Heather Ridge Real Estate Market

This website exists for one purpose only -- to further home values and sales in the Heather Ridge community.

This website has nine pages:

Home page- Hottest Topics & Buzz Talk
Current RE News
Heather Ridge RE Market
General RE News, China's problems
Good to Know-Fun Stuff

If you like what we are saying here, then please contact us - Pete Traynor or Van Lewis. We have been serving Heather Ridge for over 50 years having raised our families here and helped to create the Heather Ridge Metro District that saved the golf course from development.

Remember -- "Please don't leave home without them."

6. HOA fees in Heather Ridge Metro District

7. Insurance- Colo, CA. FL disasters, insurance policies

8. Taxes -property and other taxex

9. Contacting the HOAs and Metro District

Topics listed Below

Real estate concessions - what are they, why pay?
Chart of Heather Ridge sales and stats 2007 to 2024
History of Heather Ridge Metro District (a quickie)
Heather Ridge's 10 HOAs - each is different, unique
Confusion HOA names vs their legal descriptions
HOA model descriptions, features, pricing, etc.
Understanding Values, Prices, Markets and Motivations

Real Estate Concessions - what are they and their changing role in the Heather Ridge market

In today's real estate market(s), a seller's concession to a buyer usually addressed two things - (1) The seller credits the buyer at closing X-amount of money for the buyer's closing costs; (2) The seller credits the buyer at closing Y-amount of money to buy down the buyer's loan interest rate. Or, both. In the old days of real estate, before Covid, a concession was different...like leaving the washer and dryer.

Concessions come and go as real estate markets fluctuate. No surprise in that statement, but how much they fluctuate and why can be unique. Take today's market...please!

So far in Heather Ridge for 2024 (as of Dec 7), there have been 64 closings in which 46 sellers have paid on average $5,950 in concessions to buyers. Is that a lot? Is that more or less than in past years? Is this important knowledge?

The chart below compares Heather Ridge markets going back to 2009 (use the History link below for sold data starting in 2009). Please note the topics with corresponding years and data, ESPECIALLY the Total Concessions Paid and the Average Paid Concession amounts per sale.

Link for History of Heather Ridge Sales from 2007 to 2025

A quick history and understanding of the Heather Ridge Metro District (HRMD)

Before the Heather Ridge Metro District, HRMD, there was nothing. The ten HOAs in it were totally independent of each other with only one thing in common - the golf course and free golf balls for all owners there. Then, in 2005, the HOAs united in response to a common threat losing the golf course land and open space to condo and apartment developers, Here's the rest of the story.

Heather Ridge Metro District (HRMD) was created in 2006 in response to the privately-owned Heather Ridge Golf Club threatened by foreclosure and the belief the land would be developed into high-density low-income housing. It was that belief underscored by the reality of the land's superior value for development that united all the HOAs to band together and fight back.

Development was such a threat that by late 2009 the HRMD bought the golf course land and facilities for $3.1M using municipal bonds. Those bonds are repaid through property taxes by 1127 property owners. . Each year, a portion of every unit's annual property tax is earmarked for Heather Ridge Metro District's operating and bond repayment budget. The golf operations does not receive any public funds and operations on golf revenue.

Otherwise than working together to save the golf course, the ten HOAs operate separately from each other and HRMD. However, they do join together on community interests via websites and a monthly magazine, Metro Matters, published by HRMD to all owners.

The bonds were refinanced in 2016 for a lower rate and will be paid off in 2039. Visit the following websites for more info:

The HRMD is managed by a publicly elected board of directors (seven seats) elected to three-years terms each. General elections have not been held since 2009 because there have been NO contested elections including its inception. As vacancies would occur on the board, seats would be filled based on need and applicants as the board sees fit to do. The board tries to fill seats throughout the 10 HOAs to geographically balance representation. .

The HRMD has an annual budget that's approved by its board at its October annual meeting. The budget year is Jan 1 to Dec 31. The HRMD board oversees the District and uses a volunteer management company, Golf Committee at Heather Ridge, to manage golf course operations.

The annual budget has two parts - the operation of the metro district funded entirely by property taxes; and the golf course operation funded entirely through golf fees and leasing (no property tax dollars are used). The HRMD and golf operations now have Reserves in excess of $2.5M. The golf course is a key profit source for the district and a "value added" feature to surrounding homes.

Understanding Heather Ridge's 10 HOAs

There are ten HOA c0mmunities in the Heather Ridge Metro District (HRMD)-- with nine HOAs builder-developer EDI in the 1970s, and one by Stoneridge Homes in the early 2000s (Country Club Ridge on land previously owned by Heather Ridge Golf Club before it was sold in 2009). All Heather Ridge HOAs are in the Heather Ridge Metro District except for Strawberry I, but Strawberry II is in it.

The Strawberry community has one HOA board for its two sections, SB-I and SB-II. When HRMD was being formed in 2006, SB-1 wanted to be excluded from it, and they were. However, SB-II owners wanted in because its boundary line runs along the golf course and would be adversely affected if the golf course was developed with high-density low-income housing. SB-1's boundary runs along I-225 and does not touch the golf course.

The ten HOAs all vary in price, features, and amenities, yet there are similarities. The following three groups reflect c0mmon features such as price range, garage-basements, and pool/clubhouse amenities in comparison to each others:

Group 1 -- Strawberry I and II
Group 2 -- Burgundy, Cobblestone, Cobblestone Crossing, Chimney Hill and Sausalito
Group 3 -- Country Club Ridge, Double Tree, Fairway 16, and Heather Ridge South

Group 1: is the lower price range in Heather Ridge with just one HOA - Strawberry.

Strawberry is divided into two sections - I & II, but both operate under one HOA board. SB-1 is not in the HRMD, and SB-II is.
Strawberry I and II each have different unit styles and building designs.
- SB-1 has a clubhouse and pool, and SB-II just a pool. (but shares SB-I's clubhouse). SB-I units all have one car detached carports,
- SB-II has about half detached carports and assigned outside parking, and half just assigned outside parking. All its units have second level loft-style bedrooms with a bath and closet.
None of the units have basements, but SB-11 has crawl spaces, and SB-1 does not.

Group 2: is the middle price range in Heather Ridge. The five communities have similar unit designs in their 2-story models only. There is a slight pricing relationship among these five communities based on features and square footage. Chimney Hill tends to be the highest value over the other four, but value may vary based on updating and location issues. Sausalito's 2-car attached garages are a strong value factor in competing with Chimney Hill, but Sausalito lacks basements and Chimney Hill has them. Burgundy, Cobblestone, and Cobblestone Crossing tend to have similar values. Again, the datedness vs updated-remolded features are strong value-price factors.

Only Chimney Hill has basements in all its units in Group 2 (NOTE: exception to that statement is Sausalito on its S. Worchester Ct - two buildings with basements; those units are exactly like Chimney Hill units and don't match Sausalito units).
Only Chimney Hill and Sausalito have attached garages. Chimney Hill is almost all 1-car attached garages with just a few two-car ones on S Worchester Way only. Sausalito is almost all 2-car attached with just a few one-car units on S Worchester Court. only.
The others HOAs are a mix of detached garages and/or assigned parking spaces. Ownership and use of spaces and garages may vary in each HOA.
Only Burgundy has a clubhouse and pool, and the others only seasonal pools.

Group 3: represents the upper price range in HRMD,

Only HRS and FW-16 have pools and clubhouses (Country Club Ridge and Double Tree do not).
As for basements, all 2-sty units in HRS, FW-16, and Doubletree have basements (although no basements in HRS and FW-16"s 1-level patio units [HRS on slab; FW-16 with crawl space]) Double Tree has no 1-level units. Country Club Ridge doesn't have basements.
All these HOAs have attached 2-car garages (except for Country Club Ridge that has a mix of one, two and three car attached/detached options. The third car garage is detached.

HOA names and legal descriptions aren't necessarily the same

This section is more for Realtors than anyone else. In most Planned Unit or Condominium Developments, there are two address for each unit - the common or street address, and the legal address. In most developments, like 99.99%, the legal name and community name is the the same.

Not so in Heather Ridge.

In Heather Ridge's ten HOAs, one developer did nine HOAs. That developer, EDI, consistently used, or should it be said 'misused' the Heather Ridge South name for legal filing names in six of the nine differently named HOAs (Are you confused already? See the above article for HOA names).

This has caused many listing agents to incorrectly name their listings in REColorado (MLS) as "Heather Ridge South" when it isn't. Misnaming makes finding and understanding comparable sales difficult in distinguishing one HOA from another. To lessen the confusion, here are the 10 HOAs with their filing names:

Heather Ridge South uses Heather Ridge South (as you would expect)
In Strawberry I & II uses Strawberry in its legal description
Burgundy uses Heather Ridge South
Fairway 16 uses Fairway 16
Double Tree used Heather Ridge South
Sausalito used Heather Ridge South
Country Club Ridge (developed by Stoneridge Homes 2001-2002) uses Country Club Ridge
Chimney Hill uses Heather Ridge South
Cobblestone uses Heather Ridge South
Cobblestone Crossing uses Heather Ridge South

Agents listing homes in Heather Ridge need to be careful naming the HOA for their listing based on its legal description. In REColorado, the agent-input for new listings under the Location Section has two spaces names: one for the Subdivision Name, and another for Bldg (Complex) Name. It is recommended to use Heather Ridge for Subdivision Name and the HOA's name in the Bldg./Complex name section.

Good luck!

Heather Ridge HOA unit models and their descriptions

The following HOAs in Heather Ridge are comprised of many different models that have certain common features or design themes among them. This article "attempts" to outline each HOA by its number of units, different models (features, square footage, garage), and amenities (club house and/or pool).

When EDI built and sold the original Heather Ridge units in the 1970s, some units included basements, and others not. Those units with basements were all sold by EDI with unfinished basements not as living space per se. All finished basement have been done by owners post-construction. This has importance for insurance coverage as defined in each HOA's Declarations as "builder finished living space" that's insured and/or the responsibility of the HOA vs. not coved or insured by the HOA and is the responsibility of each owners and to insure. Please verify who is responsibility for basement liabilities in each HOA.

Heather Ridge South: 176 units, All units have 2-car attached garages. Same models as in Fairway 16 (FW-16) with minor variations. Also, its 3-bdrm 1633 sqft 2-story model similar to larger Double Tree units.

Three models
- (1) 1633 sqft 2-story with 3-bdrms up, three bathrooms (Primary, 2nd lvl hallway, main level)
- (2) 1450 sqft 2-story with 2-bdrms up, two bathrooms (one on 2nd lvl, one on main level)
- (3) 1365 sqft 1-level patio range, 2-bdrms, 2-bathrooms, built on slab no crawl space

Fairway 16 (FW-16): 116 units. All units have 2-car attached garages. Same models as HRS with minor variations. Also, its 3-bdrm 1650 sqft 2-story model similar to larger Double Tree units.

Three models
- (1) 16503 sqft 2-story with 3-bdrms up, three bathrooms (Primary, 2nd lvl hallway, main level)
- (2) 1450 sqft 2-story with 2-bdrms up, two bathrooms (one on 2nd lvl, one on main level)
- (3) 1365 sqft 1-level patio range, 2-bdrms, 2-bathrooms, structural main floor, crawl space

Double Tree: 24 units. All units have 2-car attached garages and full basements. This model similar but larger than HRS (286sqft) and FW-16 (269 sqft) and features laundry room on the main level

One model only -
- (1) 1919 sqft 2-story with 3-bdms up, 3-bathrooms\

Country Club Ridge X units. All units have1-2-car attached garages. There is a small number of three-garage units with the third garage not attached. This is a condo describec HOA with units stacked upon one another.

Sales by model/sqft since 2020 to determine similar models-
- (1) 1804 sqft
- (2) 1722 sqft
- (3) 1693 sqft
- (4) 1680 sqft
- (5) 1485 sqft
- (6) 1476 sqft
- (7) 1299 sqft
- (8) 1196 sqft
- (9) 1124 sqft

Chimney Hill: X units. All units have attached garages (most have one-car, but small number 2-car). All units have basements with attached garage at ground level. These are 2-story units, not three-story ones.

Two models only -
- (1) 1344 2-story, Primary-loft top level loft, primary bathroom, second bedroom and full bath main
- (2) 1512 2-story. Primary and 2nd bdrm + full bath top level, 2nd bdrm and full bath main

Cobblestone: X units. All units have one reserved outside parking space owned by the HOA but with exclusive usage for each unit, Some units own 1-car detached "deeded" garages . Units are the same as Cobblestone Crossing with small variations to interior features. Also, Cobblestone's two models are very similar to Burgundy units, which are slightly small, for comparable sales (Burgundy has five models)

Two models only -
- (1) 1208 sqft 2-sty Primary-loft and full bath up, 2nd bdrm and full bath main.
- (2) 1392 sqft 2-sty Primary-loft and 2nd bdrm + full bath up, 2nd bdrm & full bath main

Cobblestone Crossing: X units. All units have one reserved outside parking space usage from HOA to each unit, but some units own 1-car detached garages "deeded." Units are the same as Cobblestone with small variations to interior features. Also, Cobblestone Crossings two models are very similar to Burgundy units, which are slightly smaller, for comparable sales (Burgundy has five models)

Two model only -
- (1) 1208 sqft 2-sty Primary-loft and full bath up, 2nd bdrm and full bath main.
- (2) 1392 sqft 2-sty Primary-loft and 2nd bdrm + full bath up, 2nd bdrm & full bath main

Burgundy: X units. All units have one reserved outside parking space for its usage from the HOA to each unit. Some units own 1-car detached garages "deeded."

Five models only -
- (1) 1314 sqft 2-sty Primary-loft and 2nd bdrm + full bath up, 2nd bdrm & full bath main (same but small than 1392sqft units in Cobblestone and Cobblestone Crossing)
- (2) 1162 sqft 2-sty Primary-loft and full bath up, 2nd bdrm and full bath main (same but smaller than 1208 sqft units in Cobblestone an Cobblestone Crossing).
- (3) 1098 sqft 2-sty
- (4) 942 sqft ranch
- (5) 772 sqft

Sausalito: X units. All units have 2-car attached garages but not basements EXCEPT for some units on S Worchester right off of S Xanadu with one-car garages and basements.

9 possible models based on square-footage
- (1) 1435 sqft
- (2) 1300 sqft
- (3) 1282 sqft
- (4) 1273 sqft
- (5) 1230 sqft ranch
- (6) 1091 sqft
- (7) 1025 sqft ranch
- (8) 1344 sqft 2-story with basement and one-car attached on S Worchester Ct only the same models as in Chimney Hill. Primary bdrm is 2nd level (up), 2nd bdrm on main level ( this unit often used as TV room or office; sometime wall opened up to living room)
- (9) 1528 sqft for S Worchester Ct only the same models as in Chimney Hill. Primary bdrm and 2nd bdrm 2nd level up, 3rd bdrm on main (more often than not used as TV room, office, or formal dining room with wall opened up to living room). Also basement and 1-car attached.

Strawberry I and II: X and Y number of units.

Strawberry I X models based on sqft
- (1) 1200 sqft
- (2) 1162 sqft
- (3) 1153 sqft
- (4) 1144 sqft
- (5) 1127 sqft
- (6) 1098 sqft
- (7) 973 sqft
- (8) 856 sqft
- (9) 843 sqft

Strawberry II Y models

(1) 1091 - a 2-story

What is Value vs Price divided by market conditions and multiplied by motivation?

Please excuse the jumbled headline, but it did catch your attention...as intended. This article addresses the age-old question of what something is worth...especially in real estate.

The saying goes, "Value is what you get, and price is what you paid for it." (Ben Franklin and Warren Buffett) In the case of residential housing, be it Heather Ridge or Manhattan Island in NYC, value and price are greatly influenced by market conditions and seller-buyer motivations.

This article is about value - understanding it, creating it, and marketing it.

To understand real estate value and its pricing theories, look first at today's market -- what is it, how did it get there, and where might it be going? What type of market is it -- a buyer or seller's market? Is it searching or lost finding a direction to go? Or is it caught up in an economic storm that will soon pass (like Covid) or not (the Great Recession)?

If you grasp the reasons for today's real estate market, then you will have a basis to price your property relative to other homes. Or, you will know comparable features and conditions to improve value and price. It's all about comparative values based on markets and motivations.

Creating Value

Since no two homes are equal to one another, then price become the great equalizer. Value is very subjective and personal, but it can be easily overridden by markets and motivations. To increase value, start with small steps such as new paint, carpet, re-arranging furniture, or neutralizing the house if too personalizing or cluttered.

Remember, the home you are living in is not necessarily the house you are going to sell. Think about how others might see it... their perspective on it and your budget to improve value.

Market conditions might call for concessions today that were not needed yesterday. As real estate markets change over time, sellers need to change too. In the hot post-Covid market, almost no sellers were paying concessions to buyers, but that has changed now.

Concessions are a form of bribery. When buyers have many choices, multiple offers and fast sales go away. To get buyers to buyer, seller concessions might to the trick by paying a buyer's closing costs, buying down their mortgage interest rate... or both. And, given a seller's motivations, lowering the price is on the table too.

Lastly, in creating value, it is important to recognize AND acknowledge the degree of needed repairs for your home. Are things so bad that only a total remodel will increase value? Except for rental property, most homes can "get by" doing limited upgrades. In doing upgrades, remember that combining multiple repairs may generate greater returns than just doing one or two things.

For example, just painting when the house also needs new carpet might be a waste of money; but, in doing both creates a multiplier effect on price above paint and carpet costs. However, dumping money into remodeling a kitchen or a bathroom is debatable. This is where a Realtor's experiences and longevity in the business comes into play the most. It is a judgment call, but if done correctly greatly improves value...and thus price given the market. click link more info

Marketing Value

When Pete or I initially meet with a property owner looking to sell, we respect them as we would want to be treated - by listening, understanding, and committing to work together selling their property. That understanding creates a strong mutual trust for a better working relationship. It creates value beyond price.

In today's internet world, marketing homes for sale is as simple as it is highly nuanced. You need professional photos but not too many. Those photos need to tell a story without losing buyers' interest -- remember, attention spans are shorter now than ever before.

Less narrative for photos is better than too much. There needs to be a balance between facts and imagery to keep lookers looking. Like dating, the photos and writing needs to create images, ideas, and desires for more and to take that next step to make contact -- texting, emailing, or as older buyer generally do, calling. First impressions on the internet are important, and they need to be honest and factual to get that second date.

An agent's writing skills should complement the photos. Pete and I are careful writers who after 50 years each know there is no one template or way to describe homes. Each is unique and must be marketed so by well chosen photos and words.

We also know the best marketing tool is the Multiple Listing Service that Realtors created over 75 years ago. It dominates the internet as the single source of homes for sale that all others real estate web sites get their inventory from. The value of MLS exceeds its price.

In the end it comes down to earning trust

There, I've said it again...trust. Asking someone to help you sell or buy real estate is a very personal choice...and experience. This website and this article are our way of saying we'd like to earn your trust and be your Realtors. Remember, "Please don't leave home without us."