In a penetrational bermed design, earth covers the entire house, except where there are windows and doors. The house is usually built at ground level, and earth is built up (or bermed) around and on top of it. This design allows cross-ventilation and access to natural light from more than one side of the house.

Advantages & Disadvantages

Like any home design, earth-sheltered houses have advantages and disadvantages.

On the plus side, an earth-sheltered home is less susceptible to the impact of extreme outdoor air temperatures than a conventional house. Earth-sheltered houses also require less outside maintenance, and the earth surrounding the house provides soundproofing. In addition, plans for most earth-sheltered houses "blend" the building into the landscape more harmoniously than a conventional home. Finally, earth-sheltered houses can cost less to insure because they offer extra protection against high winds, hailstorms, and natural disasters such as tornados and hurricanes.

The principal downsides to earth-sheltered houses are the initial cost of construction, which can be up to 20% more than a conventional house, and the increased level of care required to avoid moisture problems, both during construction and over the life of the house. It can also take more diligence to resell an earth-sheltered home, and buyers may have more hurdles to clear in the mortgage application process.

Site-Specific Factors for Earth-Sheltered Home Design

Efficient Earth-Sheltered Homes

Before deciding to design and build an earth-sheltered house, you’ll need to consider your building site's climate, topography, soil, and groundwater level.

Climate

Studies show that earth-sheltered houses are more cost-effective in climates that have significant temperature extremes and low humidity, such as the Rocky Mountains and northern Great Plains. Earth temperatures vary much less than air temperatures in these areas, which means the earth can absorb extra heat from the house in hot weather or insulate the house to maintain warmth in cold weather.

Topography and Microclimate

The site's topography and microclimate determine how easily the building can be surrounded with earth. A modest slope requires more excavation than a steep one, and a flat site is the most demanding, needing extensive excavation. A south-facing slope in a region with moderate to long winters is ideal for an earth-sheltered building. South-facing windows can let in sunlight for direct heating, while the rest of the house is set back into the slope. In regions with mild winters and hot summers, a north-facing slope might be ideal. Careful planning by a designer familiar with earth sheltering can take full advantage of the conditions on your particular site.

Soil

The type of soil at your site is another critical consideration. Granular soils such as sand and gravel are best for earth sheltering. These soils compact well for bearing the weight of the construction materials and are very permeable, allowing water to drain quickly. The poorest soils are cohesive, like clay, which may expand when wet and has poor permeability.

Professional soil tests can determine the load-bearing capability of soils at your site. Soil radon levels are another factor to consider, because high concentrations of radon can be hazardous. There are, however, methods for reducing radon buildup in both conventional and earth-sheltered dwellings.

Groundwater Level

The groundwater level at your building site is also important. Natural drainage away from the building is the best way to avoid water pressure against underground walls, but installed drainage systems can be used to draw water away from the structure.

Construction Materials and Considerations for Earth-Sheltered Homes

The construction materials for each earth-sheltered structure will vary depending on characteristics of the site and the type of design. Materials must, however, provide a good surface for waterproofing and insulation to withstand the pressure and moisture of the surrounding ground.

Concrete is the most common choice for constructing earth-sheltered buildings, because it strong, durable, and fire resistant. Concrete masonry units (also called concrete blocks) reinforced with steel bars placed in the core of the masonry can also be used, and generally cost less than cast-in-place concrete.

Wood can be used in earth-sheltered construction for both interior and light structural work. Steel can used for beams, bar joists, columns, and concrete reinforcement, but must be protected against corrosion if it is exposed to the elements or to groundwater. It is also expensive, so it must be used efficiently to be economical as a structural material.

Other Construction Considerations

Waterproofing

Waterproofing can be a challenge in earth-sheltered construction. Keep in mind these three ways to reduce the risk of water damage in your house: choose the site carefully, plan the drainage both at and below the surface of the house, and waterproof your house.

Waterproofing systems to consider include:
•Rubberized asphalt combines a small amount of synthetic rubber with asphalt and is coated with a polyethylene layer to form sheets. It can be applied directly to walls and roofs and has a long life expectancy.
•Plastic and vulcanized sheets are among the most common types of underground waterproofing. Plastic sheets include high-density polyethylene, chlorinated polyethylene, polyvinyl chloride, and chlorosulfonated polyethylene. Suitable vulcanized membranes or synthetic rubbers include isobutylene isoprene, ethylene propylene diene monomer, polychloroprene (neoprene), and polyisobutylene. For all these materials, the seams must be sealed properly to guard against leaks.
•Liquid polyurethanes are often used in places where it is awkward to apply a membrane, and are sometimes used as a coating over insulation on underground structures. Note that weather conditions must be dry and relatively warm during their application.
•Bentonite is a natural clay formed into panels that are nailed to walls or applied as a liquid spray. When the bentonite comes in contact with moisture, it expands and seals out moisture.

Humidity

Humidity levels may increase in earth-sheltered houses during the summer, which can cause condensation on the interior walls. Installing insulation on the outside of the walls will prevent the walls from cooling down to earth temperature, but can also reduce the summer cooling effect of the walls. Careful planning by a designer familiar with earth-sheltered home design can keep humidity from becoming a problem.

Insulation

Although insulation in an underground building does not need to be as thick as that in a conventional house, it is necessary to make an earthen house comfortable. Insulation is usually placed on the exterior of the house after applying the waterproofing material, so the heat generated, collected, and absorbed within the earth-sheltered envelope is retained inside the building's interior. If insulating outside the wall, a protective layer of board should be added to keep the insulation from contacting the earth.

Air Exchange/Air Quality

Adequate ventilation must be carefully planned in an earth-sheltered house. Combustion appliances should be sealed combustion units that have a direct source of outside air for combustion and vent combustion gases directly to the outside. In addition, avoiding indoor pollutants such as formaldehyde from foam insulation, plywood, and some fabrics can help keep indoor air healthy. An energy recovery ventilator, which exchanges heat in the outgoing exhaust air with incoming fresh air, minimizes heat loss while ensuring good indoor air quality and is a useful addition to any energy-efficient home.

5 Ways to Sell Your Denver Home Fast

some considerations from realestate.usnews.com

5 Ways to Sell Your Denver Home Fast

Denver is one of the hottest residential real estate markets in the country. Low housing inventory and high demand have made the Mile High City undeniably a seller’s market, where bidding wars are common and buyers need to bring more to the table than ever before.

As the spring selling season ramps up, homeowners should be ready to adopt certain practices to ensure a swift and simple sale of their property. Besides setting a competitive listing price, there are a variety of things homeowners can do to make the selling process as smooth and satisfying as possible.

We asked real estate agents in the Denver area who routinely outsell the competition for advice for selling a Denver home quickly. Here's what they had to say.

Spring clean for success. Many sellers are wary of spending money on a house they aren’t planning to live in much longer, but certain small investments to make a home look and feel fresh will have a worthwhile impact on the listing. Deviree Vallejo, an agent with Kentwood City Properties in downtown Denver, suggests focusing improvements on items that affect the largest surface areas of the home, like putting a fresh coat of paint on the walls or re-surfacing hardwood floors. “Cosmetic items like adding paint or removing carpet will pay off 100 percent,” she says. “Pay the money upfront to make the house look shiny and new.”

Spring is also an ideal time to spruce up a home’s curb appeal to make it eye-catching. Tasks like trimming trees, planting flowers and painting the front door can be completed in a weekend and have a huge impact, as potential homebuyers often spend several minutes upon arrival standing outside the front door while waiting for the agent to get the key out of the lockbox. “First impressions are important," Vallejo stresses.

Stage the ideal atmosphere. Sellers should understand the importance of creating an inviting atmosphere in their home to help potential buyer’s envision the space as their own. Sometimes, that means replacing family photos or heirloom furniture pieces with more updated, generic items that evoke a sense of newness and optimism. Staging is also great way to help a space that may be somewhat cramped feel more spacious.

Cherry Creek Properties agent Vivi Gloriod agrees and says she stages all of her homes. After taking over a listing in South Denver that sat on the market for almost six months with another agent, Gloriod sold the home in just two weeks for a higher price, a success she partly accredits to proper staging. “The very first thing I did was stage it,” she says. “Then I did high-definition photos and videos for marketing materials.”

When staging your home, keep in mind that one of the top reasons people want to live in Denver is to enjoy the beautiful weather and scenery. “It’s wise to also stage your backyard and patio spaces,” Vallejo advises. Even sprucing up a small balcony or rooftop patio is sure to enhance a buyer’s vision of an outdoor lifestyle.

Choose the right real estate agent. All agents interviewed maintain that finding the right Denver real estate agent is crucial to a successful home selling process. Choosing a listing agent that has a high success rate selling similar homes and ample knowledge about the area is mandatory. “Be sure to ask them how many homes they’ve sold in the past six months, and also how many of those homes were located in your neighborhood,” Gloriod advises.

Agents who are familiar with your neighborhood understand that the success of certain marketing methods can vary depending on a home’s location. Gloriod mentioned that while some neighborhoods, like Washington Park, are great for public open houses because of their walkability, areas like Lakewood that are not as pedestrian-friendly may benefit more from broker open houses, or events that showcase a home to other real estate agents.

Amy Ryan, an agent with Re/Max Momentum in Commerce City explained that the process of homebuying and selling is like being in a relationship with your agent, due to the amount of time you spend together during that period of time and how emotional the process can be. “You need to like them and connect with them," Ryan says. “Be sure to talk to a variety of agents. Even if you think you’ve found one you want to use, go interview a few more anyway.”

Flaunt the neighborhood. Millennials make up one of the largest groups of homebuyers in Denver, and one of the top items on their wish list is neighborhood accessibility. “The number one request right now for people in Denver is walkability,” Vallejo says. Millennials want to live within easy reach of restaurants, bars, parks and public transportation. Denver has more than 200 neighborhoods, each with their own attributes and allure. Be sure to showcase all of the attractions that make your neighborhood great, whether it’s new bike lanes or a hot new restaurant.

Since Denver is fairly spread out, proximity to the city’s expanding light rail system is a huge plus. Vallejo affirms, “I am definitely seeing an influx of people towards transit-oriented development areas like Sunnyside and RiNO (River North).” Proximity to public transit also ensures a future increase in property values, which can be a strong selling point.

Drum up demand with “Coming Soon” marketing. You may want your house to go on the market immediately, but you must allow time for your real estate agent to assess the home properly, check past tax records, arrange for necessary staging, take good quality photos (and possibly even videos) and pique buyer interest before the property officially becomes available. Gloriod calls this tactic “Coming Soon Marketing” and believes it diminishes the amount of time a house sits on the market. By the time the house is available for showings there should already be a high demand for it. Aside from a lack of staging, she says lack of proper marketing is another reason the South Denver home sat on the market too long. “Coming soon marketing is huge,” Gloriod says.

The 25 Best Places To Live in Denver Right Now

interesting article from 5280.com

Looking for a new place to call home? We crunched the numbers—and made a few judgment calls—to come up with our second annual list of the Mile High City’s most livable neighborhoods.

Finding the perfect place to buy a home is never easy.

Do you prioritize Congress Park’s leafy streets or Mar Lee’s affordability? Proximity to Aviano Coffee in Cherry Creek or Washington Park’s high-performing Steele Elementary? Access to the E Line or City Park? It was those types of questions that inspired the livability formula (see “The Fine Print” below)—which balances things like home values, community, nightlife options, school quality, and crime statistics—we created to determine the 25 most well-rounded neighborhoods in Denver today.

If you’re thinking of making a move, you may need our help now more than ever. The housing market is tricky in Denver these days due to a variety of factors, including transplants coming to the Mile High City in droves because of, well, the same things that keep us all here: plentiful sunshine and powder days, craft beer and cornhole in the park, good jobs and great music and museums. For the past several years, Denver has boasted one of the fastest growth rates of any American city, adding almost 80,000 people per year. (Projections by the state demographer indicate that Colorado as a whole will add approximately a million people over the next decade.) And all those people need places to live.

Combine that with low inventory in the housing market and you’ve got something of a perfect storm. In February, there were just 4,968 homes for sale in the Denver metro area—the lowest that figure has ever been, according to REcolorado, the state’s largest multiple listing service (MLS). You don’t need to have a Ph.D. in economics to know that high demand plus low inventory means housing prices are rising—five percent, 10 percent, or in some neighborhoods as much as 30 percent in a year. “I think the market is going to continue to go up, for one main reason: There’s no inventory,” says Charles Roberts of Your Castle Real Estate. “It’s that simple.”

But the challenges posed by a booming housing market don’t mean you should discount the idea of looking for a home. Instead, Roberts says, be smart about your search and plan for the long term. We couldn’t agree more. On the following pages, you’ll find some of the hottest neighborhoods—and maybe even your next home base—in the city U.S. News & World Report recently declared the best place to live in the country.

Our ranking uses four variables: home prices, crime data, school rankings, and an X factor score that accounts for things that can’t be easily quantified, such as access to open space, nearby public transportation, and restaurant and nightlife options. Each category is weighted (35 percent for year-over-year percentage increase in home values; 30 percent for safety; 15 percent for neighborhood school ratings; and 20 percent for the X factor). Ties were broken using the X factor.
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-Average home sale prices (as of January 2016) were provided by REcolorado. Percentage increase reflects the change in average sale prices from 2014 to 2015. A few Denver neighborhoods did not have statistics available (or had fewer than five sales in one or both years) and thus were excluded from consideration.
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-Crime data—the total number of crimes reported in each neighborhood in 2015—come from the Denver Police Department. The figures were then adjusted per capita using population statistics from the 2010 census.
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-School ratings were taken from Denver Public Schools’ School Performance Framework (SPF) for the 2013-’14 school year, the most recent year for which data were available. The SPF scores for the public schools in each neighborhood were averaged: Five is the highest score; one is the lowest. For areas that did not have schools within their boundaries, we averaged the ratings of the neighborhoods’ feeder schools.
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-We gave each neighborhood an X factor rating on a scale of 1 to 10 (10 being the highest).

1. Congress Park

Average sale price: $487,297$
Percentage increase: 19.13
Percentage increase rank: 13th
Crime rank: 9th
Schools score: 4
X factor score: 8

Sidewalks marked up with colorful chalk and children’s bikes strewn about well-manicured front lawns are common sights in family-friendly Congress Park, where Denver Squares and bungalows populate avenues lined with mature trees. The neighborhood’s anchor school, Teller Elementary, receives high marks, and residents enjoy nearby retail options such as the Trader Joe’s location on Colorado Boulevard. Congress Park’s X factor score also gets a boost from the recent influx of new restaurants and shops along Colfax Avenue—among them a shared-building concept from Humble Pie Store and Cerebral Brewing as well as the hip-but-approachable Lula Rose General Store coffeeshop.

2. Hilltop

Average sale price: $1,017,431
Percentage increase: 17.68
Percentage increase rank: 20th
Crime rank: 4th
Schools score: 4.5
X factor score: 7.5

One of central Denver’s most prestigious enclaves, Hilltop ranked 16th on last year’s list but climbed to second this year on the strength of its increase in average home price, which jumped by nearly $200,000 to crest the million-dollar mark. Wide, leafy streets are lined with a mix of pricey new builds and homes featuring classic Denver architecture. Historic Cranmer Park sits a few blocks east of Colorado Boulevard and is a treasured community green space. And despite buzz about a spike in break-ins this past winter, Hilltop maintained a comparably low level of crime overall.

3. University Park

Average sale price: $464,467
Percentage increase: 15.99
Percentage increase rank: 25th
Crime rank: 18th
Schools score: 5
X factor score: 8

The average sale price in the well-rounded University Park is slightly higher than those of its similarly named neighbors (numbers eight and 14 on this list) across University and Colorado boulevards. One contributing factor is centrally located Observatory Park—home to the University of Denver’s historic observatory —which is a pleasant place to spend a Saturday afternoon or an evening stargazing through the 26-foot-long telescope. (It’s open to the public on Tuesday and Thursday nights.) Families also love University Park Elementary, which earned the highest possible designation in DPS’ evaluation framework.

4. Hampden South

Average sale price: $292,326
Percentage increase: 33.45
Percentage increase rank: 2nd
Crime rank: 16th
Schools score: 4
X factor score: 5

There’s not much like a 33 percent increase in average sale price to rocket a neighborhood from sleeper status to the big time. Folks who work in the Denver Tech Center should take a hard look at this DTC-adjacent community. Even with the massive spike in home prices, Hampden South offers an affordable entrée into the Denver housing market, with average sales hovering just below $300,000. Though the housing stock consists mostly of late 20th-century homes that evoke a generic, somewhat suburban vibe and big-box stores and strip malls are ubiquitous, this neighborhood—with its fantastic views of the foothills—will likely only see its star continue to rise in the coming years.

5. Indian Creek

Average sale price: $252,052
Percentage increase: 19.76
Percentage increase rank: 10th
Crime rank: 1st
Schools score: 4
X factor score: 4.5

If “safety first” is your motto, check out Indian Creek: For the second year in a row, it notched the lowest crime rate on our list. To the west of Cherry Creek and its cycling path, which bisect the neighborhood, you’ll find warehouse-y blocks that house businesses such as Alchemy Bicycle Company and the Pro’s Closet, which sells secondhand bike gear; on the eastern side, single-family homes mingle with apartments on quiet streets and cul-de-sacs. Although you’re only about 20 minutes from central Denver, Indian Creek doesn’t feel much like the big city—and that’s not a bad thing.

Sloan Lake

Average sale price: $521,686
Percentage increase: 22
Percentage increase rank: 6th
Crime rank: 36th
Schools score: 4
X Factor score: 7.5

Sloan Lake is often overlooked in favor of Highland, its bustling neighbor to the north. But this quiet ’hood has an energy all its own: New modern homes have popped up along the tree-lined streets, joining sleek remodels and classic Tudors to create an eclectic mix of residences that attract both young professionals and families. With its proximity to downtown, Highlands Square, and, of course, 284-acre Sloan Lake Park—plus the snazzy mixed-use redevelopment that’s under way on the former St. Anthony Hospital campus to the south—it’s not surprising home prices in the area continue to increase, jumping 22 percent on average from 2014 to 2015.

7. Windsor

Average sale price: $197,263
Percentage increase: 19.12
Percentage increase rank: 14th
Crime rank: 3rd
Schools score: 4
X factor score: 4

Home to the mega apartment and townhome complexes Breakers Resort and Advenir at Cherry Creek North, Windsor doesn’t have quite the same feel as many of the classic Denver neighborhoods dominated by single-family homes. But it does have upsides (on top of its lovely namesake lake): Windsor is one of the safest communities in the city, and even though it’s on the southeastern edge of town, access to both Leetsdale Drive and Alameda Avenue make it easy to get pretty much anywhere. Add in reasonable housing prices and solid schools, and Windsor just may be the right place to search for a starter home.

University Hills

Average sale price: $418,730
Percentage increase: 21.48
Percentage increase rank: 7th
Crime rank: 44th
Schools score: 5
X factor score: 7

With an expansive big-box shopping center anchoring the west side of the ’hood and an abundance of simple ranch-style architecture, University Hills doesn’t have the charm of the neighborhoods immediately to its west. But it more than makes up for those shortcomings thanks to a surge in home values this past year. Average prices rose 21 percent, enough to boost University Hills into our top 10. The neighborhood also gets kudos for high-performing Bradley International School, quick access to I-25, and the artistic and cultural offerings of the University of Denver, located only a handful of blocks away.

9. Washington Park

Average sale price: $674,588
Percentage increase: 11.97
Percentage increase rank: 42nd
Crime rank: 12th
Schools score: 4
X factor score: 9.5

Wash Park—where nearly 100-year-old trees protect venerable bungalows, handsome Denver Squares, and new, modern builds—seems to attract fairly uniform homeowners: upwardly mobile yuppies and families with penchants for running, cycling, and golden retrievers. But even though Wash Park has become one of the de facto neighborhoods of Denver’s bourgeoisie, there are myriad reasons to love this urban jewel. Old South Gaylord Street, on the east side of the park, has ample shopping and dining options, and the Louisiana-Pearl light-rail station is a quick walk (or bike ride) away. Plus, there are few things better than spending a warm spring day sprawled out on a blanket in the 157-acre green space, which is a big reason why Wash Park received the highest X factor score on our list. Hate to say it, but the yuppies are doing it right.

10. Rosedale

Average sale price: $442,152
Percentage increase: 26.12
Percentage increase rank: 4th
Crime rank: 39th
Schools score: 5
X factor score: 5.5

A hefty portion of this tiny hamlet just south of Platt Park is taken up by Harvard Gulch Park (which includes a rec center and a nine-hole, par-three golf course) and Porter Adventist Hospital’s campus. But the 2,553 people—it’s the city’s sixth smallest neighborhood by population—who do live here enjoy more than just good schools, skyrocketing home values, and proximity to the University of Denver and Platt Park’s South Pearl Street. Along and near Rosedale’s western border, South Broadway, you’ll find a smattering of independent food and entertainment options, including Cana Wine Bar, vegan pizza purveyor Rebellion, and Swallow Hill Music.

11. South Park Hill

Average sale price: $474,241
Percentage increase: 12.69
Percentage increase rank: 39th
Crime rank: 17th
Schools score: 4.3
X factor score: 8

Thanks to a well-rounded set of scores across all four of our data points, South Park Hill, one of Denver’s grand dames, has joined our list this year. With towering, mature trees and inviting bike lines, the stretch of Montview Boulevard from Colorado Boulevard to Monaco Parkway is an enviable residential thoroughfare. But South Park Hill isn’t all residential, all the time. The neighborhood also offers the tiny but mighty commercial corridors on 23rd Avenue and Kearney Street—picture enjoying a cozy date night at Tables or snagging mouthwatering slices from Oblio’s Pizzeria—and easy access to City Park, the Denver Zoo, and the Denver Museum of Nature & Science.

12. Wellshire

Average sale price: $504,408
Percentage increase: –7.16
Percentage increase rank: 68th
Crime rank: 2nd
Schools score: 5
X factor score: 8

Though its average home sale price actually dipped from 2014 to 2015, Wellshire is still one of Denver’s most desirable neighborhoods, especially for families, due to its strength in other areas. For starters, the neighborhood boasts the second fewest crimes per capita on our list. Top-rated K-8 school Slavens hosts community-building activities such as a for-the-whole-family fun run and fund-raiser auction. And on weekends, expect to see kids riding their bikes or skateboarding in the streets. All of which combines for a slightly more suburban scene than you’ll find in popular and close-by neighborhoods such as Washington Park and Platt Park—precisely the draw of Wellshire. Think of it as a bit of the ’burbs in the city.

13. Belcaro

Average sale price: $1,029,850
Percentage increase: 8.05
Percentage increase rank: 52nd
Crime rank: 13th
Schools score: 4
X factor score: 8

One of three neighborhoods on our list to soar north of a million dollars in average sale price since last year (see also numbers two and 19), Belcaro has a lot working in its favor to justify those price tags. Mansions, new custom builds, and luxurious ranch-style homes preside over bigger-than-average lots conveniently located between Washington Park and Cherry Creek. But residents needn’t go that far to get their shop and dine on: The Bonnie Brae microhood, which includes the popular Bonnie Brae Ice Cream shop and Bonnie Brae Tavern, falls mostly within Belcaro’s borders.

14. University

Average sale price: $405,921
Percentage increase: 4.23
Percentage increase rank: 66th
Crime rank: 7th
Schools score: 5
X factor score: 8.5

Living in the University neighborhood is a bit like living in a small college town that just happens to be tucked away in a big city. The University of Denver campus and the streets between University Boulevard and Downing Street bustle with fresh-faced college students and the requisite coffeeshops, bars, and fast-casual restaurants they frequent. The housing stock on the south end of the ’hood is a mix of ranches and bungalows, which only—only!—increased about four percent in average price last year (one of the lowest figures of any neighborhood in the city). Still, crime is low, the public schools are highly rated, and the area’s diverse cultural offerings are a prime reason it gets a high X factor score.

15. City Park

Average sale price: $418,249
Percentage increase: 14.06
Percentage increase rank: 33rd
Crime rank: 48th
Schools score: 5
X factor score: 8.5

Yes, 314-acre City Park is a huge draw for this neighborhood’s 2,907 residents. (It’s the Mile High City’s seventh smallest ’hood by population; most of the area within the defined neighborhood boundaries is taken up by the green space itself.) But those who populate the well-kept Denver Squares from Josephine Street to Colorado Boulevard are there for more than City Park Jazz and the Denver Zoo. For families, living in the neighborhood that’s home to sought-after East High School is a big perk. And the strip of East Colfax that acts as the neighborhood’s southern border provides access to a grocery store (Sprouts Farmers Market), restaurant and bar options, the iconic Tattered Cover Book Store, and one of the city’s finest music venues, the Bluebird Theater.

16. Mar Lee

Average sale price: $235,426
Percentage increase: 20.21
Percentage increase rank: 8th
Crime rank: 22nd
Schools score: 3.3
X factor score: 3.5

What Mar Lee lacks in curb appeal—on many blocks, chain-link fences surround mostly single-story homes—it makes up for in affordability. At $235,426, the average sale price is the second lowest in our top 25, and that’s up a whopping 20.21 percent from last year. Relatively low crime, a charming green space in Garfield Lake Park, and some of the city’s best ethnic eateries (Star Kitchen, Pho 95 Noodle House, Playa Azul Mexican Restaurant) within walking or biking distance on Federal Boulevard might be enough to tempt first-time homebuyers who are being priced out of more central, established ’hoods.

17. Montclair

Average sale price: $457,557
Percentage increase: 15.58
Percentage increase rank: 29th
Crime rank: 35th
Schools score: 4
X factor score: 7

In east Denver’s Montclair, calm residential streets are lined with a diverse housing stock of Tudor homes, Denver Squares, and 20th-century ranches. But it’s not all mailboxes and welcome mats: The north border of Montclair is Colfax Avenue, which adds some commercial variety—from Phoenician Kabob to Queen of Sheba Ethiopian Restaurant—to the neighborhood. Locally owned Copper Door Coffee Roasters provides a respite for work-from-homers. Plus, you won’t have to go far to find veggie starters or flowers for your front-stoop container: City Floral Garden Center’s expansive greenhouse has been a resident of the area since 1911.

18. Berkeley

Average sale price: $434,125
Percentage increase: 16.03
Percentage increase rank: 24th
Crime rank: 26th
Schools score: 2.5
X factor score: 7.5

If you haven’t been to Tennyson Street recently, you may not recognize this northwest neighborhood’s main drag. A brand-new Natural Grocers replaced 63-year-old Elitch Lanes in December; more than a dozen restaurants—including an Atomic Cowboy outpost—and breweries have opened their doors in the past couple of years; and modern condo buildings are popping up along the thoroughfare. Not surprisingly, home prices in the area are going up in tandem as young professionals and families flock to the Victorians, Tudors, and Denver Squares on Berkeley’s tree-lined streets (despite less-than-stellar school ratings).

19. Country Club

Average sale price: $1,097,865
Percentage increase: 8.93
Percentage increase rank: 50th
Crime rank: 6th
Schools score: 2.8
X factor score: 8.5

Just outside last year’s top 25, Country Club landed at 19 on this year’s list buoyed by a nearly nine percent jump in average home price. If your bank account can accommodate million-dollar price tags, you’ll have a hard time finding a nicer stock of classic Denver houses. In fact, in 1979, a portion of the neighborhood was listed on the National Register of Historic Places due, in part, to its architectural significance. Many of the immaculate Denver Squares and French Mediterranean- and Colonial-style homes were designed by prominent Denver architects such as Jules Jacques and Benois Benedict. Bonus: The streets are safe, and tony Cherry Creek North is a short walk away.

20. Virginia Village

Average sale price: $341,156
Percentage increase: 12.21
Percentage increase rank: 41st
Crime rank: 11th
Schools score: 4
X factor score: 5

Steal alert: With an average sale price of about $341,000, homes in Virginia Village are around $100,000 cheaper than in neighboring University Park (number three) and more than half a million less than in nearby Belcaro (number 13). But don’t wait too long to get in. Rising home values, low crime rates, and strong schools all combined to bump this quaintly named neighborhood into our top 25. Modest ranch-style homes abound, with a few mid-mod gems mixed in. And although unassuming strip malls line Holly Street, you’ll have saved so much on your mortgage you won’t mind the quick drive to more charming retail districts west of Colorado Boulevard.

21. Cherry Creek

Average sale price: $738,710
Percentage increase: 15.42
Percentage increase rank: 31st
Crime rank: 56th
Schools score: 5
X factor score: 8

Cherry Creek landed near the top of last year’s list on the strength of a big increase in average home price. At about 15 percent, this year’s gains weren’t as bullish—but keep in mind that we’re still talking about a significant jump over the past two years. The draw of Cherry Creek continues to be its access to amenities, whether that’s the high-end shops, bars, and restaurants in the Cherry Creek North business district, the Ross-Cherry Creek Denver Public Library branch, or the nearby entrance to the Cherry Creek Trail. Oh, and the neighborhood’s housing stock—which consists mostly of modern luxury homes, apartments, and plenty of scrapes—isn’t too bad either.

22. North Park Hill

Average sale price: $327,622
Percentage increase: 11.81
Percentage increase rank: 44th
Crime rank: 10th
Schools score: 3.2
X factor score: 6.5

Depending on which part of the neighborhood you’re in, North Park Hill can have two different vibes. The southern end of the ’hood draws more from the look and feel of South Park Hill. North of about 28th Avenue, homes are a bit more affordable; in fact, North Park Hill is one of only a handful of ’hoods on our top 25 with an average sale price below $400,000. All around, the streets offer quiet residential charm—plus retail options such as popular Italian grocery Spinelli’s Market along 23rd Avenue—and the number of crimes per capita in North Park Hill is actually slightly lower than in South Park Hill.

23. Hale

Average sale price: $254,121
Percentage increase: 11.85
Percentage increase rank: 43rd
Crime rank: 15th
Schools score: 3
X factor score: 7

If you’re a relatively heavy sleeper who can handle squealing ambulances zipping to and from Rose Medical Center along Hale Parkway—a major thoroughfare for a small neighborhood—you will want to consider the area’s wide range of housing options, from classic Denver bungalows to high-end condominiums. Like adjacent Congress Park, Hale’s retail options are along Colfax Avenue and Colorado Boulevard (hello, Trader Joe’s, Snooze, Chop Shop Casual Urban Eatery, and Marczyk Fine Foods), and crime is relatively low. For lower-end-of-the-market buyers, Hale presents an affordable alternative to the very similar neighborhoods nearby (see number 17 Montclair next door, where last year’s average sale price was $457,557).

24. Barnum West

Average sale price: $215,465
Percentage increase: 13.93
Percentage increase rank: 34th
Crime rank: 27th
Schools score: 4
X factor score: 5

Barnum West sits two spots higher than its eastern counterpart, Barnum, on this year’s list. Though Barnum is home to an expansive park and city recreation center, Barnum West has its own upsides: Namely, a significantly lower crime rate, owed in part to its distance from Federal Boulevard, and access to the Weir Gulch recreation trail and recently remolded Weir Gulch Park just south of Alameda Avenue. (The city spent $3.6 million on the green space in 2014.) Although some of the blocks are still transitioning, this year the average price of the neighborhood’s modest ranches jumped above $200,000, a significant increase. Still, in central Denver—Barnum West is close to downtown and the football stadium—that qualifies as a deal.

25. Washington Park West

Average sale price: $464,294
Percentage increase: 6.8
Percentage increase rank: 62nd
Crime rank: 21st
Schools score: 5
X factor score: 7.5

If Wash Park is akin to Manhattan’s Upper East Side, Wash Park West is more analogous to the Upper West Side: Both are a little more gritty, a little less ritzy, and a bit more affordable than their neighbors to the east. Indeed, denizens of this ’hood, which is sandwiched between Washington Park proper and Baker, have it pretty good. A modest mix of bungalows, Victorians, Cape Cods, and Denver Squares lends an authentic vibe, and the massive, modern scrapes that continue to crop up in Wash Park aren’t (quite) as prevalent, due in part to smaller lots. Add to that solid public schools and proximity to, well, just about everything, and Wash Park West is a fitting place to wrap up the top 25 neighborhoods in the city.

Denver-area growth-control measure gets go-ahead from Colorado Supreme Court

a big heads up on potential growth control measure...

from Denver business Journal...

Denver-area growth-control measure gets go-ahead from Colorado Supreme Court

The Colorado Supreme Court has ruled against an effort to keep an initiative limiting Front Range housing growth off the November ballot.

The ruling sets the stage for a historic electoral battle over whether the rapid growth of areas from Colorado Springs to Greeley can be allowed to continue unabated.

Justices affirmed a ruling of the state’s Ballot Title Board that petitioner Daniel Hayes of Golden, a veteran backer of local slow-growth initiatives for a quarter-century, can begin collecting signatures on Initiative 66.

The measure would:
▪Limit the growth of new housing units in 10 Front Range counties -- Adams, Arapahoe, Boulder, Broomfield, Denver, Douglas, El Paso, Jefferson, Larimer and Weld -- to no more than 1 percent a year.
▪Allow other cities and counties to ask voters to approve similar regulations.
▪Establish statutory requirements on the number of voters required to launch such local elections.

The Colorado Association of Home Builders had petitioned the court to rule that the initiative violates the single-subject rule on statewide ballot questions. But the court declined to do so.

As a result, Hayes said he expects to get the petition form as soon as Friday.

He is negotiating with a Colorado Springs signature-collection firm to handle the petitions for Initiative 66. He believes that if the company can come to an agreement with him on cost, he will find plenty of support among potential voters to put the question before them.

“Once we get started, you can pretty much be assured that it’ll be on the ballot,” Hayes said Thursday. “The people are sick and tired of this.”

Leaders of the Colorado Association of Home Builders (CAHB), meanwhile, will pivot to organizing a coalition of groups to oppose the measure — a coalition that is likely to include builders, business interests, municipal leaders and even educators concerned with what effect such a curtailing of housing growth could have on generating property tax revenue for the state’s school systems.

The message will be multifaceted: That Initiative 66 would limit new housing, driving up already escalating home and apartment prices, and that it would sour potential employers who are looking to expand or relocate to Colorado, bringing the state’s rapid economic development to a grinding halt, CAHB chief executive Ted Leighty said.

“You’re going to artificially truncate supply,” Leighty said of the potential effect of Initiative 66. “It’s going to exacerbate the affordability issue because they’ll no longer have the market set demand. It’s going to have it defined for them.”

Cumulative household growth in the 10 largest Front Range counties has averaged between 2 and 2.2 percent each year since 2011, with none of the counties experiencing an annual growth of less than 1.3 percent in any year during that time.

That growth is expected to continue at rates between 1.7 percent and 2 percent over the next 10 years — including growth of more than 3 percent annually in Broomfield and Weld counties for several years to come.

So the initiative could force significant cutbacks in the housing units allowed in each place going forward.

Limiting a housing market that already has historically few properties for sale will drive up costs because of a lack of supply, Leighty said, and it will drive down employment opportunities in the construction industry.

A study done in November by a collaboration called REMI Partnership estimated that Initiative 66 could drive down the amount of building by 26,050 units in the 10 counties over the next two years, cutting construction employment 10 percent and costing the state $353 million in tax revenue.

REMI Partnership is a collaboration of the Common Sense Policy Roundtable, the Colorado Association of Realtors, Colorado Concern and the Denver South Economic Development Partnership.

An analysis by the Legislature's nonpartisan Legislative Council also suggested that the measure could lead growth to sprawl into counties where there is not a limit on new housing units.

“The value and price of existing housing units may increase in communities where there are binding growth limits, impacting potential home buyers and existing homeowners, landlords and tenants. Limits on housing permits will also impact the geographic distribution of construction employment, retail trade and population between different areas within Colorado,” the analysis said.

“Assuming the measure’s 1 percent growth limits are binding for some counties, the measure will shift construction employment and activity from counties that meet the 1 percent limit to jurisdictions where the 1 percent limit is not binding," it said. "Accordingly, some construction employment and activity will shift from the 10 named counties to neighboring counties without a growth limit.”

Under Hayes’ proposal, those 10 counties would be allowed to increase housing units by just 1 percent a year in 2019 and 2020, with each stand-alone home or apartment unit, rather than apartment building, counting as one unit toward that cap.

Local residents could petition to remove the cap beginning in 2021. And other cities and counties could seek elections to impose it beginning next year.

Hayes, who owns about 20 rental units and is a graduate-school student in psychology at the University of Denver, has experience in this area, having led the effort to impose a cap on annual new housing units in Golden in 1995.

And his petition comes during a time of rising anti-growth sentiment in the Denver area. Several suburbs voted slow-growth majorities onto their city councils in November, and polls show significant pushback against the state’s efforts to recruit Amazon.com Inc.’s second headquarters and the 50,000 workers it would employ.

He said Thursday that his efforts are driven by his belief that unfettered growth has led not to increasing traffic congestion in the Denver area and to the decreasing quality of schools in places like Jefferson County. This measure would cure some of the ills that gall residents, he said.

“If you let developers get their way, you’re going to have solid growth from Colorado Springs to Fort Collins and it would be a mess,” he said.