The family farm invites you to be a farmer for a day; spend the day harvesting and learning about Colorado produce.  Miller Farms has been in production since 1949 and they enjoy teaching folks of all ages about how produce is grown.  And what an awesome deal – the admission fee included harvesting plus all activities at the farm including the cost of the produce.   Spend the day at the farm (not far from Boulder/Lyons/Longmont), then go home to enjoy the taste of locally grown vegetables.  Some activities besides harvesting include barrel train rides, huge corn maze, antique tractors, real monster truck, giant dirt hill, and hay pyramid. 

If you are a school or wish to have a bunch of friends for a birthday party, there are group rates, just call or visit their website to reserve a space. 

The farm is open through mid-November, 9am-6pm daily and is located just 5 miles of I-25 at exit 243.

Longmont/Lyons exit) Located on Highway 66 and County Road 19. The address is: 9040 US  Hwy. 66, Platteville CO 80651. 

Contact info: (970) 785-6133

Looking for some Halloween fun and fright delight? Experience the haunted adventure at the farm by reservation only.  October 10th – October 31st, dusk to 10pm.

A part of CSA; a great community supported agriculture program! Eat nutritiously, buy locally, be healthy! 

See you there!

Don’t miss out on all the free summer concerts happening in Boulder County like the Award-Winning Rhythm on the Rails in Niwot Colorado.  It’s a ten week summer concert series held every Thursday at Whistle Stop Park featuring bands such as Elephant Revival, Hazel Miller, Bonepony, The Strolling Scones, and more great performaces.  Niwot is located just 5 miles east of Boulder and is known for its charming community.  While listening to awesome music, enjoy food from local vendors and shopping!  See you at the bandstand!  Click here for more summer concerts, fairs,  and music opportunities.

Summer events include:

TWENTY NINTH STREET LIVE!  

When:  June 12th-August 7th.  Get ready for some fun dancing and live music on Saturdays directly on the 29th Street mall (corner of 29th & Canyon). 

There is free parking.  The view is amazing and the sunset can’t be beat.  Restaurants and shopping include Borders, Laudisio Restaurant, Cantina Laredo, and Bath & Body Works.

BOULDER CREEK HOMETOWN FAIR:

When: September 4th-6th.  Wrap up the summer in Boulder’s Central Park.  The three days of performances includes Great American Taxi, The Fables, and Nina Storey.  As the unofficial end to summer in Boulder, the three-day Boulder Creek Hometown Fair features unique events and entertainment, such as the Great Zucchini Race, the Chili Inferno Cook-Off, Big Wheel Races, interactive sports expos, a food court and beer garden, live music, children’s activities, and much more. 303-449-3137.

LONGMONT OKTOBERFEST:

Formerly brought to you by the Longmont Symphony Orchestra, the Longmont Oktoberfest is an established event held in Longmont’s Roosevelt Park each September. Now brought to you by the award-winning production & management team of Boulder Creek Events, Oktoberfest features three days of great live music, local breweries, arts & crafts exhibitors, and kids’ rides and attractions. There’s something for the whole family at the Longmont Oktoberfest!

2010 Dates & Times: Friday, Sept. 10 (5-10pm); Saturday, Sept. 11 (11am-10pm);
Sunday, Sept. 12 (11am-5pm)

Location: Roosevelt Park (849 Coffman St. in Longmont)

BOULDER COUNTY FAIR AND RODEO

Aug. 3-7: The oldest county fair in Colorado is now in its 141st year. The schedule has been scaled back from nine days to five, but each day is jam-packed with events and activities. Parking and gate admission are free, plus many of the events are free. Every day is kids’ day, with scavenger hunts, hands-on activities, animals and storytimes.  See you there!

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Got kids?  How about family visiting from out of town?  Well, this is your week Boulder County Colorado!  It’s family week, which obviously means a weekends worth of activities designed for the whole gang.  If you’re from Lafayette, enjoy time spent at the Bob Burger Recreation with FREE ADMISSION for the kiddos!   The Longmont Museum and Cultural Center is hosting hands-on games including a water game and solving the Sweet Beet Puzzle.  Keep reading for more details on these activities and more.

One participating organization, Bob L. Burger Recreation Center, which is a 47,000 square foot recreation center housed on 20 acres of parkland.  This multi-use area features a 4-field youth sports complex, an in-line hockey rink and the City’s outdoor classroom.  These amenities provide the community with a wonderful focal point for great family recreation.

Mention Boulder County Family Week and youths 2-17 will receive free admission with an adult’s paid admission May 1st – 7th.  Their address is 111 West Baseline Road in Lafayette and their phone number: (303) 665-0469.

Next is the Longmont Museum and Cultural Center hosting a hands-on day of water games, solving puzzles, using a digital microscope, playing with buffalo and crow costumes, creating your own town, and fin hidden treasures in the Long’s Peak room.  They are located at 400 Quail Road and the next family day date is May 7th from 9-10:15, 10:15-11:30, and 12:30-2.  Ages 2-5 with a parent.

Another great event is held at Playfair Toys on 2550 Arapahoe in Boulder which involves making a craft for mom.  It’s on Saturday at 11:00am.  Ages 3 and up and you can reach them at (303) 444-7502.

Check out Reverence Academy of Dance where a kickin’ swing class will be taught.  Also in Lafayette at 1370 Minders Dr #103 on Friday May 7, 5-6:30pm.  Ages include 7 and older with parents.

If you would like more information on family activities in Boulder and real estate trends in the area, subscribe to our site and receive updates.  I’d love to hear your ideas for the weekend.  See you around town!

Looking for entertainment tonight or this week in Boulder County Colorado?  Do you love to dance, listen to music, drink famous beer, and eat yummy food? Well, look no further than the all-famous Oskar Blues in either Longmont or Lyons.  One of my favorite attributes of the brewery is the live music.  Of course, many visitors love the beer including the all-famous Dales Pale Ale, which was voted one of the quintessential American hoppy pale ales of our time by BeerAdvocate.com. The intimate, 100-person capacity of the beloved juke joint gets you up close with the best musicians in Colorado and the United States. No wonder Rolling Stone Magazine called them the hottest place to be on a Saturday night in Colorado. Read what Oskar Blues has to say about themselves.

Oskar Blues says, “Our list of acclaimed, top-shelf comfort foods covers a lot of tasty ground. We serve up everything from soul-stirring gumbo and other New Orleans-style treats to exceptional fried catfish (the best in the Rockies), bodacious burgers, and mouth watering Mexican fare.

We also take pride in our homemade pizzas, Dixie-fried bar fare, and an array of vegetarian and low-fat offerings. Craving dessert? Our Chocolate Dump cake is one of our most revered after-dinner treats. We also serve a wholesome lunch and dinner special each day, call us at  303-823-6685  to get the daily special info.

Along with great beer and food, we’re also down with soul saving live. Both our basement music room at OB Grill & Brew & our most recent upstairs live music venue at Home Made Liquids & Solids have presented some of best national and local acts to come to the area.  In addition to having a passion for full-flavored beer, we also have a big love for delicious, down-home cooking. Our family-friendly, folk-art blessed restaurant is home to a mighty menu of Cajun, Creole and Southern-style comfort foods that reflect our founder’s southern upbringing. We’re also nuts about live roots music. Our basement music room has presented the best national and local acts since 1997. We welcome everything from blues, rock, bluegrass and jam music to folk, Americana, trad-country and the Lyons High School Jazz Band (they rule!).

We’re especially crazy about the blues. Our lineup of national blues acts stretches from living legends such as Pinetop Perkins and Duke Robillard to up & comers such as Tommy Castro, John Lee Hooker, Jr. and other rising stars.”

Find out why I love this brewery and don’t miss the next live band.  Check out tonight’s venue. You’ll have a blast!  After you visit, let me know what you think.  You can subscribe to our blog to find out more local restaurants and hotspots around the area.  And do you need a real estate agent who specializes in the area?  Look no further than The Troia Team.

Best Deal In The Neighborhood. Price lowered to sell.

Our listing, 11793 Pleasant View Ridge in Longmont is located within the Elms Meadow Vale Subdivision and the PRICE has been LOWERED 50k!  Within walking distance to Union Reservoir and Sandstone Park, this 5 bedroom, 5 bath home really stands out with its modern and contemporary upgrades.  Conveniently located near I-25, Ft. Collins, Boulder, and Denver, the home has views from every direction and the subdivision is well-maintained with a community park.  You’ll love this home, click here to view the details.

This is a stunning home, immaculate and move-in ready with PREMIUM updates throughout.  It was custom-built in 2006 with a gourmet kitchen including slab granite countertops, butlers pantry, double oven,  and all stainless steel appliances.  The open and spacious floor plan makes it great for entertaining and family gatherings.  Beautiful hard wood floors, modern lighting, and the high-quality custom tile backsplash make this a dazzling kitchen you’ll love to cook and entertain in.  Here you’ll find access to the new patio with custom built outdoor gas grill station.  Spend many evenings from this backyard enjoying views of the plains.  You’ll often see many horseback riders right outside your back door.  This home is located on one of the best lots in the neighborhood because of its privacy.  As you can see, there are no neighbors located directly behind the home and on one side, is a well-maintained grass lot, giving seclusion to the neighbors on the south.  As we go back inside, just off of the kitchen, you’ll find the huge great room with high ceilings and fireplace.  The custom-tile the owners added around the fireplace is amazing and unique.  The high windows let in plenty of light making this an inviting room for the family to hang out after a busy day.  Just off the great room is a main level study with venetian plaster wall finish and double french doors.   Off the kitchen you’ll enjoy the separate and eloquent dining room including a raised ceiling with more venetian plaster.  It’s beautiful and admired by all guests. 

As you enter the front door, you’ll be delighted by the foyer and open staircase. 

 As you reach the top of the stairs, overlook the great room and check out the amazing views. 

Upstairs is a master suite unlike you’ve ever witnessed before.  Unique wall paint add to the contemporary feel and enjoy the ooh’s and aah’s you’ll receive from all who see it.  The master suite includes a 5 piece master bath and sitting area. 

 Again, check out those views!!!!

There are three more bedrooms upstairs with a jack and jill bathroom. Perfect for a family with children or a family who has a lot of company.  The home has over 5700 square feet which includes a new finished basement.  Many of the homes in this neighborhood do not have the basement, making this home one of a kind.  A pre-wired mother in law suite or a nanny suite is located in the new basement with a spacious 5 piece bathroom.  The tile floor is luxurious and classy.  Your mother in law, nanny or guests will be totally impressed.  The basement also includes another office or workout room.  It is also great for entertaining or family night with a gathering area and theatre/media room.  Are you a musician?  This room makes a perfect studio.  And the entrance way to this room includes a dazzling tile floor, which does not go unnoticed by any guest to the home.

  From $549,000 to                 $485,000

 Don’t miss the opportunity to see this home and call me for a showing!

Front Range

A newer subdivision along the Front Range of Longmont Colorado that needs your attention is Prospect; a part of Boulder County.  After recently hosting an open house at our newest listing, I truly discovered that people love this neighborhood.  Curious neighbors and potential homebuyers couldn’t stop the positive comments about wanting to live and loving to live in Prospect Colorado.  Find out why… 

Sometimes referred to as a neo-traditional community, Prospectis located on an 80 acre tree farm which developer,  Kiki Wallace , bought from his family.  His dream was to build a distinctive project that would minimize negative impacts on the land.  And according to Linda Keseric, this New Urbanist community features narrow, tree lined streets connecting homes to numerous parks and public amenities, shops, and offices. Home types include detached houses, townhouses, courtyard houses, apartments, and live/work lofts. Mature trees have been planted along Prospects streets and in its parks to provide the shade and privacy typical of an established community.

You know, there are numerous arguments out there stating that because of poor city planning, riding bikes and taking buses becomes more of a challenge.  That is why neo-traditional communities incorporate the necessity to  reduce car use into the planning of roads and shopping. An ingenious idea!  And talk about a diverse mixture of colors throughout the community.  It’s bright with varying textures and architectural styles and sizes.  Prospect is perfect for everyone…seniors, families, singles and pets!  You can easily walk anywhere.

I enjoyed walking around the neighborhood and chatting with the locals.  Everyone was so friendly; the community was bustling with shoppers, families, bikers, and lots of dogs.  I stopped at Vic’s Coffee shop and had one terrific breakfast burrito.  They are more reputable for their great tasting coffee – definitely a local favorite!  Other places to enjoy include Two Dog Diner,  The Rib House, and Caper’s & Co.   Other places you must visit are Sushi Jianken, Prospect Flower Shop, and Tusk Lounge.

Our new listing is in the perfect location within walking distance to shops and restaurants.  Quick and easy access to Main Street in Longmont for any commuters and it’s close to Boulder, Union Reservoir, and Denver. 

Built on extra lot, this home provides a large, fenced yard with a carriage house.  This  brings in additional income of $1300 per  month.

The gourmet kitchen is fabulous with top of the line appliances and a center island that makes a magnificent statement. 

Almost every room invites you to the outside through many french doors, patios & balconies.

There are 3 fireplaces, two 2 car garages + added parking pad. The finished basement has a family room with a fireplace, bedroom and bath. 

The 3rd level offers an extra bedroom or bonus playroom/office. 

The property on Neon Forest is over 3700 square feet! 

Spacious, open, sunny and spectacular – just like the entire neighborhood of Prospect.  Let us help you find out more about this great community!

Best Deal In The Neighborhood. Price lowered to sell.

Our listing, 11793 Pleasant View Ridge in Longmont is located within the Elms Meadow Vale Subdivision and the PRICE has been LOWERED 50k!  Within walking distance to Union Reservoir and Sandstone Park, this 5 bedroom, 5 bath home really stands out with its modern and contemporary upgrades.  Conveniently located near I-25, Ft. Collins, Boulder, and Denver, the home has views from every direction and the subdivision is well-maintained with a community park.  You’ll love this home, click here to view the details.

This is a stunning home, immaculate and move-in ready with PREMIUM updates throughout.  It was custom-built in 2006 with a gourmet kitchen including slab granite countertops, butlers pantry, double oven,  and all stainless steel appliances.  The open and spacious floor plan makes it great for entertaining and family gatherings.  Beautiful hard wood floors, modern lighting, and the high-quality custom tile backsplash make this a dazzling kitchen you’ll love to cook and entertain in.  Here you’ll find access to the new patio with custom built outdoor gas grill station.  Spend many evenings from this backyard enjoying views of the plains.  You’ll often see many horseback riders right outside your back door.  This home is located on one of the best lots in the neighborhood because of its privacy.  As you can see, there are no neighbors located directly behind the home and on one side, is a well-maintained grass lot, giving seclusion to the neighbors on the south.  As we go back inside, just off of the kitchen, you’ll find the huge great room with high ceilings and fireplace.  The custom-tile the owners added around the fireplace is amazing and unique.  The high windows let in plenty of light making this an inviting room for the family to hang out after a busy day.  Just off the great room is a main level study with venetian plaster wall finish and double french doors.   Off the kitchen you’ll enjoy the separate and eloquent dining room including a raised ceiling with more venetian plaster.  It’s beautiful and admired by all guests. 

As you enter the front door, you’ll be delighted by the foyer and open staircase. 

 As you reach the top of the stairs, overlook the great room and check out the amazing views. 

Upstairs is a master suite unlike you’ve ever witnessed before.  Unique wall paint add to the contemporary feel and enjoy the ooh’s and aah’s you’ll receive from all who see it.  The master suite includes a 5 piece master bath and sitting area. 

 Again, check out those views!!!!

There are three more bedrooms upstairs with a jack and jill bathroom. Perfect for a family with children or a family who has a lot of company.  The home has over 5700 square feet which includes a new finished basement.  Many of the homes in this neighborhood do not have the basement, making this home one of a kind.  A pre-wired mother in law suite or a nanny suite is located in the new basement with a spacious 5 piece bathroom.  The tile floor is luxurious and classy.  Your mother in law, nanny or guests will be totally impressed.  The basement also includes another office or workout room.  It is also great for entertaining or family night with a gathering area and theatre/media room.  Are you a musician?  This room makes a perfect studio.  And the entrance way to this room includes a dazzling tile floor, which does not go unnoticed by any guest to the home.

  From $549,000 to                 $499,000

 Don’t miss the opportunity to see this home and call me for a showing!

Shopping around for the perfect neighborhood to live?  Would you like to be in walking distance to Union Reservoir or close to Sandstone Park and Ute Creek Golf Course?  Well, look no further than the private and well-cared for Elms at Meadow Vale subdivision off of County Road 5 1/2  in Longmont Colorado;  a part of Weld County.  Owner pride emanates throughout this community with wide, HOA maintained streets and park with basketball court.  I have visited this area many times and am always impressed by the views of the mountains and plains – not to mention the one of a kind sunrise and sunset views.  Looking for an easy commute to Denver, Boulder and/or Fort Collins?  This location is perfect!!!  Read more about the neighborhood and check out our new listing in the area.

As you drive alone County Road 5 and half off of the Diagonal Highway, you can’t help but feel that this is a great place to call home.  Farms are nestled amoung the newly built subdivision giving it a rural feel and allowing for the amazing views.   

No wonder our new listing is located on Pleasant View Ridge.

Location, location, location!  This area is close to perfection with the Ute Creek Golf Course within 5 minutes.  Ute Creek, designed by the world-renowned golf course architects of the Robert Trent Jones II Group, opened in 1997. This 18-hole championship course is a Par 72, ranging in length from 5,509 yards to 7,167 yards. Ute Creek is one of only six Robert Trent Jones II courses in Colorado, and the only one on the northern Front Range. Its five lakes, two creeks, multi-level fairways and native grass areas will provide challenge and interest for players of all abilities. Click here for a map and directions to the golf course.

Not a golfer or do you also prefer the water?  You’re in luck!  Union Reservoir is just minutes away with its great beaches, swimming, trails and boating activities.  The reservoir also has a fun playground and bbq areas.  According to The City of Longmont parks services, Union Reservoir is a 736 acre body of water providing many outdoor recreational activities. Originally called Calkins Lake, the reservoir was carved out during the last glacial age and is one of only a few natural lakes in Colorado. In 1903, the Union Ditch Company began drilling a tunnel to release water into the St Vrain River. According to Colorado water law, that made Union a true reservoir. Today, visitors to Union Reservoir can enjoy fishing, swimming, wakeless boating, camping, windsurfing and picnicking. The Reservoir is located approximately 7 miles west of I-25. 

 And that’s not all!  The Elms Subdivision is close to Sandstone Park which includes several playgrounds, a skate park, ballpark, and soccer fields.   What a supportive and family-friendly neighborhood!   Know what else is new?  The New Mead High School accepting 9th – 10th grades this fall.  A beautifully built structure offering the education you desire for your children.

And best of all, you can live in one of the nicest homes in the Elms at Meadow Vale neighborhood and at a great deal.  5 bedrooms and 5 baths with a mother in law suite located in the finished basement.  Custom tile dazzles throughout the modern and sleek home.  Best lot with privacy and spectacular views!  Yards and streets maintained by Elms HOA.  Come check it out.

One of our newest listings, 11793 Pleasant View Ridge in Longmont is located within the Elms Meadow Vale Subdivision.  Within walking distance to Union Reservoir and Sandstone Park, this 5 bedroom, 5 bath home really stands out with its modern and contemporary upgrades.  Conveniently located near I-25, Ft. Collins, Boulder, and Denver, the home has views from every direction and the subdivision is well-maintained with a community park.  You’ll love this home, click here to view the details.

This is a stunning home, immaculate and move-in ready with updates throughout.  It was custom-built in 2006 with a gourmet kitchen including slab granite countertops, butlers pantry, double oven, and all stainless steel appliances.  The open and spacious floor plan makes it great for entertaining and family gatherings.  Beautiful hard wood floors, modern lighting, and the high-quality custom tile backsplash make this a dazzling kitchen you’ll love to cook and entertain in.  Here you’ll find access to the new patio with custom built outdoor gas grill station.  Spend many evenings from this backyard enjoying views of the plains.  You’ll often see many horseback riders right outside your back door.  This home is located on one of the best lots in the neighborhood because of its privacy.  As you can see, there are no neighbors located directly behind the home and on one side, is a well-maintained grass lot, giving seclusion to the neighbors on the south.  As we go back inside, just off of the kitchen, you’ll find the huge great room with high ceilings and fireplace.  The custom-tile the owners added around the fireplace is amazing and unique.  The high windows let in plenty of light making this an inviting room for the family to hang out after a busy day.  Just off the great room is a main level study with venetian plaster wall finish and double french doors.   Off the kitchen you’ll enjoy the separate and eloquent dining room including a raised ceiling with more venetian plaster.  It’s beautiful and admired by all guests.  As you enter the front door, you’ll be delighted by the foyer and open staircase. 

As you reach the top of the stairs, overlook the great room and check out the amazing views. 

Upstairs is a master suite unlike you’ve ever witnessed before.  Unique wall paint add to the contemporary feel and enjoy the ooh’s and aah’s you’ll receive from all who see it.  The master suite includes a 5 piece master bath and sitting area. 

 Again, check out those views!!!!

There are three more bedrooms upstairs with a jack and jill bathroom. Perfect for a family with children or a family who has a lot of company.  The home has over 5700 square feet which includes a new finished basement.  Many of the homes in this neighborhood do not have the basement, making this home one of a kind.  A pre-wired mother in law suite or a nanny suite is located in the new basement with a spacious 5 piece bathroom.  The tile floor is luxurious and classy.  Your mother in law, nanny or guests will be totally impressed.  The basement also includes another office or workout room.  It is also great for entertaining or family night with a gathering area and theatre/media room.  Are you a musician?  This room makes a perfect studio.  And the entrance way to this room includes a dazzling tile floor, which does not go unnoticed by any guest to the home.

Custom Tile in Bathroom

  Don’t miss the opportunity to see this home and call me for a showing!

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.