Superior CO: New Homes, New Community Center?
Richmond Homes has proposed to build 38 new single family homes on a tract of land that is currently zoned commercial. That’s the first hurdle; getting the town to approve re-zoning the land for residential.
You may remember a controversy a year or more ago about a ‘land swap’ and people getting up in arms over proposed development of the original middle school location in the south part of Rock Creek near Torreys Peak Dr. and Indiana.
There was once a proposed land swap where Richmond American homes might have developed a handful of homes on that location, in exchange for their ownership of the McCaslin & Coalton location.
Massive controversy streaked through the community and the town board over this issue as debate roiled about whether the town board could approve a land purchase from the Boulder Valley School District on Indiana, then sell or swap the land for the parcel at Coalton & McCaslin.
In the end, not much changed, and the land near Eldorado K-8 on Indiana will become the property of the Town of Superior in short order anyway according to the agreement between the town and BVSD.
Since BVSD opted to build a K-8 instead of a separate middle school building several years ago, there has been a large parcel of vacant, unused land in the middle of the southern portion of Rock Creek.
Now, some folks are excited, and some are anxious and differing opinions and desires float about the community over this new idea of land development on the corner of Coalton & McCaslin.
I’d seriously enjoy having the opportunity to talk to you about your plans if you’re moving, or if you know someone who is considering a move, and needs some straight answers.
The Daily Camera reported today that Superior residents are in a controversy over whether or not 38 brand new homes would be worth the trade off for a community center.
I think it’s a no-brainer. The community needs and wants the community center. Whether it be for a teen center, scouting meetings or other civic oriented activities, the word on the street is that residents want and need a community center.
The Camera quoted local resident Kevin Colon as in favor of the opportunity to have a community center, I know first hand those involved in the scouting community in Superior could make good use of a facility like this, and I’ve spoken directly to other community members and residents that the time has come to provide an alternative for teens, and pre-teens, to entertain themselves other than the coffee tables outside the Safeway Starbucks, or the sometimes graffiti abused ‘tot lots’ intended for younger children.
The Camera reported that the town board is undecided on what’s best for the community. Richmond Homes has proposed to build 38 single-family homes on the 15-acre parcel, and has offered to set aside 3 acres for the development of a community center for Superior.
The board is concerned that there are already too many homes for sale, and a few residents have complained that Richmond still owes some homeowners repairs due to settling and/or expansive soils.
Let’s clarify a couple of things; first, there are currently only 26 homes for sale in all of Rock Creek which boasts over 2800 single-family homes. In the height of the market on any given year, there are upwards of 60 to 65 or more homes for sale and I’ve seen it as high as 85 to 90 homes for sale.
A certain number of these homes are overpriced. With the average days on the market exceeding 100 days (the longest for quite some time in Rock Creek history), and the average price of homes for sale at almost $497,000, I’m skeptical that there’s too much inventory (homes for sale).
Okay, so let’s compare the homes for sale with homes that SOLD in the last year. There were 107 which sold since January 1st, 2011, and the average sold price was just above $432,000. that’s nine homes per month, so … about three month’s worth of inventory. If the homes were ALL priced properly, we’d probably see sales quicken, inventory reduce, and market time drop as well.
Rock Creek continues to be a place that’s very desirable to many people, and I even have a few clients who have purchased in other areas, or have purchased in Rock Creek / Superior and wish to move into a single-family home versus a town home, or from a smaller home to a larger home.
Okay, here’s one example of the over-pricing problem to consider. A home in the lower price range ($300k or below) went on the market back in early 2011, at a very high price for that particular model, then… it sat, and sat, and sat… until it finally came down in asking price and when it hit the right spot, an investor snagged it up and got it under contract within a couple days. If everyone in the community prepared, marketed, and priced right… homes would sell more quickly, and in many cases sellers would actually get more if they didn’t linger on the market. Okay, off my soapbox, but it’s a perfect example of the problem. It’s not too many homes for sale in Superior.
The demand is high for homes in Rock Creek, and to add 38 new homes in the area to gain a community center would be a huge benefit to the community, and the market can definitely support the sale of those homes if Richmond builds the correctly priced product.
Bob Martin said it right when he said “it’s about the best use for that land…(for) … the community.”
David Mansure of Young Ambassadors of America, based in Superior also has it right. There will be a teen center/ community center one way or another, and with the help and energy of like-minded people such as Mansure, Martin, and Colon, something’s bound to come together. The question is, will personal agenda or misinformation get in the way, and just how long will it take? I’m ready now.
-Zachary Epps, GRI, ABR, REALTOR®, Eco-Broker®, full-time RE/MAX professional, and author of the Boulder Real Estate and Neighborhood Guide, The Boulder Condo Guide, and The Home Buyer’s Handbook.
Call, text, or email me today! … I’d seriously enjoy having the opportunity to talk to you about your plans if you’re moving, or if you know someone who is considering a move, and needs some straight answers.