Boulder’s Premier Location, this home sits on .38 acre lot.  A 5+ bedroom 4 bath home with over 5300 sq. ft. has a great floor plan, huge kitchen, family room with fireplace, office on the main floor and hardwood floors throughout. The basement is 100% finished with two recreation rooms, a 2nd family room and 2 more bedrooms or bonus rooms. The yard is fenced with a large two tiered deck and a hot tub.

I present you with a video walk through:  Take the tour

To schedule a showing for this home or any home currently listed click here to contact me.
[geo_mashup_map]

Well, one way to do it is when he dies you keep him frozen on ice.  That’s how Frozen Dead Guy Days got it’s name. Every year on the first full weekend in March (burrrrrr….) Nederland Colorado celebrates “Grandpa Bredo” who supposedly is still kept on ice in the Tuff Shed.  His grandson, a Norwegian immigrant brought his deceased “Grandpa Bredo” to Nederland Colorado in 1989 where his body lies frozen in a shed (at -109F) behind his daughter’s old house.  I’ve heard it said that Trygue (the grandson) wasn’t aware of American taboos about storing deceased relatives with yard tools…anyway Trygue was finally deported by the US government (not because of his grandfather..), and the City of Nederland Colorado  grandfathered in Grandpa Bredo, against all odds, and Grandpa is allowed to remain interned in the Tuff Shed until they discover a cure for being dead.

Frozen Dead Guy Days has really put Nederland Colorado on the map.  Along with the coffin races, dead look alike contests, the Grandpa Blue Ball dance, pancake breakfasts and snow sculpture contests, Glacier ice cream, from Boulder, has created a special flavor call “Frozen Dead Guy”, how creative, with fruit flavored blue ice cream with crusted Oreo cookies and sour gummy worms. Now that’s sporty isn’t’ it?

Another fine event held every year in Nederland is the  Colorado Music & Arts Festival (the famous NedFest) which happens the last weekend of August with 2 glorious days of bluegrass and jazz music, artists shows, camping and dancing.   Don’t want to miss that!

Really folks, Nederland Colorado (I always stumble on that name, I want to say Netherland…) is really a very quaint old mountain town and the best thing about it (or not) is that it’s only 15 miles from Boulder Colorado.  8,236 miles above sea level, Nederland was named by a Dutch mining company from The Netherlands, which means “the lowlands” – a bit of an anomaly.   But at the time of the mining days, people would come down the mountain from the former silver mining town of Caribou,  which was located 5 miles up the mountain,  to the town of Nederland ( hence the name “lowlands”). As you drive up Boulder Canyon out of Boulder Colorado (take Canyon St west) you’ll pass Boulder Falls on the right, through and around the graceful curved 2 lane road with towering rock formations on both sides of the road, you quickly come to a an opening where you see on your left a majestic blue lake with a spectacular mountain backdrop, called Barker Reservoir.  Barker Dam, a hydroelectric powerhouse,  was completed in 1910 and supplies water to the City of Boulder and is the headwaters for the Boulder Creek.

Here’s an interesting tidbit about Nederland…in 1972 a man named James William Guercio, the producer of the band Chicago, bought a boatload of property in Caribou and converted a barn into Caribou Ranch Recording Studio where many famous musicians recorded their music such as Elton John, Frank Zappa, Super Tramp, Michael Jackson, Dan Fogelberg.  Sadly enough the recording studio burned down in 1985.  How’s that for bragging rights?

There’s always been a certain give and take between the Hippies of the 60’s, 70;s and 80;s and the locals in Nederland.  Nonetheless, Nederland has prospered over the years outside of the small town and many small subdivisions of newer homes have developed over the years where you can find more “modern contemporary” homes with stunning snow capped mountain views ranging from the mid $250,000 into the millions.  If you’re in need of a change, ride the local bus service, called the RTD, that runs from Boulder up the mountain to Nederland and over the Eldora Ski Resort.

So if you’re looking for simple mountain living, with the Continental Divide to the west and the culture of Boulder Colorado to the east then you should really check out Nederland Colorado,  the kind of town that might just thaw a man’s heart and bring a little life back into his soul!

You know it’s winter in Boulder Colorado when the bike racks come off the cars and the ski racks go on AND the fashion changes for the women to “boots with fur” around the top!   I think it was my son in law that coined that phrase about Boulder Colorado because it was the first thing he noticed on his very first visit as we went strolling down Pearl Street Mall.  Everyone was wearing them!  More Boots with Fur….I think he might have been noticing the girls to..do ya think?   Pearl Street Mall happens to be within walking distance of the University of Colorado so the mall is abuzz with young inventive fashion designers. Winter in Boulder, ahhhh…it’ a little like the thought of warm bread and a great bowl of homemade soup in front of a fire and a cold local brewsky.   All the ski rental places have geared up on their inventory with anticipation of the additional airfare charges to carry your skis, and all the 5th graders now have their annual free ski passes that are provided for every 5th grader in the state of Colorado by the Colorado Ski Country USA. Check out the Gold Pass ski pass for adults – transferable to 21 great Colorado ski resorts – employers love them!

Eldora Ski Resort is the closest place to Boulder for downhill and cross country ski.  It’s located just 45 minutes up Boulder Canyon (take Canyon Blvd. west up into the canyon past Nederland).  As you travel south out of Boulder on CO 93 you pick up I-70 west for a day ski trip to Loveland Ski Area,  Araphoe Basin (commonly known as A-Basin), Keystone, Breckenridge, and Copper Mountain.  If you are feeling adventuresome you can travel a bit further and hit Vail and Beaver Creek Ski Resorts.  You can buy an annual ski pass that allows you to ski 21 of the Colorado Ski Resorts and also one that allows you to ski the Vail Resorts only.

Locally here in Boulder a club of Nordic Skiers are getting ready to create their ski track in the North Boulder Park which is about a mile northwest of downtown, west of Broadway in the Newlands neighborhood.  It’s free to use for anyone.  If you’re not an avid cross country skier but just want the exercise this is a great place to get outdoors and pump up your heart!

Skating is also a popular sport in the wintertime here in Boulder Colorado at the downtown skate rink that is created each year on 14th between Canyon and Walnut).  Also the towns of Louisville and Lyons have skating parks which are only 15 minutes outside of Boulder.

The Lights on Pearl Street are a hallmark of the downtown shopping area during the dark days of winter and the Parade of Lights marks the official winter season in all it’s glory!

For all you birders out there who want to participate in the Winder Bird Count,  check out the Boulder County Audubon Society for what their winter schedules are.

Speaking of nature….I live in the Wonderland Hills neighborhood and we have the most beautiful foxes here.  I heard that this area used to be a fox farm where they would raise the foxes for their pelts. I also hear that when the fox farm disbanded they let all the foxes go free.  We call them our “pet foxes”.  We watch all the new babies pups grow up, they mind their manners by using the sidewalks and look both ways before crossing the street (most of the time).  The neighborhood kids put up “SLOW DOWN” signs so we don’t run over any of our pet animals.  We have an 8 pointed buck mule deer that has quite a herum of females and babies too that wander from street to street.  Check out the Boulder Nature Club if you’re looking to get involved with nature’s side of Boulder.  And don’t forget we have tons of prairie dogs here too.  I told my friends back east that they make hotdogs out of prairie dogs..(as a joke of course, but my mother believed it!

My very favorite thing to do in the winter time in Boulder is enjoy the hiking trails. Park at Chautauqua off of 9th St and head up into the foothills. You will be memorized by the beauty. The sky is always so blue after a snow storm and the contrast in colors are amazing!

You’ll be glad to hear that getting around town in “all the snow” really isn’t a problem at all.  Boulder County does receive an average of 150 or so inches a year of snow, but for the most part, the snow melts as soon as the sun hits the roads (at least here in Boulder).   And if it doesn’t your all season radials or snow tires will get you around town just fine.  As a matter of fact, we haven’t even had our first snow fall of the season yet which is unusual.  Oh… and for those of you wondering about what to do with “all that snow”, unless it’s a foot deep, you don’t shovel here, you sweep the snow because it’s so light and fluffy most of the time !  And if you really want adventure some winter evening, try taking the RTD (the local bus which runs until midnight) downtown on a snowy night and walk the mall, stop in a few of the brew pubs, eat a nice dinner at one of the great Boulder restaurants and for goodness sakes…DON’T FORGET YOUR FUR BOOTS!

Home buyers and sellers in Boulder Colorado can receive tax credits for including energy efficiency into their everyday lives. It isn’t just good for the environment; it’s also good for your wallet! While you may discover that the latest energy efficient appliances can be more expensive, you can save money through federal tax credits. For example, if you are building or buying a new home, you can qualify for tax credits on any products bought before January 1, 2009. Find out if you’re eligible and learn about more rebate programs in Boulder County.

To be eligible for the tax credit, the product must meet or exceed the requirements of the 2000 International Energy Conservation Code. Also, find a manufacturer in your area who is knowledgeable about the credits and sells products that qualify. Another reason to go green – tax incentives are not merely deductions. They are tax credits that directly reduce your tax bill! They can even be rolled over to the next year.

Following is a list of rebate and incentive programs in Boulder Colorado.

1) Center for Resource Conservation is offering rebates for energy saving insulation and air sealing projects before the end of 2008. Prepare for winter and save money at the same time.

2) Home energy efficiency tax credit which allows up to $500 for home improvements that involve energy efficiency such as new windows. What a great deal!

3) Residential solar and fuel cell tax credit that is up to $2000 for installation of a solar electric, solar water heating, or fuel cell system. Fight global warming and get money back! A smart choice!

4) Discover the rebates from utility companies such as Longmont Power, Poudre Valley REA, and Xcel Energy. These utility companies serving Boulder County offer the rebates on energy efficient appliances and upgrades, such as evaporative coolers, energy efficient lighting, solar and wind energy, and EnergyStar appliances.

5) The City of Boulder offers water rebates on residential items such as high efficiency washers, low-volume toilets, and water-efficient irrigation systems. For more information, visit the City of Boulder rebate web site. 

As you can see, going green helps the earth and our budgets. Are you a home buyer or seller who would like to benefit from tax credits and other incentive programs? It’s easier than you think!

Need another reason to live in Dakota Ridge Village in Boulder Colorado? With the great views of the Flatirons, access to trails and parks, close-knit community, and shopping availability, you’d think you had all you needed. Well, you haven’t experienced this neighborhood fully until you’ve seen the brightly colored paragliders swooping down the mountain. Yes! Paragliders, right in your backyard. Just one more unique characteristic of Boulder and it’s extreme mountain living.

 I have enjoyed watching the paragliders for many years from my own backyard in North Boulder.  In the photo above, you can see Wonderland Lake.  It’s taken from one of the launches that Parasoft Paragliding descends from above Dakota Ridge Village.  Not only is it a welcoming sight for me to see the beautiful sails breezing down the foothills, but imagine what it’s like for the paragliders.  They have the most amazing views as they fly down.  As far east as the eye can see, along with the Flatirons, foothills, Wonderland Lake, and the wonderful city of Boulder.  Find out more.

 Parasoft Paragliding is one of the local companies right here in North Boulder who can train participants in this magnificent feat.  They explain that paragliding is the newest and fastest growing form of foot-launched flying.  What is it?  Paragliding is the simplest form of human flight. A paraglider is a non-motorized, foot-launched inflatable wing. It is easy to transport, easy to launch, and easy to land. The paraglider itself is constructed of rip-stop nylon from which the pilot is suspended by sturdy kevlar lines. The pilot is clipped into a harness and oriented in a sitting position for maximum comfort. With a paraglider, you actually fly like a bird, soaring upwards on currents of air. Paragliders routinely stay aloft for 3 hours or more, climbing to elevations of 15,000′, and can go cross-country for vast distances. 

I spoke to several paragliders.  I discovered that their packs weigh up to 40 pounds and it takes about 25 minutes to hike to the launch spot in Dakota Ridge Village.   The company suggests that the best way to start is with a two-day Introductory Course designed to give you a taste of real flying. Under radio supervision, you will fly solo from the training hill and progress to higher flights, all in the first two days. The basic techniques of paragliding — launching, turning, landing — are fairly easy to learn. The two-day length of the course is designed to compensate for weather constraints and different learning curves. If after your introductory flights, you want to continue with paragliding, the next step is to enroll in a Para 2 Certification Course which will teach you about micrometeorology, different launch and flying techniques, safety procedures, etc.  Below is a photo of one paraglider landing in the park. 

To live near this extreme sport and witness the beauty of the paragliders is another reason why I love living in North Boulder and the Dakota Ridge neighborhood.  So, do you need another reason to move to this neighborhood?  Check it out for yourself and discover why so many families have decided to live here.  Contact the Troia Team to learn about available properties in this area.

Moving to Boulder Colorado is a lot like moving to the moon, if you’re from most anywhere else in the US.  You think you know what it “should” look like or what you would like it “to look like”,  but when you actually get here you have to adjust your perceptions a bit.  Boulder is located where the great plains end and the Rocky Mountains begin.  Boulder isn’t all plains and isn’t all mountains, but somewhere pleasantly in between – and oh, did I mention the gorgeous foothills?  With 300 days of sunshine, 17-25 inches of rain, an average of 158 inches of snowfall each year and with varying degrees of altitudes between 5000 – 14,000 feet above sea level there is an amazing diversity of plants – which gets me to my title point – what is heck is a “xeriscape”?

I did some research and found that Painted Desert Landscaping describes “xeriscape” as being less lawn area but not just rocks and gravel; landscaping that consists of plants that are well suited to your particular soil considering how much sun exposure your yard gets, how much maintenance you are willing to put into maintaining your yard and what views or screens you would like to build.  Xeros is derived from the Greek word meaning dry and scape comes from the word landscape.  Clever huh?

Being home grown from the East Coast of Virgina, I grew up with lush manicured green lawns and many deciduous shade trees, where I planted the traditional hostas around my patio and brick walkways (they like shade for the most part) and the annual impatience flower (which needs water everyday) without a worry in the world that they would grow and flourish without much maintenance.  What I found out that here in Boulder most soil is very poor in nutrients and can be either quite sandy or possibly clay.   You must add compost and organic matter to the soil here in Boulder to help maintain #1 the water absorption and # 2 the nutrients.   Imagining not having green lush grass to walk on takes some time to get used to, but after educating myself I found that my perception and appreciation of natural beauty increased the longer I’ve been the Boulder area.

So, the alternative to creating the lush green garden here in Boulder (which you can do because most homes are sold with underground yard sprinkler systems) would be to create either a “zeroscape” - which would be just gravel and more rocks and a few wild growing weeds, or talk to a landscaper who really knows the natural varieties of plants that might not need the additional amendments and that can thrive with much less maintenance.  They can help you step through the process of designing a “xeriscape” which is creating a sophisticated and interesting landscape around your house with the natural environment in mind without giving up the beauty.

Did you know that digging up “wild plants” is a No-No here in Boulder?  If you want the “wild” look consider planing native grasses or wildflower fields around your house.  Some natural plants are considered “noxious” and spread like wildfire if you’re not careful, so please consult the Boulder County website before you plant.

Colorado Aspen

If you are reading this blog and it is fall in Boulder, here’s what you need to be thinking about for your yard:

1.  Winter watering is very important especially if your garden faces south or west – because it gets more sun – and even though it gets cold here in the winter, the sun is still very bright and sometimes very warm.

2.  Evaluate and plan for spring on how you would like to enhance or renovate your garden or landscaping next spring.  Do some research on plants varieties that can improve your landscape while conserving water.

3.  Clean existing beds and remove dead annuals to reduce habitat for overwintering pests but leave the perennials that provide food for the birds.  If in doubt, don’t cut back.

4.  Plant spring flowering bulbs and divide and transplant the old ones.

5.  Clean out leaves and other debris.

6.  October is a great month to aerate and fertilize your yard.

7.  Don’t forget to clean, sharpen and oil your garden tools for next spring.

If you are thinking aboutcomposting to create your own organic matter for your garden be prepared for visitors like raccoons, foxes and possibly mountain lions or bears.  Mule deer are everywhere, but they are not going to root through your compost.

Don’t forget about the birds!  Planting a natural garden will also attract the local birds.  For more information about the local birds that live in Boulder Colorado check out theWild Bird Center of Boulder.

My mom always said to me, “When in Rome, do as the Romans do”.  So my advice today is :”when in Boulder, do as the Boulderites do”,  which means be more conservative with your water and try to think about landscaping in a more ecological natural way.  If you remember where you are that will be easy.   Happy Plantings!

When showing homes in Boulder Colorado to first time home buyers, I often get the following question, “Do you know a good lender?” Of course I do, and I usually recommended three that I have done business with over the years.  It’s best to interview at least three mortgage companies to find the best fit for you. But then what?   Because now is the time to buy in Boulder and the surrounding areas, homebuyers are abundant and many have never been to a lender before.  Recently at an open house, a couple of first-time homebuyers asked me what they were supposed to ask the lender at the interview.  It’s a great question and many first timers make the mistake of not asking the right questions, so I came up with some of the most popular questions  to ask a lender regarding a loan.

1.) Based on our situation, what looks to be the best program for us? Why?

2.) What is the projected time for processing and closing a loan?

3.) If Private Mortgage Insurance is required, when and how does it go away?

4.) Are your rates, terms, and/or fees negotiable?

5.) What standard underwriting guidelines do you follow? Are there any special underwriting guidelines?

6.) Who services your loans?

7.) What is your most popular loan program and why?

8.) What are your standard and special fees?

9.) Six months to a year from now, what will make this loan look good/bad to most borrowers?

10.) What if rates go down during the lock-in period?

11.) Who is our contact person for progress reports?

12.) What, if any, escrow requirements exist?

13.) What, if anything, do you need from us to get our loan approved?

14.) Do you have any concerns about our ability to get a quick loan approval?

15.) Interest rate, total number of points (including loan origination fee), annual % rate, length or repayment term of the loan.

16.) Is the loan assumable? If yes, explain.

17.) Is there a prepayment penalty? If yes, explain.

18.) What will my P& I (payment) be?

19.) What are the estimated closing costs?

20.) Will my monthly payments include escrow payments (taxes and insurance)?

OMGIHB

With halloween just around the corner, I know spooky isn’t it.  Wow, where did this year go?  You are sick and tired of hearing that now is a good time to buy real estate, well it’s not only good it’s the best ever.  Buyers, wake up, get your butts out there and look at all the fantastic homes that are at bargain basement prices.   Wah wah, you don’t have the down payment, think FHA.  Now more than ever before, FHA type mortgages are becoming the most sought after loans by consumers.   Today about 41% of the buyers are obtaining FHA type loans.  What a sweet deal and the down payment is reasonable. 

Wait a minute, you could always invest in the stock market or put your life savings in a bank, I think a mattress would be better at this point.  In all seriousness, where is it safe to invest, right now, it’s real estate, it’s at an all time low, great houses are priced lower than ever and there’s nothing wrong with them.

Even in Boulder Colorado where home prices have always been higher than most surrounding cities, home prices are lower than ever and there are some sweet deals.  

Seller’s have to understand that pricing their homes maybe painful but if they are moving up in a purchase, then they are really gaining because whatever they lose on the sale will be a greater gain on the buy side. Let’s look at an example: 

• A seller winds up selling a home for 10% less then list price of $200,000, this would equal a reduction of $20,000
• This same seller buys a home that’s listed for $450,000, but gets it for 10% less or a reduction of $45,000
• The net gain is $25,000.  Not too shabby.

When you look at both sides of the transaction your loss on the sale will be more tolerable.  Our housing market will not be like this forever.  Don’t be spooked by the real estate market get out there an buy something before it’s too late, you will be in for a real treat.   No tricks just sweet deals.

Whether you are a worldwide athlete training for your next marathon, or you’ve decided to save on gas and ride your bicycle to work or run down to the grocery store, you will feel right at home in Boulder Colorado.  Everyday you see people riding to work in work clothes and dresses, all decked out with baskets on the front and trailers on the back. Families ride together on tandem bikes or with infants tagging along in attached bicycle trailers.  As a driver, you must be very alert and always look twice before making a turn.  I myself have spent many Sundays riding my bike around to Open Houses.

Boulder Colorado’s street bikeways are an intregal part of the Boulder Transporation system.  The Boulder County Transporation Department adds shoulders for bike use to all roads receiving a pavement overlay if that road has historically experienced significent bike use in the past.  In additon to their aproximate $3 million transporation budget for their roadways, their imporvements and additions of on-street bikeways is made possible by taxes specifcally approved by the voters to specifically improve alternative methods.  Just recently Boulder County won a grant of $150,000 received in the state lottery to connect Boulder to Superior (a neighborhood south of Boulder off of Rt.36).  The finalization of the Marshall-Superior-Coalton Trail system will connect the city of Boulder to the town of Superior, adding 1.5 miles of natural-surfaced trail extending from Boulder’s Cowdrey Draw Trail on the northwest to Superior’s Mayhoffer/Singletree Trail at the southeast.

OK, we all know the bicycling is healthy for you, which is so Boulder, but you actually can get somewhere in Boulder faster by riding your bike.  If the cars make you nervous (they always make me nervous and for good reasons too! ) you can ride any of the paved mulit-use paths such as the beautiful Boulder Creek Path that runs East to West and follows the middle Boulder Creek from Fourmile Canyon on the western end to Arapahoe Rd. near Cherryvale Rd. on the east just past Flatirons Golf Course.

Bear Creek Trail runs Southwest to Northeast and follows Bear Creek from CU Research Park (Foothills and Colorado Ave.) to the corner of Table Mese Dr and Broadway.

All the trails have links to other paths and city parks.  The Broadway Boogie Trail which travels North-South follows Broadway from Greenbriar Blvd in the south to its connection with Boulder Creek Path near Boulder High School (Arapahoe and 17th) which gives you access to the areas of Table Mesa, CU, The Hill and downtown Boulder.

A great commuter path called Centennial Trail that goes East-West connects CU to the intersection of Baseline and Cherryvale with a branch that leads off of Foothills Parkway north to Jay Road where it hits the Cottonwood Trail.

Boulder Colorado also has awesome off road trails (unpaved) to ride, although, all cyclists must yield to hikers and equestrians and stay on the established trails marked with the international bike symbol.  All Boulder Mountain Park trails are closed to cyclists.  Please visit the Boulder County Open Space and Mountain Parks website:  www.ci.boulder.co.us/openspace for more information on these trails.

And if you get too tired, you can always get back on the bus because they all carry bike racks on the front of the buses.

Where do you even begin when talking about Home Owners Associations? I have been wanting to write something about them for quite some time now, but where to start? And, do I really want to write a novel about HOA’s? I could. I have a lot to say about them, both good and bad. There was an article that came up earlier this week, which made me decide it was time to say something NOW!

There is a couple in Longmont, Colorado who is suing their HOA for being to relaxed with their rules. Generally, when you see lawsuits against home owners associations, they are due to the HOA’s over-bearance and strict enforcement of the rules. This time, the couple is suing Hammersmith Management Inc. for not enforcing the bylaws, which in my experience is never an issue. I have dealt with Hammersmith on multiple occasions in multiple subdivisions, between Denver and Longmont. I have never know them to be “lax” about anything. Quite the contrary, actually.

They came down hard on one of our listings, in the same subdivision last year, which was vacant. Nobody was watering the yard, because the water was turned off, and they fined the seller a lot of money. The seller was a bank and didn’t care, but Hammersmith was calling and posting letters nonstop, upping the fine every week or so.

This couple in Starwood at Fox Meadow says that the home values are declining due to the associations failure to enforce their guidelines, as far as keeping up with the aesthetic value of the neighborhood. Longmont has seen some tough times over the past several years, as far as real estate values are concerned. So, not only have values dropped significantly over the years, but the HOA’s are having a tough time. A lot of foreclosures have flooded Longmonts’ subdivisions, which makes it hard for HOA’s to remain financially stable. The bank does not care about how many times they get fined or what the yards look like. They usually negotiate any lien’s with the HOA management companies, which really hurts the HOA’s reserves and makes upkeep of the common areas hard to pay for.

This couple says their home’s value has been reduced by over $200,000, because of Hammersmith’s failure to enforce the rules. Their home is currently listed for sale, and with so many homes surrounding them, many are new construction, they are having a difficult time selling. Most of the time, developers do not landscape the yards which affects the aesthetic value of the neighborhood and can drive prices down in an area where new construction is not selling.  Builders will usually offer some credit for the buyer to do what they want with the yard and with these million-dollar homes not selling, many yards are left as just graded dirt until the buyers move in.  In the case of foreclosures, the banks will almost never do anything to maintain the yards.
With HOA’s, you can almost always count on them being very strict. If you are going to buy a home with an HOA, I would go to one of their meetings before closing on the home, so you can see who is running them. The board members will dictate how the HOA is governed and some are lax and some are the extreme opposite. so much so, that you will get a fine if you don’t bring your garbage can in, instantly after trash pick-up. Or, if you have an ugly car in the driveway, they could give you a fine. Some are very tough. I have seen some very harsh HOA’s and I know if I am ever thinking of buying any property that has a homeowners association, I will most certainly do my research.

I guess now, not only do you have to worry about the tough laws of the HOA, but the strength of the HOA and the number of foreclosures and vacancies in your subdivision. Especially if you think you might want to sell at some point. Foreclosed property can definitely hurt the aesthetics of a neighborhood. I am seeing it all up and down the front range of Colorado; subdivisions that have been ripped apart due to foreclosures, or builders running out of funding, or HOA’s that can no longer pay for upkeep of the common amenities due to lack of reserves. Do your research. Read the HOA documents very carefully before you decide whether or not you actually want to close on the new home in the new subdivision.  Just do what we in the real estate business like to call “Your Due Diligence”.  It will save you from a lot of trouble and money and potential lawsuits.