Breckenridge Real Estate BlogRecently posted or modified blog postshttps://www.thebrecklife.com/blog/Copyright TheBreckLife.com2024-03-15T16:19:39-07:00tag:thebrecklife.com,2012-09-20:36149How New Tax Laws Could Reshape Colorado's Vacation Homes
Senate Bill 33: Understanding its impact on Colorado’s short-term rentals.
<br />As the debate around Senate Bill 33 heats up in Colorado, both homeowners and renters are keenly watching to see its potential impact on short-term rentals across the state. Introduced by Senator Chris Hansen, Senate Bill 33 aims to address the housing shortage in high-demand areas by increasing the tax rate on properties used for short-term rentals from 6.7% to 27.9%, aligning them with commercial property rates. However, this proposal has sparked significant discussion and concern among property owners and the tourism industry alike.
Feel free to watch the full message above or use these timestamps that will direct you to various points in the video:
0:00 — Introduction
1:02 — What is Senate Bill 33
1:31 — Why was it introduced?
2:19 — Who does it affect?
2:48 — What are the ramifications?
4:18 — The rival bill
6:29 — I’ll keep you informed
6:56 — Reach out with your opinion
For ongoing updates and to share your thoughts on Senate Bill 33 and short-term rental policies in Colorado, stay connected and let your voice be part of shaping the future of our state's housing and tourism landscape. Reach out with your opinion on the matter, and of course, don’t hesitate to call or email with any questions.2024-02-29T06:49:22-07:002024-03-06T08:00:25-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:36131Should You Live in Vail or Breckenridge CO? 5 Things to Know BEFORE Moving<img style="margin: 0 auto 20px auto; display: block;" src="/userFiles/2566/image/breckenridge-vs-vail.jpg" alt="Comparing Breckenridge and Vail" />
Two of Colorado's best ski towns, Breckenridge and Vail, are renowned for their stunning landscapes and vibrant lifestyles. Each community, however, offers a unique living experience. Breckenridge, located in <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a>, charms with its historic allure and close-knit community feel. On the other hand, Vail is celebrated for its world-class skiing and upscale amenities.
For anyone considering <a href="https://www.thebrecklife.com/blog/buying-second-home-colorado/">buying a vacation home in Colorado</a>, it is vital to examine aspects like the local culture, recreational activities, and community atmosphere in its top towns. Whether you're drawn to Breckenridge's quaint streets or Vail's luxury, a detailed exploration of both is important in choosing the mountain town that best suits your lifestyle. Discover the distinct character of Breckenridge and Vail.
Vail Skiing vs Breckenridge Skiing
Naturally, the slopes are what draw most people to the region. While both offer some of the country's best skiing, there are some critical distinctions between the two worth noting. For one, Vail provides a significantly larger ski area, topping 5,300 acres compared to Breckenridge's roughly 2,900, making it one of the largest resorts of its kind in the world. Intermediate and advanced skiers will feel right at home on these challenging slopes and legendary back bowls, though there are also plenty of beginner trails as well. This makes it an excellent spot for families or groups of varying skill levels.
On the other hand, Breckenridge may be a better choice for true experts and ski and snowboard enthusiasts. The slopes are located at a higher altitude (with the tallest chairlift in North America), which can mean more and better powder is available over a more extended season. However, it can also mean more notable physical effects for those not used to the elevation. Some also feel Breckenridge has better terrain parks.
One of the biggest differentiators between skiing in Vail and Breckenridge is the latter's proximity to all of <a href="https://www.thebrecklife.com/blog/best-ski-resorts-near-breckenridge-co/">Summit County's best ski resorts</a>. While there are other resorts near Vail, Breckenridge is less than 30 minutes from Copper Mountain and Keystone Resort, both renowned and enormous. It's worth noting that both Vail and Breckenridge are among Colorado's most popular ski destinations. This means both may experience significant crowds during peak days and periods.
Vail Real Estate vs Breckenridge Real Estate
<img src="/userFiles/2566/image/breckenridge-vs-vail-housing.jpg" style="width: 100%; margin-bottom: 20px;" alt="Housing in Breckenridge & Vail, CO" />
Those looking to live in these gorgeous, exciting communities should prepare to pay prices that reflect their high desirability. Vail and <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/">Breckenridge's ski-in, ski-out condos</a> offer unparalleled access to the slopes, and both communities offer walkability to shops, restaurants, and other amenities.
In Vail, high-end living is the name of the game, as the entire area was designed as a luxury winter resort. Condos and multifamily units outnumber single-family detached homes by about two to one. Properties start in the mid-$700s for one- and two-bedroom units but can reach $25 million to $40 million or more for spacious luxury estates that can top 6,500 square feet of living space. In addition, fractional ownership situations are popular in Vail, offering several weeks per year for more affordable prices, ranging from under $100,000 to over half a million or more, depending on size and amenities.
Breckenridge, which was once a mining town, has housing more focused on single-family properties, which start in the $800s. Typical detached <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-homes/">ski homes in Breckenridge</a> sell from around $2 million to more than $12 million, with ultra-high-end options reaching $10-20 million. <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-condos/">Breckenridge condos</a> list from the $500s to $2 million or more. The town also has a wider selection of lots and homesites for those looking to build a custom property, ranging from under $200,000 to the single-digit millions.
Those considering renting their properties on a short-term basis may find the process more straightforward in Vail, as Breckenridge separates the city into zones and imposes caps on short-term rentals within each area.
Restaurants & Nightlife in Vail vs Breckenridge
No matter which of these two top ski towns would-be residents choose, they certainly won't go hungry or lack things to do.
Vail's overall ritzier feel is present in the town's restaurant scene, which is centered around the Lionshead Village and Vail Village areas. It includes numerous high-end options like Montauk Seafood Grill and Elway's. Many more casual eateries are also available, like Tavern on the Square, for lower-key nights. In addition, there are plenty of places to grab a drink or two after a fun day on the slopes, from the casual pub-style environment of Garfinkel's to the lively, sophisticated Remedy Bar in the Four Seasons. Drinkers can even sample some locally crafted booze from 10th Mountain Whiskey and Spirit Company and Vail Brewing Co.
On the flip side, Breckenridge offers a more relaxed and casual dining and nightlife scene overall, though plenty of high-quality spots remain available. The town's bars and restaurants are grouped more closely together in <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Downtown Breckenridge Homes for Sale">Downtown Breckenridge</a>, particularly along Main Street. Residents can grab a hearty breakfast at Columbia Cafe, a casual but sophisticated meal at Blue Stag Saloon, or popular Mexican bites at Mi Casa Mexican Restaurant and Cantina. There's also a thriving nightlife scene, headlined by spots like Breckenridge Tap House (with over three dozen beers on tap) and Ember, known for its innovative and delicious cocktails.
Summers in Vail vs Summers in Breckenridge
<img src="/userFiles/2566/image/breckenrige-vs-vail-summers.jpg" style="width: 100%; margin-bottom: 20px;" alt="Summer Activities in Breckenridge & Vail, CO" />
When the snow melts, these popular ski towns don't shut down for the season. They transform into popular mountain getaways with varied activities for all interests and budgets. The bounty of <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a> is consistent year-round, and the Vail area is no different. Both towns offer a variety of summer events, from food and art festivals to public concerts, as well as nearby opportunities for golfers to hit the links. Owners may enjoy a break from the constant crowds that cold weather can bring but should also expect a drop in demand from short-term renters.
Breckenridge offers a slightly more lively year-round scene—there's never a bad time for a <a href="https://www.thebrecklife.com/blog/breckenridge-vacation-guide/">vacation or staycation in Breckenridge</a>. There's no better time to stroll the quaint Main Street shopping area, head out into the surrounding hills for a hiking or biking adventure, or learn about the town's rich mining history. One of the <a href="https://www.thebrecklife.com/blog/best-lakes-breckenridge/">best lakes near Breckenridge</a>, Lake Dillon, is one of the region's best spots for boating, fishing, paddleboarding, and other water recreation, with areas for picnicking and other activities along its shores.
However, Vail still holds its own during the summer. Residents can enjoy a smaller but still significant number of hiking and outdoor exploration opportunities, as well as luxury shopping opportunities that are hard to beat. Vail also offers unique experiences like zipline tours that can give residents an entirely new perspective on this mountain community.
Which Location is More Convenient?
Vail and Breckenridge are about 35 miles apart along the Interstate 70 corridor that cuts through the Rocky Mountains. Breckenridge is slightly closer to Denver, roughly 80 miles compared to around 95-100 for Vail. However, driving to each takes about the same amount of time, roughly an hour and a half to two hours. This is because of Vail's convenient location right along Interstate 70; in Breckenridge, you'll need to make a short drive south on the smaller, lower-speed Highway 9 after exiting the interstate. Those flying private may prefer Vail, as it's just 35 miles east of <a target="_blank" href="https://www.flyvail.com/">Eagle County Regional Airport</a>.
When it comes to daily conveniences like shopping, local services, and more, there are also some notable differences between these two mountain towns. Vail is the more resort-focused of the two, with amenities more geared toward visitors, although all of the basic amenities and services are certainly available. There may be slightly fewer options throughout <a href="https://www.thebrecklife.com/blog/best-neighborhoods-breckenridge/">Breckenridge's best neighborhoods</a>, but it more evenly balances the atmosphere of a small town and a tourist/ski destination. Both provide the popular benefit of dense, highly walkable downtown or commercial districts, allowing residents to accomplish many errands on foot.
The Vast Appeal of Vail and Breckenridge
Whether <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">living in Breckenridge</a> or Vail, you'll enjoy unique and enviable slices of Colorado's mountain lifestyle, each offering its own charm and appeal. The distinct vibes of both towns, from Breckenridge's historic charm to Vail's luxurious amenities, it's clear why they are two of the most celebrated resort towns in the nation. Whether you're seeking a cozy community atmosphere or an upscale mountain experience, both towns provide an exceptional backdrop for life in the Rockies.
2024-02-28T10:30:58-07:002024-02-28T10:41:21-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:359837 Best Neighborhoods in Fisco: Where to Live in Frisco, CO<img src="/userFiles/2566/image/frisco-best-neighborhoods.jpg" style="display: block; margin: 20px auto;" alt="Frisco Best Neighborhoods" />
Nestled amidst the majestic Rocky Mountains, the <a href="https://www.thebrecklife.com/frisco-real-estate/">Frisco real estate</a> market boasts dozens of attractive neighborhoods. From the quaint charm of Downtown Frisco to the upscale elegance of Wooden Canoe at Water Dance, these neighborhoods offer a glimpse into the diverse fabric of this vibrant town.
With a range of options like Bill's Ranch and Frisco Heights, there's a neighborhood to suit every taste. Learn about the exciting qualities that make Frisco's neighborhoods some of the best places to buy a home in Colorado.
Downtown Frisco
Downtown Frisco, known as the "Main Street of the Rockies," is a bustling hub of diverse dining and shopping experiences situated centrally in <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Homes For Sale in Summit County CO">Summit County</a>, just off I-70 and 10 miles north of Breckenridge. This vibrant area attracts residents and visitors with its charming mix of restaurants, cafes, boutiques, and galleries, creating a lively atmosphere for all to enjoy. The proximity to major transportation routes, including the free bus service connecting Downtown Frisco to four ski resorts in Summit County, makes it a convenient and accessible destination.
One of the distinguishing features of Downtown Frisco is its diverse range of housing options. From efficient to luxurious, <a href="https://www.thebrecklife.com/frisco-real-estate/downtown-frisco-condos/">condos for sale in Downtown Frisco</a> cater to various preferences and lifestyles. Whether seeking a spacious mountain retreat or a cozy urban apartment, Downtown Frisco provides housing opportunities to suit different needs.
Moreover, the central location of Downtown Frisco within Summit County makes it an ideal starting point for exploring the surrounding natural beauty and outdoor recreation opportunities. With stunning mountain views and a strong sense of community, Downtown Frisco truly embodies the spirit of mountain town living at its finest.
Wooden Canoe at Water Dance
Nestled near the shores of Lake Dillon in Frisco, Colorado, are the custom-built luxury home subdivisions of Wooden Canoe at Water Dance. Water Dance boasts high-end homes renowned for exceptional craftsmanship and modern amenities. The neighborhood offers residents stunning views of the surrounding mountains and the tranquil waters of Lake Dillon, creating a picturesque and serene setting.
This coveted community boasts enviable access to Lake Dillon, offering residents many water-based activities right at their doorstep. For those who revel in the thrill of winter sports, the area is a haven for cross-country skiing, with expansive trails catering to beginners and seasoned enthusiasts.
The warmer months transform the landscape into a hiker's and mountain biker's paradise, with endless trails that showcase the breathtaking beauty of Colorado's natural scenery. Adding to the allure, Wooden Canoe at Water Dance features two private fishing ponds, providing a serene and exclusive setting for anglers to indulge in their passion. This neighborhood truly offers a unique blend of amenities catering to a wide range of interests and hobbies, making it an ideal choice for homebuyers searching for a vibrant and active community.
<a href="https://www.thebrecklife.com/frisco-real-estate/water-dance-townhomes/">Homes for sale in Wooden Canoe at Water Dance</a> typically range between $1.9 million and $3.25 million. As one of the most expensive neighborhoods in town, these properties invite buyers to fully immerse themselves in all the best aspects of <a href="https://www.thebrecklife.com/blog/living-in-frisco-co/">living in Frisco</a>.
Bill's Ranch
<img src="https://assets.site-static.com/userfiles/2566/image/bills-ranch-neighborhood.jpg" alt="Living in Frisco's Bill's Ranch Community" style="display: block; margin: 20px auto;" />
Bill's Ranch is a neighborhood with a rich history dating back to the Gold Rush era. This area offers a blend of new and old homes, each exuding unique character and charm. Nestled near Lake Dillon, residents of Bill's Ranch have easy access to many outdoor recreational activities, perfect for those who enjoy an active lifestyle in a picturesque setting.
One of the standout features of Bill's Ranch is the breathtaking mountain views that residents get to enjoy daily. The peaceful and natural surroundings make it an ideal spot for nature enthusiasts seeking tranquility amidst the rugged beauty of the Rockies. Additionally, the neighborhood is renowned for its strong sense of community, with residents forming close bonds and fostering a welcoming atmosphere.
In terms of real estate, <a href="https://www.thebrecklife.com/frisco-real-estate/bills-ranch/">homes in Bill's Ranch</a> typically sell for prices ranging from $1.2 million to $3.2 million, reflecting the desirability of this neighborhood. Whether you're drawn to the historical significance of the area, the stunning natural landscapes, or the tight-knit community feel, Bill's Ranch stands out as a gem within the diverse tapestry of neighborhoods that Frisco has to offer.
Frisco Heights
<a href="https://www.thebrecklife.com/frisco-real-estate/frisco-heights/">Homes in Frisco Heights</a> are tucked away near Walter Byron Park, providing peaceful privacy and beautiful views. Comprised of 40 lots, these properties often come with up to 2.5 acres. With easy access to the restaurants and shops lining Main Street, residents can enjoy the convenience of urban living while being nestled in the picturesque mountain surroundings.
Living in Frisco Heights feels like having a private slice of Colorado paradise. Mature trees and rolling terrain create a relaxed separation between homes. Owners can venture out their front doors to explore hiking trails or even take a short bike ride to the lake or Main Street.
Real estate in Frisco Heights costs between $1.6 million and $3 million. These homes were mostly built in the 60s and have been beautifully remodeled. Their diverse floor plans can range from quaint to massive, with more than 6,000 square feet of living space.
The Reserve at Frisco
<img src="https://assets.site-static.com/userfiles/2566/image/reserve-at-frisco-neighborhood.jpg" alt="Living in Frisco's The Reserve At Frisco Community" style="display: block; margin: 20px auto;" />
The Reserve emerges as a top-tier enclave offering spacious luxury homes with breathtaking mountain views and modern amenities. The neighborhood includes 134 residences that adhere to the community's design standards. Residents of The Reserve at Frisco enjoy a lifestyle tailored to outdoor enthusiasts, with homes strategically positioned to take advantage of the dramatic mountain vistas.
This sought-after community provides a peaceful and secluded setting, allowing residents to retreat into a serene environment while still near Frisco's vibrant town center. The Reserve is renowned for its upscale properties and exclusive mountain living experience, attracting those who appreciate the finer aspects of luxury living. <a href="https://www.thebrecklife.com/frisco-real-estate/reserve-at-frisco/">Homes for sale in The Reserve at Frisco</a> typically cost between $2 million and $3 million, reflecting the desirability and exclusivity of this enclave within Frisco Heights.
Sawyers Settlement
Just one block away from Main Street, Sawyers Settlement exudes a tranquil charm. This charming neighborhood offers a mix of single-family homes and townhomes, providing residents with diverse housing options. Sawyers Settlement stands out for its convenient access to amenities such as shops, restaurants, and outdoor recreational activities, ensuring that residents have everything they need within reach.
One of the key attractions of Sawyers Settlement is its stunning views of the surrounding mountains, creating a picturesque backdrop for daily life. Additionally, residents can easily access hiking and biking trails, perfect for those who enjoy an active outdoor lifestyle. The neighborhood's proximity to schools, parks, and community facilities further adds to its appeal, making it a desirable place to live in Frisco.
Homes for sale in Sawyers Settlement typically range from $2 to $3 million. With its brand-new construction and classic charm, Sawyers Settlement gives the best of both worlds.
Peak One
The <a href="https://www.thebrecklife.com/frisco-real-estate/peak-one-neighborhood/" title="Homes For Sale in Peak One Frisco">Peak One neighborhood</a> in Frisco has garnered recognition by receiving the prestigious 2016 Eagle Award from Housing Colorado. Developed by Traditional Neighborhood Builders, Peak One offers a strong sense of community and place, focusing on fostering connections among its residents. This neighborhood stands out for its community-focused amenities and the cohesive ties among locals, making it a desirable place to live for those seeking a supportive and engaging environment.
Residents of Peak One enjoy a community-driven atmosphere emphasizing outdoor activities and strong bonds. The neighborhood's emphasis on creating a tight-knit community has driven its appeal to long-time residents and newcomers seeking a welcoming environment.
In Peak One, the spirit of togetherness is palpable, with neighbors actively participating in events and initiatives that enhance the community's quality of life. This commitment to fostering a sense of belonging and shared experiences sets Peak One apart as a neighborhood that values not just the physical structures but also the relationships and connections that truly make it a place to call home.
What's Your Favorite Neighborhood in Frisco?
The best neighborhoods of Frisco embody everything people love about living in Summit County. From the historic charm of Bill's Ranch to the upscale Wooden Canoe at Water Dance enclave near Lake Dillon, each neighborhood provides a unique setting for residents to enjoy the natural beauty and modern conveniences that Frisco has to offer. Whether you're looking for a vacation home or a forever home, these Frisco neighborhoods are sure to deliver.
2024-02-20T11:00:00-07:002024-02-26T12:08:50-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:18189Best March Events in Breckenridge [Updated for 2024]Who doesn't love March in the mountains? The days start to warm up, making opportunities to get outside to play even more enjoyable. March and April are often our snowiest months of the year. There are plenty of activities to enjoy - from spectator events to crafting events, there is SO MUCH to do in Summit County in March!
Silverthorne First Friday: Rail Jam
<img src="https://assets.site-static.com/userfiles/2566/image/Silverthorne_Rail_Jam.png" width="400" height="374" />
Calling all park snowboarders and skiers! Silverthorne's First Friday event will celebrate their annual Rail Jam with live music, live art and food! Head over to the Silverthorne Performing Arts Center Lawn on Friday, March 3rd at 4 PM.
To learn more and register for your spot to show off your skills at the Rail Jam, visit the <a href="https://www.silverthorne.org/Home/Components/Calendar/Event/697/182" target="_blank">Town of Silverthorne website</a>.
Keystone's Distilled Series: Liquids & Leathers
<img src="https://assets.site-static.com/userfiles/2566/image/Liquids_and_Leathers_.jpg" width="400" height="400" />
Sure you could go to a bar to enjoy a drink. Or you can learn a new craft while enjoying the pairing of refreshing spirits. Keystone has just the activity for you! They have paired spirits with creating a leather keepsake. Sign up for this fun Après-Ski activity taking place March 10 starting at 6pm<a href="https://www.keystoneresort.com/explore-the-resort/activities-and-events/event-detail.aspx?id=%7B162e517a-26e2-4b5d-a23f-92cca4938e27%7D&sd=03%2F01%2F2023&ed=03%2F31%2F2023" target="_blank"> here.</a>
Frisco BrewSki
<img src="https://assets.site-static.com/userfiles/2566/image/Frisco_Brew_Ski_1.jpg" alt="Group of skiiers with beers." width="400" height="2800" />
Why wait for Après-Ski when you can combine your skiing with your liquids?! The Town of Frisco is hosting their annual Brew Ski event on March 9th at the Frisco Nordic Center. Come out for a Cross Country Ski and taste some great beers from the following Local Breweries:
<a href="http://www.brokencompassbrewing.com/" target="_blank" rel="noreferrer noopener">Broken Compass Brewing</a>
<a href="https://www.outerrange.com/" target="_blank" rel="noreferrer noopener">Outer Range Brewing Co.</a>
<a href="https://www.newbelgium.com/" target="_blank" rel="noreferrer noopener">New Belgium Brewing</a>
<a href="https://highsidebrewing.com/" target="_blank">Highside Brewing</a>
<a href="https://www.odellbrewing.com/" target="_blank" rel="noreferrer noopener">Odell Brewing</a>
and more!
To learn more and to register for the event, visit the <a href="https://www.townoffrisco.com/event/nordic-center-events/brewski/" target="_blank">Town of Frisco website.</a>
Breckenridge's Riverwalk Center Concerts
<img src="https://assets.site-static.com/userfiles/2566/image/Riverwalk_Center.jpg" width="400" height="376" />
Are you ready to get into the Saint Patrick's Day spirit? What better way than with Texas country legend, Pat Green. He'll be performing at the Riverwalk Center on March 16th at 7 PM. Come out and get your green on!
To learn more and to purchase tickets, visit the <a href="https://www.breckcreate.org/events/#event=75477181;instance=20230316190000?popup=1" target="_blank">Breck Create website</a>.
Breckenridge Backstage Theater
<img src="https://assets.site-static.com/userfiles/2566/image/Backstage_Theater_1.jpg" alt="Breckenridge Backstage Theater" width="400" height="2800" />
"A haunting and hallucinatory drama about the making of art, INVENTING VAN GOGH is the story of the final van Gogh self-portrait, painted just before the artist’s death, which was never seen… until now". To see a full description and to purchase tickets, visit the <a href="https://www.backstagetheatre.org/" target="_blank">Breck Create website</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/" data-uw-rm-brl="false">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/" data-uw-rm-brl="false">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page" data-uw-rm-brl="false">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2024-02-16T08:21:00-07:002024-02-16T09:35:11-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:15519Breckenridge Real Estate Market Update - Updated February 20242023 Breckenridge Real Estate Market Summary
Q4 2023 Summit County Real Estate Market Summary<br /><br />
Navigating the Summit County real estate market has been quite tricky since the onset of the COVID-19 pandemic in 2020, and calendar year 2023 proved to be just as unpredictable. Let's take a look at some key takeaways from the last year to see how they impact both buyers and sellers as we head into 2024.
In the fourth quarter of 2023 (Q4), we saw a notable shift in the amount of time it takes to sell a property compared to the same period in 2022. Across Summit County, the average days on market increased by 31% for all property types, an increase of 14 days longer than the prior year.
<img src="data:image/png;base64,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" alt="" />
The total number of closed transactions during Q4 fell by only 2% while the average sales price showed a remarkable 10% increase compared to the fourth quarter of 2022. This suggests market resilience and sustained demand despite extended selling periods.
<img src="data:image/png;base64,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" alt="" />
<img src="data:image/png;base64,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" alt="" />
Now, let's shift our focus to the Town of Breckenridge. In the fourth quarter of 2023, properties experienced only a slight increase of 9 additional days on the market, as the average sales price for all property types saw a notable 15% uptick compared to the same period in 2022. The total number of closed transactions remained similar to Q4 of the prior year, indicating continued buyer demand despite the slightly longer average days on market.
<img src="data:image/png;base64,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" alt="" />
Zooming out to look at the Summit County real estate market for the entire year of 2023, the trends become even more pronounced. There was a significant 70% increase in the average days on market across all property types in Summit County compared to 2022. The average property took 46 days to sell in 2023 compared to only 27 days in 2022. While the number of closed transactions decreased by approximately 7% year over year, the market exhibited a pattern of fluctuating prices throughout the year. After a decrease in the average sales price during the first two quarters, which is what we anticipated due to growing inflation and mortgage interest rate hikes at that time, sales prices rebounded in the latter half of the year, resulting in a flat comparison to 2022 by year-end. Similarly, the average sold price per square foot remained consistent, indicating a balanced market despite longer selling times and slightly fewer transactions.
<img src="data:image/png;base64,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" alt="" />
<img src="data:image/png;base64,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" alt="" />
<img src="data:image/png;base64,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" alt="" />
When comparing the 2023 Breckenridge real estate market to the calendar year 2022, Breckenridge followed similar trends as the broader Summit County market. The average days on market for all property types increased by 66% compared to the prior year, while single family homes took a whopping 87% longer to sell in 2023 than 2022. For many of our buyers, the fact that most of the single family detached homes fall within Zone 3 of the Short Term Rental (STR) licensing overlay map meant that these properties were less desirable than condo and townhome locations where licenses may be available.
<img src="data:image/png;base64,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" alt="" />
In Breckenridge, the average sales price for all property types fell by 3% for the year to $1,638,907 compared to the prior year. The total number of closed transactions decreased by 7% compared to the previous year, 401 sales in 2023 versus 432 the prior year.
<img src="data:image/png;base64,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" alt="" />
The differentiation between the single family home segment and multi-family property types (condos and townhomes) in Breckenridge provides further insight into the impacts of STR license restrictions. While the number of single family home sales decreased by 20% in 2023, the number of condo and townhome sales actually increased by 4% over the previous year. We continue to receive feedback from buyers that they want to use and enjoy their Breckenridge property, but they would also like the ability to make their home available to vacation rental guests when they’re not here. The result has been a decrease in demand for single family detached homes in Breckenridge.
You know the old axiom - all real estate is local! Understanding the Summit County real estate market dynamics is crucial whether you're considering buying or selling. As your trusted real estate advisors, we're here to help you navigate these market fluctuations and make informed decisions so you realize your goals. Feel free to reach out to discuss how these trends may impact your specific situation and how we can assist you in achieving your real estate objectives.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how mortgage interest rates, inventory and short term rental license regulations affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form and we’ll provide you with an up-to-date and accurate estimate of your property’s value. We're here to answer any questions you may have about selling your property in Summit County.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and around Summit County!
October 2023 Summit County Real Estate Market Summary<br /><br />
What’s going on in the Summit County real estate market? Prices and inventory are always changing in Breckenridge and around Summit County, so you need to stay informed if you want to get a great deal. Whether you’re thinking of buying or selling in the near future, this information will help you make the most informed possible. I’ll go over home prices, interest rates, supply, and offer some predictions about what we may see in 2024.
You can listen to my full explanation in the video above or skip to each topic using the timestamps provided:
0:00 — Introduction
0:45 — Prices for October 2023
2:50 — Total sales
3:47 — Breckenridge sales are down
5:08 — Total new listings
6:21 — Predictions for next year
7:34 — Interest rates next year
9:26 — Wrapping things up
If you have questions about this housing market update or anything else, please call or email me. I am always willing to help!
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and around Summit County!
Q2 2023 Summit County Real Estate Market Summary<br /><br />
Summer is in full swing here in the high country as we look at the second quarter Summit County real estate transactions for 2023. As always, we like to highlight recent trends including decreased inventory of new listings, falling prices, and number of sales in the market. Whether you're a potential buyer, seller, investor, or simply curious about the local market, this report will help you understand the latest developments affecting the real estate landscape in Breckenridge and around Summit County!
Breckenridge and Summit County, long known for the breathtaking landscapes and outdoor recreational opportunities, are experiencing a shift in real estate market dynamics. As of the end of 2023’s second quarter, several factors provide evidence of a slowdown in the market, including the following.
Decreasing Inventory - this trend continues for another quarter as we saw 120 fewer new listings in the second quarter of this year compared to last year. That’s nearly 20% fewer Summit County properties coming to market at a time when we’re typically ramping up for a busy summer selling season. And remember that we saw 31% fewer new listings in the first quarter of this year compared to 2022. Inventory continues to be a very real problem for buyers looking to realize their dreams of home ownership in the mountains.
<img src="https://assets.site-static.com/userfiles/2566/image/New_Listings_.png" width="600" height="371" />
Declining Transactions - the number of closed residential real estate transactions in Summit County declined by 21% in Q2 compared to 2022 and pullback was pretty evenly distributed across property types: single family homes, townhouses and condos all suffered by about the same amount. Where we really saw the most significant cooling was in the Breckenridge single family home market where we saw 50% fewer sales in Q2 this year compared to the same period last year, 32 this year compared to 63 in 2022.
<img src="https://assets.site-static.com/userfiles/2566/image/Breckenridge_-_Number_of_Transactions.png" width="600" height="371" />
<img src="https://assets.site-static.com/userfiles/2566/image/Summit_County_-_Number_of_Transactions_1.png" width="600" height="371" />
To what do we attribute this reduced demand in the single family home segment of our market? The short term vacation rental licensing restrictions imposed by the Town of Breckenridge more directly affects the single family homes in Breckenridge than they do condos and townhouses. The new restrictions on renting properties has clearly impacted the number of sales and property values around Summit County.
Sliding Prices - It’s no surprise that inflation, fears of a possible recession and elevated mortgage interest rates would stifle buyer demand. And as buyers have paused their purchases of mountain properties, the prices around Summit County can’t help but take the hit. For the second quarter of this year, the average sales price for all property types in Summit County ($1,232,457) pulled back 8% compared to one year ago. Once again Breckenridge was the loss leader as the average sales price this year ($1,403,385) was $400,000 lower than the same period a year ago for a loss of 22% year over year.
<img src="https://assets.site-static.com/userfiles/2566/image/Breckenridge_-_Average_Sale_Price.png" width="600" height="371" />
<img src="https://assets.site-static.com/userfiles/2566/image/Summit_County_-_Average_Sale_Price.png" width="600" height="371" />
As you might expect, when external influences are exhibiting downward pressure on the market, it’s not uncommon to see even well-priced properties sitting on the market longer. The average time it took to sell a property in the second quarter of this year, Days on Market, increased by 183% compared to one year ago. Thankfully that’s only an increase from 12 days to 34 days, so most sellers are not suffering from extended days on market. Once again, the single family home segment of the market has been hit the hardest with an increase of 243% (48 days) compared to last year. Breckenridge homes took on average 66 days to sell, which is a 408% increase over 2022.
At this stage of the summer, it remains a good time to be a seller in Summit County, as long as you understand the days of pricing 10% higher than the last sale are over. Properly priced and properly marketed homes and condos are selling at or near list price and within roughly 30 days on the market. If you’re considering selling this summer, this is a great time to learn about the strategic marketing we use to promote our listings to get them in front of audiences we know are looking for properties similar to yours.
For buyers who have been watching the market the last 3 years and thinking that the appreciation was going to price them out of the Summit County real estate market, the declining housing prices may be the sign you’ve been waiting for! With a pullback in prices around Summit County, and especially in Breckenridge, let us know if you’d like to discuss some of the mortgage interest rate buy-down programs that may be available to you to keep payments lower while securing your dream home in the mountains.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and around Summit County!
Q1 2023 Summit County Real Estate Market Summary<br /><br />
As we tally up the first quarter Summit County real estate transactions for 2023, we find 7 key takeaways that we want to share with you. There are some interesting statistics pertaining to the number of closed transactions, the dollar volume resulting from those sales, how average sales prices are trending across property type and the time it takes for the average Summit County property to sell. Let’s take a look!
First up, the number of closed residential real estate transactions for all of Summit County has declined once again. There were 227 closed transactions during the first three months of 2023 compared to 278 closed sales during the first quarter of 2022 for an 18% reduction in sales year over year.
<img src="https://assets.site-static.com/userfiles/2566/image/Summit_County_-_Number_of_Transactions.png" width="600" height="371" />
As we look at calendar year 2022 in whole, we’ll all agree that the first quarter of last year was the last of the stronger market we saw as a result of the buyer demand during the pandemic. As we entered Q2 2022 we saw several key factors emerge which exerted a downward pressure on buyer demand including rising mortgage interest rates, rising inflation and the introduction of short term vacation rental license bans and restrictions. Each of these caused buyers of second homes and vacation properties to carefully pause to consider if 2022 was the year to buy. Those influences continue into early 2023.
The dollar volume resulting from the 227 sales in the first quarter of 2023 was down 25% compared to the first quarter of last year. When the number of sales in a given period is down 18% and the resulting dollar volume from those sales is off 25% it can mean only one thing - the average sales price during the first three months of 2023 has fallen by comparison to a year ago. For many months we’ve been tracking falling numbers of sales but increasing dollar volume each quarter due to increasing prices. That’s no longer the case. We’re now seeing sales prices falling from peak highs a year ago.
When we see prices pulling back from peak highs, we often look at Days on Market (DOM) or the time it takes for the average property to sell to see if properties are staying on the market longer. During the first 3 months of 2023 we saw the average Days on Market increase by 139% compared to last year, 55 days this year compared to 23 days in 2022.
It’s interesting to note that prices around Summit County did not fall for every property type. While the average sales price of single family detached homes fell by 19% compared to one year ago, the average sales price of multi-family properties (condos and townhomes) was actually up 11% year over year.
<img src="https://assets.site-static.com/userfiles/2566/image/Summit_County_-_Average_Sale_Price_1.png" width="617" height="382" />
What could cause such a difference? In the midst of all the short term vacation rental restrictions imposed by the Town of Breckenridge and Summit County jurisdictions, condos and townhomes make up the majority of the housing in Keystone and Copper Mountain, two areas that the County deemed to be “resort” areas and exempt from any sort of rental restriction. In addition, the Town of Breckenridge ruled that Resort condos and many of the properties (condos) in Zone 1 do qualify for vacation rental licenses. The ability to rent a property clearly has positively affected values across Summit County.
Looking specifically at the Breckenridge real estate market, the total number of transactions in the first quarter of this year fell by 28% compared to Q1 2022, while the dollar volume resulting from those transactions fell by only 25%. As such, we saw a modest increase in the average sales price for all property types in Breckenridge year over year.
Interestingly, the average Days on Market for properties sold in the first three months of 2023 took more than three times as long to sell, increasing from 27 days on average in 2022 to 91 days this year. If you’re thinking of selling your Summit County home or condo this summer, the good news is that 90 days is still a reasonable time in which to market and sell your property at very near our historical peak pricing.
<img src="https://assets.site-static.com/userfiles/2566/image/Summit_County_-_Average_Days_on_Market_1.png" width="600" height="371" />
Finally, we’ve been tracking the inventory of new listings going back to March of 2020 and the trend continues. During the first quarter of this year, we saw 132 fewer new listings come to market than we did in the first quarter of 2022 - that’s a 31% reduction in the number of available properties. And remember that Q1 2022 was already down 15% fewer new listings compared to Q1 2021. Inventory continues to be a very real problem for buyers.
For now, it remains a very good time to be a seller in Summit County. Properly priced and properly marketed homes and condos are selling at or near list price and within roughly three months. If you’re considering selling this summer, this is a great time to learn about the strategic marketing we use to promote our listings to get them in front of audiences we know are looking for properties similar to yours.
For buyers who wish to purchase their dream home or condo and have the ability to make their property available to rent when not using it, there is a wide variety of condos, townhomes and single family homes available that qualify for a vacation rental license. Mortgage interest rates have been creeping down slightly as news out of Washington shows that inflation is pulling back slightly.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and around Summit County!
Q4 2022 Summit County Real Estate Market Summary<br /><br />
In this, our final Summit County real estate market update for 2022, we’ll be looking at both how the real estate market performed in the fourth quarter compared to the prior year as well as the full calendar year 2022 compared to 2021. Stay tuned for a lot of surprising information as the real estate market took a lot of twists and turns last year. How will that affect the Summit County real estate market in 2023? We’ve got some predictions about how mortgage interest rates and short term vacation rental restrictions will impact the Breckenridge and Summit County markets.
Let’s begin by taking a look at how the fourth quarter of 2022 compared to that same period in 2021. We often see a flurry of activity in Q4 each year as buyers hurry to complete their purchases before ski season. Everyone wants to have their new ski property ready to use and rent for the upcoming season. That was not the case in 2022.
In all four of our quarterly reviews last year, we reported that the total number of transactions in Summit County were down year over year. For Q4 of 2022, the total number of closed transactions (332 sales) was down a shocking 41% compared to the fourth quarter of 2021 (562 sales). Certainly the limited inventory contributed to that situation, but there was a broader concern from buyers that rising inflation and increasing mortgage interest rates were enough to cause them to delay a Summit County purchase.
<img src="data:image/png;base64,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" alt="" />
In two of our three previous quarterly reports from 2022 we noted that the total dollar volume resulting from the sales was down by an amount equal to the percentage pullback in number of sales, which is indicative of a flattening in prices. The Q4 numbers from 2022 continue that trend with a 41% reduction in the dollar volume from all sales - $410 million this year compared to $696 million in the fourth quarter last year.
<img src="data:image/png;base64,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" alt="" />
The Summit County buyers have spoken - there’s enough uncertainty in the broader markets that they can and will be patient with their purchase of Summit County real estate.
Breaking the numbers down by property type doesn’t reveal any major discrepancies. The number of single family home sales throughout the county were down 39% year over year while multi-family property sales (condos and townhomes) were off 42% compared to last year.
How did prices fare in Q4 this year compared to the same time last year? In a word, prices were flat! The average sales price for all property types in the last quarter of this year was $1,235,695 which is down slightly ($2747) from the average sales price of $1,238,442 last year. Single family home prices inched up by 4% this year to an average sales price of $2,046,740. Condos and townhomes saw a 6% decline in average sales price year over year to $839,266.
As we drill down to the Breckenridge market specifically, it’s interesting to note that the buyer hesitation had a larger impact on the number of sales and average prices than it did on the broader Summit County market. For all property types, there were 53% fewer sales in Q4 2022 than the previous year (109 versus 234) and the dollar volume resulting from those sales was down 55%. Single family home sales were down 47% while multi-family sales were off by a whopping 58% compared to last year.
Most surprising of all the Breckenridge statistics is the fact that the average sales price of condos and townhomes dropped by 19% compared to Q4 last year! For all those buyers out there who told us that they are waiting to see a reduction in the price of condos and townhomes before buying in Summit County, this may be your time!
Let’s now shift our focus to the calendar year 2022 and how the Summit County real estate market responded to the three major influences we saw to hit our area over the course of the last year: the sharp rise in inflation, the doubling of mortgage rates, and the effect of short term vacation rental restrictions and moratoriums.
Not surprisingly, the full calendar year 2022 saw a similar year over year decline as did the fourth quarter of last year. I’ll highlight for us here some of the main points we noticed in our comparison of the 2022 Summit County real estate market to calendar year 2021.
For the full year there were 36% fewer closed transactions in 2022 compared to 2021. The dollar volume resulting from those sales was down only 28% compared to the previous year, due to the strong price appreciation we saw in the first quarter of 2022 before prices pulled back.
Average sales prices across Summit County for the full year were up by 14% for all property types, up 12% for single family homes and up 13% for multi-family residences including condos and townhouses.
<img src="data:image/png;base64,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" alt="" />
Similar to the Q4 statistics above, when we isolate the Breckenridge real estate market we see a more significant decline in sales and dollar volume with the number of sales falling by 46% compared to 2021 and the resulting dollar volume down by 40%.
Prices across Breckenridge inched up in 2022 compared to the prior year with the average sales price for all property types up 11%. The average sales price of a single family home in Breckenridge last year was $2.355 million, up 8% for the year, while condo and townhome prices averaged $1.1 million, up 10% for the year.
What does 2023 look like?
The question on everyone’s mind remains: what will 2023 look like for the Summit County real estate market? While our crystal ball is still a bit hazy, we do know a few things for certain.
First, the inventory of available properties remains low. In fact, Lawrence Yun, Chief Economist for the National Association of Realtors, recently released a report stating that buyer demand continues to outpace supply around the country. That should keep upward pressure on pricing, all other things being equal.
Of course, all other things are not quite equal. Inflation is likely to continue to play a major role in consumer spending in 2023. If there’s anything we know about the majority of real estate purchases in Summit County, it’s that they are second home, vacation home or investment property purchases, not the purchase of a primary residence. So it’s discretionary spending. If buyers remain cautious due to fears of inflation, the purchase of a second home is not likely to be seen as necessary spending. This should result in a downward pressure on pricing as the number of days it takes to sell a home or condo continues to increase.
Finally, we closed out the year with several consecutive weeks of falling mortgage interest rates. While rates have fallen to the low 6% range as we start the new year, they remain about double what interest rates were just one year ago. And that has certainly caused many buyers to pause their property search because it greatly reduces their buying power. Many economists and mortgage lenders are predicting that rates will fall to the mid-5 percent range by the end of the second quarter or perhaps second half of the year. For many buyers, this may feel like a reprieve from higher rates and they’ll jump back into the market.
For now, it remains a very good time to be a seller in Summit County. Properly priced and properly marketing homes and condos are selling at or near list price. If you’re considering selling this summer, this is a great time to learn about the strategic marketing we use to promote our listings and get them in front of audiences we know are looking for properties similar to yours.
If you’ve been waiting and watching as both prices and interest rates have crept up, this could be an ideal time to secure your dream home in the mountains. As discussed, condos and townhomes have seen a more significant softening in prices. And if you find “the one” today, you can still refinance to lower rates in the coming months and years as interest rates float down as expected.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and around Summit County!
Q3 2022 Summit County Real Estate Market Summary<br /><br />
For the second consecutive quarter, the Summit County real estate market has seen a decline in both the total number of closed transactions and the dollar volume resulting from those sales. For the two years prior to April 2022, we had been tracking fewer sales year over year, but the dollar volume resulting from those sales was either the same or more than the previous year because prices had been steadily climbing.
That is no longer the case! In our review of the Q3 market data here in Summit County, we can now report the following 4 key takeaways.
Key Takeaways in Q3 2022:
For all of Summit County, the total number of closed transactions this year in the third quarter was down 37% compared to the same period last year. In Q3 this year we saw 383 total sales of all residential property types compared to 611 in 2021. Those numbers hold pretty steady across property types with single family homes selling at 40% fewer this year and multi-family (condos and townhomes) selling at 36% fewer.
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled.jpg" width="494" height="300" alt="Summit County October 2022 Transactions" />
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled2.jpg" width="495" height="300" alt="Breckenridge October 2022 Transactions" />
As I mentioned in the introduction to this article, the second big takeaway is that prices have now officially stalled around Summit County. The total number of sales was down 37% and the dollar volume from those sales was down 36% compared to the third quarter last year. In our previous analysis by quarter, sales were down but dollar volume was holding steady as a result of our double-digit appreciation. That era has now come to an end.
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled3.jpg" width="502" height="300" alt="Summit County October 2022 Dollar Volume" />
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled4.jpg" width="493" height="300" alt="Breckenridge October 2022 Dollar Volume" />
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled5.jpg" width="490" height="300" alt="Summit County October 2022 Average Sale Price" />
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled6.jpg" width="492" height="300" alt="Breckenridge October 2022 Average Sale Price" />
The third key takeaway from Q3 2022 is that the average Days on Market (DOM) - the number of days it takes a property to sell - has risen significantly. For closed transactions from July through September this year the average days on market increased by 36% from 22 days last year to 30 days this year. Single family home sales paced faster than multi-family sales, but still took 13% longer to sell than last year. The average days on market for condos and townhomes increased by 56% over last year.
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled7.jpg" width="493" height="300" alt="Summit County October 2022 Average Days on Market" />
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled8.jpg" width="493" height="300" alt="Breckenridge October 2022 Average Days on Market" />
And our fourth significant change from Q3 this year compared to last year - price reductions! Last year, during what is always our busiest quarter of the year, we saw 190 price reductions around Summit County for all property types. Would you like to guess what we saw this year? There were nearly 3 TIMES as many price reductions in the third quarter this year compared to 2021 with 565 price reductions.
<img src="https://assets.site-static.com/userfiles/2566/file/Untitled9.jpg" width="494" height="300" alt="Summit County October 2022 Number of Price Reductions" />
What does this mean for you?
If you’re a Buyer: you’ve probably been watching the Summit County real estate market for the last couple years and you may feel like you have been “priced out” of the market here. Well, the good news for you is that we’re likely to see a decline in prices around the County at all property types. Many of our buyers have told us they’ve been waiting for exactly something like this to bring prices back to within reach. If you have a specific property type in mind, please be sure to communicate that to the trusted real estate agent who is assisting you. We can be on the lookout for new, interesting properties that match your dream property.
If you’re a Seller: you have enjoyed the last three years of significant price appreciation! Do you still enjoy your property? If so, that’s great…. we’ll see you on the slopes this winter! If you find that you’re not using it as much as you once did, this could be a great time to sell so you can take advantage of the price appreciation. Ski season is coming, which means we’ll have lots of buyers in town and they’ll be falling in love with Summit County just like you did.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and beyond!
Q2 2022 Summit County Real Estate Market Summary
Is the Summit County real estate market shifting? Is it cooling? Those are the questions we’ve been getting from buyers and sellers on a daily basis as we enter the peak of our summer selling season. And the answer to both questions is a resounding “yes”!
The data that we’re about to review includes real estate transactions from the second quarter of this year through June 30, 2022. However, in recent weeks we’ve felt a significant pause in the market as buyers are trying to assess how the combination of price appreciation, increasing mortgage interest rates and short term rental license caps and moratoriums will affect not only their purchasing power, but also their enjoyment of a second home or investment property in Summit County.
Key Takeaways in Q2 2022:
The one real concern I have as we review the Q2 numbers this year compared to last year is that we’re looking in the rearview mirror and the changes are happening in the present moment. So, please stick around to the end of this article where we forecast our predictions for the rest of 2022.
The first key takeaway from Q2 is that BOTH the number of closed transactions and the dollar volume resulting from those sales were down significantly throughout Summit County compared to last year. That’s a change from our most recent quarterly reviews. The number of transactions per quarter have been down consistently due to the limited inventory, but the dollar volume resulting from those sales has been pretty consistent each time compared to the previous year. That’s because prices had been increasing significantly. For the first time in a long time, we see the volume falling significantly compared to the prior year.
<img title="Chart" src="https://lh5.googleusercontent.com/h-Q2t5HD_IKatlViVI-wvLuxOfj5wmS58Bw3bLmilPwqTepcWeVSm6gZKXDs8lryAKQ2hKWGOaXG7r-0aZAys0zw8J6v6dszVLdYMIjo0wQJjtKzd1tp52IK-UEOpFbo8dosm0wb8d7e18jR0-agjn4" width="624" height="385" />
<img src="data:image/png;base64,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" />
For all Summit County sales in Q2, the total dollar volume was down 21% compared to the same time in 2021. Breckenridge sales were off a full 25% by dollar volume this year compared to last year.
<img title="Chart" src="https://lh5.googleusercontent.com/8flD7u6Abq0r3h5CZRkIIFJkm-FVY_-rg0JxoT15tYupioCUsxRQi18AIRkZgVqr96I-H1IbCYgiTqWGiA2u-pSz7NE3douH33_KStcebkw3MW18wDYRvoSAQEs_o3BhVXewB9MkGYsW106P6pmy-5g" width="624" height="385" />
<img title="Chart" src="https://lh4.googleusercontent.com/FBOybFFtCW_aewkU0qeOztGtmaIFasmrlerIq_Df3IBp0kOCdZ6gY8vrv_gZe-Nj-zzDVBgNhfWOIpjrwQv7K5EMXr0u8gTENiWKDiZ8P7u6CB-Gz2szymvhE-EUugZQYe0RiRzqPjv70paOHODH8dY" width="624" height="385" />
Finally, the average days on market (or the time it takes on average for a property to sell) for all property types around Summit County in Q2 of 2022 was only 12 days compared to 19 days during the same period last year. The same was true for Breckenridge sales as we saw a decrease in the days on market by 46% from 26 days last year to only 14 days this year.
<img title="Chart" src="https://lh4.googleusercontent.com/FBxPOKC7jr-TdaH_0ifAStTxYCKpVSnt8YS1_urtpBIxZfV8S1r4u3pIdAbFuMLCGZhpxXdwHPBBHUZ7BdGmiy0hUC2TKD5x9nIL7tfk-t6yvi7PkWv93Xx0PSVeVmBcCcgu4GYi9wGNMP_Q-x4eXh-qAHcTxsmTYCbfnVDO2SMMmmOMfRpjif0ICw" width="624" height="385" />
<img title="Chart" src="https://lh6.googleusercontent.com/aeYeOljK9kCPWXh5TmNcU73FhEW6qmxomxRoQB1VlOBb2tQFBCISxpFdm6TBM3qO78gGkiLDiovWet7KkIZBrsDvB1lxCyHV4yJp8_BawvhbvTNPk-NNUzSCk60gM18YB3Z8NLcnJH9GVLorTBSYyiU" width="624" height="385" />
But changes are afoot…
Predictions for the rest of 2022:
In the early days of the third quarter, in what should be our busiest selling season of the year, we’ve already experienced an increase in the following metrics: Days on Market - up, Number of New Listings - up, Number of Price Reductions - up.
We predict that the Summit County real estate market will feel the effects of the short term rental restrictions imposed by both the Town of Breckenridge and the Summit County government. Fears of a recession and increasing mortgage interest rates are likely to influence buyers to a more conservative approach to what they will spend on a second home.
In randomly looking at a few neighborhoods around Summit County where there are active listings, we already see prices that are lower than the most recent sales in those neighborhoods. The last time I produced this report, I predicted a cooling real estate market with price appreciation in the single digits. At this time, I’m forced to revise that prediction to include a slight pullback in prices to below our peak highs of just a few months ago.
What’s the Value of my Summit County Property?
If you’re thinking about selling your Summit County property, you’re probably wondering how all of this may affect the value of your home. Complete our <a href="https://consumer.hifello.com/lp/63f8f2fe38b3d400198af8e4">Free Market Value</a> request form. We’ll provide you with an up-to-date and accurate estimate of your property’s value, and answer any questions you may have about selling your property.
We’re also available by phone at (970) 409-4787. Give us a call today to discuss the purchase or sale of your Summit or Park County property. We look forward to serving your real estate needs in Breckenridge and beyond!2024-02-10T10:30:00-07:002024-03-15T16:19:39-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:17678Best February Events in Breckenridge [Updated for 2024]<img src="https://assets.site-static.com/userfiles/2566/image/VDAY_1.jpg" alt="Two hearts." width="400" height="2800" />
We love February in the mountains! Whether you want to take a romantic stroll along the river in Silverthorne, laugh to stand-up comedy, get inspired while supporting local non-profits, or enjoy a cozy night around a roaring fire, Summit County has lots of February events and activities for you to enjoy!
Silverthorne First Friday: Noche de Candela
<img src="https://assets.site-static.com/userfiles/2566/image/Lantern_float_image.png" width="400" height="2800" />
Silverthorne's First Friday event celebrates the many cultures represented in Summit County with Noche de Candela. The event features music, art, and a lantern festival on the Blue River!
To learn more, visit the <a href="https://www.silverthorne.org/Home/Components/Calendar/Event/2110/166?curm=2&cury=2024" title="Silverthorne February First Friday Wish" target="_blank">Town of Silverthorne website.</a>
Frisco's Spontaneous Combustion and Fireworks
<img src="https://assets.site-static.com/userfiles/2566/image/Bonfire_1.jpg" alt="Bonfire" width="400" height="2800" />
We LOVE the winter. With all the snow, it means we can light things on fire and not be concerned about sparking a wildfire. The Town of Frisco wraps up the holiday season the right way - with a used Christmas tree bonfire and fireworks show!
The event, which includes fireworks, takes place on February 10th with the bonfire kicking things off at 6:00 PM .
To learn more about the event, visit the <a href="https://www.townoffrisco.com/event/festival-events/spontaneous-combustion-bonfire-fireworks/" target="_blank">Town of Frisco website</a>.
Always Make Time to Laugh!
<img src="https://assets.site-static.com/userfiles/2566/image/VELENTINE.jpg" width="400" height="647" />
There are always options for comedy while in Summit County, but what better time to laugh than on Valentine's Day. The Town of Silverthorne has a great Date Night planned for all who love to laugh!
Secure your tickets and kick off Valentine's evening rolling with laughter - <a href="https://www.silverthorne.org/Home/Components/Calendar/Event/2136/166?curdate=2-17-2022&curm=2&cury=2024&locale=en" target="_blank">Learn more and purchase tickets</a>.
Banff Mountain Film Festival
<img src="https://assets.site-static.com/userfiles/2566/image/Banff_Mtn_1.jpg" alt="Snowy mountain top for Banff Mountain Film Festival" width="400" height="2800" />
The Breckenridge Outdoor Education Center (BOEC) hosts a screening of the Banff Mountain Film Festival World Tour annually. This festival features films that highlight action, environmental awareness, and adventures in the mountains. All proceeds from the event go to support the BOEC's programs for adaptive recreation and outdoor education.
The event takes place on February 23rd and 24th at the Riverwalk Center in Breckenridge. Doors open at 6pm with films set to begin at 7pm.
To learn more and to purchase tickets, visit the <a href="https://boec.org/banff-mountain-film-festival/" target="_blank">BOEC website</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2024-01-22T14:45:00-07:002024-01-26T13:22:55-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:351123 Tips for the Perfect Winter Home Sale
Here are 3 easy tips to help you sell your Summit County home this winter.
<br />Conventional wisdom says summer is the best time of year to <a href="https://www.thebrecklife.com/sellers/" title="Seller Resource Guide">sell your Summit County home</a>. While summer is definitely the busiest time of year to buy or sell a house in the mountains, that doesn’t mean you can’t sell in winter! Even if it’s freezing and snowing, you can still get a great deal for your house; you just need to put in a little work. Here are my best tips to help you get your home market-ready for the winter months:
1. First impressions matter. First impressions matter in real estate - both from the exterior and interior. It's important how a buyer sees your home from the outside when he or she first drives up and upon entering for the first time. Make sure your driveway is clear of snow and buyers have a clear path to your front door. Also, consider a pre-listing home inspection so we can make any necessary repairs to items you may not know have become a problem.
2. Create a warm and inviting atmosphere. The cold and snowy weather can feel a bit grey outside, but this gives your home a chance to show off! Consider lighting subtle candles to give your home a nice smell and add some extra light. You may want to play some calming music as well. Finally, make sure you keep the heat up to a comfortable temperature for your buyers so they feel cozy as they view your home.
3. Let in as much light as possible. The sun is lower in the sky and we have shorter days in Colorado during the winter. Winter isn’t exactly known for its abundance of natural light, which is why lots of it will make your home really stand out. Open all the curtains and blinds, turn on the lights, and consider using candles to brighten your property up.
It is possible to get a great deal for your home any time of the year - as long as you know what steps to follow. If you're thinking about selling your Summit County home, please call or email me. We also created this <a href="https://www.thebrecklife.com/sellers/seller-resource-guide/">Summit County Seller Resource Guide</a> with 12 videos to help you prepare your home or condo for a sale. We're always happy to help!2024-01-11T08:27:27-07:002024-01-12T10:11:44-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:35028Is Frisco a Good Place to Live? 8 Reasons to Love Living in Frisco, CO<img src="/userFiles/2566/image/living-in-frisco.jpg" style="display: block; margin: 20px auto;" alt="What it's Like to Live in Frisco" />
The <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">town of Frisco</a>, Colorado, is nestled in the heart of the Rocky Mountains and offers a unique blend of small-town charm and outdoor adventure. Here, residents enjoy a close-knit community amidst stunning natural scenery—not to mention an abundance of highly sought-after community amenities. From world-class skiing to summer hiking trails, Frisco provides a year-round playground for outdoor enthusiasts. The town boasts vibrant local businesses and community events that enrich daily life, making Frisco a <a href="https://www.thebrecklife.com/blog/best-places-to-retire-in-colorado/">popular retirement destination in Colorado</a>. Whether seeking adventure or tranquility, Frisco presents a living experience combining the best mountain living with a friendly, welcoming atmosphere.
8 Reasons Frisco is a Good Place to Live
Here are some of the reasons why people love living in Frisco, Colorado.
Mountain scenery that makes you feel like you live in a real-life postcard
Directly on the shores of Dillon Reservoir, with summer "lake life" culture
Four-season outdoor recreation
Small-town charm with lots of community events and amenities
Convenient to I-70, offering an easy drive into Denver
Close to six major ski areas
Extremely walkable town
Consistent job opportunities in many industries
The Frisco Lifestyle
Living in Frisco means being enveloped in panoramic views of the majestic Rocky Mountains and having quick access to endless outdoor recreation. Whether you prefer to hit the slopes—or the aprés scene—at the <a href="https://www.thebrecklife.com/blog/best-ski-resorts-near-breckenridge-co/">best Summit County ski resorts</a> (Copper Mountain, Breckenridge, Arapahoe Basin, Keystone, Vail, and Loveland), explore a trail on foot or two wheels, or experience authentic lake life, Frisco has plenty of opportunities in all four seasons.
The town, appropriately nicknamed “Main Street of the Rockies,” is part of the Breckenridge metropolitan area and sits right on the shores of sparkling Dillon Reservoir—<a href="https://www.thebrecklife.com/frisco-real-estate/frisco-water-view-homes/">Frisco’s water-view homes</a> are unique and highly sought-after. Despite having impressive services, amenities, and infrastructure, Frisco maintains a genuine small-town charm and the lovable uniqueness of being a mountain town. It's just two square miles in size, so it's super walkable. From most places in town, you can walk to coffee, trailheads, the store, a medical appointment, and dinner, all in one day. Frisco is also an extremely dog-friendly town, and you'll see many locals out on Main Street and in restaurants with their four-legged friends.
Types of Homes in Frisco
<img src="https://assets.site-static.com/userfiles/2566/image/frisco-homes.jpg" alt="Types of Real Estate in Frisco" style="display: block; margin: 20px auto;" />
As a ski town, homes in Frisco are predominantly condominiums and townhomes. However, you'll also find single-household homes, particularly luxury gated community homes. Rustic log cabin architecture and design are common throughout Frisco, honoring its scenic mountain surroundings.
Condos and <a href="https://www.thebrecklife.com/frisco-real-estate/frisco-townhomes/">townhomes in Frisco</a> typically have one to four bedrooms, with the most common layouts having two or three bedrooms. Square footage ranges significantly, though, with one-bedroom units starting at under 800 square feet and some three- and four-bedroom condos reaching nearly 3,500 square feet. <a href="https://www.thebrecklife.com/frisco-real-estate/frisco-condos/">Frisco condos</a> list from around $600,000 to more than $2.5 million, while the entry point for townhomes starts just north of $1 million.
Single-household homes are similarly varied, although they generally start a bit larger. Mountain estates in Frisco typically have at least three bedrooms and over 3,000 square feet. Expect to pay in the $2 million range when one becomes available.
Frisco Amenities
Judging strictly by its full-service amenities, you'd never know that Frisco is a small mountain town. It has all the necessities, such as banks, pharmacies, medical care, and transportation options that easily connect to the more abundant <a href="https://www.thebrecklife.com/blog/breckenridge-public-transportation/">Breckenridge public transportation options</a>. These range from gyms and public pools to farmers markets open year-round and several community gathering places.
Neighborhood Services
Frisco's <a target="_blank" href="https://summitcountyco.gov/586/Transit-Summit-Stage">Summit Stage</a> bus system provides free public transportation. The buses connect all of Summit County, operating year-round from 6:00–1:00 a.m. daily. The Swan Mountain Flyer route connects to Keystone and Arapahoe Basin during ski season. There are regional transportation options, including Greyhound bus service and airport shuttles to and from Denver International.
Residents enjoy another type of connectivity, also. Nearby, the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">town of Silverthorne</a> has a massive, state-of-the-art recreation center with year-round programs. In Frisco, the Summit County Community & Senior Center organizes various programs and activities and has meeting and event space.
Finally, Frisco also has St. Anthony Summit Hospital, a Level III trauma center.
Neighborhood Shopping
There's no shortage of shopping in Frisco. For groceries and household essentials, there's a Safeway, Whole Foods, Wal-Mart, and Natural Grocers in town. Outside of necessities, <a target="_blank" href="https://www.townoffrisco.com/wp-content/uploads/2020/10/2019-Edits-Main-Street-Mile-Main-low-res.pdf">"Main Street Mile"</a> downtown has dozens of specialty shops. This is the perfect destination for picking up a gift or that new little something for your home. Some locals' favorite shops include The Flying Crane Boutique, Rivers Clothing Company, and Next Page Books & Nosh.
The town also has great thrift and consignment shops. Check out Frisco Thrift & Treasure and Funky Trunk.
Things to Do in Frisco
<img src="https://assets.site-static.com/userfiles/2566/image/frisco-activities.jpg" alt="Activities & Entertainment in Frisco" style="display: block; margin: 20px auto;" />
Frisco may be well-known for its proximity to six major ski areas, but that's only the beginning. From endless outdoor recreation to impressive shopping and dining options, you truly will never run out of things to do here. Plus, the Town of Frisco organizes over 75 events throughout the year, ranging from holiday parades to quirky festivals, like Wassail Days.
Outdoor Activities
Life in Frisco is all about The Great Outdoors. The town sits on the shores of Dillon Reservoir—one of the <a href="https://www.thebrecklife.com/blog/best-lakes-breckenridge/">best Breckenridge-area lakes</a>—and is surrounded by public land on three sides, offering endless trails and water recreation without stepping foot outside of city limits.
In any season, you can enjoy hiking, biking, fishing, and camping. Boating is huge in the summers, while winter and spring center around snow sports including skiing, snowboarding, snowshoeing, and snowmobiling. Frisco Adventure Park offers hiking, biking, Nordic ski trails, disc golf, a skate park, snow tubing, and a beginners' ski hill.
Restaurants, Breweries & Bars
With its bustling Main Street, you'll be spoiled for choice when it comes to eating and drinking in Frisco. High Side Brewing and Outer Range Brewing are popular go-to's for local Colorado beers, while the best days start with a caffeine fix from locally-owned Rocky Mountain Coffee Roasters. Another great breakfast or lunch option is Frisco's staple Butterhorn Bakery & Cafe. When you're in the mood for a hearty steak or something more upscale for date night or a celebration, head to Frisco Prime or Bread + Salt.
Nearby Attractions
Dillon Reservoir and exploring Main Street will keep you pretty busy. However, when you want a change of pace, Frisco offers plenty of other options, too. Copper Mountain is the closest full-service ski resort, with tons to do on and off the slopes in the <a href="https://www.thebrecklife.com/copper-mountain-real-estate/" title="Copper Mountain Homes for Sale">Copper Mountain community</a>. During Frisco's summers, specially designated bike parks and kayak parks are popular, where you can hone your skills and get a serious adrenaline rush. The 11.6-mile (one-way) Ten Mile Canyon National Recreation Trail goes up and over Vail Pass, making for an epic hike or cycling day for those whose lungs are up for the challenge.
You can also take a scenic drive to Leadville, one of the most infamous mining towns of the Gold Rush. Here, you can explore the National Mining Hall of Fame and Museum, visit the fish hatchery, or play a round at the highest golf course in North America, Mount Massive.
Employers Near Frisco
Being a small mountain town, it’s no surprise that many of the largest employers in Frisco are in hospitality, service, entertainment, and recreation, closely mirroring the drivers of the larger <a href="https://www.thebrecklife.com/blog/breckenridge-economy/">Breckenridge economy</a>. Retail stores, hotels, restaurants, breweries and bars, and outdoor outfitters (like fishing guides and kayak rental companies) employ a large segment of Frisco's residents. County-wide, 65% of residents work in tourism and outdoor recreation.
Other industries of note include healthcare, construction, and real estate. Some of the biggest individual employers include Summit County Care Clinic, St. Anthony's Summit Medical Center, the Town of Frisco, and the Colorado Department of Transportation, which has its headquarters in Frisco.
Schools Near Frisco, CO
<img src="https://assets.site-static.com/userfiles/2566/image/frisco-schools.jpg" alt="Schools & Education in Frisco" style="display: block; margin: 20px auto;" />
<a target="_blank" href="https://www.summitk12.org/">Summit School District</a> serves students living in Frisco; the district operates the <a href="https://www.thebrecklife.com/blog/breckenridge-schools-guide/">schools in Breckenridge</a> and the rest of the county, so it’s well-equipped and full of options for students. Individual public schools include Frisco Elementary, Summit Middle School (which is located in Frisco but serves students throughout the county), and Summit High School in nearby Breckenridge. In Frisco proper, the district also operates Snowy Peaks Junior/Senior High School, which is a magnet school.
Families with school-aged children may also send their students to local private schools. The Peak School in Frisco serves Grades 6–12 and provides a variety of extracurriculars and electives for students.
When it comes to higher education, Frisco's location in north-central Colorado, as well as its proximity to Denver, opens the door to numerous possibilities. There are several colleges and universities within two hours of Frisco.
Colorado Mountain College Summit Campus (Breckenridge and Dillon)
University of Colorado, Boulder
Colorado Christian University, Lakewood
Red Rocks Community College, Lakewood
Colorado School of Mines, Golden
University of Northern Colorado, Greeley
Colorado State University, Fort Collins
Living in Lovely Frisco, Colorado
Living in Frisco is an experience that combines the tranquility of mountain life with the vibrancy of an active <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a> community. Residents enjoy easy access to outdoor activities, complemented by a supportive town atmosphere. Frisco's blend of recreational opportunities, community events, and natural splendor makes it more than just a place to live—it's a lifestyle choice for those who value adventure, community, and the beauty of the Rocky Mountains. In Frisco, every day is an opportunity to embrace the best of Colorado living.
2024-01-08T14:11:45-07:002024-01-08T14:22:10-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:34923Breckenridge vs. Telluride CO: Where Should You Live?<img style="margin: 0 auto 20px auto; display: block;" src="/userFiles/2566/image/breckenridge-vs-telluride.jpg" alt="Comparing Breckenridge and Telluride" />
Telluride and the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, two of Colorado's most renowned ski destinations, each offer a unique allure to home buyers. Nestled in the Rocky Mountains, these towns are not just winter sports paradises but also year-round havens with their own distinct character and lifestyle. To compare dynamic Telluride and activity-filled Breckenridge, potential buyers should focus on aspects such as local amenities, community atmosphere, and recreational opportunities. Understanding the nuances of each town will help them decide which ski town best suits their preferences for a home in Colorado's picturesque mountain landscape.
What to Love About Breckenridge
If you're looking for a ski lover's paradise, <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a> might be the choice for you! With amazing places to ski and snowboard, luxurious real estate, and plenty of things to do, you'll never get bored living in Breckenridge. Discover everything the town has to offer as you decide whether it's right for you.
Skiing in Breckenridge
<img src="/userFiles/2566/image/breckenridge-ski-resort.jpg" style="width: 100%; margin-bottom: 20px;" alt="How is Skiing in Breckenridge, CO?" />
You can enjoy a range of skiing options at Breckenridge, including beginner-friendly slopes, well-groomed intermediate runs, and challenging advanced terrain. With five distinct peaks, 187 trails, and four terrain parks, Breckenridge offers something for everyone. The mountain's peak system makes navigating the resort simple and easy. From long-groomed runs to steep moguls to plenty of powder, the resort offers a variety of terrain to suit your needs.
The ski resort's expansive layout allows for plenty of space to explore, and convenient chair lifts and gondolas make it easy to get around. Plus, the array of great <a href="https://www.thebrecklife.com/blog/best-neighborhoods-near-breckenridge-ski-resort/">neighborhoods near Breckenridge Ski Resort</a> makes accessing the lifts from your home quick and easy. With so much to offer, Breckenridge is an ideal destination for any level of skier or snowboarder.
Real Estate in Breckenridge
Experience the best of both worlds with luxurious mountain homes, townhomes, and condos in Breckenridge. Whether you're interested in <a href="https://www.thebrecklife.com/blog/breckenridge-ski-village-condo-vs-remote-mountain-lodge/">living at Breckenridge Ski Resort or a remote mountain lodge</a>, you're sure to find something that fits your needs. Prices range from the low $800s to more than $15 million, so there's something for many budgets.
Choose from luxurious mountain homes with stunning views, cozy townhomes, and convenient <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/" title="Breckenridge Ski Condos for Sale">ski-in, ski-out condos</a>. You can also enjoy the many amenities of the resort town, such as shopping, dining, and entertainment. With so many options, it's no wonder Breckenridge is one of the most popular towns in the country.
Things to Do in Breckenridge
There are many <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a> that engage every interest. Explore Breck's endless activities, from the historic <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Downtown Breckenridge Homes for Sale">Downtown Breckenridge</a> to its lively music and theater scenes. Main Street sparkles with lights, shops, restaurants, and entertainment. You can also check out the town's signature festivals, local museums, and historic sites. Plus, the <a href="https://www.thebrecklife.com/blog/best-hot-springs-breckenridge-co/">best hot springs near Breckenridge</a> offer much-needed relief and relaxation after long days on the slopes.
Breckenridge Creative Arts offers art workshops, classes, and studio time. Live music and dancing at bars and the 750-seat Riverwalk Center await you. At the Eclipse Theater, catch a variety of films. Indulge in world-class dining and year-round events like Ullr Fest and Lighting of Breckenridge.
The Telluride Lifestyle
Welcome to Telluride! This community offers a serene escape with its world-class ski resort and year-round attractions in the San Juan Mountains. With its unique, off-the-beaten-path location, Telluride offers a truly unforgettable experience.
Skiing in Telluride
You'll find the exceptional skiing and snowboarding terrain at <a target="_blank" href="https://tellurideskiresort.com/">Telluride Ski Resort</a> offers something for everyone, from beginners to advanced riders. With more than 2,000 skiable acres, you'll be free to explore the slopes without worrying about long lift lines. Don't miss out on the newly added 400 acres of terrain, which provide stunning views. Advanced and expert skiers should check out Revelation Bowl, located above the tree line, for an unforgettable experience. Three hundred days of sunshine each year means you can enjoy the spectacular views and the fresh powder without worrying about the weather.
Real Estate in Telluride
<img src="/userFiles/2566/image/telluride-neighborhood.jpg" style="width: 100%; margin-bottom: 20px;" alt="Real Estate Options in Telluride, CO" />
Experience a mix of property styles when you invest in Telluride real estate, with prices ranging from the $800s to more than $20 million. Whether you're looking for a cozy ski chalet, a luxury home, or something in between, Telluride has it all. You'll find condos, single-family homes, townhomes, and land for sale.
With its stunning natural beauty and ample outdoor activities, Telluride is a great place to call home. Plus, the town offers some of the best skiing in the U.S. With its top-notch real estate and skiing, Telluride is a great place to live! It's worth noting, however, that real estate in Telluride is more limited than the <a href="https://www.thebrecklife.com/summit-county-real-estate/">Summit County real estate</a> surrounding Breckenridge.
Things to Do in Telluride
Whether you're an avid skier or just want to explore the outdoors, Telluride offers plenty of activities to keep you busy. Take a free gondola ride, fly fish, go on walking tours, or hike up to waterfalls and mountaintops. If you're feeling adventurous, try rafting on the San Miguel River or go off-roading on jeep roads. Paragliding and climbing the Via Ferrata are also popular activities in the area. Other great options include mountain biking, horseback riding, and off-road tours in the fall. And while <a href="https://www.thebrecklife.com/blog/best-golf-course-communities-near-breckenridge-co/">Breckenridge's best golf course communities</a> offer countless things to do, Telluride's golf courses are destinations in and of themselves.
Don't miss the Telluride Arts District, summer festivals, Telluride Film Festival, Jazz Festival, and Mushroom Festival. In the winter, you can spend time skiing at the resort, cross-country skiing, going on fat bike or horse-led sleigh rides, and ice skating. Other areas to explore include the San Juan Skyway, Million Dollar Highway, Lizard Head Pass, and Last Dollar Road. Plus, you can find ample dining options, a local farmers' market, boutique shops, and galleries
Choose a Colorado Resort Town You'll Love
While the decision between the Telluride area and the town of Breckenridge is tough, the good news is that both cities have something special to offer. Breckenridge is a vibrant mountain town with an unbeatable sense of community, and Telluride offers a peaceful, serene atmosphere that can't be found elsewhere. The <a href="https://www.thebrecklife.com/blog/breckenridge-cost-of-living-guide/">cost of living in Breckenridge</a> is somewhat lower than in Telluride, and it's more accessible for those purchasing vacation homes.
Whether you're looking for an upbeat or laid-back lifestyle, you can find a spot to call home in Colorado. It's hard to go wrong with either of these stunning mountain towns, so consider which one best suits your lifestyle. Go ahead and make the leap—you won't regret it!
2024-01-03T12:06:24-07:002024-01-03T12:27:21-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:346539 Best Neighborhoods in Dillon: Where to Live in Dillon, CO<img src="/userFiles/2566/image/dillon-best-neighborhoods.jpg" style="display: block; margin: 20px auto;" alt="Dillon Best Neighborhoods" />
The <a href="https://www.thebrecklife.com/dillon-real-estate/" title="Dillon Homes for Sale">town of Dillon</a>, Colorado, a hidden gem nestled in the Rocky Mountains, offers an array of scenic and sought-after neighborhoods. This picturesque <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a>, renowned for its breathtaking landscapes and outdoor activities, provides a variety of living experiences. Exploring Dillon's best neighborhoods reveals a blend of peaceful mountain living and access to vibrant community amenities. Uncover the unique characteristics of the neighborhoods that make <a href="https://www.thebrecklife.com/blog/living-in-dillon-co/">living in Dillon</a> such a special experience.
Summit Cove
Summit Cove is a large community along US Highway 6 south of Dillon near the tip of the Snake River Arm. It's known for its diverse housing styles, large lots, and excellent value homes. These are split into subdivisions like <a href="https://www.thebrecklife.com/summit-cove-real-estate/whispering-pines-ranch/" title="Whispering Pines Ranch Homes for Sale">Whispering Pines Ranch</a> and the <a href="https://www.thebrecklife.com/summit-cove-real-estate/soda-creek-at-lake-dillon/" title="Soda Creek Homes for Sale">Soda Creek community</a>, each of which has its own character and style. Active community associations help maintain several neighborhood parks with sports facilities and playgrounds and an extensive network of walking and biking paths connecting with nearby areas.
Summit Cove is also right next door to the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone community</a> and its famous Keystone Resort, which offers extensive ski slopes, a golf course, restaurants, shopping, a Nordic Center, a spa, and more great amenities. These and other parts of the region are easily accessible via free public transit, as Summit Cove is connected to the Summit Stage bus service. Plus, getting out on Lake Dillon is a breeze at the nearby Snake River Inlet.
<a href="https://www.thebrecklife.com/summit-cove-real-estate/">Homes in Summit Cove</a> are a mix of condos, townhomes, and single-family detached properties. Condos provide the most affordable option, starting in the high $300s for compact one-bedroom units. Townhomes generally sell from the high $400s to around $700,000, ranging from one-bedrooms with about 700 square feet to two-bedrooms of nearly 1,100. Expansive single-family detached properties include up to five bedrooms and 5,000 square feet on third-acre lots. These start north of $1.5 million and reach more than $2.25 million on the high end.
Summit Cove Amenities
Varied mix of housing styles and prices
Numerous community parks
Walking/biking paths
Convenient to Keystone Resort
Summit Stage bus access
Summit Cove Elementary School
Summerwood
Perched on the side of a ridge rising over the Snake River Arm, Summerwood is a beautiful residential neighborhood of around 100 homes, some of which are among the most sought-after <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-water-view-homes/">water-view homes in Dillon</a>. Homeowners enjoy a slew of luxury amenities, from a community clubhouse with a fitness center, pool, and event space to a wide selection of sports facilities and courts.
Numerous trailheads are located within or close to the neighborhood, and Dillon Disc Golf Course is across US Highway 6, making it an ideal choice for outdoor lovers. Just a bit further, residents can reach several access points for Lake Dillon and Keystone Resort. While the gorgeous natural surroundings make the neighborhood feel remote, it's just a five-minute drive from central Dillon and only a bit further from the shopping and dining near Interstate 70.
<a href="https://www.thebrecklife.com/dillon-real-estate/summerwood/">Homes in Summerwood</a> are all single-family, and the largest homes can reach more than $4.5 million. These feature up to seven bedrooms and more than 7,000 square feet on lots of a third to a half acre. However, more typical three to five-bedroom properties are also available in the $1.5–$2 million range. Some homes date back to the 1980s, while new ones are still being built. Undeveloped homesites in the community start in the mid-$300s, but they can reach nearly $1.5 million.
Summerwood Amenities
Community clubhouse
Swimming pool
Fitness center
Sports courts
Nearby hiking trails
Convenient to Keystone Resort
Dillon Valley
<img src="https://assets.site-static.com/userfiles/2566/image/dillon-valley-neighborhood.jpg" alt="Living in the Dillon Valley Community" style="display: block; margin: 20px auto;" />
Dillon Valley consists of several large condo developments located in northeast Dillon along the south side of Interstate 70, though there are a small number of detached homes in the <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-valley-sub/" title="Dillon Valley Homes for Sale">Dillon Valley neighborhood</a>. It's made up of a series of two and three-story buildings with incredible Rocky Mountain views from private balconies or patios, plentiful parking, and lots of green space.
This ideal location makes travel around the area simple, whether it's a shopping trip to the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">town of Silverthorne</a>, dining in Dillon, or a day on the slopes at one of the nearby ski resorts. Residents staying closer to home can take advantage of community amenities that range from a swimming pool and tennis courts to RV and boat storage and access to the convenient (and free) Summit Stage bus network. The beautiful Straight Creek Trailhead is also located just outside the neighborhood.
Most <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-valley-condos/">condos in Dillon Valley</a> were built in the 1970s with one to three-bedroom floorplans, though the Dillon Valley Vistas includes up to four bedrooms. Inside, open floor plans make the most of the square footage, which ranges from under 400 to nearly five times that size. Most have been extensively updated since their original construction. Homes generally sell from the mid-$300s to just under $600,000.
Dillon Valley Amenities
Community meeting rooms
Swimming pool
Game room
Tennis courts
RV/boat storage
Summit Stage bus access
Dillon Valley Elementary
Corinthian Hill
One of Dillon's best lakefront communities, the <a href="https://www.thebrecklife.com/dillon-real-estate/corinthian-hill/" title="Corinthian Hill Homes for Sale">Corinthian Hill neighborhood</a> is located just southeast of town, along US Highway 6. Gorgeous views abound throughout the neighborhood, whether it's one-of-a-kind perspectives on Lake Dillon or the many homes that back onto US Forest Service land and other beautiful open spaces.
There are plenty of excellent amenities within Corinthian Hill, including a clubhouse, pool, exercise and sports facilities, and access to nearby scenic walking and biking trails. However, location remains the top draw here, not just because of the lake access but also for the quick access to downtown Dillon, which is less than a mile and a half away. Residents can even leave their cars at home thanks to the <a target="_blank" href="https://www.summitcountyco.gov/586/Transit-Summit-Stage">Summit Stage transit</a> stop at the community's gates.
Would-be buyers looking in Corinthian Hill will find a mix of condos and single-family detached properties. Comfortable <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-bay-in-corinthian-hill-condos/">condos at Dillon Bay in Corinthian Hill</a> sell from the mid-$800s to around $1 million for two-bedroom homes with approximately 1,100 square feet of living space. Detached homes list from $1.5 million to more than $3 million, and some are built on spacious lots of nearly half an acre. Inside, four or more bedrooms are spread across almost 6,000 square feet, including spacious kitchens and living rooms, high ceilings, bonus space like rec rooms, and oversized garages. Most properties were built in the 1980s, though undeveloped lots can still occasionally be found for around $1 million.
Corinthian Hill Amenities
Lake Dillon views
Community clubhouse
Exercise room
Heated swimming pool, hot tub, and sauna
Tennis courts
Walking/biking paths
Summit Stage bus access
New Town
Those looking for a highly walkable and bikeable community that also offers single-family homes should check out Dillon New Town. It sits south of the bend of US Highway 6 as it passes through town, centered around Tenderfoot Street. Residents are just a 15-minute walk from Dillon Marina and 10 minutes or less from the shopping and dining options in central Dillon, including Scrappy's Pizza. The neighborhood is also adjacent to <a target="_blank" href="https://www.townofdillon.com/parks-rec/town-park">Dillon Town Park</a>, a relaxing green space with sports courts, playgrounds, picnic areas, and more.
Even though it’s close to so many conveniences, New Town still provides a perfect escape at the end of a busy day around town or on the slopes. Housing consists entirely of single-family homes on lots, often spanning a half-acre or more. However, they can vary dramatically in interior size, from as little as two to as many as six bedrooms. They cover a similarly wide range of ages, from nearly a century old to barely more than a decade. Naturally, many have been extensively renovated with modern features and high-end finishes. <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-new-town/">Homes in Dillon New Town</a> list from $1.5 million to more than $3 million.
New Town Amenities
Spacious homesites
Convenient to downtown Dillon
Adjacent to US Highway 6
Dillon Town Park
Lake Cliffe Condominiums
<img src="https://assets.site-static.com/userfiles/2566/image/lake-cliffe-condos.jpg" alt="Living in the Laske Cliffe Community" style="display: block; margin: 20px auto;" />
Lakefront living and downtown Dillon charm shine at the Lake Cliffe Condominiums. Made up of just over 120 <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-condos/">Dillon condos</a> looking out over the water, it sits on La Bonte Street, across from Dillon Marina. This makes it among the most convenient places to call home for frequent boaters, anglers, or anyone who simply enjoys relaxing and taking in the views at Marina Park.
Residents can even enjoy the music from shows at Dillon Amphitheater right from their balconies or the condo's outdoor space. Meanwhile, the shopping and dining of downtown, like Lili's Bistro, are just steps away in the opposite direction. Potential buyers shouldn't forget the many condo amenities, like a clubhouse, pool, and extra storage for ski gear or other equipment.
<a href="https://www.thebrecklife.com/dillon-real-estate/lake-cliffe-condos/">Condos at Lake Cliffe</a> are available in one to three-bedroom layouts, ranging from around 800 square feet to more than 1,000 square feet. The development was built in 1972, though most units have been consistently updated and refreshed through the years. Units also include two parking permits for use in the spacious on-site lot. Homes typically sell from the mid-$700s to the high $800s, but larger units and those with the best views can reach $1 million or more.
Lake Cliffe Condominiums Amenities
Lake Dillon views
Community clubhouse
Pool and hot tub
Storage unit
Marina Park
Downtown Dillon shopping and dining
Summit Stage bus access
Sail Lofts
For the most central, walkable lifestyle possible in Dillon, the Sail Lofts may be hard to beat. Located on the corner of La Bonte and Main Streets, this relatively newly built complex includes just two dozen units along with modern, contemporary common spaces. However, the most significant advantages of Sail Lofts are found just outside its front door in the many nearby downtown Dillon shops, restaurants, and entertainment spots.
Residents can grab a bite to eat at Tacos Tequila Bar & Grill, play a few games at Elevation Bowl, or grab a house-made beer at Pug Ryan's Brewery, all within a quarter-mile walk. The <a target="_blank" href="https://www.townofdillon.com/events/dillon-farmers-market">Dillon Farmers Market</a> also operates nearby, providing fresh, delicious local products during warmer months, while Dillon Marina is similarly close to the building.
<a href="https://www.thebrecklife.com/dillon-real-estate/sail-lofts/">Sail Lofts condos</a> are mostly two-bed, two-bath floor plans, supplemented with a few one and three-bedroom options. Options range from around 1,100 to 1,800 square feet and include balconies with gorgeous lake and mountain views. Meanwhile, HOA fees conveniently cover nearly all of the owners' utilities in addition to maintaining common areas and amenities. Prices start at just over $1 million and can top $1.5 million on the high end.
Sail Lofts Amenities
Reserved underground parking
Private balconies
Elevator access
Storage unit
Close to downtown shopping, dining, and entertainment options
Summit Stage bus access
Lookout Ridge Townhomes
Lookout Ridge is made up of just under 100 <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-townhomes/">Dillon townhomes</a>, providing an ideal combination of plentiful interior space and low-maintenance living in one of Dillon's most central locations. Built between Interstate 70 and US Highway 6, it offers some of the easiest ways to get around town and the region. Residents can enjoy the many features of Dillon Ridge Shopping Center right next door, from a supermarket and movie theater to delicious local restaurants like Bistro North. Central Dillon is also located just across Highway 6, providing even more nearby options. It's also one of the best communities for quickly reaching Silverthorne's diverse shopping, dining, and entertainment choices.
The units of Lookout Ridge are part of small clusters of semi-attached or fully-attached townhomes, typically with two or three bedrooms and three or four bathrooms spread over 1,500 to 1,800 square feet. Some date back to the late 1990s, while others were finished in recent years. Many offer two-car garages, while others have more modest one-car layouts with additional storage space. Porches and balconies are also common for taking in the fantastic mountain and lake views. <a href="https://www.thebrecklife.com/dillon-real-estate/lookout-ridge-townhomes/">Lookout Ridge townhomes</a> usually sell from the $800s to $1 million.
Lookout Ridge Townhomes Amenities
Convenient to highways, downtown amenities
Community hot tub
Dillon Ridge Shopping Center
Dillon Health Center
Anchorage Condos
Lakeside access, proximity to downtown amenities, and high-end units are the main draws of the Anchorage Condos, located on Tenderfoot Street between Lake Dillon and US Highway 6. It consists of two buildings (Anchorage East and <a href="https://www.thebrecklife.com/dillon-real-estate/anchorage-west-condos/">Anchorage West</a>) with nearly 80 units between them. A top choice for Dillon residents since it was first built in 1970, it's hard to beat the views of Dillon Marina and the rest of the lake, which are easy to take in from floor-to-ceiling windows and private balconies.
Residents can also relax by the community pool and hot tub or curl up at home with a fire in their wood-burning fireplaces. The many shops, restaurants, and other amenities of central Dillon are also a beautiful 15-minute walk or three-minute drive from the condos.
<a href="https://www.thebrecklife.com/dillon-real-estate/anchorage-condos/">Homes in Anchorage Condos</a> typically sell from the high $800s to over $1.5 million. Most offer two or three bedrooms, though some four-bed units round out the selection. Square footage ranges from around 1,000 square feet to almost double that size. Interior styles vary widely, and most have been heavily renovated and updated. Some units even come with private boat slips on the lake, and all are entitled to use the complex's on-site RV and boat storage area.
Anchorage Condos Amenities
Lake Dillon views and access
Swimming pool and hot tub
On-site boat/RV storage
Ski storage locker
Summit Stage bus access
Choosing Your Dillon Neighborhood
Dillon’s neighborhoods, each with distinct appeal, cater to a range of preferences for those seeking a mountain lifestyle. Whether you're drawn to the tranquility of a secluded mountain retreat or the convenience of a centrally located community, Dillon's top neighborhoods offer something for everyone. Making a home here means embracing a life surrounded by natural beauty and a friendly community spirit. In the end, choosing the right neighborhood in Dillon is about finding a place where you can flourish amidst Colorado's majestic landscapes.
2023-12-20T08:47:48-07:002023-12-20T09:11:34-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:346154 Best Ski Resorts Near Breckenridge, CO: Hit the Slopes Near Breckenridge<img src="/userFiles/2566/image/ski-resorts-near-breckenridge.jpg" style="display: block; margin: 20px auto;" alt="Best Ski Resorts Near Breckenridge" />
The <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, Colorado, nestled in the Rocky Mountains, is surrounded by some of the best ski resorts in North America. Renowned for their powdery slopes, breathtaking scenery, and world-class amenities, these resorts offer unparalleled skiing experiences. This article highlights some of the top ski resorts in Summit County, all of which can make for a perfect <a href="https://www.thebrecklife.com/blog/breckenridge-vacation-guide/">Breckenridge vacation or staycation</a>. From expansive terrain for all skill levels to cozy mountain lodges and vibrant apres-ski scenes, these resorts cater to every skier's dream. Explore the thrilling runs, spectacular views, and exceptional services that make these ski resorts near Breckenridge a must-visit for snow enthusiasts.
Copper Mountain
<a target="_blank" href="https://www.coppercolorado.com/">Copper Mountain Resort</a> is one of the largest ski resorts in the state, boasting 2,538 skiable acres and three base villages. The East Village, Center Village, and West Village are the three base villages in the <a href="https://www.thebrecklife.com/copper-mountain-real-estate/" title="Copper Mountain Homes for Sale">Copper Mountain community</a>, offering plenty of places to eat, shop, and sleep. The resort has a mix of terrain suitable for all skill levels, so there's something for everyone. Parking is free, making it easy to get to the slopes, but parking reservations are recommended.
If you're looking for a thrill, Copper Mountain’s 2,738-foot vertical drop can provide it. There are 157 trails to choose from, so you'll find something that suits your skill level. Plus, there's a halfpipe and a terrain park for those looking to get their adrenaline pumping. Copper Mountain is a great place to ski, and you won't be disappointed.
Breckenridge Ski Resort
With its friendly ski town vibe, 187 trails, and a 3,398-foot vertical drop, Breckenridge is an unbeatable ski destination. Located in Summit County, it's one of the most visited resorts in the state and a major draw for anyone <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a>. The ski resort is spread out over five distinct peaks, giving skiers and snowboarders a variety of terrain to choose from. Beginners can enjoy the groomed runs on Peak 8, while experts can take on the steeps and bumps on Peak 10.
The town of Breckenridge is a picturesque mountain village filled with restaurants, shops, and plenty of lodging. <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Homes for Sale in Downtown Breckenridge">Downtown Breckenridge</a> is well known for its happy hour scene, so be sure to check out some of the local bars and restaurants for après ski fun. Whether you're looking for a challenging ski experience or a relaxed day on the mountain, Breckenridge Ski Resort has something for everyone.
Keystone Resort
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-resort.jpg" alt="Enjoy a Day Skiing at Keystone Resort" style="display: block; margin: 20px auto;" />
Keystone is the largest ski resort in Summit County, boasting over 3,148 skiable acres and night skiing on most weekends. Located in the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone community</a>, the resort offers a variety of terrains suitable for all levels of skiers and snowboarders. In addition to the <a href="https://www.thebrecklife.com/keystone-real-estate/river-run-townhomes/">townhomes at River Run Village</a>, this dynamic area at the base of the mountain offers plenty of places to eat, shop, and relax.
The Keystone Lake Ice Rink is a popular spot for ice skating, and there’s a thrilling tubing hill in town. In addition to skiing and snowboarding, the area offers a variety of events and activities throughout the year. It’s a great place to visit, but there are countless <a href="https://www.thebrecklife.com/blog/living-in-keystone-co/">reasons to love living in Keystone</a>: from spring skiing to live music and festivals, there's always something to do at Keystone Resort. Come for the skiing and stay for the fun!
Arapahoe Basin
Arapahoe Basin, also known as A-Basin, is a popular ski area in <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a>, boasting more than 1,400 skiable acres and some of the highest chair lift-served terrains in the country. It's known for its laid-back attitude and cool terrain, including the backside of the mountain on Montezuma Bowl. A-Basin is also one of the few resorts without lodging at its base, making it a great spot for day trips. The fun doesn't stop there, either. You can enjoy a variety of activities, including parties at The Beach. So, don't miss out on the chance to experience Arapahoe Basin—it's a great way to make the most of your time in Summit County.
The nearby Loveland Ski Area, also Located in the <a href="https://www.thebrecklife.com/dillon-real-estate/" title="Dillon Homes for Sale">town of Dillon</a>, is a great option for those looking for a more laid-back ski experience. It's easily accessible from Denver and Summit County and offers a fun and affordable skiing experience. Its proximity to Breckenridge makes it the perfect place to spend a day or two on the slopes.
Enjoy a Ski Getaway Near Breckenridge
The ski resorts surrounding Breckenridge are testaments to the region's reputation as a premier skiing destination. Each resort's distinct features and offerings provide a unique and memorable skiing experience. Whether you seek adventurous runs, family-friendly activities, or luxurious amenities, these resorts have it all. This exploration of the best ski resorts near Breckenridge showcases the variety and quality of skiing opportunities available, making it a top choice for anyone looking to indulge in the exhilaration of mountain sports amidst some of the most stunning landscapes in the country.
2023-12-12T10:01:00-07:002023-12-20T08:47:43-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:16535Best December Events in Breckenridge [Updated for 2023]<img src="https://assets.site-static.com/userfiles/2566/image/Santas_1.jpg" alt="Best Events in Breckenridge - December 2021" width="400" height="2800" />
We love December in the mountains! As the holidays roll in, the events and parties begin! There are plenty of December events in Summit County to fully celebrate this festive time of year - and don't forget about world class skiing throughout the county!
Lighting of Breckenridge / Race of the Santas
<img src="https://assets.site-static.com/userfiles/2566/image/Lighting_of_Breck_1.jpg" alt="Lighting of Breckenridge event on Main Street Breckenridge" width="400" height="680" />
The annual Lighting of Breckenridge event is back this year, in all of its festive glory. Taking place December 2nd, participate in or spectate all of the great events this celebration has in store, including:
Bernese Mountain Dog Parade
Race of the Santas
The Lighting Ceremony
For information about the Lighting of Breckenridge, visit the <a href="https://gobreck.com/event/lighting-breckenridge-race-santas" target="_blank" title="Race of the Santas and Lighting of Breck">Go Breck website</a>.
Ullr Festival
<img src="https://assets.site-static.com/userfiles/2566/image/Ullr_Fest_1.jpg" alt="Ullr Festival shot ski on Main Street Breckenridge" width="400" height="2800" />
It's time to pray for snow and pay our respects to Ullr, the God of Snow. The annual Ullr Festival is always a great time in Breckenridge as we kick off the ski season with a snow-hopeful celebration. Taking place December 7-9, there are LOTS of ways to Pray for Snow this year, including:
Shot Ski
Polar Plunge
Ullr Parade
Ullr Bonfire
To learn more about this legendary event, visit the <a href="https://gobreck.com/event/ullr-fest" target="_blank" title="Ullr Fest">Go Breck website</a>.
Night Skiing at Keystone Ski Resort
<img src="https://assets.site-static.com/userfiles/2566/image/Night_skiing_1.jpg" alt="Night Skiing at Keystone Ski Resort" width="400" height="2800" />
Night skiing at the Keystone Ski Resort is a great way to fit in some extra laps! Make your plans to ski under the lights during Christmas and New Year's this year: Open nightly December 23rd - 31st!
For more information on this great way to take some turns this winter, visit the <a href="https://www.keystoneresort.com/the-mountain/about-the-mountain/night-skiing-and-riding.aspx" target="_blank" title="Keystone Night Skiing">Keystone Ski Resort website</a>.
LIVE Theater: The Gift of The Magi
<img src="https://assets.site-static.com/userfiles/2566/image/breck_create_1.jpg" alt="Breck Create Creative Arts District sign" width="400" height="2800" />
If you're anything like us, you love live theater performances for the holidays. Have no fear because the Breckenridge Creative Arts District is committed to live shows throughout the year. Catch The Gift of The Magi at the Breckenridge theater December 6th-30th.
For ticket information, visit the <a href="https://www.backstagetheatre.org/" target="_blank" title="Breckenridge Backstage Theater">Breckenridge Backstage Theater website</a>.
Backcountry Film Festival
<img src="https://assets.site-static.com/userfiles/2566/image/Backcountry_film_festival2.png" width="400" height="868" />
Winter Wildlands Alliance is back on the road with their Backcountry Film Festival, which includes a stop in Breckenridge. If you happen to be here on December 12, we highly recommend spending your evening at The Eclipse getting stoked for ski season!
You can purchase tickets <a href="https://fdrd.app.neoncrm.com/nx/portal/neonevents/events#/events/561" title="Backcountry Film Festival">here</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2023-12-01T10:15:00-07:002023-12-05T11:33:28-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:31951Vacation Home Tax Rules: Understanding 4 IRS Rules For Rental Properties<img src="/userFiles/2566/image/vacation-home-tax-rules.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Tax Rules for Renting Out Your Vacation Home" />
If you're thinking about renting out your <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">vacation home</a> for some extra cash flow, you should know about the tax rules and regulations that apply before going through with it. Vacation rental tax rules can look quite different depending on how often you rent out the home and how often you use it yourself!
Let’s break down the legalese of the IRS rules for rental property to help you understand what income you need to report (if any), which expenses you can deduct, and what other tax benefits you may be eligible for.
Personal vs. Rental Property
Depending on how many days you rent out your vacation home, you may qualify for different tax benefits. The IRS uses the number of days you use the home vs. the number of days you rent the home to decide if your property qualifies as a <a href="https://www.thebrecklife.com/blog/investment-property-vs-vacation-home-differences/">vacation home vs. an investment property</a> for expense deduction purposes.
If you meet a certain minimum days of personal use during the year, you qualify as a personal residence being rented out. This minimum is either 15+ days or more than 10% of the number of days you rent the home, whichever is longer.
For example, if you rent for 100 days out of the year, 10% is 10 days, so the minimum of 15 days would apply. If you rent for 200 days out of the year, 10% is 20 days, so you’d have to use the home yourself for at least 21 days to qualify as a personal residence. If you use the home yourself for 30 days, you can rent for up to 299 days and still qualify.
However, if you use it yourself for fewer than 14 days and rent it for 15+ days, it’s an investment property, and different tax breaks apply.
In either case, you can deduct certain expenses related to the rental property. If your vacation home is used exclusively for personal enjoyment, tax breaks for second homes apply. You can apply for mortgage interest deductions (Form 1040 or 1040-SR and itemize deductions on Schedule A). If your <a target="_blank" href="https://www.investopedia.com/salt-5180146">state and local tax deduction (SALT)</a> is less than $10,000 on your first home. For example, for income and property taxes, you may also see additional savings from your second home up to the cap.
If the property is used for rental purposes, you'll fall into one of three categories:
The home was rented for less than 14 days
The home was rented for 15+ days, and the owner used it for less than 14 days
The home was owner-occupied for more than 14 days (or 10% of total rented days)
You can split your expenses based on the ratio of personal use vs. rental use and apply for <a href="https://www.thebrecklife.com/blog/rental-tax-deductions-for-investors/">tax deductions for investment properties</a>. These include business expenses like mortgage interest, depreciation, business travel, and repairs (but not improvements).
Knowing the tax rules and regulations is essential for taking advantage of tax benefits and avoiding surprises during tax season.
Home Rented for 14 Days or Less
<img src="https://assets.site-static.com/userfiles/2566/image/masters-tax-exemption.jpg" alt="Renting a Home Out For Less than Two Weeks Can Be Tax-Free" style="display: block; margin: 20px auto;" />
If you rent your vacation home for less than 15 days a year, you simply don’t need to report rental income to the IRS. This tax break is known as the Masters tax exemption, named for a common practice of homeowners near the Augusta National Golf Club renting out their homes for the duration of the Masters golf tournament. When Congress started debating rental income taxes during the 1970s, these homeowners lobbied to keep their ability to do this tax-free, and so every rental owner now benefits from this specific exemption.
You can earn up to two weeks’ worth of rental income tax-free. If you want to maximize this, you should research the <a href="https://www.thebrecklife.com/blog/best-14-days-for-renting-out-homes/">best 14 days to rent out your home</a> for your location before you get started.
However, since you’re not reporting any rental income, keep in mind that you also can’t deduct any rental expenses.
Rented for 15+ Days, Owner Uses for Less than 14 Days
When renting out your vacation home for more than 15 days but using it for less than 14, you must report all rental income to the IRS and can apply for business-related tax deductions.
You may be able to deduct certain expenses related to the rental property, such as fees paid to property managers, insurance premiums, maintenance expenses, mortgage interest, property taxes, utilities, and depreciation. The amount of deductible expenses is determined by the percentage of rental days compared to the total days of use.
Your rental income is subject to the <a target="_blank" href="https://www.irs.gov/taxtopics/tc559">Net Investment Income Tax</a>. If your adjusted gross income (AGI) is $100,000 or less, you may be able to deduct up to $25,000 in losses if you manage the property yourself.
If your investment property is in another state, keep in mind that you may pay <a href="https://www.thebrecklife.com/blog/colorado-rental-income-tax-guide-for-non-residents/">non-resident income taxes</a> for income earned in that state. Additionally, foreign real estate properties may be subject to taxes in the country where the property is located, so proper record-keeping is essential. Keeping proper records will be a big help when you consult with a tax professional.
Owner-Occupied for More than 14 Days (or 10% of Rented Days)
If you use your vacation home for more than 14 days per year (or more than 10% of total rented days) for your personal enjoyment but also rent for more than 14 days, you must report your rental income, but you can still benefit from tax deductions.
What happens in this case is that you divide your expenses between personal use expenses and business expenses based on how many days were personal use vs. rental use.
You can deduct real estate taxes and mortgage interest for both the personal use and business use proportions of your use of the home. However, you can only deduct insurance, maintenance, utility costs, and other rental expenses for the business use portion.
You should keep detailed records of your rental income and expenses to ensure that you are taking advantage of all the tax benefits available to you. It's important to consult with a tax professional to understand the deductions available for your particular situation.
Understand Vacation Rental Tax Rules And Make a Profit
Investigating the tax rules for renting out your vacation home can be a daunting task, but it's worth it not to be surprised during tax season. With the right knowledge and assistance, you can take advantage of potential tax savings, stay in compliance with IRS regulations, and <a href="https://www.thebrecklife.com/blog/how-much-money-can-you-make-short-term-rentals/">make a lot of money with your rental</a>.
2023-11-16T09:14:18-07:002023-11-16T09:36:18-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:319218 Best Neighborhoods in Silverthorne: Where to Live in Silverthorne, CO<img src="/userFiles/2566/image/silverthorne-best-neighborhoods.jpg" style="display: block; margin: 20px auto;" alt="Silverthorne Best Neighborhoods" />
<a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">Silverthorne, Colorado</a>, is a beautiful <a href="https://www.thebrecklife.com/summit-county-real-estate/">Summit County</a> town surrounded by mountains, rivers, and lakes. The lovely community is home to a wide variety of neighborhoods that will suit any lifestyle. If you’re thinking about <a href="https://www.thebrecklife.com/blog/living-in-silverthorne-co/">moving to Silverthorne</a>, here are some of the best neighborhoods to check out.
Eagles Nest
Eagles Nest is a beautiful community nestled in the hills of Silverthorne. With diverse topography and breathtaking panoramic views, every house features exquisite craftsmanship and architectural designs that harmonize with the Rocky Mountain landscape. The Silverthorne homes in Eagles Nest have rustic log and timber construction, rock and stone elements, cathedral ceilings, and expansive walls of windows to capture the stunning scenery.
The award-winning Raven Golf Club at Three Peaks is at the heart of the community and serves as a gathering place for residents. There is also an extensive network of trails for hiking and biking, and you can go fishing, kayaking, and boating in nearby lakes and ponds. In the winter, there are spots for cross-country skiing, snowshoeing, alpine skiing, and snowboarding nearby.
<a href="https://www.thebrecklife.com/silverthorne-real-estate/eagles-nest/">Homes in Eagles Nest</a> are typically listed for sale with prices ranging from $1.3 million to over $5 million. This enclave offers residents an opportunity to fully immerse themselves in the natural beauty of the surrounding mountains and forests while also enjoying the convenience of world-renowned ski resorts nearby.
Eagles Nest Amenities
Raven Golf Course
Many luxury omes over 3,000 square feet
HOA clubhouse
Summit Sky Ranch
Summit Sky Ranch offers modern homes and a plethora of amenities. This 400-acre community features homes ranging from 2,150 to 3,500 square feet; <a href="https://www.thebrecklife.com/silverthorne-real-estate/summit-sky-ranch/">homes in Summit Sky Ranch</a> generally list from $1.3 million to $3 million. The contemporary-meets-craftsman exteriors of the homes boast elements such as rich dark wood, stone accents, and captivating asymmetrical designs.
Amenities include the Aspen House, which offers a year-round pool, hot tubs, fitness and wellness studios, a library, a fire pit, a children's recreation room, a business center, and a catering kitchen. There’s also a private observatory that provides unparalleled stargazing opportunities. Homeowners also enjoy private access to a stretch of the Blue River, along with an extensive network of trails for hiking, biking, or jogging. There's also a communal dog park, a multi-use field, a warming hut, a disc golf course, and a sledding hill.
Lake Everist is a true gem within Summit Sky Ranch. This 20-acre private community lake is stocked with fish and offers non-motorized boat storage. The Lake House, situated on the lakeshore, provides a welcoming community space complete with a kitchen, grill, indoor and outdoor seating, and a cozy firepit.
Summit Sky Ranch is ideal for those who want to experience modern mountain living. Summit Sky Ranch provides a unique lifestyle, from the private lake during the summer to the extensive network of ski trails in the winter.
Summit Sky Ranch Amenities
Maryland Creek Park
Community centers like the Aspen House and the Lake House
Private observatory
Private access to part of the Blue River
Angler Mountain Ranch
<img src="https://assets.site-static.com/userfiles/2566/image/angler-mountain-ranch.jpg" alt="Living in Angler Mountain Ranch" style="display: block; margin: 20px auto;" />
Angler Mountain Ranch is a contemporary mountain community with an array of housing options and amenities. Nestled amidst the majestic Colorado Rocky Mountains, the ranch features nearly 150 <a href="https://www.thebrecklife.com/silverthorne-real-estate/silverthorne-condos/">Silverthorne condominiums</a>, townhomes, and duplex-style residences, along with 62 homesites for detached estates and 30 cabins spread across 90 pristine acres. These residences boast a rugged frontier-inspired design crafted with rich timber, expansive glass elements, and refined stone accents.
<a href="https://www.thebrecklife.com/silverthorne-real-estate/angler-mountain-ranch/">Homes in Angler Mountain Ranch</a> typically list from the high-$500s to more than $3 million. Residents can indulge in world-class Blue River fishing right at their doorstep or take advantage of the convenient trailhead for a multitude of awe-inspiring hikes. The Silverthorne Bike Path, accessible just under the bridge, also provides excellent recreational opportunities. Residents have plenty to explore with the Raven Golf Course across the street and the Ptarmigan Trail connection at Angler Mountain Ranch.
Nearly half of the ranch has been thoughtfully dedicated to preserving natural open spaces, and the gold medal trout pond further enhances the rustic charm of this picturesque Western-style ranch. Angler Mountain represents a unique opportunity for those seeking an authentic mountain ambiance enriched with a touch of modernity.
Angler Mountain Ranch Amenities
Private lake and pond
Mix of condos/townhomes and single-family Homes
Ptarmigan Trail
Blue Valley Acres
Blue Valley Acres is a picturesque mountain community with spacious properties. Residents also get access to private fishing along the Blue River. Located 27 miles north of Silverthorne, the two sections of the community offer different sizes and amenities. Section 1 consists of 89 parcels that average around five acres. These parcels require individual well and septic systems and are serviced by an active Land Share corporation that maintains the private roads and common areas. Residents enjoy one-and-a-half miles of riverfront and private fishing.
Section 2 boasts 160 parcels that are approximately one acre in size. These parcels share a community well and have individual septic systems. A special taxing district oversees the maintenance of the water system and roads. Residents can access private fishing and boating on the lower Blue River. Some parcels offer scenic riverfront views, while others border <a target="_blank" href="https://www.blm.gov/">BLM land</a> or private ranches.
The <a href="https://www.thebrecklife.com/silverthorne-real-estate/blue-valley-acres/">homes in Blue Valley Acres</a> are spacious, with square footage of 3,500 square feet or more. Prices typically range from the mid-$600s to about $1.3 million. With the variety of sizes and amenities, Blue Valley Acres is an ideal neighborhood for those looking to buy an acreage property in Silverthorne.
Blue Valley Acres Amenities
Private access to the Blue River
Large lots
Near Green Mountain Reservoir
Ruby Ranch
Located at the base of the Gore Range near Silverthorne, Ruby Ranch offers an exceptional Western-style living experience with 54 individual properties and 500 acres of stunning meadows and wetlands. This gated community is bordered by a beautiful national forest and wilderness areas. <a href="https://www.thebrecklife.com/silverthorne-real-estate/ruby-ranch/">Ruby Ranch homes</a> typically range from $1 million to $2.5 million, though some properties may be more expensive.
Ruby Ranch features a sizable barn with an outdoor riding arena, stalls, a feed room, a tack room, and a winter shelter, in addition to a stunning share of the <a href="https://www.thebrecklife.com/summit-county-real-estate/summit-county-luxury-homes/">luxury homes in Summit County</a>. The barn manager and outfitter can coordinate trail rides, hunting expeditions, and fishing outings into the backcountry. There are also over 180 miles of trails in the surrounding Eagle's Nest Wilderness, leading to destinations like the Gore Range, Mesa Cortina, Willow Creek, Middle Creek, and Salmon Lakes.
The community is also home to 200 acres of communal open space, making it a great place for outdoor activities. Property owners have the option to board their horses at Ruby Ranch or on their own Summit County horse properties. In addition, the ranch provides an opportunity to experience the rustic beauty of the Rocky Mountains in a luxurious setting.
Ruby Ranch Amenities
Gated community
Large homes and lots
Equestrian amenities like a barn and arena
Mesa Cortina
<img src="https://assets.site-static.com/userfiles/2566/image/mesa-cortina.jpg" alt="Living in Mesa Cortina" style="display: block; margin: 20px auto;" />
Mesa Cortina is a serene single-family residential community situated at the base of Buffalo Mountain, flanked by the White River National Forest on two sides. <a href="https://www.thebrecklife.com/silverthorne-real-estate/mesa-cortina/">Homes in Mesa Cortina</a> are built on spacious one-third- or half-acre lots, with a wide range of homes ranging from A-frames to expansive residences. It is conveniently located close to Highway 9 and offers stunning views of Lake Dillon and the surrounding mountains. The area is also close to various outdoor activities and is a great place to escape the hustle and bustle of town.
The neighborhood of Mesa Cortina West is the largest of the four subdivisions and encompasses homes, vacant lots, and larger lots with more spacious homes. It is located along Shooting Star Way, Kings Court, Solomon's Lane, Royal Buffalo Drive, Lord Gore Road, and Royal Red Bird Drive.
Cortina is a subdivision adjacent to Mesa Cortina, which has over a hundred homes and a dozen <a href="https://www.thebrecklife.com/summit-county-real-estate/summit-county-vacant-land-lots/" title="Summit County Vacant Lots for Sale">vacant lots</a>.
The <a href="https://www.thebrecklife.com/silverthorne-real-estate/cortina-ridge/">Cortina Ridge neighborhood</a> is also adjacent to Mesa Cortina, featuring 30 larger lots with mostly newer homes constructed since 2001. These properties can range up to 5,000 square feet in size and are located along Solomons Lane, Aspen Drive, Kings Court, and Lake View Drive.
At an elevation of around 8,000 feet, Mesa Cortina is a tranquil retreat with breathtaking views of the mountains, meadows, forests, and the valley. It is the perfect place to enjoy the outdoors and relax in a quiet, sun-soaked neighborhood.
Mesa Cortina Amenities
Mesa Cortina Trailhead
Near downtown
Near Dillon Reservoir
Willowbrook Meadows
Nestled in the heart of Silverthorne, Willowbrook Meadows offers a plethora of amenities, including a baseball field, tennis courts, and a playground. <a target="_blank" href="https://www.silverthorne.org/Home/Components/FacilityDirectory/FacilityDirectory/15/177?locale=en">Trent Park</a>, the entrance to the neighborhood, also includes a small fishing pond. With access to the nearby Blue River and Summit County recreational trail system, it's easy to find a variety of hiking and biking trails.
<a href="https://www.thebrecklife.com/silverthorne-real-estate/willowbrook-meadows/">Homes in Willowbrook Meadows</a> boast breathtaking mountain views of Williams Fork, the Gore Range, Buffalo Mountain, Red Mountain, and even the iconic Keystone Ski Resort. Wetlands and creeks create an ideal habitat for wildlife, offering opportunities to spot moose, elk, foxes, and other creatures.
Willowbrook comprises around 285 homes, including single-family homes, duplexes, and triplexes. Dating back to the late 1970s, the properties range from .02 acres to 4.41 acres. With high ceilings, big windows, and outdoor living spaces, the homes in this neighborhood promote a peaceful atmosphere.
Willowbrook Meadows Amenities
Trent Park
Right off SH 9
Along Willow Creek
Summit Blue
Summit Blue is a riverfront community located in Silverthorne and boasting 35 residences, including <a href="https://www.thebrecklife.com/silverthorne-real-estate/silverthorne-townhomes/">Silverthorne townhomes</a> and single-family homes. Situated along the scenic Blue River, it is adjacent to a picturesque bike path and just steps away from the local recreation center and Rainbow Park. Residents can enjoy concerts at this park during the summer months.
For entertainment and dining options, a pedestrian bridge provides convenient access to the town pavilion. Visitors can find a performing arts center, shops, and restaurants like Sauce on the Blue, Enza's, and Red Mountain. Additionally, just across Highway 6 is the Bluebird Market and shops at 4th Street Crossing.
<a href="https://www.thebrecklife.com/silverthorne-real-estate/summit-blue/">Homes in Summit Blue</a> include 19 three-bedroom townhomes and 16 four-bedroom single-family homes with direct access to the Blue River trail. Homeowners also have private access to 350 feet of Blue River shoreline.
Summit Blue is ideal for those who want to be close to nature and enjoy all the amenities of a bustling town. With its convenient location and numerous attractions, this community is sure to be a desirable destination for many.
Summit Blue Amenities
Community fire pit and park
Along Blue River
Private river access
Explore the Best Neighborhoods in Silverthorne
There's no shortage of great neighborhoods in Silverthorne, a dynamic community located less than 15 miles from <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/">Downtown Breckenridge</a>. From Eagles Nest to Summit Sky Ranch and from Angler Mountain Ranch to Blue Valley Acres, there's something for everyone. Whether you're looking for a cozy mountain getaway or a vibrant outdoor lifestyle, Silverthorne has it all.
2023-11-15T09:45:58-07:002023-11-15T09:59:13-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:31693How to Buy a Second Home: Everything to Know About Buying a Second Home<img src="/userFiles/2566/image/how-to-buy-second-home.jpg" style="display: block; margin: 0 auto 20px auto;" alt="How Do You Buy a Second Home?" />
Considering the purchase of a second home can be an exciting endeavor. Whether you dream of a vacation retreat, an investment property, a future retirement escape, or <a href="https://www.thebrecklife.com/blog/how-to-buy-vacation-home-with-friend/">buying a vacation home with friends</a>, understanding the process is vital. This guide is your key to navigating the complexities of buying a second home. From financing and location considerations to property management and legal aspects, it offers practical insights to help you make informed decisions.
Know Your Plan for the Home
It's essential to have a set plan for your second home. Decide ahead of time whether you want this to be a vacation home, a second/commuter home, or an investment property; this will then determine the <a target="_blank" href="https://www.irs.gov/faqs/itemized-deductions-standard-deduction/real-estate-taxes-mortgage-interest-points-other-property-expenses/real-estate-taxes-mortgage-interest-points-other-property-expenses-5">tax implications of owning a second home</a>. Vacation homes are great for large families or frequent vacationers, while a secondary residence is perfect for those who travel often or work in another city. Investment properties are bought to flip, resell, or rent out, and combination use is ideal for vacationing and renting out via platforms like Airbnb.
Mortgage requirements for second homes can be stricter than those for your primary home. Make sure you can afford the purchase and any potential vacancy periods. You'll typically need a higher down payment and interest rate, and lenders require a Debt-to-Income ratio of 43% or less. Don't forget to budget for maintenance, property taxes, homeowners association fees, and other upkeep costs. Have extra funds available in case repairs exceed estimates.
Take the initiative to research neighborhoods with the help of a local real estate agent and discuss location options with family members. Once you've found a place, start the financing process early and shop for lenders. Preapproval helps when searching for houses, as it simplifies the home shopping process.
Know Your Budget & Get Pre-Approved
Knowing your budget and getting pre-approved are important steps to finding your perfect second home. You should have a clear idea of what you can afford before you begin your home search. Start by getting pre-approved for a mortgage. This will give you an idea of how much of a loan you can qualify for and help simplify your home search. There are countless <a href="https://www.thebrecklife.com/blog/top-5-reasons-to-use-a-local-mortgage-lender-when-purchasing-a-vacation-home/">reasons to use a local lender for a vacation home purchase</a>, so research local and online lenders to find the best rates for your situation.
When budgeting for your second home, you'll need to consider more than just the mortgage payment. Will you be <a href="https://www.thebrecklife.com/blog/using-401k-to-buy-second-home/">using a 401K to buy a second home</a>? Factor in additional costs such as property taxes, homeowners association fees, and maintenance costs. It's a good idea to save at least 10% of your yearly funds for unexpected repairs. You'll also want to make sure you can comfortably handle the additional mortgage payment.
Once you've determined how much you can afford, you can begin your search. Discuss location options with family members and look into neighborhoods with the help of a real estate agent. Showing initiative to lenders by demonstrating research and collaboration with a real estate agent will help give you a better chance of getting approved for a loan.
Find an Agent, Find the Home
<img src="https://assets.site-static.com/userfiles/2566/image/finding-agent-home.jpg" alt="A Local Agent Can Help You Find a Home" style="display: block; margin: 20px auto;" />
Finding the perfect second home is easier with the help of a local real estate agent. An agent can help you research neighborhoods and determine affordability in the new area. They can also provide insight into the local market, giving you an edge during the home-buying process. When you've narrowed down your location, it's time to start searching for a real estate agent.
A local agent will walk you through all the <a href="https://www.thebrecklife.com/blog/buying-second-home-colorado/">things to know about buying a Colorado vacation home</a>. Start by asking family and friends for recommendations. If you don't find what you're looking for, look at online reviews or contact a local real estate association for referrals. Once you find the right agent, it's time to begin looking at homes. Your agent can provide you with listings that meet your specifications. They can also answer your questions and keep an eye out for any potential problems.
Another benefit is that your agent can help you negotiate a reasonable price and navigate the closing process. Make sure to communicate your needs clearly with your agent to get the most out of their services.
Make an Offer & Close a Deal
Now that you've found the perfect second home, it's time to make an offer and close a deal. Get in touch with your real estate agent to discuss the best price you can offer for the home. Your agent will also need to put together a purchase agreement, which will include information such as the offer price, closing date, and any contingencies. Once you have submitted the offer, it's time to wait and see if the seller accepts or counters your offer.
If your offer is accepted, you'll need to take a few steps to get ready for closing. This includes getting the necessary inspections, such as a home inspection and pest inspection, and obtaining a home insurance policy. Your real estate agent can help you with these tasks and make sure everything is running smoothly.
If the seller counters your offer, you'll need to decide whether or not you want to accept the counteroffer. Your agent can help you with this decision and provide you with information to help you make an informed decision.
Once all the paperwork is signed, it's time to close the deal and move into your new home. Your real estate agent can help you with the process and make sure everything goes as smoothly as possible.
Congrats on Your New Home!
Acquiring a second home is a significant undertaking, but with the right information, it can be a fulfilling and wise investment. You’ve determined the <a href="https://www.thebrecklife.com/blog/investment-property-vs-vacation-home-differences/">differences between a vacation home and an investment property</a>, and you understand the different tax implications of each. From understanding financing options to choosing the ideal location and managing your property, you're now better prepared to embark on your journey toward owning a second home. Remember that this endeavor is not just about real estate—it's about creating memories, securing financial stability, and achieving your dreams.
2023-11-06T09:50:59-07:002023-11-06T09:56:05-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:316056 Best Golf Communities Near Breckenridge: Live By Summit County Greens<img src="/userFiles/2566/image/breckenridge-golf-course-communities.jpg" style="display: block; margin: 20px auto;" alt="Golf Course Communities Near Breckenridge" />
In the heart of Colorado's stunning mountainous landscape, the area around the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a> stands out not only for its ski slopes but also for its prestigious golf course communities. Nestled amongst verdant fairways and pristine greens, these communities provide more than just a sporting experience. They encapsulate luxury, scenic beauty, and a lifestyle with unmatched access to <a href="https://www.thebrecklife.com/blog/best-outdoor-activities-breckenridge/">Breckenridge's best outdoor activities</a>, making it a top destination for avid golfers and nature enthusiasts alike.
Highlands at Breckenridge Golf Club
The Highlands at Breckenridge community is located just west of Highway 9, about four miles north of downtown Breckenridge. It sits along the edge of the well-known <a target="_blank" href="https://www.breckenridgegolfclub.com/home">Breckenridge Golf Club</a>, one of the region's top courses. Residents can enjoy the club's three championship-level 9-hole Jack Nicklaus courses, all offering incredible views of the Tenmile Range and challenging design. The club also offers a fully stocked pro shop and a restaurant where residents can grab a bite to eat.
Meanwhile, the heart of Main Street Breckenridge is less than a 10-minute drive away and features a wide variety of shops, favorite eateries like Mi Casa Mexican Restaurant, local services, and, of course, access to the area's famous ski slopes. In addition, there are plenty of opportunities to escape into nature close to home, including the nearby Blair Witch Trailhead and other hiking and outdoor recreation spots. In short, <a href="https://www.thebrecklife.com/blog/living-in-highlands-at-breckenridge/">living in the Highlands at Breckenridge</a> offers a dynamic and activity-filled lifestyle.
<a href="https://www.thebrecklife.com/breckenridge-real-estate/highlands-at-breckenridge/">Homes in the Highlands at Breckenridge</a> are large, luxuriously finished detached homes. Most provide three to five bedrooms spread over 2,500 to 6,000 square feet of living space. In addition to stylish, open living spaces and large garages, owners enjoy plentiful outdoor space on lots of at least half an acre. Many properties back directly onto the golf course, providing extra privacy and ideal views. Homes typically sell from around $2 million to nearly $9 million.
Highlands at Breckenridge Golf Club Amenities
Three 9-hole courses
Pro shop
Golf practice facilities
On-site restaurant/bar
Rentable event space
Close to downtown Breckenridge
Blue River Bikeway access
Keystone Ranch
Keystone Ranch is a residential portion of the high-end Keystone Resort, located south of Highway 6 and only a few miles from the <a href="https://www.thebrecklife.com/dillon-real-estate/" title="Dillon Homes for Sale">Town of Dillon</a>, Silverthorne, and Interstate 70. Two 18-hole courses are located in the area, including the namesake Keystone Ranch course, designed by Robert Trent Jones, Jr., which weaves through preserved historic homestead buildings. Nearby, residents will also find hiking and mountain biking trails and have access to resort dining at Kickapoo Tavern and the high-end Keystone Ranch Restaurant, shopping, and a variety of activities like yoga, tennis, and more. In the winter, in between ski days, residents can ice skate or hit the cross-country trails of the Keystone Nordic Center.
<a href="https://www.thebrecklife.com/keystone-real-estate/keystone-ranch/">Homes in Keystone Ranch</a> are typically detached properties with extensive interior space. Throughout the 3,800–5,400 square feet, owners enjoy up to six bedrooms and eight bathrooms, along with fantastic mountain views from nearly all windows. Still, this carefully designed neighborhood and large lots offer plenty of privacy. Prices range from around $2.5 million to almost $3.5 million.
Keystone Ranch Amenities
Two 18-hole courses
Nearby ski slopes
Keystone Nordic Center
Nearby hiking/biking trails
Whispering Pines Park
Glen Cove Playground
The Masters at Copper Creek
<img src="/userFiles/2566/image/golf-course-community-copper-mountain.jpg" style="width: 100%; margin-bottom: 20px;" alt="Golf Course Communities in Copper Mountain, CO" />
Fewer than two dozen properties make up The Masters at Copper Creek, set alongside its namesake golf course near the junction of Highway 91 and Interstate 70 in the <a href="https://www.thebrecklife.com/copper-mountain-real-estate/" title="Copper Mountain Homes for Sale">Copper Mountain community</a>. The challenging, beautiful 18-hole course steps from these homes is just one of many amenities in the larger Copper Mountain resort, a popular area ski spot. Other amenities include extensive shopping and dining just minutes away in the Center Village portion of the development, along with regular community events and other indulgence-worthy activities.
Plus, residents can ski directly from the slopes to their homes when winter rolls around, a rare and prized convenience. Despite the peaceful, remote feel of the community, owners are still just seven miles from the <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">Town of Frisco</a>, which offers everyday shopping, delicious restaurants, and access to boating, fishing, and more water fun on the massive nearby Lake Dillon.
The single-household detached and duplex <a href="https://www.thebrecklife.com/copper-mountain-real-estate/masters-at-copper-creek/">homes in The Masters at Copper Creek</a> range from three-bedroom homes with roughly 1,500 square feet to five-bedroom homes topping 4,200. Mountain-inspired touches include vaulted ceilings, wood-burning fireplaces, private decks and balconies, and outdoor amenities like hot tubs. Almost every home provides beautiful mountain and golf course views from their back doors. Most properties sell in the $1–$1.5 million range, though top homes can reach $3 million or more.
The Masters at Copper Creek Amenities
18-hole golf course
Ski-in/Ski-out access
Community hiking trails
Nearby shopping/dining
Convenient to Interstate 70
Close to Frisco
The Fairways at Breckenridge
The Fairways at Breckenridge community features a Jack Nicklaus-designed golf course. The location of this community is ideal, being close to downtown, yet part of a rural landscape that provides peace and quiet for its residents. <a href="https://www.thebrecklife.com/breckenridge-real-estate/fairways-at-breckenridge/">Homes at The Fairways</a> are custom-built to taste with an annual association fee of just $200. Because of the home and lot sizes, these properties usually go for more than $3 million; most homes are a sprawling property with 4-5 bedrooms with accompanying bathrooms.
In addition to the 27-hole golf course, all residents of Fairways are just steps away from some terrific skiing, snowboarding, hiking, mountain biking, cross-country skiing and snow-shoeing.
The Fairways at Breckenridge Amenities
Gold Run Nordic Center
Large lots
Heated two-car garages
Access to numerous trails
Mountain modern design
Stonehaven
Stonehaven has only 24 homes, and the community features exclusive homes that come equipped with high-end finishes, wood flooring, stone and log accents, jetted bathtubs in the master suites, and sun decks. Do you have an extra vehicle or perhaps a snowmobile? <a href="https://www.thebrecklife.com/breckenridge-real-estate/stonehaven-at-breckenridge/">Stonehaven homes</a> have two-car garages for storing a golf cart, golf clubs, and then some. These properties usually sell for between $1.5 and $2.5 million.
This community lines the famed Jack Nicklaus-designed golf course and nearby other communities such as The Highlands and Summit Estates. The Breckenridge Golf Course becomes the <a href="https://www.breckenridgerecreation.com/rates/locations/gold-run-nordic-center" target="_blank">Gold Run Nordic Center</a> once snow covers the greens. Most years, by November, miles of groomed tracks for cross-country skiing are just outside your door.
Stonehaven Amenities
27-hole course
Gold Run Nordic Center come winter
Easy access to Highway 9
Just seven minutes from downtown Breckenridge
Right near clubhouse
Eagle's Nest
<img src="/userFiles/2566/image/golf-course-community-silverthorne.jpg" style="width: 100%; margin-bottom: 20px;" alt="Golf Course Communities in Silverthorne, CO" />
The Eagle's Nest is nestled between the Buffalo and Red Mountains along Highway 9 north of the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">Town of Silverthorne</a>. This expansive, 1,000-acre community includes more than 800 properties, which still gives plenty of space and privacy and little to block the incredible mountain views. The Raven at Three Peaks Golf Club weaves through the neighborhood, offering 18 holes along serene, gorgeously designed landscapes and a fully equipped pro shop, restaurant, and practice space.
The community also serves as a Nordic Center in the winter, with cross-country and snowshoeing activities along the golf course. In addition, <a href="https://www.thebrecklife.com/silverthorne-real-estate/eagles-nest/">Eagle's Nest homes</a> are just three to five miles from Silverthorne, meaning residents will never be far from shopping (like the Outlets at Silverthorne), dining, local services, and access to Lake Dillon.
<a href="https://www.thebrecklife.com/silverthorne-real-estate/silverthorne-townhomes/">Silverthorne townhomes</a> and single-household detached properties are available for would-be Eagle's Nest buyers. They start in the $700s but more commonly sell from $1–$3 million or more. For their money, buyers will enjoy two to five bedrooms and as much as 5,500 square feet of living space. These distinctive, custom luxury properties can vary widely inside based on owners' tastes. Many offer spacious lots or direct access to the golf course.
Eagle's Nest Amenities
Raven Golf Club 18-hole course
Pro shop
Golf practice facilities
On-site restaurant
Community Center
Nordic Center
Walking trails
Condo Communities Near Golf Courses
Highland Greens Lodge
If you're looking for a Breckenridge condo that's close to everything, including a local golf course, look no further than <a href="https://www.thebrecklife.com/breckenridge-real-estate/highland-greens-lodge-condos/">Highland Greens Lodge condos</a>. Units at this highly desirable community are ultra-spacious but still maintain a cozy vibe throughout. Prices usually fall between $400,000 and $500,000. With the Breckenridge Golf Club right down the street, it's also perfect for anyone who loves to get outside and hit the golf ball around.
Copper Springs Lodge
Located in Copper Mountain, <a href="https://www.thebrecklife.com/copper-mountain-real-estate/copper-springs-lodge-condos/">Copper Springs Lodge condos</a> sit right across the street from the Copper Creek Golf Course. The common amenities within the complex itself are second-to-none, and the units are spacious, cozy, and perfect for a vacation rental investment. These condos usually sell for between $400,000 and $900,000.
As for Copper Creek Golf Course, the views are absolutely spectacular from just about every hole, and most say the course is challenging but fun for players of all skill levels.
Antlers Gulch
It's hard to find a secluded location near community amenities or attractions and includes a golf course, but the <a href="https://www.thebrecklife.com/keystone-real-estate/antlers-gulch-townhomes/">Antlers Gulch Townhomes</a> in the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone community</a> offer exactly that. These homes can sell for anywhere between $500,000 and over $1 million.
Despite being situated right across the street from the Keystone Golf Course, this small townhouse community still feels like it's a little bit off the beaten path. Units feature multiple levels of living space, private garages with plenty of storage, and some even provide exceptional views of the golf course.
The Breck's Best Golf Course Communities
Breckenridge, Colorado, offers an unparalleled blend of nature's grandeur and golfing excellence. The golf course communities here are not merely about the sport; they represent a sublime synthesis of luxury living and scenic vistas, not to mention some of the most spectacular <a href="https://www.thebrecklife.com/summit-county-real-estate/summit-county-golf-course-homes/">golf course homes in Summit County</a>. Breckenridge is an unmissable destination for those seeking an idyllic setting amidst the mountains, paired with world-class golfing amenities.
2023-11-01T11:18:54-07:002023-11-01T12:03:13-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:15954Best November Events in Breckenridge [Updated for 2023]It's that time of year again, winter is here and the holidays are just around the corner. What better way to kick off the season than with gratitude. While the town gets progressively more decorated for the holidays, we're reminded of why we fell in love with Summit County in the first place. Thanksgiving is a great time to recognize all that we have to be grateful for, not least of which is the people in our lives. But also, SNOW!
With Arapahoe Basin opening October 31, Keystone opening November 1, Breckenridge opening November 10 and Copper Mountain opening November 13, November is the kick off to the ski season!
Vail Resorts Passes On Sale!
<img src="https://assets.site-static.com/userfiles/2566/image/Ski Pass Price Goes Up.jpg" width="1232" height="126" />
It's not too late to get your Epic Pass for a reduced price! This includes Breckenridge, Keystone, Vail and Beaver Creek. Get your pass at any of those ski areas so you can ski them all! Here's a link to <a href="https://www.breckenridge.com/" title="Breckenridge Ski Area" target="_blank">Breckenridge.com</a> for quick access.
Turkey Day 5K!
<img src="https://assets.site-static.com/userfiles/2566/image/Turkey_5k.jpg" width="400" height="600" alt="Frisco Thanksgiving Run" title="Frisco Thanksgiving Run" />
Photo credit: Town of Frisco
We all know that Thanksgiving is a hall-pass for eating without limit, but if you want to feel a little less guilty, join others on this fun Frisco run that welcomes the whole family. Run, walk or wobble before you gobble up your Thanksgiving feast!
<a href="https://www.townoffrisco.com/event/athletic-events/turkey-day-5k/" title="Frisco Thanksgiving Turkey Day 5k Run" target="_blank">Learn more and register here…</a>
Celebrations Around the World
<img src="https://assets.site-static.com/userfiles/2566/image/Celebrations_Around_the_World.jpg" width="400" height="352" />
Photo credit: Town of Frisco
November offers a wonderful opportunity to celebrate not only the traditional American Thanksgiving but also the rich tapestry of cultures that make up our community. Learn more about this event being hosted at the Silverthorne Pavilion the evening of November 16.
<a href="https://www.silverthorne.org/Home/Components/Calendar/Event/1813/" title="Frisco Thanksgiving Turkey Day 5k Run" target="_blank">Learn more and register here…</a>
Wassail Days
<img src="https://assets.site-static.com/userfiles/2566/image/Wassail_1.jpg" alt="Cups of Wassail for Frisco's Wassail Days" width="400" height="600" />
Join the Town of Frisco for Wassail Days! Wassail is a festive holiday spiced cider (or mulled wine). The Town of Frisco's Wassail Days allows you to visit the local businesses in town and try their various takes on this holiday favorite.
From November 25-December 3, take a stroll through Frisco and warm up with a cup of Wassail!
For more information, visit the <a href="https://www.townoffrisco.com/event/festival-events/wassail-days/">Town of Frisco website</a>!
May the spirit of Thanksgiving be with you and yours throughout the holidays and into the new year.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">monthly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2023-11-01T06:00:00-07:002023-11-06T14:38:22-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:31250Buying a Vacation Home with Friends: 4 Things to Know Before You Buy <img src="/userFiles/2566/image/friends-buying-vacation-home.jpg" alt="Should You Buy a Vacation Home with a Friend?" />
There’s no denying the appeal of having your very own <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/" title="Ski Condos for Sale in Breckenridge">luxury ski condo</a> or beach house waiting for you whenever you want a weekend getaway. However, <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">real estate</a> in these premium locations comes at premium prices, and many simply can’t afford the extra mortgage.
What many second homebuyers are discovering is that many hands make light work.
Going in together on buying a vacation property with friends is an increasingly popular way to overcome the financial barriers to entry and reap the benefits. But it’s important to carefully consider whether this solution is right for you. Although co-owning a vacation home with friends or family can be a great way to split the cost for everyone, there are some potential drawbacks. Let’s go over some of the pros and cons so you can go in with your eyes open and have a successful co-ownership experience.
Why Buy a Vacation Home with Friends?
The primary reason to buy a home with friends is that together you can afford a more expensive property than you could purchase alone.
Sharing the cost of a vacation home with friends increases your buying power and makes the vacation home market more accessible to more buyers. In areas where vacation homes are popular, such as ski areas, the cost of real estate can be prohibitive for individuals. With friends, you can split the cost and get more bang for your buck.
Joint ownership will also divide the responsibility for upkeep and management. Much like splitting the chores in a shared apartment, you can divide and conquer, making it far easier to <a href="https://www.thebrecklife.com/blog/how-to-take-care-of-vacation-homes-when-youre-not-there/">take care of your vacation home when you’re away</a>.
Owning a home with a friend can also be more appealing than fractional ownership with strangers. Because you share ownership, you’ll have more opportunities to spend time with your friends or family than you might otherwise. Having a vacation home with friends can give you the chance to bond and create memories that will last a lifetime. If you have a larger group of friends, you can split the cost even further and still get the same amount of enjoyment out of the home.
Many co-owners also report that co-ownership alleviates fear or guilt of their second home “going to waste” if they don’t use it enough and makes the ownership experience more enjoyable overall.
Overall, buying a vacation home with a friend can be a great way to share the cost and the responsibility of ownership while retaining all the benefits of your chosen getaway.
Disadvantages of Co-Owning a House
One of the most frequent pieces of cautionary advice co-owners get is that it will put a strain on your relationship. It doesn’t always, but it can, so it’s vital to choose your co-owners wisely. <a href="https://www.thebrecklife.com/blog/tips-for-buying-a-vacation-home/">Buying a vacation home</a> can be complicated enough without adding more people to the mix.
When you buy a vacation home with friends, you’re held responsible for all financial and legal aspects of the house—regardless of what your co-owners do. For example, all parties have their credit reports attached to the mortgage of a co-owned house. If things go south for one party, you could have difficulty acquiring loans in the future, even if you made your own part of the payment on time.
And if one of you wants out, the remaining co-owners are on the hook for making payments regardless. This can get especially sticky if you don’t have the financial resources to “buy out” the absent partner and make payments on an expensive property by yourself.
Additionally, all co-owners must be willing to cede some control of decision-making every step of the way, from selecting a property to choosing furnishings. Compromise is essential to successful co-ownership, and some potential partners just aren’t great partners for this.
Buying a vacation home with friends can be a great way to make memories and save money, but it's important to consider the potential pitfalls before signing on the dotted line.
Planning Ahead is Essential
<img src="https://assets.site-static.com/userfiles/2566/image/communication-is-key.jpg" alt="Clearly Communicate Goals with Your Friend" style="display: block; margin: 20px auto;" />
Communication is vital to any successful relationship, and owning a house with a friend is no different. There are several key factors to hash out before you go into this venture:
Whether you’re on the same page about what co-ownership will look like
Who gets to use the property when, and how this will be decided
Whether you'll rent the property out when not in use
Who pays for what, who gets <a href="https://www.thebrecklife.com/blog/rental-tax-deductions-for-investors/">tax write-offs</a>, and other financial considerations
What your exit strategy is in case someone wants out down the line
It’s helpful to have each party be clear about what they expect to get out of owning the vacation house. If one party is expecting to use the property frequently and doesn’t want the responsibility of rental management, while another is expecting to be able to acquire some passive income, it’s important to discuss whether you’re looking for a <a href="https://www.thebrecklife.com/blog/investment-property-vs-vacation-home-differences/">vacation home vs. investment property</a> beforehand. Discussing these matters in advance will help ensure that everyone is happy with the outcome.
Tips for Successfully Co-Owning a House
Many partners have success with treating co-ownership like a business relationship. Having a written agreement outlining the responsibilities and code of conduct of each party is helpful for many, as it can help prevent potential disputes down the line.
Additionally, establishing a joint bank account to cover maintenance and repairs can help alleviate the burden from any one person. Just like an HOA, if everyone regularly contributes to a reserve fund, there’s no need to argue over who pays an emergency bill.
On the other hand, while more formal arrangements are useful, sometimes co-owners who are also friends find success in simply working out disagreements casually. If you have a system that works, founded on a long friendship, there’s no need to invite disputes by going into minutiae. Each set of co-owners is different from the next—what works for one won’t work for all.
It can be beneficial to do a “trial run” before committing to buying a house together. Consider <a href="https://www.thebrecklife.com/blog/buying-condo-vs-renting/">renting rather than buying</a> for a while as you figure out whether you and your friends would make good co-owners. (Just don’t wait too long—<a href="https://www.thebrecklife.com/blog/why-breckenridge-vacation-homes-are-good-investments/">vacation homes are a great investment</a> and the sooner you buy, the sooner you can benefit from the rewards!)
By taking these steps, co-owners can help ensure their vacation home investment is a positive experience.
Is Co-Owning a Vacation Home Right for You?
Buying a vacation home with friends can be a great way to make a large purchase affordable and more enjoyable. It can also be a great way to build relationships and create lasting memories. While there are some pitfalls to be aware of when co-owning a house, with careful consideration of everyone's wants and needs and a well thought-out plan, it can be a successful venture. Don't let the potential of disputes or disagreements get in the way; with the right attitude and approach, this could be the best decision you ever make.
2023-10-18T10:27:57-07:002023-10-18T11:07:31-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:3107910 Things to Love About Living in Dillon: Natural Beauty Meets Modern Convenience<img src="/userFiles/2566/image/living-in-dillon.jpg" style="display: block; margin: 20px auto;" alt="What it's Like to Live in Dillon" />
Dillon offers more than just a picturesque backdrop; it's a gateway to year-round fun in <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a>. Located on the banks of Dillon Reservoir, this charming town of just over 1,000 people is a haven for outdoor enthusiasts. Whether you're drawn to the allure of serene boating and invigorating hikes during the summer months or the thrill of carving down snowy slopes at renowned resorts like Keystone and Breckenridge come winter, the town won't disappoint.
Moving to Dillon means making every day feel like a vacation. With the famous Ice Castles event, dozens of fantastic shops, and countless outdoor activities, <a href="https://www.thebrecklife.com/dillon-real-estate/">homes in Dillon</a> are surrounded by a lifetime of adventure.
10 Reasons Dillon Is a Great Place to Live
Stunning Natural Beauty: Situated on the banks of Dillon Reservoir, residents enjoy breathtaking water views against a mountainous backdrop.
Outdoor Recreation: From boating and fishing in the summer to sledding and ice skating in the winter, Dillon is a hotspot for outdoor activities all year round.
Proximity to Ski Resorts: World-renowned ski resorts like Keystone and Breckenridge are just a short drive away, making weekend ski trips easy and convenient.
Unique Events: The annual Ice Castles installation is just one of the many events that make Dillon special, attracting visitors and locals with its icy allure.
Established Year-Round Community: While tourism is an enjoyable aspect of life in Dillon, most residents live there all year.
Cultural Attractions: Dillon boasts an array of cultural attractions, including outdoor entertainment at the famous Dillon Amphitheater.
Tasty Alpine Dining: The town offers a variety of dining options, catering to a range of palates, from gourmet restaurants to cozy cafés.
Convenient Summit County Location: With the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">town of Silverthorne</a>, Breckenridge, and the <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">Frisco community</a> all a short drive away, Dillon residents are well-positioned to explore all of Summit County.
Luxury Real Estate: Whether it's a waterfront condo or a remote mansion, the Dillon real estate market is flush with luxurious homes for sale.
Close to Denver: Dillon is less than 70 miles from Denver, making it a convenient drive to the big city.
The Dillon Lifestyle
<img src="https://assets.site-static.com/userfiles/2566/image/dillon-lifestyle.jpg" alt="Dillon Offers Easy Access to the Outdoors" style="display: block; margin: 20px auto;" />
Time spent outdoors is a shared passion among Dillon locals. With Colorado's playground at their doorstep, residents are immersed in activities that can be enjoyed any time of year. Less than 10 miles away lies the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone community</a> and its renowned Keystone Resort. A 20-minute drive will get you to <a href="https://www.thebrecklife.com/copper-mountain-real-estate/" title="Copper Mountain Homes for Sale">Copper Mountain</a> and even more ski runs. Breckenridge Ski Resort is just 30 minutes from Dillon, serving as another impeccable winter wonderland.
Dillon Reservoir also enriches the local lifestyle. Boat owners find Dillon Marina invaluable, offering easy access to the expansive reservoir. The serene waters invite both seasoned and novice kayakers and paddleboarders alike, allowing them to glide peacefully amidst picturesque mountain reflections.
However, life in Dillon is not solely about rustic escapades. The town seamlessly blends its rugged roots with a touch of elegance. Amidst its natural charm, Dillon offers many upscale shopping experiences, ensuring that residents do not compromise on luxury. Moreover, the city provides all the essential amenities one might desire, ensuring convenience is always at arm's length. In essence, Dillon offers a lifestyle that perfectly marries the thrill of the wild with the comforts of modern living.
Types of Homes For Sale in Dillon
Real estate in Dillon is some of the most desirable in Summit County and all of Colorado. Topping the list is the town's highly sought-after share of the <a href="https://www.thebrecklife.com/summit-county-real-estate/summit-county-luxury-homes/">luxury homes in Summit County</a>, and potential homeowners have a range of opulent options to consider.
Condominiums often represent the most affordable entry into this upscale market, but with affordability comes no compromise on grandeur. Particularly, communities such as the Yacht Club and Dillon Bay in Corinthian Hill are revered for their mesmerizing water views. <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-condos/">Condos for sale in Dillon</a> cover a broad price and size spectrum, ranging from the $300s for a 500-square-foot unit to nearly $1.3 million for a luxurious 1,600-square-foot condo. Those looking to invest in a condo can expect average prices to float between $600,000 and $900,000.
Single-family homes are often a go-to choice, with prices generally ranging from $800,000 to $2 million. <a href="https://www.thebrecklife.com/dillon-real-estate/dillon-water-view-homes/">Water-view homes in Dillon</a> are among the most sought-after and trend toward the higher end of the price spectrum. Detached properties range from charming A-frame-style hideaways to modern-mountain masterpieces with waterfront privileges.
Dillon Amenities
Dillon offers many amenities ranging from convenient public transportation to county-wide recreation centers. Its shopping landscape, highlighted by the Dillon Ridge Shopping Center and unique boutiques on Main Street, seamlessly combines convenience with local charm, enhancing the town's overall quality of life.
Local Services
The town of Dillon and Summit County work together to offer various services to support its residents' everyday lives. Summit County's bus line, <a target="_blank" href="https://www.summitcountyco.gov/360/Bus-Schedule">Summit Stage</a>, provides a Dillon-Silverthorne-Keystone route for convenient connections between the three communities. The bus runs from about 5:15 a.m.–11:15 p.m.
Also nearby is the Silverthorne Recreation Center. This newly updated facility features an indoor lap pool, waterpark, fitness classes, and sports leagues for adults and kids.
Shopping
Shopping in Dillon offers both convenience and a touch of local charm. The Dillon Ridge Shopping Center is a one-stop destination for many residents' daily needs. This comprehensive center boasts a City Market grocery store, ensuring fresh produce and household necessities are always within reach. REI provides a range of recreational gear and equipment, while Petco ensures our furry friends aren't left wanting. Rounding out the essentials, Walgreens caters to pharmaceutical and miscellaneous needs.
Beyond the convenience of the shopping center, Main Street adds a distinct flavor to Dillon's shopping experience. Here, local gems punctuate the street, with the Dillon Farmers Market offering seasonal bounties that are both fresh and local. If residents can't find something in Dillon, <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">shopping in Breckenridge</a> is feasible, thanks to the proximity.
Things to Do in Dillon
<img src="https://assets.site-static.com/userfiles/2566/image/dillon-activities.jpg" alt="Activities & Entertainment Near Dillon" style="display: block; margin: 20px auto;" />
Skiing and snowboarding may steal the show, but there's so much more to do in Dillon. Whether you want to see a concert, check out a local brewery, or get out on the water, there's an activity for everyone to enjoy in Dillon.
Skiing, Hiking & Parks
When the landscape is blanketed in white, skiers and snowboarders flock to the nearby renowned ski resorts, including Breckenridge, Keystone, Copper Mountain, Arapahoe Ski Basin, and Vail. As the snow melts away, these mountainous terrains transform into idyllic spots for mountain biking and hiking.
Within Dillon, trails like Ptarmigan Trail and Tenderfoot Mountain Trailhead beckon to be explored, offering awe-inspiring views and invigorating hikes. The <a href="https://www.thebrecklife.com/blog/best-walking-trails-breckenridge/">best trails in Breckenridge</a>, Keystone, and beyond are also all within reach. The expansive Dillon Reservoir elevates the town's outdoor appeal with many water-based activities. Whether you're drifting on its tranquil waters on a boat, gracefully paddleboarding, kayaking, or seeking a catch on a fishing charter, the reservoir promises serene moments.
Dillon Town Park is not only equipped with a playground, climbing wall, and a multi-use field, but it also hosts the mesmerizing Ice Castles event, turning the park into a winter wonderland. A stone's throw away, Dillon Marina Park enchants visitors with its picturesque waterfront, inviting walking trails, a thought-provoking sculpture garden, and the Dillon Amphitheater.
Skiers and snowboarders deciding where to live in the area frequently consider communities like the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, Vail, and Keystone, but Dillon's convenient location provides easy access to all of the area's mountains. This, combined with the far more affordable real estate, has many homebuyers set on <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a> or Vail considering Dillon instead.
Best Restaurants
Dillon, Colorado, renowned for its breathtaking landscapes, also boasts an impressive culinary landscape. At the historic Arapahoe Cafe & Pub, diners can relish modern twists on American comfort food within rustic interiors. Dillon Dam Brewery, one of the state's largest brewpubs, entices with an extensive array of handcrafted beers and dishes like the lauded fish and chips. Meanwhile, Pug Ryan's Brewing Company, named after a famed outlaw, marries lore with flavor, offering award-winning craft beers alongside mouthwatering dishes.
Local Attractions
Nearby Breckenridge, often celebrated for its world-class ski resort, offers a wealth of activities beyond the slopes. Plus, <a href="https://www.thebrecklife.com/blog/breckenridge-public-transportation/">Breckenridge's public transportation</a> makes movement around the community a breeze. History enthusiasts can journey back in time at the Breckenridge Heritage Alliance, exploring preserved buildings and mines that tell tales of the town's rich past. The arts district of Breckenridge stands as a testament to its vibrant cultural scene, with workshops, galleries, and events that nurture creativity.
Nature lovers can embark on picturesque hikes, such as the trail to Mohawk Lakes or the Boreas Pass, both promising breathtaking vistas. The town's Main Street, brimming with unique boutiques, artisan shops, and gourmet restaurants, invites leisurely strolls and indulgent culinary experiences. And for those seeking relaxation, the numerous spas in town offer rejuvenating treatments against the majestic Rocky Mountains.
Employers Near Dillon
The employment landscape is shaped significantly by the community's unique characteristics and its mountain locale, and many Dillon residents commute to participate in the larger <a href="https://www.thebrecklife.com/blog/breckenridge-economy/">Breckenridge economy</a>. The Summit County government dominates the roster of employers, which oversees numerous essential services and operations vital for the region's smooth functioning. The Summit County school district plays a pivotal role in shaping the educational framework and as a significant source of employment, providing opportunities for educators, administrators, and support staff.
The Town of Dillon is also a significant employer. Furthermore, given Dillon's allure as a travel destination, the tourism and hospitality sectors are thriving, creating thousands of jobs. From hotels to restaurants, adventure sports to events, the influx of visitors to this picturesque town ensures robust demand for professionals in these industries, underscoring the importance of tourism in Dillon's economic tapestry.
Schools Near Dillon
<img src="https://assets.site-static.com/userfiles/2566/image/dillon-schools.jpg" alt="Schools & Education Near Dillon" style="display: block; margin: 20px auto;" />
Dillon is part of the Summit County School District, which also operates the <a href="https://www.thebrecklife.com/blog/breckenridge-schools-guide/">schools in Breckenridge</a>. Students will start with Dillon Valley Elementary, which offers a comprehensive curriculum designed to cultivate foundational skills and knowledge. For older students, Snowy Peaks High School is located in the nearby town of Dillon.
Beyond the public school system, Main Street in Dillon is home to Lake Dillon Preschool, providing early education in a nurturing environment. Additionally, for those pursuing higher education or seeking to enhance their skills, Colorado Mountain College's Dillon campus offers a range of courses and programs, making education accessible right in the heart of town.
Love Nature? Move to Dillon!
Dillon is a great place to live, well worth consideration for anyone thinking of buying real estate in Summit County. Its prime location offers unparalleled access to year-round recreational activities, from boating on the pristine Dillon Reservoir to hiking picturesque trails. The thriving local economy, bolstered by both government and tourism sectors, provides ample employment opportunities. With its rich mix of events, upscale shops, gourmet dining, and a close-knit community spirit, Dillon encapsulates the essence of mountain living in Summit County.
2023-10-12T09:40:19-07:002023-10-12T09:57:40-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:30969Ski Season Home Sale: Your Winter Property Selling Guide
Prepare your Summit County property for a successful winter sale.
<br />Are you considering selling your Summit County home or condo this ski season? Whether you initially planned to list your property in the summer, but life got hectic, or you simply want to make a magical winter sale, this advice is tailored for you. Let's dive into these key preparations to ensure a smooth and successful sale.
Feel free to watch the full message above or use these timestamps that will direct you to various points in the video:
0:00 — Introduction
1:26 — Pre-listing home inspection
3:03 — Prepare the exterior
4:29 — Take professional photos
6:14 — Wrapping up
Remember, if you have any questions about selling your home in the winter or real estate in general, please don’t hesitate to reach out to me by phone or email. I would be happy to serve as your resource for all of your real estate needs.2023-10-06T06:27:45-07:002023-11-28T15:45:04-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:309665 Best Hot Springs in Breckenridge & Summit County: Relax in These Great Natural Springs<img src="/userFiles/2566/image/best-hot-springs-breckenridge.jpg" style="margin: 0 auto 20px auto; display: block;" alt="Best Hot Springs In & Around Breckenridge" />
Located in the heart of the Rocky Mountains, the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, Colorado, is not just famous for its world-class skiing and picturesque landscapes. Beyond its snow-capped peaks, it boasts many natural hot springs, each offering a unique experience for relaxation-seekers. These geothermal wonders provide visitors the perfect opportunity to unwind, especially after a vigorous day of mountain activities. From hidden gems to popular oases, the Breckenridge and <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a> area promises a rejuvenating escape for every enthusiast.
Indian Hot Springs
Indian Hot Springs is a historic Colorado site in Idaho Springs, just off I-70 and less than 50 miles from Breckenridge. As the closest of the area hot springs, it’s a popular destination despite the bounty of <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a>.
This beautiful facility offers public and private amenities, including a large mineral pool open year-round from 8:00 a.m. to 9:00 p.m. The site includes geothermal caves and private baths from 9:00 a.m. to 9:00 p.m. and typically only closes for occasional maintenance.
The geothermal caves and Club Mud have age requirements, but the mineral pool and private baths are available to all ages. The mineral pool doesn’t have a lifeguard on duty, so adult supervision is highly encouraged.
Hot springs rates start at $20 per person for the mineral pool, $24 for the geothermal caves, and $36 for the pool/cave combo.
Most of <a target="_blank" href="https://www.indianhotsprings.com/">Indian Hot Springs</a> is walk-in only, with no reservations needed. However, visitors may make reservations online for rooms at the resort. The resort offers two room sizes, including a queen-size room, starting at around $139 per night plus tax, and a suite, starting at $179 per night, plus tax.
Rates vary based on the day of the week, holidays, and which amenities visitors choose.
Cottonwood Hot Springs
<img src="https://assets.site-static.com/userfiles/2566/image/cottonwood-hot-springs.jpg" alt="Warm Up at Cottonwood Hot Springs" style="display: block; margin: 20px auto;" />
Cottonwood Hot Springs is located in the Collegiate Peaks Range and is bordered by Cottonwood Creek, with the San Isabel National Forest surrounding it. The public hot springs are approximately 90 minutes from <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Downtown Breckenridge Homes for Sale">Downtown Breckenridge</a> and offer visitors a peaceful, relaxing space to balance the body, mind, and spirit.
A wide range of separate spa services include scrubs, facial massages, wraps, and more. The average pool temperatures vary but usually range from 80–104℉. The hot springs’ soaking hours are from 8:00 a.m. to midnight, seven days a week.
Admission to the hot springs is $30 for adults and $24 for children under the age of 16, but rates are higher on weekends and holidays, with a rate of $34 for adults and $30 for children. The resort also has a newly remodeled hotel and several smaller, private lodges for rent.
Reservations can be made online or by contacting <a target="_blank" href="https://cottonwood-hot-springs.com/colorado/">Cottonwood Hot Springs</a> directly. These naturally-fed hot springs contain minerals that help to relax the body and mind.
Mount Princeton Hot Springs
Mount Princeton Hot Spring Resort is a private resort located in Nathrop, Colorado, between Buena Vista and Salida. This peaceful resort provides a range of incredible amenities.
<a target="_blank" href="https://www.colorado.com/cabincottage/mount-princeton-hot-springs-resort">Mt. Princeton Hot Springs</a> is just over 80 miles from Breckenridge. The resort is in the heart of the Rocky Mountains, offering spectacular views and geothermal hot springs open to the public year-round. Pools range from 70–120℉, and guests can choose their preferred temperature.
The hot springs are popular for vacations—including for those <a href="https://www.thebrecklife.com/blog/breckenridge-vacation-guide/">vacationing in Breckenridge</a>—corporate events, and mountain weddings. Resort lodging is also available with accommodations, including private cabins, hillside cabins, a large lodge, estates, and more.
All guests enjoy the following perks:
Two days of hot springs
10% off spa treatments
Complimentary bike rentals
Fitness classes
Snowshoe and cross-country ski rentals
Towel and locket rentals for a small fee
Day passes are also available and include access to the historic bathhouse, Creekside hot springs, and the upper pools and infinity pool. The infinity pool is available for private soaks and parties outside of regular business hours with a prior reservation.
Hot Sulphur Springs
<img src="https://assets.site-static.com/userfiles/2566/image/hot-sulphur-springs.jpg" alt="Warm Up at Hot Sulphur Springs" style="display: block; margin: 20px auto;" />
Located less than 90 minutes from Breckenridge and less than an hour from the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">town of Silverthorne</a>, Hot Sulphur Springs is nestled deep in the Colorado Rockies.
These public hot springs provide year-round soaking and relaxing from 8:00 a.m. to 10:00 p.m. Walk-ins are welcome, with the last walk-in available at 9:15 p.m. All pools and showers close when lighting is within five miles of the facility and will re-open when the lighting moves out of the area. Guests should be aware that all bags can be subject to search.
Visitors can relax and enjoy a meal between soakings at a designated picnic area. A private pool is also available and can be booked in advance online.
<a target="_blank" href="https://www.visitgrandcounty.com/explore/towns/hot-sulphur-springs">Hot Sulphur Springs</a> has 19 pools that are all 100 percent natural with no added chemicals. All the water is gravity-fed, and mineral levels have remained consistent since they were first measured in 1946. Clothing is required to soak and visit the hot springs. Swedish and deep tissue massages are available, with all massages including a free all-day pass to the hot spring pools. All massages receive a free all-day pass to the hot spring pools.
Overnight lodging is available and includes 17 rooms in various sizes, including an 1840s cabin and an apartment. Lodging includes a pool pass every day of guests’ stay, including check-in and check-out days.
Iron Mountain Hot Springs
Iron Mountain Hot Springs is located in Glenwood Springs, less than a two-hour drive from Breckenridge via a scenic drive that takes visitors through the <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">Frisco community</a>.
These beautiful, natural hot springs are open rain or shine, and they’re open to the public, offering a variety of fun and unique amenities. Guests can enjoy a jetted spa, a bathhouse with luxury products, geothermal pools, a freshwater family pool, and more. There are also cafes and bars for food and drink. Each guest receives two free towel rentals and access to a locker, with more towels available for $5 each.
General access soak tickets are $40 per person, and it’s best to reserve a spot online to beat the crowds and guarantee availability. Annual passes are $495 for the primary adult, $395 for an additional partner, and $125 per dependent. Locals enjoy the annual pass due to the easy access to the mineral pools.
The new pool is also open year-round, and annual pass holders 21 and older can enjoy the new UPRIVER pools that feature ten different experience pools, two freshwater pools with waterfalls, and more. The property has 32 pools to enjoy, explore, and experience.
There is no on-site lodging, but the website offers several options for overnight stays in Glenwood Springs.
Heating Up in the Hot Springs Near Breckenridge
In the shadow of the towering peaks of the Rocky Mountains, these hot springs provide a tranquil escape and great additions to <a href="https://www.thebrecklife.com/blog/best-outdoor-activities-breckenridge/">Breckenridge’s outdoor activities</a>. Whether you're unwinding after a day on the slopes or simply indulging in nature's soothing embrace, the hot springs around Breckenridge offer a unique and rejuvenating experience. As the sun sets behind the Rockies, these geothermal treasures invite you to soak, unwind, and embrace the serenity of the Colorado high country.
2023-10-05T13:29:15-07:002023-10-05T13:38:22-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:30695Mortgage Interest Rate Buy Down Programs for Buyers and Sellers
These two programs will help you navigate today’s shifting interest rates.
<br />In today's dynamic real estate market, prospective home buyers and sellers find themselves navigating the turbulent waters of increasing and sometimes fluctuating mortgage interest rates. The ever-shifting economic conditions have left buyers hesitant to make their dreams of owning a vacation home in the mountains a reality. On the other side of the equation, sellers are grappling with a unique dilemma – should they part with their homes, potentially trading their current 3% mortgage rates for a daunting 7% or higher on their next property? Today, we unveil two promising programs designed to alleviate these concerns and provide feasible solutions for both buyers and sellers in Summit County, Colorado.
Feel free to watch the full video above or use these timestamps to browse specific topics at your leisure:
0:00 — Introduction
1:16 — Shadow inventory
2:13 — Program 1: Temporary interest rate buydown
3:32 — An example of how a temporary interest rate buydown works
4:23 — The cons of a temporary interest rate buydown
4:56 — Program 2: Permanent buydown of your mortgage interest rate
7:19 — Advice for buyers
8:22 — Advice for sellers
9:04 — Wrapping up
If you have any questions about these programs and which works best for you, call or email us at Breck Life Group anytime. We're here to answer questions and help you look at all the options available to you.2023-09-27T03:22:00-07:002023-09-27T08:27:42-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:15462Best October Events in Breckenridge [Updated for 2023]<img src="https://assets.site-static.com/userfiles/2566/image/First Snow 2023.png" width="600" height="339" />
Photo taken by @christianvales on Sept. 10, 2023
If you're like us, seeing those snowy peaks got you excited for winter! In addition to talking about pumpkins in October, we wanted to give you a sneak peak into the upcoming ski and snowboard season so you can start planning accordingly!
The autumn colors will be peaking, but we have some great October activities you're sure to enjoy after your scenic drive through the changing Aspens.
<img src="https://assets.site-static.com/userfiles/2566/image/Green_Playful_Column_Replace_This_with_That_Checklist_Instagram_Post.jpg" width="400" height="1080" />
For a full list of Colorado resorts, visit <a href="https://www.onthesnow.com/colorado/projected-openings" target="_blank">OpenSnow.com</a>.
Get Ready for Ski Movies
<img src="https://assets.site-static.com/userfiles/2566/image/The_Land_of_Giants.jpg" width="400" height="1042" />
The Riverwalk Center is an ideal place for catching a ski movie and Matchstick Productions never disappoints in getting its audience pumped for winter! Their latest film will be featured on October 13. Teton Gravity Research will also be featuring a film on October 20. Both of these films will help fill the time while we count down the days and keep an eye on the ski areas' race to be the first to open!
Learn more about the films and purchasing tickets by visiting BreckCreate's <a href="https://breckcreate.org/calendar?loc[0]=riverwalk-center&from=2023-10-01" target="_blank">Event Calendar for the Riverwalk Center</a>.
Pumpkin Fest
<img src="https://assets.site-static.com/userfiles/2566/image/Silverthorne_pumpkin_fest.png" width="400" height="544" />
October is also the month of Jack-o'-lanterns. Where better to get (pumpkin) carving inspiration than Silverthorne's Pumpkin Fest! With a field of over 2500 pumpkins, you are sure to find some crazy shapes and features to get inspired. The Pumpkin Fest also offers a petting zoo and more. You can <a href="https://www.silverthorne.org/Home/Components/Calendar/Event/1126/166?curdate=6-20-2023&curm=10&cury=2023" target="_blank">learn more here.</a>
Arts & Crafts
<img src="https://assets.site-static.com/userfiles/2566/image/BreckCreatefamily.jpg" width="400" height="200" />
Since the weather can be iffy this time of year, BreckCreate is a fantastic option for getting creative. They have adult arts and crafts but also family focussed projects throughout the month. Keep it in mind other months of the year and learn what's going on for your preferred dates by visiting the <a href="https://breckcreate.org/calendar" target="_blank">BreckCreate website</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">monthly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2023-09-21T14:00:00-07:002023-09-25T08:36:34-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:30562Tax Write-Offs on Rental Properties: What to Know About Investment Property Tax Deductions<img src="/userFiles/2566/image/investment-property-taxes.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Tax Write-Offs for Investment Properties" />
In the realm of <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">investment properties</a> in real estate, understanding the intricacies of tax write-offs can be the key to maximizing returns. Property owners have a wealth of opportunities to optimize their financial portfolios through strategic tax deductions. This article delves into the essential tax write-offs that savvy investors should be well-acquainted with. From deductions related to property depreciation and mortgage interest to operational expenses and more, this guide explores the avenues through which investors can harness the power of tax incentives to bolster their real estate ventures.
Mortgage Interest Deduction
Did you know some property owners can deduct mortgage interest as a business expense? This is an itemized deduction that helps reduce the amount of taxes property owners owe. However, this doesn’t apply to all mortgage interest.
Property owners can deduct interest paid on primary or second residences if it meets IRS requirements. In qualifying cases, property owners can deduct mortgage interest from home equity loans, home equity lines of credit, and refinanced home loans.
In general, home loans used for buying, building, or improving homes can have mortgage interest deducted as long as they meet <a target="_blank" href="https://www.irs.gov/publications/p936">IRS requirements</a>. Homeowners insurance, closing costs, and other expenses are not considered deductible.
How can property owners claim the mortgage interest deduction? This involves asking the mortgage servicer or lender for a Form 1098. This form shows the amount of mortgage interest paid during that tax year.
Property owners need to fill out the correct tax form based on their situation.
Schedule A for itemized deductions on a primary residence
Schedule E for rental properties
Schedule C for home offices or mortgage money used for a business
Since there are special circumstances allowing property owners to claim the mortgage deduction, it’s best to consult a tax professional.
Rental Property Depreciation
Investment property owners can deduct certain costs and loss of value for purchasing or improving rental properties. Depreciation refers to a loss of value that rental properties experience over time. Properties must meet IRS requirements to claim rental property depreciation. Depreciation deductions only apply in the following scenarios.
You are the owner of the rental property
You are using the property to produce income for business purposes
The property must also reasonably last for at least a year
Property owners can’t use depreciation deductions if they start and stop using a property as a rental property within the same tax year, and <a href="https://www.thebrecklife.com/blog/colorado-rental-income-tax-guide-for-non-residents/">taxes on vacation rental income</a> are non-deductible. Finally, depreciation deductions only apply to the actual house or building, not the land it’s on.
How to Claim Depreciation Deductions
Investment property owners need to fill out Form 4562 to claim depreciation deductions. Keep in mind these deductions are over a rental property’s useful life rather than being claimed all in one year.
The <a target="_blank" href="https://www.law.cornell.edu/wex/macrs">Modified Accelerated Cost Recovery System</a> (MACRS) determines depreciation and includes the General Depreciation System (GDS) and the Alternative Depreciation System (ADS).
GDS applies to most rental properties, while ADS applies to special circumstances, such as properties used mostly for farming. Investment property owners can consult a tax accountant to accurately determine depreciation amounts for their rental properties.
Travel-Related Expenses
<img src="https://assets.site-static.com/userfiles/2566/image/travel-expenses.jpg" alt="Can You Deduct Travel-Related Expenses?" style="display: block; margin: 20px auto;" />
Rental property owners can deduct travel-related expenses in some cases. These include traveling to and from the rental property to collect rent, make repairs, or perform maintenance tasks. Rental property owners can also deduct other activities, such as inspecting rental properties or showing them to prospective tenants.
What Expenses Cannot Be Deducted?
There are a few stipulations to keep in mind. First off, property owners can’t deduct these expenses if they travel to and from rental properties to make improvements, such as remodeling or renovating. Secondly, property owners can’t deduct travel-related expenses for stopping by their properties while on a personal vacation in the area.
The purpose of these trips must be primarily for business. The Internal Revenue Service also requires these travel-related expenses to be considered necessary and ordinary, such as staying at a reasonably priced accommodation instead of a luxury resort.
What Expenses Can Be Deducted?
So, what kinds of travel-related expenses are deductible? This varies from one situation to the next, but common deductions include the following.
Transportation to and from airports
Airfare
Car rental costs
Standard mileage deduction
Miscellaneous expenses (groceries and internet charger)
In general, deducting travel-related expenses can help investment property owners who don’t live near their rental properties reduce the amount of taxes owed.
However, those who do live close to rental properties might also be able to use travel-related expense deductions. Property owners with local rental properties can deduct auto expenses using the standard mileage deduction.
Tax professionals can provide additional guidance on claiming travel-related expense deductions for investment property owners.
Repairs and Improvements
Rental property owners can claim repair deductions if they meet all IRS requirements. However, they can’t claim deductions for improvements made to their rental properties.
How does the IRS distinguish between repair and improvement expenses? Expenses that do not constitute deductible repairs include restoring a property, improving it, or adapting it.
Upgrades are also considered improvements, such as upgrading roofing material. As an example, property owners can claim expenses for fixing a broken HVAC system. However, replacing the HVAC system wouldn’t be a deductible expense since it’s an improvement.
Rental property owners who plan on claiming deductions on <a href="https://www.thebrecklife.com/blog/costly-home-repairs-guide/">costly home repairs</a> should keep documentation for all work done. This includes requests for repairs from tenants, invoices for repair services, and before and after photos for extensive repairs.
<a target="_blank" href="https://www.irs.gov/tax-professionals/choosing-a-tax-professional">Tax professionals</a> can provide more information on determining whether work done on a rental property is considered a deductible repair or a non-deductible improvement.
Capitalizing on Investment Property Write-Offs
Recognizing and leveraging tax write-offs is a fundamental aspect of real estate investment, applicable to a diverse range of individuals seeking financial growth through property ownership. In fact, it can be as financially impactful for real estate investors as <a href="https://www.thebrecklife.com/blog/capital-gains-tax-what-to-know/">knowing about the capital gains tax when selling</a>. By delving into the world of tax deductions, investors, whether seasoned or new, can harness the potential for substantial savings and enhanced profitability in their real estate endeavors. Understanding these intricacies is not limited to a specific demographic but is a universally valuable tool for those looking to navigate the complex landscape of investment property ownership.
2023-09-19T10:06:38-07:002023-09-19T10:20:37-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:30411Vacation Home vs Investment Property: The Differences in Taxes, Goals & More<img src="/userFiles/2566/image/investment-property-vs-vacation-home.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Vacation Home vs Investment Property: What's the Difference?" />
Are you considering purchasing a second property but need help deciding whether to buy a vacation home or an investment property? While both options can provide potential financial benefits, they have different purposes, advantages, and disadvantages. This guide will explore the differences between vacation homes and <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">investment properties</a>, including their potential for financial gain, management responsibilities, tax implications, and more.
What is a Second Home?
A second home is a building that can be utilized as a living space for some of the time but not as one's main home. These homes are typically vacation homes, though for some days of the year, it could be rented out for some additional income.
Second homes often require a larger down payment than primary residences because lenders view them as higher-risk investments due to their lack of occupancy. Mortgages and home equity loans for second homes usually carry higher interest rates than those on primary dwellings.
Note that there are specific rules for renting out your second home regarding how many days it's allowed. Generating revenue from a second residence involves extra effort, such as <a target="_blank" href="https://rentprep.com/blog/apartment-marketing/5-marketing-ideas-that-will-fill-your-rental-vacancies-quickly/">marketing the property</a> online or through local real estate agents and handling maintenance requests from tenants—both of which require additional resources depending on how much help is enlisted from professionals.
What is an Investment Property?
<img src="https://assets.site-static.com/userfiles/2566/image/investment-properties.jpg" alt="Investment Properties are For Gaining Income" style="display: block; margin: 20px auto;" />
Investment properties are usually secondary residences for the purpose of gaining capital profits or generating income. This can be in the form of rental income from tenants or from taking advantage of home equity and other mortgage interest benefits. Ski town <a href="https://www.thebrecklife.com/blog/why-breckenridge-vacation-homes-are-good-investments/">vacation homes make great investments</a>, evidenced by the amount of real estate investment such areas have seen in recent years.
When considering an investment property, you must think of all the factors associated with owning it versus your primary residence. For example, when buying an investment property, you may need to pay higher mortgage rates than for your main home since lenders view these loans as riskier investments due to their lack of occupancy. You will also likely have more stringent lending requirements, such as larger down payments and proof that you can afford both mortgages if applicable.
Another factor to consider is taxes; while some states offer tax breaks on rental properties, others may charge additional fees based on projected rental income or market value increases over time. Property taxes are typically higher on vacation homes than they are on primary residences, too, so keep this in mind before making any decisions about investing in a second home.
One of the <a href="https://www.thebrecklife.com/blog/what-to-know-buying-breckenridge-investment-property/">top considerations when buying an investment property</a> is the anticipated return on investment over time—whether it be through rental income or appreciation. It is important to factor in all costs associated with owning an investment property, including insurance premiums, maintenance expenses, and legal fees, so you don't end up losing money instead of making a profit.
Key Differences Between Second Homes and Investment Properties
Second homes are typically used for personal use, while investment properties are purchased to generate income or capital gains. Second homes may be subject to different taxes than investment properties. For example, owners of investment properties can often write off expenses like maintenance and utility bills, whereas they usually can't with second homes. Mortgages for second residences often require lower down payments and interest rates than those on investment properties, as the latter carries more risk.
Investment property owners also need to consider rental income when determining whether they can afford the monthly mortgage payment. To do so, lenders will often require an appraisal that estimates projected rental income and other factors before approving a loan application. Additionally, investors should keep in mind that if they plan on renting out their property, they may be responsible for paying <a href="https://www.thebrecklife.com/blog/colorado-rental-income-tax-guide-for-non-residents/">taxes on vacation rental income</a> and insurance premiums on top of their regular mortgage payments each month.
Can a Second Home be a Tax Write-Off?
In certain situations, a second residence may be qualified for tax reductions. Generally, if the second home is utilized as an investment or rental property, it may be <a target="_blank" href="https://www.irs.gov/faqs/itemized-deductions-standard-deduction/real-estate-taxes-mortgage-interest-points-other-property-expenses/real-estate-taxes-mortgage-interest-points-other-property-expenses-5">eligible for deductions</a> such as mortgage interest and real estate taxes. Homeowners may be able to deduct expenses associated with running and maintaining the residence if they utilize it personally for more than 14 days or 10% of total rental days, whichever is more. However, these rules are complex and vary by state, so homeowners should consult with a qualified tax professional before making any decisions about their potential write-off eligibility.
Vacation Home or Investment Property: Which is Best for You?
When deciding between a second home or an investment property, it is important to consider each option's various distinctions and implications. From taxes and mortgages to rental income, each situation is unique and requires careful thought before making any decisions. Knowing these distinctions can help you make informed choices when buying a second home or an investment property.
2023-09-13T09:00:16-07:002023-09-13T09:09:07-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:30377Breckenridge vs. Aspen CO: 5 Things to Know BEFORE Moving<img style="margin: 0 auto 20px auto; display: block;" src="/userFiles/2566/image/breckenridge-vs-aspen.jpg" alt="Comparing Breckenridge and Aspen" />
Nestled amidst Colorado’s iconic Rocky Mountains, Aspen and the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge </a>have long been considered two of the state’s premier destinations for both skiing and luxury living. With their majestic landscapes, world-renowned ski slopes, and wonderful mountain communities, they beckon outdoor enthusiasts and luxury seekers alike. But, despite their similarities, each boasts unique characteristics that set them apart. This article delves deep into both, comparing them from multiple perspectives and helping discerning investors considering <a href="https://www.thebrecklife.com/blog/buying-second-home-colorado/">buying a vacation home in Colorado</a> determine which locale most appeals to their distinct needs.
Location of Breckenridge vs. Aspen
Comparing the locations of Breckenridge and Aspen, Colorado, can be difficult. Homebuyers <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a> will be just 90 miles from Denver, making for an easy drive or flight to Colorado's premier ski town.
On the other hand, Aspen is tucked away in the mountains of Central Colorado and requires a longer drive—approximately three to four hours from Denver—or a short flight to get there.
Breckenridge Location
You're only 80 miles from downtown Denver when you stay in Breckenridge, making it a conveniently close getaway. Two airports make getting to Breckenridge easy: <a target="_blank" href="https://www.flydenver.com/">Denver International Airport (DIA)</a> and Eagle/Vail Regional Airport.
DIA is 95 miles away, while the latter is 60 miles west of I-70. Once you arrive, navigating the area is stress-free since the roads are modern and well-maintained by state and local transportation services. Plus, their snow removal methods ensure safe travels even during snowy conditions.
Whether you're driving or relying on <a href="https://www.thebrecklife.com/blog/breckenridge-public-transportation/">Breckenridge’s public transportation</a>, getting around Breckenridge will be trouble-free.
Aspen Location
Moving on from Breckenridge, let's take a look at Aspen. Just a 10-minute drive from downtown Aspen, the Aspen-Pitkin County Airport (ASE) provides access to one of the most convenient ski destinations.
Direct flights to Aspen are available through major airlines like United, Delta, and American Airlines, but flights are, of course, much more limited than those to Denver. On average, eight flights arrive from Denver daily during the winter season. Moreover, the drive from Denver to Aspen is truly scenic, though it takes about four hours under clear weather conditions.
Breckenridge vs. Aspen Skiing
<img src="https://assets.site-static.com/userfiles/2566/image/breckenridge-vs-aspen-skiing.jpg" alt="Breckenridge vs. Aspen: Location" style="display: block; margin: 20px auto;" />
You may be wondering about the differences between skiing at Breckenridge Ski Resort and skiing in Aspen. Both locations are great for a winter vacation, but each has a unique style and amenities.
Breckenridge Ski Resort
Breckenridge Ski Resort offers an unforgettable skiing and riding experience with its five peaks, 187 trails, four terrain parks, and the tallest chairlift in North America.
What makes Breckenridge stand out is its distinct character, nestled amongst some of the highest peaks in the Rockies with stunning scenery. Not to mention the friendly locals, who will make you feel right at home, no matter your age or skill level. Plus, the resort caters to everyone's needs with a diverse range of offerings.
Aspen Skiing
For those looking for an unforgettable skiing experience, Aspen offers a network of 238 runs across 2,185 acres of skiable terrain. With the addition of Aspen Snowmass just a short drive away, you'll have access to over 5,300 acres and 332 runs.
Whether you're an experienced skier or just beginning your journey down the slopes, there's something for everyone in this winter wonderland.
Enjoy world-class dining and entertainment while taking in breathtaking mountain views—it's no surprise that Aspen is one of the premier ski destinations in North America.
Breckenridge vs. Aspen Real Estate Market
When it comes to real estate markets, Breckenridge and Aspen have seen a steady increase in popularity over the years. The number of <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-luxury-homes/">luxury homes in Breckenridge</a> is ever-growing, while Aspen's real estate market boasts some of the most exclusive properties in Colorado. Both cities offer potential buyers plenty of options for finding a home that meets their budget and lifestyle needs.
Breckenridge Real Estate Market
If you're looking for an exclusive mountain getaway, Breckenridge's real estate market has plenty to offer. Homes in Breckenridge list for more than $2.5 million on average, so the opportunities for luxury living are abundant. <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-condos/">Condos for sale in Breckenridge</a>, however, have a median listing price in the $800s, so there are also more accessible options.
<a target="_blank" href="https://www.townofbreckenridge.com/your-government/finance/short-term-rentals">Short-term rentals</a> are tightly regulated, ensuring homes remain available despite high demand. Skiing and snowboarding enthusiasts flock to Breckenridge each year, making it a great investment in more ways than one.
Whether you're looking for a vacation home in the form of one of <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/">Breckenridge’s ski condos</a> or a permanent residence, the real estate market here won't disappoint.
Aspen Real Estate Market
You'll find luxurious living in the Aspen real estate market, with a median listing price of over $3 million for homes. Real estate regulations promote housing availability, as is typical in most ski towns.
The in-demand nature of this market means that prices remain high, and there is limited availability, making it an attractive spot for short-term rentals. Aspen's rules and regulations help ensure that rental opportunities remain available for locals and visitors alike.
With its stunning mountain views and world-class amenities, it's easy to see why people flock to this desirable destination.
Things to Do in Breckenridge vs. Aspen
<img src="https://assets.site-static.com/userfiles/2566/image/breckenridge-vs-aspen-activities.jpg" alt="Breckenridge vs. Aspen: Things to Do" style="display: block; margin: 20px auto;" />
When it comes to things to do, Breckenridge and Aspen have something for everyone.
In Breckenridge, you can enjoy skiing, snowshoeing, and ice skating in the winter or take advantage of hiking trails, mountain biking, and white-water rafting during the summer months. Meanwhile, Aspen offers plenty of outdoor activities such as fly fishing, camping, and backpacking, and cultural attractions like art galleries and museums.
Things to Do in Breckenridge
From touring the <a target="_blank" href="https://gobreck.com/plan-your-visit/adventures-on-main-street">historic Main Street</a> to visiting museums, Breckenridge offers an array of activities for everyone.
Explore the town's rich history with a walk along Main Street and take in the charming boutiques and eateries that line the streets. Catch stunning views of majestic peaks while you hike or bike on breathtaking trails. Tour old gold mines from the 19th-century mining boom and visit museums to learn about Breckenridge's unique past. Come winter, there are abundant <a href="https://www.thebrecklife.com/blog/breckenridge-winter-events-festivities-guide/">winter events and festivities in Breckenridge</a>.
Enjoy cozy lodges reminiscent of cabins, offering a true mountain getaway experience. And don't forget about some of the finest skiing experiences available in North America. Whether you're looking for adventure or relaxation, with the bounty of <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a>, there’s always something special for you.
Things to Do in Aspen
Embark on an unforgettable journey through Aspen and experience breathtaking views, local produce, outdoor adventures, and more.
Maroon Bells offers awe-inspiring sights, while the Aspen Farmers Market brings vibrant flavors to explore. Go hiking or take a ride on the Silver Queen Gondola for panoramic vistas. Don't miss free Snowmass concerts every Thursday night, and keep an eye out for celebrities strolling the streets.
Enjoy floating or paddleboarding on the Roaring Fork River, immerse yourself in Lost Forest Adventure Park, or explore Independence Pass by bike or paraglide above it all. When night falls, dance up a storm in town venues before enjoying the Snowmass Rodeo or horseback riding.
Adventure Awaits in Breckenridge & Aspen
At the end of the day, it's up to you which town is best for your needs. Breckenridge and Aspen both offer stunning views, great skiing, and plenty of activities for all ages. <a href="https://www.thebrecklife.com/blog/best-neighborhoods-breckenridge/">Breckenridge’s best neighborhoods</a> may be your best bet if you're looking for a more laid-back mountain town experience. The data shows that real estate prices in Breckenridge are considerably lower than those in Aspen. Plus, you get the convenience of being close to Denver International Airport and other major cities. So, why not give Breckenridge a try and see what this charming mountain town has to offer? After all, life's an adventure—so make sure to take it.
2023-09-11T11:02:41-07:002023-09-13T07:20:06-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:302225 Things to Know About Buying a Vacation Home in Colorado: Enjoy Your Second Home in the Rockies<img src="/userFiles/2566/image/buying-a-second-home-colorado.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Benefits of Buying a Second Home in Colorado" />
Whether you're looking for a place to enjoy the beautiful Rocky Mountains on vacation or an affordable retirement spot, investing in a second home in Colorado can be an excellent decision. With stunning mountain views and plenty of charming cities to choose from, like the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, offers something for everyone. Plus, with some great tax incentives and real estate options, now is the perfect time to make your dreams of owning a second home in Colorado come true. Here’s what to know about how buying a second home in Colorado could benefit you.
It Makes Sense to Invest
<a href="https://www.thebrecklife.com/blog/how-much-money-can-you-make-short-term-rentals/">Purchasing a vacation rental property</a> can be an excellent way to make extra money, grow your wealth for the future, and take advantage of real estate tax benefits. Purchasing a second home in Colorado has become increasingly popular due to the state’s natural beauty and abundance of outdoor activities. By buying a vacation property, you'll have the added benefit of renting it out when you’re not using it and can offset some of your costs.
In <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a> specifically, a limited supply of homes is available, making them ideal for appreciation. Popularity among visitors and other vacation owners further contributes to this potential growth. With tourist traffic rising each year, vacation properties are becoming more attractive investments as demand continues to increase.
Vacation Is a Breeze
You'll love the ease of having your own vacation spot, whether by the lake or out in the country. No more packing and unpacking for every trip, no more having to search for hotels, and no more wondering if you have enough room for everyone. With a second home in Colorado, you can enjoy:
The peace of mind knowing all your belongings are in one place
The convenience of having all your supplies ready to go when you arrive
The flexibility to come and go as you please
The joy of making memories in a place that feels like home
The best part? You can spend as much time as you want exploring new places or relaxing at home — all while enjoying the beautiful Colorado mountain views.
Colorado Has Great Cities to Choose From
<img src="https://assets.site-static.com/userfiles/2566/image/colorado-town.jpg" alt="There Are Many Great Colorado Cities For Buying Homes" style="display: block; margin: 20px auto;" />
Discovering a new place to call your own can be an exciting adventure, and Colorado has plenty of great cities for your perfect escape. If you're looking for the ultimate ski vacation, Breckenridge is the spot for you. Breckenridge is popular among tourists, with over <a target="_blank" href="https://coloradosun.com/2023/05/29/national-ski-areas-record-skier-visits-2023/">1.5 million skiers visiting annually</a>. The town’s fun and laid-back vibe allows residents and visitors to enjoy their time off.
Consider the <a href="https://www.thebrecklife.com/fairplay-real-estate/" title="Fairplay Homes for Sale">town of Fairplay</a> if you're looking for something more affordable without sacrificing quality. Fairplay is about 30 minutes south of Breckenridge on Highway 9, giving you easy access to all the same ski resorts.
No matter what kind of vacation home opportunity you're seeking in Colorado, there's sure to be something that meets your needs and fits within your budget.
Are you interested in buying a second home in Colorado? Check out the latest listings of <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge homes for sale</a>.
Prepare for Retirement
If you’re planning for retirement, purchasing a getaway in Colorado could be the perfect way to reward yourself and make the most of your investment. Whether you're looking for a peaceful mountain retreat, an urban oasis, or something in between, Colorado has it all:
The Rocky Mountains: Enjoy stunning views of snow-capped peaks and majestic alpine forests.
Bustling cities: Explore the vibrant culture and world-class attractions in some of <a href="https://www.thebrecklife.com/blog/best-places-to-retire-in-colorado/">Colorado's best places to retire</a>.
Quiet towns: Relax in cozy communities with incredible outdoor activities nearby.
Year-round recreation: Take advantage of skiing and snowboarding in winter, golfing and fishing in spring, biking and hiking in summer, or camping and rafting come fall.
Preparing for retirement is essential no matter what age you are now. Researching your <a href="https://www.thebrecklife.com/blog/mortgage-options/">mortgage options</a> and getting familiar with the market can help you find a home that meets your needs and get the best possible deal.
Considerations When Buying a Second Home in Colorado
When considering purchasing a second home in Colorado, there are several factors to consider that may affect your purchase. Most lenders require at least 10% down for a second home and <a target="_blank" href="https://www.mortgageloan.com/mortgage-rules-differ-for-second-homes-vs-investment-properties">15% to 25% for an investment property</a>.
If you’re interested in <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/" title="Breckenridge Ski Condos for Sale">ski condos</a>, be aware that any condo classified as a “condotel” or “resort condominium” may be more challenging to finance. Homeowner's insurance may also be higher on your second home, and if you're planning on renting it out, this could also affect your rates. Property taxes are relatively low in Colorado, which could help offset some of the expenses of owning a second home.
Ready to Own a Second Home in Colorado?
Buying a second home in Colorado is a great way to invest in your future. Whether you’re looking for an easy vacation getaway or planning for retirement, there are plenty of great cities and towns to choose from. It may seem intimidating at first, but with careful consideration of the local market, taxes, and regulations, you’ll be able to find the perfect home that fits your needs and budget.
2023-09-06T11:35:02-07:002023-11-16T09:40:51-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:297158 Best Neighborhoods in Keystone: Where to Live in Keystone CO<img src="/userFiles/2566/image/keystone-best-neighborhoods.jpg" style="display: block; margin: 20px auto;" alt="Keystone Best Neighborhoods" />
Colorado's <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone community</a> is a picturesque mountain town nestled in the heart of the Rocky Mountains. Known for its world-class skiing, breathtaking natural beauty, and vibrant community, Keystone offers a range of charming neighborhoods catering to many lifestyles. Whether you're a nature enthusiast seeking outdoor adventures or a homebuyer looking for a serene mountain retreat, Keystone's best neighborhoods include everything from bustling resort areas to peaceful residential enclaves.
West Keystone
Steeped in local history and impressive natural beauty, West Keystone offers condos and single-family homes near the tranquil White River National Forest.
Before Max and Edna Dercum opened the Keystone Resort in 1970, Old Keystone Village was a booming railroad town exporting silver, gold, and lumber. West Keystone sits on much of the former village's site, with a few historic buildings still standing in the neighborhood today.
The eastern part of West Keystone consists primarily of condos and townhomes ranging in price from the low-$600s to the low-$800s. Communities like <a href="https://www.thebrecklife.com/keystone-real-estate/flying-dutchman-condos/" title="Flying Dutchman Condos for Sale">Flying Dutchman</a> and <a href="https://www.thebrecklife.com/keystone-real-estate/wild-irishman-condos/" title="Wild Irishman Condos for Sale">Wild Irishman</a> take their names from former mines, following the suit of Keystone's ski runs. Meanwhile, the western part of West Keystone features a small selection of single-family homes typically priced between $1.8 million and $4.6 million.
Located at the western end of the neighborhood, Keystone Science School inhabits 23 acres of Old Keystone Village. The campus features several old cabins, including the former Dercum home where Max and Edna drafted Keystone Resort's original plans. Today, Keystone Science School offers science education through field-based adventures and summer camps.
West Keystone is also home to the Keystone Nordic Center. With over 10 miles of groomed trails and nearly 25 miles of backcountry trails in the White River National Forest, the Keystone Nordic Center is a favorite spot for classic skiing, skate skiing, and snowshoeing.
West Keystone Amenities
Free resort shuttle
Lakeside Village
Keystone Gulch Trail
Keystone River Golf Course
North Keystone
Nestled in the foothills of the Tenderfoot Mountains, North Keystone is frequently the first community visitors see upon entering Keystone. North Keystone offers large estates, roomy condos, and <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-townhomes/" title="Keystone Townhomes for Sale">townhomes</a> near essential shops, restaurants, and endless entertainment options.
Homes in North Keystone can vary in price from the high-$400s for <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-condos/" title="Keystone Condos for Sale">condos</a> to $2.5 million for single-family homes. The community has several condo and townhome communities, including Aspen Ridge Condos. Comprised of three condo complexes, Aspen Ridge contains generally larger condos than other parts of Keystone.
North Keystone is within walking distance of numerous attractions, including Lakeside Village. Centered on Keystone Lake, this area features waterfront shops, restaurants, and recreation. During summer, the lake is popular for kayaking, stand-up paddleboarding, paddle boating, and other water sports. When it freezes in the winter, Keystone Lake becomes the country's largest maintained outdoor ice rink, open to ice skating, sledding, and hockey.
North Keystone residents can also walk to the <a href="https://www.keystoneresort.com/explore-the-resort/about-the-resort/groups-and-conferences.aspx" target="_blank">Keystone Conference Center</a>, the largest in the Rockies, in under 10 minutes. It offers 100,000 square feet of exhibit, function, and meeting space. Hosting some of the nation's largest organizations, the Keystone Conference Center is always buzzing with activity.
North Keystone Amenities
Free resort shuttle
Pedestrian tunnel
Keystone Grocery & Gas
Keystone Tennis Center
Keystone Adventure Center
Mountain House
<img src="/userFiles/2566/image/keystone.jpg" style="width: 100%; margin-bottom: 20px;" alt="Best Places to Live in Keystone, CO" />
Keystone's original mountain base area, Mountain House, features mid-size homes just 200 yards from the ski lifts.
Most homes in Mountain House were built in the early 1980s to accommodate the growing community around the ski resort. These spacious properties offer two to three bedrooms and bathrooms spanning 1,445 to 1,807 square feet. Buyers can expect to pay between $1 million and $1.6 million for a Mountain House home.
Set at the base of Dercum Mountain, Mountain House is just 200 yards from the Peru Express Lift. This six-passenger high-speed lift opened in 2021, providing even faster access to the slopes. It leads directly to the award-winning A51 Terrain Park — the only one in Colorado to offer night skiing and riding. Back at the mountain's base, residents will find a few shops and the classic Last Lift Bar, featuring a spacious deck where patrons can enjoy live music and outstanding mountain views.
Mountain House's nightlife ends earlier than other parts of Keystone, allowing residents to enjoy the quiet in the neighborhood after 8 p.m. However, Mountain House is still within walking distance of US Highway 6's many shops, bars, and restaurants.
Mountain House Amenities
Free resort shuttle
Swimming pool
Hot tub
Lift ticket office
Keystone Sports
Keystone Resort Ski/Ride School
St. Anthony Keystone Mountain Clinic
Keystone Ranch
Set on Keystone's western outskirts, Keystone Ranch features expansive luxury homes with pristine views of golf courses, mountains, and the White River National Forest.
Keystone Ranch sits on the former site of the Smith family's various homesteads, which once sprawled across 325 acres of the grassy valley. Dating to the 1880s, the former cattle ranch and lettuce farm was one of Colorado's oldest working ranches until it closed in 1977.
The community's first construction phase began with 74 single-family homes in the early 1980s and has since expanded to contain 170 properties with up to 5,500 square feet. <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-ranch/">Homes for sale in Keystone Ranch</a> typically sell between $1 million and $3 million. Residents enjoy outstanding views of the national forest, the surrounding mountain ranges, and the nearby Keystone Ranch Golf Course. Designed by Robert Trent Jones, Jr., the par-72 course has been consistently top-rated by Golf Magazine and Golf Digest and is one of the highest-elevated 18-hole courses in the world.
The Keystone Ranch House Restaurant and Golf Pro Shop sit at the heart of the community, occupying the Smith family's original ranch house. The critically acclaimed restaurant is a popular wedding site offering one of Keystone's finest reservation-only dining experiences.
Keystone Ranch Amenities
Free resort shuttle
Clubhouse
Swimming pool
Tennis courts
River Run Village
River Run Village is the heart of Keystone, brimming with boutique shops, world-class restaurants, and exciting events. Luxury condos put residents in the thick of all the action and are mere steps from the mountain.
In 1994, River Run Village became the main base area for Keystone Resort. It features a main plaza surrounded by numerous shops, restaurants, and condos. This venue hosts fun events throughout the year, including the Keystone Wine & Jazz Festival, Bluegrass and Beer Festival, and Oktoberfest. It's also the central meeting point for the kids' ski school.
Condos in River Run Village typically range from the mid-$100s to $4.3 million. Many suites offer cozy fireplaces or spacious balconies overlooking the plaza and mountain. Some of the area's most luxurious condo communities have even more amenities like private lounges, fitness centers, and billiards rooms.
Residents can enjoy quick access to world-class bars and restaurants like Kickapoo Tavern. Established in 1995, this casual eatery has been the lively anchor of River Run Village since the neighborhood's early days. Just around the corner lies Warren Station, an art center hosting live music, yoga sessions, and comedy shows.
River Run Village is also home to the Keystone Bike Park. After ski season ends, residents can enjoy one of the largest bike parks in the country, featuring over 50 interconnected singletracks spanning 100 miles.
River Run Village Amenities
Heated parking
Outdoor fire pit
Heated pool
Hot tubs
River Run Gondola
Lift ticket office
Keystone Sports
Frey Gulch
<img src="/userFiles/2566/image/keystone-skiing.jpg" style="width: 100%; margin-bottom: 20px;" alt="Where are the Best Places to Live in Keystone, CO?" />
Set in the foothills of Tenderfoot Mountain, Frey Gulch features paired townhomes with quick access to tons of outdoor recreation.
Frey Gulch homes are relatively affordable, typically priced between the high-$400s and the mid-$500s. Each home follows a 1,777-square-foot, two-story layout with a great room, three bedrooms, and 2.5 bathrooms. Gourmet kitchens contain granite countertops, stainless steel appliances, and knotty alder cabinetry, while master bedrooms feature a spacious walk-in closet and bathroom.
Vaulted ceilings and sizable windows provide ample light and space in Frey Gulch's townhomes. Residents enjoy spectacular views of the Gore Range and Ten Mile Mountains. Natural gas fireplaces, in-floor radiant heat, and heated two-car garages help residents stay warm no matter the season.
With the Frey Gulch Trail in their backyard, Frey Gulch residents have quick access to outdoor recreation year-round. During summer, the dirt and gravel trail is used for hiking, horseback riding, and mountain biking. Come winter, it transforms into a popular cross-country skiing and snowshoeing route.
Frey Gulch is also just across the road from the 18-hole Keystone River Golf Course, which follows the Snake River through lush forests and dramatic elevation changes for a fun but challenging par 71.
Frey Gulch Amenities
Keystone Science School
Keystone Nordic Center
Summit Cove Trailhead
Keystone Grocery & Gas
Settlers Creek
Settlers Creek is a quiet East Keystone neighborhood offering townhomes and luxury estates overlooking Snake River. The neighborhood is one of Keystone's newest, developed in 2007. Most properties in Settlers Creek are spacious townhomes priced from the low-$400s to the low-$600s. Layouts range from two to four bedrooms and two to three bathrooms, with the roomiest floor plans spanning up to 1,650 square feet.
The <a href="https://www.thebrecklife.com/keystone-real-estate/estates-at-settlers-creek/" title="Estates at Settlers Creek Homes for Sale">Estates at Settlers Creek</a> offer a private collection of 26 sizable lots, and a few vacant options are available. While they can sell from the high-$200s, luxurious mountain homes can cost $1.5 million. Some of these homes sit directly on the Snake River, a popular brook and rainbow trout fishing spot.
Settlers Creek is also just around the corner from the charming Ski Tip Lodge. This award-winning restaurant and bed and breakfast features a reservation-only, four-course dinner with a seasonally rotating menu. The cozy lodge operates from a former stagecoach stop dating to the 1800s, allowing visitors to experience a slice of Keystone's early history.
While Settlers Creek is a relatively secluded neighborhood on the outskirts of Keystone, it's still only one mile from all the ski lifts, shops, and restaurants at River Run Village.
Settlers Creek Amenities
Free resort shuttle
Private clubhouse
Billiards room
Heated outdoor pool
Hot tubs
Gas grill
The Enclave
Just north of River Run Village, The Enclave is a collection of 24 sprawling townhomes with exceptional mountain and forest views. This amenity-rich community backs onto the White River National Forest at the base of Tenderfoot Mountain and is just a short walk from numerous shops and restaurants.
Initially built in 1981, The Enclave has since been completely renovated to a contemporary style with rustic mountain features. It offers several elevations boasting plenty of rock on the exterior and floor-to-ceiling rock fireplaces inside. Floor plans are generous, with three- to four-bedroom layouts spanning an impressive 2,700 to 3,100 square feet. These spacious townhomes can sell anywhere from the mid-$400s to $2 million.
The Enclave's convenient location across US Highway 6 from River Run Village gives residents quick access to the base area's ski lifts, shops, and restaurants while allowing them to remain somewhat removed from all the action. Breakfast, lunch, and the famous Bacon Bloody Mary are just a short walk from home at Haywood Cafe. Meanwhile, the nearby Snake River Saloon & Steakhouse serves steaks, seafood, and live entertainment.
The Enclave Amenities
Private clubhouse
Full sauna
Fitness center
Indoor heated pool
Indoor racquetball court
Ping pong
Tennis courts
Basketball courts
Discover Keystone's Best Neighborhoods
From bustling village atmospheres to serene mountain settings, there's something for everyone to love about <a href="https://www.thebrecklife.com/blog/living-in-keystone-co/">living in Keystone</a>. With its stunning mountain vistas, proximity to world-class ski slopes, and year-round recreational activities, Keystone stands out as an exceptional destination for those looking to make a home in the Colorado Rockies.
2023-09-05T09:40:00-07:002023-09-05T11:05:20-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:300537 Old Home Red Flags: What to Know Before You Buy<img style="display: block; float: right; margin-bottom: 30px; margin-left: 15px; width: 475px;" src="https://assets.site-static.com/userfiles/2566/image/old-house-red-flags.jpg" alt="Red Flags to Be Aware of When Buying an Old Home" width="475" />As you journey through your home search, you will likely encounter homes of all ages. The median age of owner-occupied homes in the United States is 39 years, but this statistic varies significantly depending on where you live. In New York, the median home age is 60, while Nevada has some of the youngest homes with a median age of 23.
Whether your home is brand new or 100 years old, you should conduct a thorough <a href="https://www.thebrecklife.com/blog/importance-of-getting-a-home-inspection/">home inspection</a> to ensure it is in good condition. A home inspector can alert you to any issues, but there are a few things you can look out for before you even reach that point. In addition, you can do a little research on your own to discover the age of the house.
There’s no reason to avoid historic homes. However, you need to be a smart house hunter and <a target="_blank" href="https://www.fastexpert.com/blog/questions-to-ask-a-realtor/">interview several real estate agents</a> to find your best fit. Look out for these red flags when buying an old home so you can avoid <a href="https://www.thebrecklife.com/blog/costly-home-repairs-guide/">expensive repairs</a> and dangerous materials.
Homeowner’s Insurance Rates
There are a lot of factors that contribute to the affordability of a house. Even if you have a large down payment, other costs like property taxes and homeowner’s insurance could push your debt-to-income ratio above 36%—potentially disqualifying you for home loans. Unfortunately, your affordable historic dream home could become too expensive once you look at the homeowner’s insurance rates.
Insurance costs increase the older a home gets. This is because the risk levels are higher for older properties. Not only will these homes have traditionally weaker infrastructures and lack the modern materials and technology used in construction today.
There is good news if you are in love with an old house, but not its insurance costs: you can make improvements to the property without sacrificing the home’s history. For example, you can replace the roof or update the electric and plumbing systems to modern standards. Whenever you do this, call your insurer. They might give you a reduced rate because the risk of damage is now lower.
Lead Paint
Lead paint is one of the most <a href="https://www.thebrecklife.com/blog/common-home-safety-hazards/">common hosuehold hazards</a> buyers can find in old homes. The Environmental Protection Agency (EPA) says buyers should assume houses built before 1978 have some form of lead paint in them. According to home surveys, 87% of homes built before 1940 have lead paint, and 24% of homes built between 1960 and 1978.
You can hire a certified risk assessor to check for lead-based paint or ask a home inspector to check for it during their evaluation (not all will know how to do this). If you know the house has some form of lead paint, your assessor can tell you the paint location and provide steps to renovate your home safely.
<a target="_blank" href="https://www.hud.gov/program_offices/healthy_homes/healthyhomes/lead">Lead-based paint</a> is toxic and can lead to various health complications related to the kidneys, nerves, blood, and other organs. It is better to know whether there is lead paint in your old house so you can remove it or cover it to keep your family safe.
An Old Electrical System
Buying an older home often means living with older systems. You might not have an HVAC system or have to manage a series of ductless units installed in each room. Similarly, you might have older electrical wiring that needs to be replaced.
It’s not uncommon to find older houses with knob and tube wiring—or at least electrical systems over 50 years old. You might not think that a house from the 1970s is that historic, but your home may be more than a half-century old at this point.
Talk to your real estate agent about these old wiring systems, what they mean for your home insurance, and what it would cost to replace them. If you are serious about a property, you can also contact a licensed and insured electrician to get a ballpark estimate. Make sure you know the square foot area of the old house before you call as this will affect the price.
Single-Pane Windows
Historic windows with lace curtains might look adorable in an older house; however, they also increase your insurance rates and energy costs. Single-pane windows and windows from previous eras lack the technology to protect your home from storm damage the way modern options can. If you live in an area that is prone to hurricanes, you might be required to get storm windows to bring your house up to code.
Older windows also lack energy efficiency. They won’t block the heat from the sun as efficiently and could turn your older property into a greenhouse. This will drive up your cooling bills in the summer, while a lack of insulation features will keep your heating bills high in the winter.
It might be worth the cost, in the long run, to budget for a window replacement when you are buying an old house. You might qualify for <a target="_blank" href="https://www.hippo.com/blog/historic-home-restoration-grants">historic home restoration grants</a> to help you save money on this project while protecting the integrity of your property.
Uneven Floors
There are several reasons why there might be uneven floors within an old house. The wood could be warping naturally after several decades of use, or there could have been a leak that affected the flooring at some point. Uneven floors could also be a foundational issue that a structural engineer needs to review.
Old houses develop more problems as they get older. While a roof replacement or plumbing system upgrade is a pretty straightforward process, identifying the source of flooring problems is harder. Make sure you know exactly why the floors are uneven before you buy the property.
It’s not uncommon for home buyers to get caught up in the beauty of older homes; however, you need a realistic picture of the work required (and the estimated budget) to get the house in good shape.
Home Size
While there are some exceptions, older homes tend to be smaller than modern homes. In the 1950s, the average new home was 983 square feet. By the 2010s, the average new home had 2,392 square feet. Newer homes tend to have more living space, bedrooms, and bathrooms. They also tend to have more amenities—like room for a dishwasher and an indoor laundry area.
If you find an old house you love, ensure it is large enough for your needs. Not only should it have enough bedrooms, but it should also have storage space and areas for your hobbies.
Not every house on the market needs to be large; however, you need enough square footage to live comfortably in the modern era. Otherwise, you may need to sell the furniture in your current house to accommodate the smaller rooms in your historic home.
Ghosts
Most home buyers recognize that they will have to invest more time and money to repair historic homes to maintain their charm. However, you might have one problem that no amount of home improvement projects can help: the idea of ghosts.
Older homes may have doors that seemingly magically open due to a crooked frame. Remember that squeaky windows and creaking floorboards are due to age and part of the historic charm, not in part to a perceived ghost. Many seeming symptoms of a haunting are also common signs of a <a target="_blank" href="https://merid.org/environmental-culprit-behind-hauntings/">carbon monoxide leak</a>, so if you think your house may be haunted, your first course of action should be buying a carbon monoxide detector.
Find an Old House in Good Condition
You don’t have to limit your search to new properties and historic replicas if you are in love with a previous era in home design. There are plenty of old houses that are in good condition and have all the charm you want in a living space.
When you start house hunting, tell your agent you want an old house. They can recommend a few neighborhoods and areas that may have properties you’ll enjoy. 2023-08-30T07:00:00-07:002023-08-30T07:00:42-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:298937 Costly Home Repairs to Look Out For: Why You Need a Home Inspection<img style="display: block; float: right; margin-bottom: 30px; margin-left: 15px; width: 475px;" src="https://assets.site-static.com/userfiles/2566/image/household-repairs.jpg" alt="Expensive Household Repairs to Be Aware Of" width="475" />As you budget for your home, you might wonder how much you need to set aside for repairs. Industry experts often state that you should set aside 1% of your home’s value for repairs each year. If you bought a house for $400,000, you should allocate $4,000 annually ($333 per month) to resolve issues.
The reality is that your expenses may not align with this budget. You might only spend $500 to cover minor repairs one year, only to spend $15,000 on a roof replacement in the next. However, setting aside these funds can help cover costly home repairs so you are better prepared for unexpected bills.
Some homes will have more repair needs than others. As you search for homes, evaluate these seven risky aspects that are costly to repair, and always have a <a href="https://www.thebrecklife.com/blog/importance-of-getting-a-home-inspection/">home inspection</a> done before closing on a home. If you are a seller, consider how the age and wear of these elements might turn off buyers or result in lower bids for your property.
Roof Replacement
A roof replacement is one of the most expensive home repairs you may need to cover. If you’re looking to purchase a home, <a target="_blank" href="https://www.fastexpert.com/blog/how-to-hire-a-real-estate-agent/">consult with your agent</a> regarding the age of the roof and options for repair or replacement. Unfortunately, the age of your roof directly correlates to your home insurance costs. Some insurers won’t even cover homes with a roof over 20 years old.
Your roof is essential to maintain because it affects so many other aspects of your home. Leaks can lead to mold growth and also warp the walls, create uneven floorboards, and even damage the foundation of your house.
The average cost to replace a roof is just over $9,000. If you have a younger roof that needs emergency repairs, you might be able to pay less for strategic patches and insulation. Most companies will try to recommend a roof repair instead of a total replacement to help customers save money.
Keep an eye on the age of your roof and look for any signs of wear. Call a roofing professional as soon as you notice problems with it. The sooner you catch an issue, the more likely you will have a lower repair cost.
Water Heater
Whenever you tour a house, ask about the water heater. This is an essential appliance if you want to take hot showers, do your laundry, or even wash your dishes. The average<a target="_blank" href="https://www.angi.com/articles/how-much-does-water-heater-installation-cost.htm"> cost to replace a water heater</a> is around $1,281; however, a tankless water heater could cost up to $3,500 to install.
A tankless water heater can save space in homes compared to tanked models and uses less energy. Instead of keeping 20-100 gallons of water hot regardless of whether you need it, a tankless water heater produces water on demand. They also last longer and are easier to replace—even if they cost more to install.
If the house you are considering has a water heater that is a decade old, it will soon be time to replace it. Know that this usually isn’t a DIY job, and you can expect to pay around $45 to $200 to hire a plumber.
HVAC Replacement
Air conditioning is a staple in American households. In the hot summer months, many homeowners couldn’t imagine living in a place that didn’t have AC. In fact, nearly 90% of homes have some form of air conditioning, while 66% use central air. Not only is this essential for the comfort of residents but also for their safety in the hottest parts of the country.
Unfortunately, HVAC replacement also has one of the highest home maintenance costs. The national average is <a target="_blank" href="https://modernize.com/hvac/cost-calculator">around $8,000 for an HVAC replacement</a>, with some homeowners paying nearly $12,000 for new systems. Even repairing your HVAC system could cost a few hundred dollars.
This is another appliance to ask about when you are shopping for homes. Learn when the HVAC system was last replaced and see if the homeowner has a history of regular maintenance. Your home inspector should inform you of the condition of your heating and air conditioning systems.
Sewer Line Repair
You will know as soon as something is wrong with your sewer line. The sewer line removes wastewater from your shower, sinks, and toilets and brings it to your city’s sanitation facility. When something is clogged, broken, or backed up, the smell can be unavoidable.
Not only is the sewer line one of the stinkier problems in homeownership, but it is also one of the most expensive home repairs you can encounter. You can expect to pay around $5,000 for a<a target="_blank" href="https://www.thisoldhouse.com/plumbing/reviews/sewer-line-replacement-cost"> complete sewer line repair</a>. This breaks down to $50 to $200 per foot of sewer line.
There are other costs that might increase your total bill for this project. The contractors will need to excavate the dirt around the sewer line and replace it. Once the work is done, you will need to cover the landscaping costs to replace the damaged grass, flowers, or bushes.
If a house isn’t connected to a sewer system, it likely has a septic tank. You can expect to pay around $6,400 to completely replace your septic tank—with prices varying based on the size and complexity of the system.
If you need a septic tank repair, ask that the material and labor costs are listed separately on any estimates you receive. This way, you can make sure you don’t overpay for equipment.
Mold Removal
Mold removal might not seem as complex as some of the extensive repairs on this list, but the cost to eliminate this toxin can add up if the problem gets out of hand.
Mold can cause a variety of reactions in people. It can leave you with itchy eyes, a runny nose, and stuffy sinuses. Some people have skin reactions or difficulty breathing when they are in close contact with mold. People with respiratory problems (like asthma) might experience worsened symptoms in moldy homes. In short, mold is a danger for almost anyone.
Mold remediation can cost between $1,500 to $4,000, depending on the square footage of your home. It also depends on how far the mold has spread.
You should contact a mold expert as soon as you notice warning signs in your home—like damp areas, discoloration on your walls, or sinus problems whenever you enter the house. The sooner you catch the issue, the less the mold removal should cost.
Plumbing Leaks
You might not think plumbing leaks are major issues, but the cost comes more from the damage they cause than the actual pipe. It might cost less than $500 to <a target="_blank" href="https://www.angi.com/articles/cost-to-repair-leaking-pipe.htm">repair a leaky pipe</a>, which isn’t a problem if you catch the issue early on. However, the total costs can be much higher if the burst pipe floods your home or a slow leak seeps into your floors.
As soon as you notice water in your home, turn off the water shut-off valve until you can find the source of the problem. A broken pipe can quickly warp wood floors and ruin your electrical system if water gets into your wires. Even minor flooding can cause thousands of dollars in water damage.
An experienced plumber should be able to identify the problem and repair it quickly. They will also outline any other property damage you need to address to prevent uneven floors or mold growth from unwanted water.
Termites
If you catch their warning signs early on, termites don’t have to cause major problems. When you look at houses, ask about the building materials used on the property. A cement block or brick house has minimal termite risk, but a wood house might have termite damage.
The average homeowner can expect to pay anywhere from $225 to $2,500 to cover <a target="_blank" href="https://www.forbes.com/home-improvement/pest-control/termite-treatment-cost/">termite eradication</a>. Catching the warning signs early on can reduce potential treatment and tenting costs while mitigating termite damage.
Not only are these insects gross, but they can significantly affect your foundation and limit the stability of your home. A minor termite issue can become a major foundational repair cost if you're not careful and don't ask about the home’s history of termites as a buyer.
Fortunately, you can take steps to prevent infestations. Build a termite inspection into your yearly maintenance plan with your pest control provider. These experts can spot termites immediately and take steps to remove them before the issue becomes serious.
Hire an Agent Who Can Point Out Major Repairs
It’s natural to feel overwhelmed as you review some of the most expensive home repairs you could face. However, there is good news: you don’t need to be a home expert to know if a property is in good condition. That is what your agent—and eventually your home inspector—will do.
A quality real estate agent will evaluate the condition of a home before recommending it to you. If they find any issues (from septic tank problems to electrical panel violations), they are ethically bound to tell you about them. The home inspector will also uncover any issues you need to know about.
Take a deep breath and search for one of the top real estate agents in your area. An agent can’t prevent costly home repairs, but they can alert you to potential issues to look out for. They can give you the tools to choose the right home and move in with confidence.2023-08-23T11:09:05-07:002023-08-29T06:02:48-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:21617Best September Events in Breckenridge and Summit County [Updated for 2023]Kids might be back in school, but that's no reason to stop having fun. September tends to bring less rain and plenty of sunshine, so come check out the lineup of fun things to do before it's time to get excited for ski season!
Ski Passes on Sale!
<img src="https://assets.site-static.com/userfiles/2566/image/Skier.png" width="400" height="200" />
Before we get into all the fun stuff happening in September, we want to let you know that prices on season passes will increase Spetember 4 so get yours now for the best price possible.
If you plan to ski any of the Vail Resorts ski areas over any winter holiday period this season, it only takes four days of skiing for the Epic Pass to be the best price you'll find. To learn more or to purchas a pass, visit <a href="https://www.epicpass.com/" target="_blank">EpicPass.com</a>.
Breckenridge Events
<img src="https://assets.site-static.com/userfiles/2566/image/Duck_Race.jpg" width="400" height="200" />
Breckenridge has so many popular events going on in September that we couldn't narrow it down to just one! It all kicks off with the 3-day Labor Day Weekend featuring the Rubber Duck Race and the Great Divide Arts Festival.
Then we go into a 3-day weekend (Fri-Sun) of Oktoberfest, where you can taste beers from local breweries but also wine, cocktails, and of course, German cuisine and polka.
The following Thursday is the start of the Breckenridge Film Fest which is another not-to-be-missed Breck event that spans 4 days with more film submissions than ever before.
We then close out the month and go into October with a weekend of Strings, Ciders and Sours. The tough part is choosing which weekend to be here - we suggest spending the whole month here!
Check out the <a href="https://gobreck.com/experience-breckenridge/festivals-and-events/all-events" target="_blank">GoBreck website</a> for dates and details.
Frisco Fall Fest
<img src="https://assets.site-static.com/userfiles/2566/image/Untitled_22.jpg" alt="Frisco Fall Fest - ArtoberFest" width="400" height="200" />
This festival features "Arts at Altitude" show and sale. It's a great way to check out local and regional art curated by the Summit County Arts Council in the Frisco Historic Park. You can also create your own art! This is a great event for the whole family.
Don't worry, there will be plenty of beer, pretzels and polka too - <a href="https://www.townoffrisco.com/event/festival-events/fall-fest/" target="_blank">learn more</a>!
Copper Live - Free live music series
<img src="https://assets.site-static.com/userfiles/2566/image/Untitled.jpg" alt="Copper Free Live Music" width="400" height="200" />
Later in the month, make your way over to Cooper Mountain for their flagship free live music series. Presented by 10 Barrel Brewing, this year will headline Rewind the afternoon of September 23. Wear your favorite Rock N Roll band t-shirt and just try not to dance to these 70's, 80's, and 90's cover tunes! <a href="https://www.coppercolorado.com/things-to-do/events/september-events/copper-live-sep23" target="_blank">Get more details here.</a>
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">monthly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2023-08-15T07:02:00-07:002023-08-26T09:23:19-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:29614Top 5 Reasons to Use a Local Mortgage Lender When Purchasing a Vacation Home
Why you should always use a local lender when buying a vacation home.
<br />When purchasing a vacation home in Breckenridge or around Summit County, you might want to use your normal mortgage lender. However, that can sometimes cause problems. There are distinct advantages to working with a local Summit County lender, and in this video I'll walk you through my top 5 reasons to work with a local mortgage lender.
You can listen to my full explanation in the video above or skip to each topic using the timestamps provided:
0:00 — Introduction
1:05 — Why you should use a local lender
2:15 — Personalized service
3:24 — Familiarity with properties
4:54 — Condo questionnaire
8:08 — Flexibility and customization
9:58 — Wrapping up
If you have any questions about this topic or buying in Breckenridge, please call or email me. I am always willing to help!2023-08-10T07:33:37-07:002023-08-14T11:16:38-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:29719Moving to Silverthorne: 10 Reasons You’ll Love Living in Silverthorne<img src="/userFiles/2566/image/living-in-silverthorne.jpg" style="display: block; margin: 20px auto;" alt="What it's Like to Live in Silverthorne" />
With breathtaking views, year-round outdoor activities, and a strong sense of community, there are many reasons to love living in Silverthorne in <a href="https://www.thebrecklife.com/summit-county-real-estate/" title="Summit County Homes for Sale">Summit County</a>, Colorado. However, before investing in Silverthorne real estate, you need to know a few crucial things. Discover the local lifestyle, up-to-date housing information, and an overview of all the fun things to do near your new home. Here's what you need to learn before calling yourself a Silverthorne local.
10 Reasons Silverthorne Is a Great Place to Live
Mountain Paradise: Silverthorne is nestled in the heart of the Rocky Mountains, providing ample opportunities for hiking, mountain biking, and more.
World-Class Skiing: Silverthorne is just a stone's throw away from some of the world's best ski resorts, including Breckenridge, Keystone, and Copper Mountain.
Breathtaking Views: With the stunning backdrop of the Rockies, Silverthorne offers some of the most breathtaking views you can find in Colorado.
Blue River Fun: Blue River flows through the heart of town, inviting residents to go rafting and fishing.
Access to Dillon Reservoir: Silverthorne is located on Dillon Reservoir, allowing people to live directly on the water.
Shops & Restaurants: Silverthorne's numerous shopping areas offer mountain outfitters, delicious restaurants, and convenient stores.
Vibrant Short-Term Rental Market: The town's year-round demand for vacation rentals makes it a promising location for investors.
Close To It All: Silverthorne is just a short drive away from popular communities like <a href="https://www.thebrecklife.com/dillon-real-estate/" title="Dillon Homes for Sale">Dillon</a>, <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">Frisco</a>, and Breckenridge.
High Quality of Life: Silverthorne offers a high quality of life, making it an excellent place for anyone seeking a relaxed, outdoor-oriented lifestyle.
Diverse Housing Market: Luxury condos, secluded cabins, waterfront estates—you'll find it all in Silverthorne!
The Silverthorne Lifestyle
Living in Silverthorne is a truly enchanting experience, a delightful mix of serene mountain life, thrilling outdoor activities, and a warm, welcoming community. Located less than 15 miles north of the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>, it's a fantastic location for year-round residents who enjoy the shifting palette of the seasons, from the lush green summers to the crisp, snow-dusted winters. It's equally appealing to seasonal residents and vacation home investors who seek a tranquil escape for ski season or a lucrative rental property.
Of course, skiing is integral to the Silverthorne lifestyle. Its enviable location is just a short drive from numerous world-class ski resorts, including Breckenridge, Keystone, and Copper Mountain.
For those who enjoy water-based recreation, Dillon Reservoir—considered one of the <a href="https://www.thebrecklife.com/blog/best-lakes-breckenridge/">best lakes near Breckenridge</a> and Silverthorne—offers a perfect setting for boating, with the picturesque backdrop of the Rockies adding a touch of grandeur to every excursion. Meanwhile, the famed Blue River, with its tranquil, clear waters, is renowned as a prime spot for fly fishing. In essence, life in Silverthorne is about embracing the grandeur of nature, partaking in exciting outdoor adventures, and savoring the distinctive lifestyle offered by this unique mountain town.
Types of Homes in Silverthorne
<img src="https://assets.site-static.com/userfiles/2566/image/silverthorne-homes.jpg" alt="What Kind of Homes are Available in Silverthorne?" style="display: block; margin: 20px auto;" />
Silverthorne's real estate market is one of the most popular in Summit County. <a href="https://www.thebrecklife.com/silverthorne-real-estate/">Homes for sale in Silverthorne</a> cover a wide pricing spectrum, regularly listing from the $700s to more than $7 million. Among the diverse housing options, condos and <a href="https://www.thebrecklife.com/silverthorne-real-estate/silverthorne-townhomes/">townhomes in Silverthorne</a> are especially prevalent, as they provide luxury amenities at more affordable prices. Depending on community regulations, these properties can make fantastic vacation rental homes.
Buyers looking for luxury will discover grand mountain estates in neighborhoods like <a href="https://www.thebrecklife.com/silverthorne-real-estate/eagles-nest/" title="Eagles Nest Homes for Sale">Eagles Nest</a> and <a href="https://www.thebrecklife.com/silverthorne-real-estate/angler-mountain-ranch/" title="Angler Mountain Ranch Homes for Sale">Angler Mountain Ranch</a>. These remarkable homes continually attract attention for their unique blend of luxury, location, and authentic mountain design. With prices going as high as $8 million, these properties present an unparalleled Colorado lifestyle.
Silverthorne Amenities
Silverthorne offers all the amenities you need to make everyday life easy, from dozens of local shops to a well-supplied community recreation center. The array of amenities and local services are on-par with bigger cities like Denver, providing metropolitan convenience in a naturally beautiful location.
Local Services
The <a target="_blank" href="https://www.silverthorne.org/discover-silverthorne/recreation-center?locale=en">Silverthorne Recreation Center</a> is a vibrant hub of health, fitness, and community activities for all ages. Inside, you'll find an impressive indoor pool offering lap swimming for those seeking a vigorous workout, fun slides for family-friendly entertainment, and swim lessons for all skill levels. For those who prefer land-based exercise, the center provides a variety of group fitness classes to engage and energize participants.
Residents can also use Summit Stage, the town's free-to-ride bus system. Routes connect the town to shopping centers, hotels, and nearby cities. The commuter shuttle even runs to Lake County and <a href="https://www.thebrecklife.com/park-county-real-estate/" title="Park County Homes for Sale">Park County</a>.
Shopping
The Outlets at Silverthorne, a premier shopping destination set along the scenic Blue River, is a retail paradise for residents and visitors alike. Spread across three distinct villages—Red, Blue, and Green—the outlets offer various stores to suit every taste and budget. From iconic fashion brands like Gap and Under Armour to specialized retailers like Sun & Ski Sports and Zumiez, the shopping options are as varied as they are plentiful.
This unique outdoor shopping environment provides access to high-quality goods at outlet prices and an inviting backdrop for a leisurely day out. The blend of scenic beauty, shopping convenience, and great deals creates immense value for everyone visiting the Silverthorne Outlets.
Things to Do in Silverthorne
<img src="https://assets.site-static.com/userfiles/2566/image/silverthorne-activities.jpg" alt="Activities & Entertainment in Silverthorne" style="display: block; margin: 20px auto;" />
There's always a great selection of fun things to do in Silverthorne! The heart of Silverthorne beats with an outdoorsy rhythm: the Blue River, a hotspot for fly fishing, runs right through the town; the nearby Dillon Reservoir is perfect for boating and other water-based activities. Winter transforms the town into a snowy wonderland, where skiing, snowshoeing, and ice skating abound.
The Silverthorne Recreation Center offers indoor and outdoor recreational amenities, while the Outlets at Silverthorne provide a unique shopping experience along the scenic Blue River. With a thriving arts scene centered around the Silverthorne Performing Arts Center and tasty dining options, Silverthorne offers a vibrant lifestyle amid the stunning Rockies.
Skiing
Keystone Ski Resort, located just a short drive from Silverthorne in the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">Keystone area</a>, is an expansive winter sports paradise. With three unique mountain peaks, the resort offers diverse terrains, accommodating all skill levels. Meanwhile, Breckenridge Resort is a beloved favorite for skiers and snowboarders from all around the world. With the <a href="https://www.thebrecklife.com/copper-mountain-real-estate/" title="Copper Mountain Homes for Sale">village of Copper Mountain</a> and its slopes just a 15-minute drive away, Silverthorne residents are truly spoiled with skiing choices. Other nearby resorts include Arapahoe Basin and Loveland Ski Area.
Outdoor Activities
In summer, Silverthorne, Colorado, transforms into an open-air playground. The town is surrounded by numerous trails leading to stunning vistas, perfect for hiking and biking enthusiasts. Local parks offer spaces for picnics, games, and community events. <a target="_blank" href="https://www.fs.usda.gov/whiteriver">White River National Forest</a>, a vast expanse of wilderness, provides opportunities for camping, fishing, and exploring diverse flora and fauna.
Blue River and Dillon Reservoir add water-based activities into the mix, with boating, paddleboarding, and fly fishing. Each summer day in Silverthorne brings a chance to experience the richness of Colorado's outdoors in a vibrant and engaging setting.
Breweries & Restaurants
Silverthorne's culinary scene is vibrant and diverse, catering to various tastes. Dillon Dam Brewery pairs award-winning craft beers with hearty pub fare, while The Baker's Brewery offers unique brews and a gourmet twist on comfort food. Red Mountain Grill serves home-cooked dishes in a mountain lodge atmosphere. Italian cuisine lovers will appreciate Sauce on the Blue for its authentic Italian food.
Best Places to Work Near Silverthorne
The job market in Silverthorne has numerous opportunities in both the public and private sectors. Summit County is one of the largest employers, offering various roles in administration, public safety, and community services. Thanks to the town's numerous shops, restaurants, and resorts, retail and hospitality also play a significant role in the local economy. These establishments provide many jobs, particularly in customer service, management, and culinary positions.
Many Silverthorne residents make the short drive to take advantage of the larger <a href="https://www.thebrecklife.com/blog/breckenridge-economy/">Breckenridge economy</a>. As Silverthorne continues to grow and attract more residents and tourists, the job market is expected to expand with it.
Schools In & Around Silverthorne
<img src="https://assets.site-static.com/userfiles/2566/image/silverthorne-schools.jpg" alt="Silverthorne Schools & Education" style="display: block; margin: 20px auto;" />
The town of Silverthorne is served by the Summit County School District, which operates the public <a href="https://www.thebrecklife.com/blog/breckenridge-schools-guide/">schools in Breckenridge</a>, Dillon, and Frisco. Silverthorne Elementary is the town's only elementary school. As students progress, they typically transition to Summit Middle School and then to Summit High School or Snowy Peaks Jr/Sr High School.
For those seeking an alternative to public education, The Peak School is a private institution catering to students in grades 6 through 12. The school is known for its small class sizes, allowing personalized instruction. Beyond that, Colorado Mountain College is the local community college with campuses in both Dillon and Breckenridge.
Life in Silverthorne: Your Rocky Mountain Paradise Awaits
It should come as no surprise that Silverthorne is one of the best places to live in Summit County. Its unique blend of outdoor recreational activities, abundant skiing, vibrant arts scene, tasty dining options, and numerous educational institutions make it a standout location for people seeking an active lifestyle surrounded by natural beauty. Whether you're looking for a full-time home, a part-time getaway, or some of the most spectacular <a href="https://www.thebrecklife.com/summit-county-real-estate/summit-county-luxury-homes/">luxury homes in Summit County</a>, Silverthorne may be the perfect place for you.
2023-08-08T11:21:00-07:002023-08-16T11:38:54-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:21053Best August Events in Breckenridge [Updated for 2023]It's no surprise that we LOVE August in the mountains. With the promise of rainy afternoons and gorgeous mornings, we love to get outside to play. With hiking (featuring wildflowers), arts festivals, and Concerts in the Park, there is so much to do in August in Summit County.
Breckenridge International Festival of the Arts
<img src="https://assets.site-static.com/userfiles/2566/image/BIFA.png" width="400" height="200" />
The Town of Breckenridge is hosting another International Arts Festival from August 11-20. This year, "Three circus artists and a violinist stretch the boundaries of contemporary circus in this intimate and deeply moving production by Brisbane-based contemporary circus company Circa".
To learn more and for tickets, visit the <a href="https://breckcreate.org/events/what-will-have-been-by-circa" target="_blank">BreckCreate website</a>.
Wildflower Hikes at Arapahoe Basin
<img src="https://assets.site-static.com/userfiles/2566/image/Wildflower_Hikes_at_Arapahoe_Basin_1.jpg" alt="Wildflowers at Arapahoe Basin ski resort." width="400" height="200" />
With all of the rain this season, wildflowers are out and absolutely beautiful! Take advantage of all of the mountain flora by joining a guided hike of Arapahoe Basin. The hikes start at 10 AM and you can still sign up for August 14 and August 28, but hurry!
For more information and to purchase your wildflower hike tickets,<a href="https://store.arapahoebasin.com/s/summer/p/wildflower-hikes?_gl=1%2a15pq71z%2a_ga%2aMTAxODQzMDE1MC4xNjg5MDEwMjA3%2a_ga_D27CSWWCKR%2aMTY4OTQ0MTg3NC4zLjAuMTY4OTQ0MTg3NC42MC4wLjA.&_ga=2.156132155.1806152494.1689441875-1018430150.1689010207" target="_blank"> visit the Arapahoe Basin website</a>.
Silverthorne Art Stroll
<img src="https://assets.site-static.com/userfiles/2566/image/Silverthorne_Art_Stroll_2.jpg" alt="Mountain water color art." width="400" height="200" />
A great way to see all the new development in Silverthorne while taking in a great event, stroll between Bluebird Market and the Art Spot Silverthorne Maketspace on August 20 between 11 AM - 3 PM. The event is free and showcases local musicians and artists.
To learn more, visit the <a href="https://www.silverthorne.org/Home/Components/Calendar/Event/566/" target="_blank">Town of Silverthorne website</a>.
Frisco Concerts in the Park Series
<img src="https://assets.site-static.com/userfiles/2566/image/Frisco_Free_Concert_in_the_Park_1.jpg" alt="Man plays the drums at a Frisco Free Concert in the Park event" width="400" height="200" />
Nothing says summer time more than a concert in the park. The Town of Frisco hosts a concert in the park Thursdays at 5:30 PM and all are welcome, including your furry friends!
To see the full concert series, visit the <a href="https://www.townoffrisco.com/event/music-events/concert-in-the-park-series/" target="_blank">Town of Frisco website</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.
<img src="https://assets.site-static.com/userfiles/2566/image/Lake_Dillon_1.jpg" alt="Best Events in Breckenridge - August 2022" width="400" height="200" />2023-07-22T09:30:00-07:002023-07-22T12:24:46-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:29138Maximizing Vacation Rental Income: Best 14 Days to Rent Out Your Breckenridge Vacation Home<img src="/userFiles/2566/image/when-to-rent-out.jpg" style="display: block; margin: 0 auto 20px auto;" alt="When's the Best Time To Rent Out a Breckenridge Vacation Property?" />
A thriving real estate market for vacation homes lies in the enchanting town of Breckenridge, Colorado, nestled amidst the majestic Rocky Mountains. For owners of vacation homes and <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Homes for Sale in Breckenridge CO">investment properties</a> seeking to maximize their rental income, understanding the most profitable days to rent out Breckenridge vacation homes is essential. This article unveils the 14 optimal days that promise lucrative returns, allowing homeowners to capitalize on the region's abundant tourism. By delving into the intricacies of Breckenridge's short-term rental market, this guide presents valuable insights to investors and property owners alike, enabling them to make informed decisions and unlock the full potential of their vacation rental properties.
The 14-Day Rule on Vacation Homes
Income taxes can affect potential profits for vacation property owners. The IRS allows owners to rent a personal vacation home for up to 14 days per year without reporting rental income. Renting a vacation home for more than 14 days per year means that owners must report this income to the IRS and pay taxes on it. Those who have a personal vacation home that they don't use during the busiest season in Breckenridge can maximize profits. They can rent out their home for up to 14 days while rentals are in high demand without paying any income taxes on rental revenue.
Owners who plan to rent their vacation home for 14 days or less should note that they won't be able to deduct rental-related costs. In this case, the IRS considers their vacation home a personal residence rather than a business. The IRS considers vacation homes to be private residences with a caveat when rented for more than 14 days per year. In this case, owners have to pay income taxes on rental revenue. However, they can also write off some rental-related expenses to help lower their taxes.
Ski Season in Breckenridge
<img src="https://assets.site-static.com/userfiles/2566/image/ski-season-breckenridge.jpg" alt="Ski Season is the Best Time To Rent Out Your Home" style="display: block; margin: 20px auto;" />
The year-round appeal of the beautiful Rocky Mountain retreat is one of the <a href="https://www.thebrecklife.com/blog/why-breckenridge-vacation-homes-are-good-investments/">reasons Breckenridge vacation homes make great investments</a>, but ski season is the most profitable time to rent out a vacation home. Breckenridge Ski Resort is a top ski destination in the U.S. It's one of the most crowded ski resorts. The ski season runs from November through April. During this time, lodging options and ticket prices are at their highest on weekends and holidays, including Thanksgiving, Christmas Day, and Presidents Day. Rental rates at the start and end of ski season tend to be slightly lower than the rest of the season. Those who want to maximize vacation home rental profits can do so with ski season rentals.
What makes Breckenridge Ski Resort such a big draw? This resort has over 2,900 skiable acres, including four terrain parks and 187 trails. Ski trails for all skill levels are available, from beginners to experts. The resort includes five peaks and North America's highest chairlift. Visitors can also go snowboarding and enjoy the area's other amenities and attractions, such as a rejuvenation spa, historic tours, shopping, and dining. With ski season offering tons of excitement on the slopes and plenty to do in town, this is an ideal time to rent a vacation home in the area.
Average Vacation Rental Costs During Ski Season in Breckenridge
Vacation rental costs in Breckenridge during its busiest season can vary from one property to the next. Factors such as size, amenities, and proximity to ski slopes can all affect how much owners charge for rentals. Generally, the average cost for a trip to Breckenridge is between $1,613 and $3,265 per person. For families, the average cost falls between $5,120 and $9,394. This includes lodging, flights, food, and other expenses. For homes in <a href="https://www.thebrecklife.com/blog/best-neighborhoods-breckenridge/">Breckenridge's best neighborhoods</a> and those closest to the area's main attractions, costs can be considerably higher.
Average rental prices are often lower in early to mid-November and early to mid-April. These are the beginning and end of the ski season, when some ski runs at the resort might not be available. Vacation rental costs at the height of ski season tend to be much higher, especially for vacation homes compared to hotels.
Vacation rental homes in Breckenridge that are smaller and offer fewer amenities are at the lower end of the average cost range. Those offering four or more bedrooms, luxury amenities, and ski-in/ski-out access are at the higher end of this cost range. Costs also vary based on the length of a rental. Owners typically offer discounts for guests who rent for more than two weeks at a time.
Ready to invest in <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge real estate</a>? Browse all the latest listings of Breckenridge homes for sale today.
Breckenridge Winter Events and Local Attractions
Breckenridge offers much more than skiing for those who visit in winter. Property owners can mention local festivals, events, and other attractions when marketing their vacation homes for winter rentals. The <a href="https://gobreck.com/event/lighting-breckenridge-race-santas" target="_blank">Lighting of Breckenridge & Race of the Santas</a> offers festive fun in early December. Visitors can watch runners dressed as Santa race along Main Street. The lighting ceremony includes over 250,000 holiday lights that brighten the town for the season. This event includes a holiday dog parade, carolling, and a Children's Moose March.
The Ullr Festival in early December is a Viking-themed event featuring a Main Street parade, bonfire, and other festivities. The International Snow Sculpture Championships take place in late January. This competition creates an outdoor art gallery of hand-carved ice sculptures downtown.
Breckenridge offers several outdoor winter activities to enjoy besides skiing. Visitors can go sledding, take sleigh rides through scenic mountain terrain, and go ice skating at Stephen C. West Ice Arena. Other activities include sonic snowcat tours, year-round fly fishing, snowshoeing, and snowmobiling. Attractions in Breckenridge include the Edwin Carter Museum, High Line Railroad Park, Breckenridge Backstage Theatre, and Breckenridge Gallery.
Meeting the High Demand for Breckenridge Vacation Rentals
As the sun sets on Breckenridge's breathtaking landscape, this exploration of the 14 most profitable days to rent out vacation homes draws to a close. By scrutinizing the dynamics of the local rental market, property owners can leverage this knowledge to bolster their financial gains and make their Breckenridge properties truly shine. Whether it's the allure of winter sports, all the <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a> year-round, or the mesmerizing fall foliage, the town offers many opportunities for lucrative rentals. With an understanding of these optimal days, investors can confidently navigate the real estate landscape, optimizing their profits and ensuring a prosperous future in this captivating mountain retreat.
2023-07-13T08:56:31-07:002023-07-13T09:09:27-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:29123Breckenridge vs Steamboat Springs: Where Should You Live?<img style="margin: 0 auto 20px auto; display: block;" src="/userFiles/2566/image/breckenridge-vs-steamboat-springs.jpg" alt="Comparing Breckenridge and Steamboat Springs" />
In the picturesque landscapes of Colorado, two towns beckon those seeking an idyllic mountain lifestyle: Breckenridge and Steamboat Springs. These charming destinations hold undeniable appeal for those searching for the perfect place to call home, and the numbers show this fact: people are <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a> and Steamboat in droves, with Breckenridge more than doubling in population since 2000.
Nestled amidst the majestic Rocky Mountains, Breckenridge stands tall as a vibrant hub of activity, renowned for its world-class skiing, bustling downtown, and year-round festivities. The <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-homes/">ski homes in Breckenridge</a> are spectacular, and the views and amenities can't be beaten. Meanwhile, Steamboat Springs exudes a more laid-back ambiance, enchanting residents with its hot springs, rugged trails, and deep-rooted Western heritage. This article compares living in these two remarkable towns, shedding light on the unique attributes that make them alluring choices for mountain enthusiasts.
Skiing
When it comes to hitting the slopes, both Breckenridge and Steamboat Springs offer some of the best skiing in Colorado. The respective ski resorts are very similar in size, but their individual vibes are significantly different.
Breckenridge has nearly twice the number of lifts, more (and more challenging) ski runs, and a larger mountain to explore. Plus, it's an Epic Pass partner and conveniently close to several other ski resorts, opening the door to more skiing in the area; for homebuyers, there are several great <a href="https://www.thebrecklife.com/blog/best-neighborhoods-near-breckenridge-ski-resort/">neighborhoods near Breckenridge Ski Resort</a>. For serious skiing enthusiasts, these factors may give Breckenridge the edge. However, Steamboat has a palpable charm all its own. Its particularly fluffy and dry snow, more remote location, fewer crowds, and authentic local feel make it an equally appealing option.
Breckenridge Ski Resort
Picture-perfect Breckenridge is one of the most popular ski areas in the U.S., attracting more than 1.5 million annual visitors. Celebrated for its variety, the resort packs in everything from intense moguls to leisurely wooded runs across its 187 trails, access to which is provided by a whopping 35 lifts. The resort also features a large terrain park. And although there are frequently lines near base camp, it's not difficult to find some space across its expansive 2,900 acres. There are tons of <a href="https://www.thebrecklife.com/blog/breckenridge-winter-events-festivities-guide/">winter events and festivities in Breckenridge</a>, many of which take place at or around the ski resort.
Breck's highest accessible summit stands just shy of 13,000 feet, granting it the honor of the tallest operating chairlift in the country. Technical skiing fans will be thrilled with the high alpine routes, and similarly, lovers of fresh powder will feel right at home here. The resort typically receives 355 inches of snow per year. After days spent on the slopes, the chalet-inspired <a href="https://www.breckenridge.com/plan-your-trip/stay/groups/village-at-breck.aspx" target="_blank">Village at Breckenridge</a> offers a lively atmosphere with dozens of restaurants, shops, and apres ski hotspots.
As if all that isn't enough, Breckenridge is also part of the Epic Pass network. This ultimate season ticket gives pass holders access to over 40 resorts worldwide, plus countless perks. If you don't need much access, check out the regional Rocky Mountain or Summit Value pass, with access to just Breckenridge and nearby Keystone.
Steamboat Ski Resort
Steamboat Ski Resort offers a distinctly more relaxed vibe, similar skiable acreage to Breck, and a total of 18 lifts. Large sections of the ski area are heavily wooded, making Steamboat a favorite for those who favor tree runs. However, the resort's terrain offerings are diverse, with runs of all types and even night skiing. In addition to the gentle, well-groomed trails, 44% are classified as advanced, which is an excellent option for experienced skiers.
Steamboat's serious approach to winter sports also makes it a noted Olympic training ground. More winter Olympians have come out of the town than any other in the country! There's also never a concern about the lack of fresh snowfall or its quality. Steamboat Springs is home to the one and only "champagne powder" and consistently ranks as one of the <a href="https://www.uncovercolorado.com/what-part-of-colorado-gets-the-most-snow/" target="_blank">snowiest ski resorts in Colorado</a>. The area received almost 450 inches during the 2022–2023 season!
One more major perk to skiing Steamboat: the Howelsen Hill Ski Area. Often referred to as "Hometown Hill," Howelsen is the state's oldest continuously operating ski area, plus North America's largest and most developed ski jumping site.
The ski resort has a laid-back, welcoming Western atmosphere, notably more relaxed than many other Colorado ski resorts. Enjoy a range of drinking and dining options onsite, and set aside time to explore the town's namesake natural hot springs.
Steamboat or Breckenridge: Which Town Has a Better Location?
<img src="https://assets.site-static.com/userfiles/2566/image/breckenridge-steamboat-location.jpg" alt="Where are Breckenridge and Steamboat Springs Located?" style="display: block; margin: 20px auto;" />
The very different locations of Steamboat Springs and Breckenridge are part of what creates the different ambiances. Steamboat Springs offers a slice of serenity for those looking for more seclusion and a local atmosphere. On the other hand, Breckenridge is much more convenient, especially for quick weekend getaways. It's only 1.5 hours from Denver, with most of the route along I-70. Regarding convenience and accessibility, Breckenridge can't be beaten—but its centrality comes with more crowds.
Breckenridge Location
Located just 80 miles from Denver, Breckenridge is accessible anywhere in central Colorado. The town centers around State Highway 9, 15 minutes south of I-70. Getting here from Denver is a breeze, taking 1.5–2 hours via any method. Its proximity to the interstate also decreases weather-related road closures.
Breckenridge is convenient to reach even without a car. Numerous shuttle companies offer service to Denver International Airport and Eagle/Vail Regional Airport. It's even possible to take <a href="https://www.thebrecklife.com/blog/breckenridge-public-transportation/">Breckenridge public transportation</a> to and from the airport or Union Station downtown. Once in Breck, complimentary shuttles and walkability make it easy to get around town car-free. As a bonus, several other ski resorts are within an hour's drive. This includes those in the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Homes for Sale in Keystone CO">Keystone area</a>, Vail, and Beaver Creek.
It's important to note that Breckenridge's accessible location is also one of its cons—it can get busy. Especially on weekends and holidays, traffic jams along I-70 are common, and the ski areas are packed with day-trippers from Denver.
Steamboat Springs Location
Steamboat Springs is more secluded, tucked away in northwestern Colorado and surrounded by national forests. It's just under a three-hour drive to Denver and just over two hours to Laramie, Wyoming. Otherwise, no major urban hubs are nearby, just small, exceptionally scenic mountain towns.
Fortunately, accessibility to Steamboat has improved in recent years with the expansion of Yampa Valley Regional Airport. The hub offers non-stop flights to 16 cities across six airlines, and a shuttle service runs from the airport to town. For those coming from Denver, direct bus service to Union Station runs on weekends for just $40 round-trip.
Steamboat's remote nature is unarguably part of its appeal. It's off the beaten path, providing that coveted "getaway" feel, and there are rarely lift lines or traffic. The lack of a large city nearby and the surrounding Medicine Bow-Routt National Forest also means the scenery is practically untouched. Plus, Steamboat is conveniently situated to explore Wyoming and Utah.
Breckenridge vs. Steamboat Real Estate Market
Breckenridge and Steamboat Springs have in-demand housing markets with a frequent sales turnover. Their average sale prices are nearly identical; however, there are a few key differences.
Breckenridge has more large homes with 5,000+ square feet
Steamboat offers a greater selection of mid-sized standalone homes
Breckenridge allows short-term rentals everywhere in town, whereas Steamboat Springs prohibits them in some areas
Investing in short-term rentals is more affordable in Steamboat Springs
Both towns have an abundance of condos, but Steamboat has a higher density right next to the ski lifts, while a sizable chunk of <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-condos/" title="Condos For Sale in Breckenridge CO">Breckenridge condos</a> are in the village
Breckenridge Real Estate Market
Breckenridge is well-established as a luxury home market, with a median sale price of over $1 million. Single-family homes are at the upper end of the range, with the premier area right alongside the ski lifts; expect prices of $8 million or more for 5,000+ square foot <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-luxury-homes/">luxury homes in Breckenridge</a>. There is also an excellent selection of one- and two-bedroom condos in the center of the village. Breck's main attractions are within walking distance but expect smaller sizes and wildly varying prices, heavily dependent on a building's amenities. You'll find several condos starting in the $300s, but several in town are listed for close to $2 million.
Outside of properties in this highly urbanized zone, development throughout Breckenridge is priced relatively consistently. There are many <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-new-construction-homes/">new-construction homes in Breckenridge</a>, especially south toward Blue River. These properties are just beyond the bustle of town and have breathtaking views.
As a popular vacation destination, demand for short-term rentals in Breck is high. Buyers interested in investment properties should be cognizant of city ordinances, many of which have changed in the last year. Breckenridge <a href="https://www.townofbreckenridge.com/your-government/short-term-rental-licenses-and-regulations#!/" target="_blank">requires a short-term rental license</a> and an accommodation license tax.
Steamboat Springs Real Estate Market
Steamboat Springs has seen a steady uptick in median home costs, with prices nearly doubling since 2019 and averaging almost $1.2 million. Like Breck, there's a decent selection of smaller, less-expensive condos near the town center. However, Steamboat also has greater availability near the ski lifts.
The area's most luxurious properties are uphill from town toward Fish Creek Falls. Here, residents enjoy a rural atmosphere with panoramic mountain views while also being minutes from town.
In contrast to Breckenridge, Steamboat's surroundings are (far) less developed. A broad selection of large new-construction homes is west along the Yampa River. For those open to purchasing just outside of town, it's easier to find four- or five-bedroom properties for close to $1 million.
When it comes to short-term rentals, Steamboat is more restrictive. The city enforces a 9% short-term rental tax, plus STRs are prohibited altogether in several areas. If you're purchasing property to rent short-term, carefully vet the location beforehand.
Things to Do in Breckenridge & Steamboat
<img src="https://assets.site-static.com/userfiles/2566/image/breckenridge-steamboat-activities.jpg" alt="Activities in Breckenridge & Steamboat Springs" style="display: block; margin: 20px auto;" />
Breckenridge and Steamboat Springs each offer practically endless outdoor recreation, bolstered by small yet lively town centers. Steamboat leans more casual, with a more extensive selection of affordable eateries and low-key drinking spots. On the other hand, Breckenridge has a greater variety and a buzzier atmosphere on weekends.
In terms of outdoor activities beyond skiing, Steamboat Springs has an edge. Whether it's tubing, kayaking, fishing the Yampa River, golfing, mountain biking, or hiking, there are more options and fewer crowds. However, thanks to its taller area peaks, the <a href="https://www.thebrecklife.com/blog/best-walking-trails-breckenridge/">best hikes in Breckenridge</a> are tough to beat.
Things to Do in Breckenridge
Skiing is just the beginning of <a href="https://www.thebrecklife.com/blog/breckenridge-things-to-do/">things to do in Breckenridge</a>. The eye-catching town center has over 200 historic buildings repurposed into hotels, restaurants, and quaint shops. From local honey to alpine-themed decor and boutique clothing, Breck has an impressive assortment of shopping. The same applies to dining: from classic Italian pizza and Thai to elevated American fare, you won't go hungry here. Nightlife in Breckenridge has plenty to offer, from Western bars and entertainment to upscale bars on Main Street. Art and culture fans should watch the <a href="https://breckcreate.org/" target="_blank">Breck Create Calendar</a>, which includes everything from pottery workshops to riverside concerts.
There are loads more to explore outside of the town's boundaries, too. Embark on one of the incredible hikes, like a stroll to Sawmill Reservoir or a several-hour journey to spectacular Mohawk Lakes. Hikers with summit fever will love fourteeners—peaks over 14,000 feet in elevation—like Mt. Lincoln and Quandary Peak, just south of town. Other outdoor possibilities include kayaking on Lake Dillon, biking on riverside trails, and ice skating on a year-round outdoor rink. And if you're ever craving a true urban fix, don't forget Denver is only 1.5 hours away.
Things to Do in Steamboat Springs
As indicated by its name, Steamboat Springs' most notable attractions are its natural hot springs. There's the centrally-located, developed Old Town Hot Springs, which has eight naturally-fed pools; for something a bit more rustic, there's Strawberry Park Hot Springs. This outdoor resort is set in the forest, offering a variety of pools, lodging, and massage and other spa services.
Steamboat Springs may be compact, but it's full of hidden treasures. Visitors can learn about the town's history at the Tread of Pioneers Museum or peruse art at one of the many small galleries. For foodies, the town punches well above its weight. Options lean primarily casual, with several friendly diners, taquerias, and bakeries. However, several spots are ideal for an elegant night out, including steakhouses and fine dining with a focus on seasonal and locally sourced everything. End your days sipping a beer in one of the town's numerous breweries.
Outside town limits, there's a vast range of incredible scenery to explore. Nearby Medicine Bow-Routt National Forest offers everything from waterfall hikes to lofty summits like Mount Zirkel. Alternatively, enjoy the mountain air by teeing off at Haymaker Golf Course or biking at Steamboat Bike Park. Thanks to the Yampa River, there are also numerous water activities in summer, like kayaking, tubing, and paddle boarding.
Steamboat Springs vs. Breckenridge: Ski Areas, Hot Springs, and More
Ultimately, the choice between Breckenridge and Steamboat Springs boils down to individual preferences in mountain living. While both towns offer a captivating blend of natural beauty and recreational opportunities, <a href="https://www.thebrecklife.com/blog/best-neighborhoods-breckenridge/">Breckenridge's best neighborhoods</a> offer a more dynamic living experience. Its reputation as a premier ski destination and its thriving downtown scene set Breckenridge apart, attracting those who crave a lively atmosphere and many social experiences. However, Steamboat Springs holds its charm, offering a more relaxed and down-to-earth lifestyle, ideal for those who cherish tranquility and a deep connection to nature. Ultimately, the decision rests in the hands of the discerning individual, each town promising an enriching mountain experience in its unique way.
2023-07-12T13:26:12-07:002023-07-12T13:44:26-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:28909Keystone vs. Breckenridge CO: 5 Things to Know BEFORE Moving<img style="margin: 0 auto 20px auto; display: block;" src="/userFiles/2566/image/keystone-vs-breckenridge.jpg" alt="Comparing Keystone and Breckenridge" />
Breckenridge and Keystone are two of the most captivating mountain towns in Colorado, a state that's full of such towns. Nestled amidst the majestic peaks of the Rockies, both towns boast exceptional natural beauty and thriving real estate markets. With a focus on diverse recreational opportunities, cultural amenities, and community vibes, this exploration aims to provide insights for those seeking an active mountain lifestyle. By examining key factors such as proximity to ski resorts, outdoor activities, and overall ambiance, homebuyers considering <a href="https://www.thebrecklife.com/blog/moving-to-breckenridge/">moving to Breckenridge</a> or Keystone can understand the unique characteristics and appeal of living in each of these beautiful communities.
Keystone Real Estate vs. Breckenridge Real Estate
Breckenridge offers a nice mix of different home styles for anyone wanting to live a skiing lifestyle. Its market comprises ski-in, ski-out condos and townhomes, luxury homes, rustic estate cabins, and single-family homes. The median listing price for <a href="https://www.thebrecklife.com/breckenridge-real-estate/">homes for sale in Breckenridge</a> is around $3.3 million, or a little over $990 per square foot. <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-luxury-homes/">Luxury homes in Breckenridge</a> can list for up to $20 million.
The town of Breckenridge does allow a number of properties to be used as short-term rentals (STRs). STRs in Breck are defined as stays of less than 30 days. A valid short-term rental license must be purchased from the town before renting a unit. There are also annual taxes and fees assessed for leasing out a property. Each STR Zone in the town allows a certain percentage of rentals from among all the available homes.
Keystone has a lot of similar ski-in, ski-out property types available. <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Homes for Sale in Keystone CO">Homes in Keystone</a> have a median listing price of $1.5 million; <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-ski-in-ski-out-homes/" title="Keystone Ski-In Ski-Out Homes for Sale">Keystone's ski-in, ski-out homes</a> list for similar prices to community-wide homes.
Keystone short-term rentals are also allowed. The rules and restrictions in Keystone are a bit less cumbersome because Keystone is considered part of unincorporated Summit County. There are also no STR caps on the number of homes in any Keystone zone.
Keystone Skiing vs. Breckenridge Skiing
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-vs-breckenridge-skiing.jpg" alt="Skiing in Keystone vs. Breckenridge" style="display: block; margin: 20px auto;" />
Skiing at Keystone Resort is geared more toward people who are purely focused on the sport rather than the après-ski lifestyle and experiences surrounding the sport. Breckenridge Ski Resort is larger, with more bells, whistles, and après-ski activities. Regarding snowfall, Breckenridge gets about 26 percent more annual powder than Keystone. "Breck" averages 300 inches of snow per season compared to Keystone's 230 inches.
Breckenridge is a larger resort with a greater variety of runs, from beginner to advanced. The mountain's base elevation is 9,603 feet. Breck also has some great lifts running up the mountain to its beginner ski runs. Keystone is the better choice for experienced skiers. Most of its runs are intermediate to advanced. Keystone's base elevation is 9,280 feet.
No matter which mountain is preferable for any skier, an <a href="https://www.epicpass.com/region/rockies.aspx" target="_blank">Epic Pass</a> buys access to both. The two peaks are close enough to each other that people can ski at either one, so an Epic Pass can be an excellent value for someone who wants to do a lot of skiing in the area.
Keystone vs. Breckenridge Restaurants & Nightlife
Both towns have a great dining and nightlife scene, as expected in any town with a major ski resort. Here are some local favorites in Breckenridge:
Modis: Grilled gourmet meals, creative cocktails, and an extensive wine list
Ember: Fine restaurant with a prix fixe menu of three courses per person
Briar Rose Chophouse & Saloon: Wild West-style restaurant and saloon with white table service
Cecilia's Bar & Nightclub: Three bars, a patio, and the biggest dance floor in Breckenridge
Riverwalk Center: 750-seat venue with live music performances
Keystone's restaurants and bars are a bit more laid back than the options in Breckenridge but still very rewarding. Here are some local Keystone hotspots:
Kickapoo Tavern: Full menu of great pub foods and a full bar
Montezuma Roadhouse: Seafood, steaks, draft beer, signature cocktails, and wine
New Moon Cafe: One of the best breakfast options in town; open for lunch too
Nowhere Pizza & Pub: Pizza, wings & beer with indoor/outdoor seating on the shores of Keystone Lake
Goat Soup & Whiskey: One of the best late-night options in Keystone, with live music on the weekends and a game room
Summers in Keystone vs. Breckenridge
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-vs-breckenridge-summer.jpg" alt="Summers in Keystone vs. Breckenridge" style="display: block; margin: 20px auto;" />
Keystone Resort has two 18-hole championship golf courses that draw many visitors during the summer months. The River Course and Keystone Ranch were each designed by some of the top golf architects in the world, and the summertime views here are amazing. Visitors can take a scenic gondola ride during the summer months to better view the area or hike on one of the many miles of wilderness trails. Families will enjoy horse-drawn covered wagon rides through the Soda Creek Valley with <a href="https://www.keystoneresort.com/explore-the-resort/activities-and-events/summer-activities/keystone-stables/horseback-rides.aspx" target="_blank">Keystone Stables</a>.
There are great, year-round <a href="https://www.thebrecklife.com/blog/best-outdoor-activities-breckenridge/">outdoor activities in Breckenridge</a>, including fly fishing for rainbow trout, which is extremely popular in summer. The area also has some of the best whitewater rafting in Colorado. Kayaking and paddle boarding are more ways to experience the crystal-blue waters in this mountain town. The Breckenridge Golf Course offers 27 holes of championship play. After adding horseback riding, summer dog sledding, and zip lining to the list, Breckenridge has almost too many activities to experience in just one summer.
Breckenridge does have more activities going on during the summer months than Keystone. People considering investing in a short-term rental property should remember this since it could be slightly more difficult to find renters in Keystone during summer.
Which Location is More Convenient?
Breckenridge and Keystone are located about 15 minutes apart in the Rocky Mountains west of Denver. Breckenridge is directly south of the Dillon Reservoir, a popular summertime boating and fishing destination. Keystone is directly east of the reservoir. Both communities are located just over two hours from Denver International Airport.
Most commercial businesses and shopping in Keystone center around the Grand Army of the Republic Highway, which runs through the middle of town. The River Run Village on the east side of Keystone is a shopping mall with restaurants, bars, fitness centers, and other businesses. Multiple gas stations and convenience stores are also centered next to the highway.
Breckenridge has more options and larger grocery stores when it comes to convenience. Main Street in <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Homes For Sale in Downtown Breckenridge">Downtown Breckenridge</a> is jam-packed with restaurants, bars, boutique shops, and other locally owned businesses. Breckenridge also has a community rec center, a tennis center, a skate park, and other community amenities and services.
Fabulous Mountain Living Comes Down to Preferences
Breckenridge and Keystone, two great mountain towns in Colorado, present distinct options for individuals seeking an immersive mountain living experience. Breckenridge's historic charm, world-class ski resort, and thriving arts scene make it a magnet for adventure enthusiasts and culture aficionados. They're also both among the <a href="https://www.thebrecklife.com/blog/top-places-to-search-summit-county-golf-course-homes-heading-into-summer/">Summit County communities with golf course homes</a>. Meanwhile, Keystone's abundant outdoor recreational opportunities, including its expansive golf courses and a breathtaking lake, attract nature lovers and outdoor enthusiasts alike.
Ultimately, the choice between Breckenridge and Keystone hinges on personal preferences and priorities, with both towns offering an unparalleled mountain lifestyle that can cater to various individuals' tastes and interests.
2023-06-29T09:07:10-07:002023-06-29T11:18:06-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:205524th of July 2023 Events in Breckenridge, Colorado<img style="display: block; float: right; margin-bottom: 30px; margin-left: 15px; width: 475px;" src="https://assets.site-static.com/userfiles/2566/image/breckenridge-4th-of-july.jpg" alt="4th of July Events in Breckenridge" width="475" />Ask any local about the Fourth of July in the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes For Sale">town of Breckenridge</a>, Colorado, and they'll have a lot of exciting things to talk about. This mountain community tends to shut down fairly early, with Main Street preparing for various festivities throughout the day. Leave the car and pets behind, and come with a solid plan for food, drinks, and enough time to snag a great spot. Keep reading to discover the upcoming Fourth of July events in Breckenridge, Colorado, this year.
Start the Day Off at the Firecracker 50
As one of the country's only 50-mile mountain bike races, attendees can take on the challenge of the <a href="https://www.breckenridgerecreation.com/races/firecracker-50" target="_blank">Firecracker 50</a> in Breckenridge. Riders will wind around some of the finest single-track trails the community offers. Registration is required, and there are only 750 spots available, so sign up early!
Races are for mountain cyclists of all skills, including solo and team relay races. In addition to levels for pro-riders and single-speed races, sport racing rallies for ages 12 and older and dedicated men's and women's categories are also available.
Cyclists just getting started in mountain biking might want to start in the Sports Racer category, while more experienced riders might go for the gusto in the pro-levels. The minimum age for solo racers is 16. Registration costs $120 for individuals and $180 for teams.
Run the Trails at the Independence Day 10K
The <a href="https://www.breckenridgerecreation.com/races/independence-day-10k-trail-run" target="_blank">Breckenridge Independence Day 10K Trail Run</a> takes runners across 10 kilometers of unpaved trails starting at 9,634 feet and rising to 10,428 feet before returning to the home base. Since its inception in 2007, this run has become somewhat of a community tradition with locals.
There will be a few challenging slopes, plenty of wildlife, and glorious views to enjoy along the way. Register early to receive a guaranteed technical race day tee shirt because participation is limited to 500 racers. Restrooms and refreshments are available at the starting and ending points. The course will have two first-aid stands situated along the route.
Breckenridge Independence Day Parade
On July 4th, festival-goers line Main Street and the surrounding downtown roadways to catch a glimpse of the floats, bands, and dancers at the annual Breckenridge <a href="https://gobreck.com/event/independence-day-celebration" target="_blank">Independence Day Parade</a>, which kicks off at 9:30 a.m. Many roads are closed from 6 a.m. to 6 p.m. on July 4th, so be prepared to walk, bike, or use public transportation to get to the festivities.
Head over to the Arts District to participate in the creation of art and patriotic crafting sessions. There will be a pop-up live music zone, interactive activities, chalk contests, and water games in addition to the attractions and activities in the Surfin' USA zone. The fun goes on all weekend long before Independence Day, so there's a good chance to enjoy a remarkable holiday!
Participate in Songs, Art & Games at Surfin' USA
<a href="https://breckcreate.org/community/july-4th" target="_blank">Cirque USA</a> kicks off the action right after the parade ends. It will feature circus crafts and games, face painting, glitter tattoos, balloon animals and you can even participate in our annual chalk art contest and dog fashion show. This year, th AirStage will have a Side Show Talent Competition.
Pets are welcome but must be on leashes in public spaces during the festival. The Blue Ribbon Winner Announcements of all contests will take place at 4 p.m. on the AirStage. Let's go "Surfin' in the USA" to celebrate this patriotic day!
National Repertory Orchestra Concert
The <a href="https://www.nromusic.org/event/fourth-of-july-spectacular-breckenridge-2023/" target="_blank">Fourth of July Spectacular Breckenridge</a> features musical performances by the locally based National Repertory Orchestra. After the reading of the Declaration of Independence, the NRO Alumni QuartetCount will performe some of the most beloved patriotic songs in the nation. The program will be announced just before showtime at the sit-down 'Beyond the Program' with music advisor Carl Topilow.
The National Repertory Orchestra puts on this performance annually and dedicates it to all who have previously or are currently serving our country. This year, the show will start at 6 p.m. with the doors opening at 5:30 p.m., giving attendees time for a snack or a quick drink before showtime.
While the National Repertory Orchestra works on its own performances throughout the year, they also offer a unique and intensive fellowship program. This organization strives to enrich the lives of young musicians, visitors, and Colorado residents. Come and show support for their efforts and endeavors by attending this ticketed event, with proceeds going toward scholarships and financial assistance.
Ring in the Fourth of July at Breckenridge's Top Events
With downtown Breckenridge transformed into a hotbed of fun activities spread across the Fourth of July weekend, plan to spend at least one day at the festivities. Celebrate the nation's independence and connect with others in the community, whether there are fireworks this year or not. Make it a bang in its own right by joining locals and visitors in Breckenridge, Colorado, this year!2023-06-28T07:00:00-07:002023-06-28T15:44:25-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:20762Best July Events in Breckenridge [Updated for 2023]Summer is here! July is a truly wonderful time in Breckenridge as the warm mountain air invites travelers from all over. With Independence Day traditions, beer and wine festivals, boat tours, and lots of opportunities to get outside and play, there is plenty to do in July in Summit County.
Fourth of July Festivities
<img src="https://assets.site-static.com/userfiles/2566/image/breckenridge-4th-of-july.jpg" alt="Fourth of July parade featuring boy scouts carrying large America Flag down Main Street Breckenridge" width="400" height="200" />
The Town of Breckenridge has many annual traditions, and the Fourth of July festivities are cherished. Featuring a 10K trail run, the Firecracker 50, a parade down Main Street, Surfin' USA, the Fire Truck Spray & Play, the reading of the Declaration of Independence, and the National Repertory Orchestra concert.
For more information on the Fourth of July schedule of events, visit the <a href="https://gobreck.com/event/independence-day-celebration" target="_blank">Go Breckenridge website</a>.
Instrumental Music Concerts
<img src="https://assets.site-static.com/userfiles/2566/image/Dillon_Amphitheater_1.jpg" alt="A concert at the Dillon Amphitheater" width="400" height="200" />
There are lots of upcoming concerts at the Dillon Amphitheater. If you're looking for some instrumental music, the Dillon Amphitheater has you covered. The venue concerts, movies, yoga and more. Some of shows are free, so stop by and settle in for an evening of lakefront fun.
For more information on these and other concerts, visit the <a href="https://dillonamphitheater.com/" target="_blank">Dillon Amphitheater website</a>.
Lake Tour at the Dillon Marina
<img src="https://assets.site-static.com/userfiles/2566/image/Dillon_Marina_1.jpg" alt="Dillon Marina with Buffalo Mountain in the distance." width="400" height="200" />
Wanting to hit the water this summer? The Lake Dillon Marina offers a variety of tours by sail or pontoon boat, by day or at sunset. It's a wonderful way to experience the lake, mountains and Summit County!
To learn more and to purchase your tickets, visit the <a href="https://www.townofdillon.com/marina/boat-tours" target="_blank">Summit Historical Society website.</a>
Wine, Anyone?
<img src="https://assets.site-static.com/userfiles/2566/image/Breckenridge_Food_and_Wine_1.jpg" alt="Two people clinking wine glasses with a view of the mountains in the background" width="400" height="200" />
We love summer festivals in Breckenridge and Summit County because they almost always include amazing views, delicious drinks, and tasty treats.
The Keystone Wine and Jazz Festival takes place July 15th and 16th at River Run Village in Keystone. Try countless wines and listen to some great tunes! To learn more, visit the <a href="https://www.keystonefestivals.com/festivals/wine-and-jazz/" target="_blank">Keystone Festivals website</a>.
The Breckenridge Food and Wine Festival takes place July 28th-30th at the Main Street Station Plaza. Snack on some small dishes while you expand your wine palate. To learn more , visit the <a href="https://rockymountainevents.com/breckenridge-food-wine/" target="_blank">Rocky Mountain Events website</a>.
Family Night at the Breckenridge Golf Course
<img src="https://assets.site-static.com/userfiles/2566/image/Breckenridge_Golf_Course_1.jpg" alt="Golfer swings golf club toward a teed up golf ball" width="400" height="200" />
It's Family Night at the Breckenridge Golf Course! Featuring a 5-hole golf night, bring the kiddos and enjoy some time outside.
To view the schedule and reserve your tee time, visit the <a href="https://www.breckenridgegolfclub.com/programs/youth-family-programs" target="_blank">Breckenridge Golf Club website</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.
<img src="https://assets.site-static.com/userfiles/2566/image/Breck_Flowers_1.jpg" alt="A flower basket in Breckenridge, Colorado. Mountains and summer storms in the background." width="400" height="200" />2023-06-27T10:32:00-07:002023-07-22T12:29:44-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:19502Who's Responsible For Condo Maintenance? Owner Interior Repairs Vs HOA Exterior Repairs<img src="/userFiles/2566/image/condo-maintenance.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Who Handles Condo Maintenance?" />
Home buyers have many choices when it comes to buying a second home or vacation home in the mountains, and many ultimately choose the condo lifestyle for numerous reasons. For starters, it's often more affordable, offers great amenities, and comes with a terrific sense of community.
One of the most significant draws to buying a <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-condos/" title="Breckenridge Condos For Sale">condo for sale</a> is the low maintenance, especially when contrasted with the maintenance responsibilities for single-family homes. With condo life, owners aren't responsible for a lot of exterior maintenance, but it's sometimes confusing to determine what is the responsibility of the home owners' association (HOA), and what falls to the owner. To help clarify, read on for an overview of HOA maintenance responsibilities vs. condo owner maintenance responsibilities.
What Belongs to the HOA vs. The Condo Owner?
The majority of condominium owners are required to belong to an HOA, which can be beneficial since the <a href="https://findhoalaw.com/maintenance-responsibilities-generally/" target="_blank">association management</a> takes on numerous responsibilities for repair and maintenance. However, it's a misconception that the association takes charge of everything; there are owner maintenance responsibilities as well. Items often in question include roof, plumbing, and balcony repairs, along with foundational problems and mold, to name a few.
How Much Are Condo Fees?
Condo fees, also known as maintenance fees or HOA fees, are a regular expense for condo owners. These fees are used to cover the cost of maintaining common areas, such as landscaping, swimming pools, and elevators, plus other expenses such as insurance and utilities. The fees are usually paid monthly or quarterly, and the amount can vary widely depending on the condo's location, size, and amenities.
On average, condo fees range from $300 to $700 per month, but some high-end condos can have fees of $1,000 or more per month. The fees are typically based on the condo's operating budget, which is created by the condo board and approved by the residents. The board will determine how much money is needed to cover expenses, and then divide that amount among the residents based on the size of their units or their percentage of ownership in the condo.
Condo fees are not optional. If a resident does not pay their fees, they can be charged late fees or even face legal action. It's also worth noting that fees can increase over time if the condo needs additional maintenance or repairs.
Condo fees are a necessary expense for condo owners, but they go toward important maintenance and upkeep costs for the building and common areas. When considering buying a condo, it's important to factor in the cost of these fees and make sure they fit within your budget.
Who is Responsible for Roof Repairs?
The responsibility for roof repairs will largely depend on what the community's governing documents outline. Some HOAs hold owners responsible for repairs to the roof section above their individual units, while others take on the entire responsibility for all roof maintenance issues.
Other circumstances may impact responsibilities to repair roofs, such as if someone caused damage (e.g. a guest), then that party would be held liable for repairs. Associations typically cover common areas for wear and tear and they have insurance for other unusual events, such as natural disasters.
Who is Responsible for Plumbing Repairs?
The general rule of thumb for plumbing is if a break or leak occurs in the interior of a unit, such as a sink or a toilet, then the owner is responsible for fixing the problem. On the other hand, responsibility for plumbing issues found in common spaces or serving multiple units is typically <a href="https://www.ownerly.com/real-estate/what-is-purpose-of-hoa/" target="_blank">shouldered by the HOA</a>.
It's important for potential condo owners to understand before purchasing that the boundaries associated with repairs can sometimes be a little murky, depending on circumstances or the exact location where damage has occurred. However, HOA fees sometimes cover certain expenses, even related to damage.
Who is Responsible for Maintenance in Private Units?
The phrases "private unit" and "separate interest" are often associated with condo purchases. What this means is, owners are required to perform repairs and maintenance within the interior of their home and other outlined areas of the property that they have exclusive use of.
Owners are responsible for the maintenance and repairs that occur within the interior of their unit. This includes items such as floors, appliances, built-in cabinets, countertops, water heaters, water filters, and electrical fixtures, to name a few examples. This is one of the main differences between <a href="https://www.thebrecklife.com/blog/buying-condo-vs-renting/">buying vs. renting a condo</a>; a renter would expect the landlord, i.e. the condo owner, to see to these repairs, but a condo owner who takes on these responsibilities also has the freedom to upgrade or change aspects of the interior as they see fit.
Another lesser-known fact is that owners are also often responsible, in conjunction with the neighbors they border, for any repairs or maintenance to common areas used only by those specific units. This can sometimes cause friction with neighbors over fixing fences, balconies, patios, porches, and any additional areas other units do not utilize.
In some areas, such as in resort towns where vacation rentals are popular, some HOAs may also provide interior maintenance.
Who Is Responsible for Maintenance of Common Elements?
<img src="https://assets.site-static.com/userfiles/2566/image/trash-removal.jpg" alt="The HOA Handles Trash Removal" style="float: right; max-width: 400px; padding: 0 0 10px 10px; background-color: #fff;" />An association does take care of a lot of maintenance tasks in a condo complex, freeing owners from the responsibility. The phrase "common elements" in a condo community refers to areas of the complex that are universally shared with all members.
For instance, HOAs will handle trash removal, maintenance of common spaces, snow plowing/removal, lawn mowing, landscaping, maintenance of parking, and any chores associated with exterior maintenance. These responsibilities are folded within the community contract. Additionally, if the community features a community pool, gym, clubhouse, and other amenities, this will usually fold into HOA responsibility covered by membership fees.
To ensure proper maintenance is performed as needed in common areas, the HOA will typically inspect locations at least once every three years and determine how much they'll cost and the amount of reserve funds that will be required.
Who is Responsible for Maintenance of Limited Common Elements?
<a href="https://www.investopedia.com/terms/l/limited-common-elements.asp" target="_blank">Limited common elements</a> are aspects of a condo defined as "any aspects of a shared condominium complex that are part of a unit, but not considered to be the sole property of the owner."
These areas refer to areas such as heating or A/C units, flue, duct, chute, wire, conduit, bearing walls, and columns that are located within the interior or exterior of the boundaries of a unit. These elements serve only a specific unit or are allocated to said unit. Other limited common elements may include windows, exterior doors, shutters, awnings, doorsteps, balconies, decks, porches, patios, and windows located outside the unit's boundaries but dedicated to the specific unit.
In many instances, the HOA takes responsibility for replacing some of these types of items, but unit owners are obligated to maintain them for a specified amount of time. It's essential to know what aspects of a given condo are considered limited common elements rather than the owner's property, as this can impact the owner's <a href="https://www.thebrecklife.com/blog/how-to-save-space-small-condos/">condo design ideas</a> and potential renovation plans.
Ready to Live the Condo Lifestyle?
Purchasing a vacation condo is a great first step into homeownership in the mountains because it provides the experience of knowing real estate is yours to build equity in, but it also alleviates many of the repair and maintenance issues that come with buying a single-family home.
Owners should take the time to read their association's governing documents to be clear about what's their responsibility and what falls to the HOA, since these responsibilities can vary between communities.
2023-06-27T10:15:00-07:002023-07-05T06:00:40-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:287346 Reasons to Love Living in Keystone: What to Know Before Buying Real Estate in Keystone<img src="/userFiles/2566/image/living-in-keystone.jpg" style="display: block; margin: 20px auto;" alt="What it's Like to Live in Keystone" />
Nestled between the natural splendor of the Rocky Mountains lies the charming town of Keystone, a hidden gem in real estate. With its striking landscapes, a plethora of outdoor activities, a friendly community, and an attractive property market, Keystone offers more than just a place to live; it offers a unique lifestyle wrapped in the comforting blanket of nature.
Many things bring people to Keystone. Some come for a seasonal vacation, while others choose to make this mountain community their home. Whether you're considering a vacation property, an investment, or a complete change of scenery, here's why Keystone might be the ideal place for you.
10 Reasons to Love Living in Keystone
Keystone Ski Area
Keystone Lake
Loveland Pass
Pass Lake
Keystone Resort
Unique nightlife
Scenic hiking and biking trails
Seasonal festivals
Luxury homes and <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-condos/" title="Keystone Condos for Sale">condos</a>
Amazing scenery
The Keystone Lifestyle
Keystone has a vibrant past and a bright future as a growing Colorado resort destination. The community's lively history began with being the home of the Arapahoe and Ute native peoples. Eventually, other early settlers took advantage of logging and mining activities here just over a century ago.
Keystone is centered around the popular <a href="https://www.summitcove.com/area-info/getting-to-know-keystone-colorado/keystone-river-run-village" target="_blank">River Run Village</a>, which lies at the base of the town's slopes. The community sits at 9,280 feet above sea level, and the mountain itself summits at 12,408 feet. Keystone Ski Resort is the best place for night skiing in the state and offers the longest day ski runs across five different bowls.
Keystone also has upscale spas, five-star restaurants, and several locally owned businesses that support the community and visitors year-round. In addition to the luxury condos surrounding the town, plenty of vacation rentals are available year-round, allowing visitors to partake in Keystone adventures.
Types of Homes in Keystone
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-homes.jpg" alt="Keystone Homes Range From Condos to Cabins" style="display: block; margin: 20px auto;" />
Several gated community homes, cozy cabins, condos, and <a href="https://www.thebrecklife.com/keystone-real-estate/keystone-townhomes/" title="Keystone Townhomes for Sale">townhouses</a> make up the <a href="https://www.thebrecklife.com/keystone-real-estate/" title="Keystone Homes for Sale">homes in Keystone</a>. Sizes of each structure vary, and many outstanding estates and chalets are replete with the most modern amenities available.
Keystone is a relatively new city compared to older communities, so several construction communities exist here. Homes average $850,000 in the region.
Can I Buy a Vacation Rental in Keystone?
A vacation rental in Keystone is a solid investment, as this respite is recognized as a vacation-home haven, so it's ideal for short-term rentals when you aren't visiting. There are licensing rules for short-term rentals that typically require a designated agent.
Rentals also have limitations, including restrictions of two persons per bedroom with only four additional occupants. Before investing in a rental unit, check out the city's current restrictions and regulations, as they are subject to change at any time.
Keystone Amenities
While Keystone, Colorado, is a small community with less than 1,000 full-time residents, there are several amenities that locals and visitors can enjoy and take advantage of. Community centers, public transportation, event venues, gyms, and medical centers are all within reach.
Neighborhood Services in Keystone
Keystone has a free transportation system, and all Keystone Resort guests have complimentary shuttle access from the bus stops within the resort. Keystone Transportation offers a superb schedule that takes guests to and from their lodging locations to the skiing base areas. However, the shuttle runs throughout the community.
St. Anthony Keystone Mountain Clinic is near the resort for emergency and injury incidents. For entertainment, the Creekside Event Center and the Keystone Conference Center have regular concerts and special speaking engagements during the year.
Neighborhood Shopping
Plenty of locally owned and operated businesses near Keystone and major retailers exist. Keystone Sports sells and rents gear and apparel to customers and is a popular shop for outdoor enthusiasts. Just 10 miles from Keystone is an outlet store in the <a href="https://www.thebrecklife.com/silverthorne-real-estate/" title="Silverthorne Homes for Sale">Silverstone community</a> with dozens of shops and eateries to enjoy.
Keystone has an impressive pedestrian area known as Village at River Run, with numerous shops perfect for spending an afternoon popping in and out of. Whether you want themed gear, a new ski jacket or hat, or Keystone souvenirs, this is the place to go! There is also a market for basic groceries and necessities.
Things to Do in Keystone
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-activities.jpg" alt="Activities & Entertainment in Keystone" style="display: block; margin: 20px auto;" />
Of course, skiing and snow activities draw in guests seasonally, but living here is a different story. Beyond skiing, hiking, biking, and exploring the great outdoors, there is plenty to do in Keystone for everyday residents. Let's cover a few key perks of the lifestyle here.
Skiing In & Around Keystone
Keystone Kidtopia & Snow Fort is located at the top of Dercum Mountain. This space is a type of kid-centered 'festival' that offers year-round activities designed to keep kids entertained. All ages can enjoy the snow fort, cookie time, snowshoeing, and matinee movies.
Keystone Ski Resort is, of course, the highlight of the community for skiers. There are two gondolas, five high-speed lifts, and several multiple-person chair lifts. With five bowls and over a dozen trails, this draws people into Keystone year after year.
Other Outdoor Activities in Keystone
During winter, those who don't ski can still get outside at Keystone Lake, where recreational opportunities exist. The lake freezes over and becomes the largest outdoor ice rink in the United States. During summer, it transforms into a spectacular alpine lake perfect for kayaking, paddle boarding, and more.
Keystone Adventure Tubing Hill has six tubing lanes that sit at 11,640 feet of elevation. The River Run gondola can take explorers to the top of the mountain to start the run, and the tube lift gives them a ride back up the hill. Many of Keystone's ski runs serve as hiking trails ranging from easy to expert levels in the spring and summer.
Restaurants, Nightlife & Attractions
There are several places to enjoy a nice meal or Keystone's nightlife. One hot spot is Inxpot, a combined coffeehouse and bookstore. It's a great place to chill out during winter or relax on a sunny day.
The Crepe Stand is a bit hard to track down in the center of River Run Village, but worth hunting for. Start the day with a menu of delights ranging from sweet and savory crepes, donuts, and exceptional breakfast items perfect for eating on the go.
Want a night out on the town? Check out the Kickapoo Tavern, where you can partake in a combination of Mexican food and pub fare and indulge in an outdoor patio. Live music, cool brews, and hot food mean Kickapoo has a little something for all to enjoy.
Employers Near Keystone
Several locally owned businesses and retailers offer job opportunities in Keystone. However, those looking for a larger job demographic might need to be willing to make a commute to Silverthorne, Dillon, or the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>.
Target, Lowes, Whole Foods, and Starbucks are top employers in nearby communities. UPS and bank jobs are also common in town and nearby cities. There are also plenty of local purveyors that are hiring, especially in peak seasons for visitors.
Want to work at Keystone Resort and be at the heart of the action all year long? The good news is they're almost always looking for new employees passionate about the mountains and the exceptional environment. The resort offers routine training and development courses, retail discounts, and employee health and wellness benefits.
Schools Near Keystone
<img src="https://assets.site-static.com/userfiles/2566/image/keystone-schools.jpg" alt="Keystone's Nearby Schools" style="display: block; margin: 20px auto;" />
The Summit School District is the primary educational resource in the Keystone community. There are only nine schools in the district, and students receive much one-on-one time with teachers and counselors.
STRIVE Prep is a local charter school offering unique opportunities for students. Those looking for a private school might find Heritage Heights Academy a good fit, as they provide each student with tutoring opportunities, athletic sports, and several clubs.
Colorado Mountain College in the <a href="https://www.thebrecklife.com/dillon-real-estate/" title="Dillon Homes for Sale">town of Dillon</a> has a good program and is popular with students seeking vocational and two-year degrees. They have various programs and offer affordable tuition and scholarships for qualified applicants. Another option is Colorado Mountain College in Breckenridge, a good choice for those looking for small class sizes and instructors who offer one-on-one assistance.
Ready to Live in Keystone?
Keystone's majestic mountain scenery, year-round recreational activities, and vibrant community encapsulate tranquility and vibrancy. The diverse property options cater to a wide range of preferences, whether you're seeking a luxurious mountain-side property, a convenient townhouse near local amenities, or a quiet, cozy cabin tucked away in nature.
Living in Keystone doesn't just mean buying a house; it means investing in a lifestyle that connects you with nature while offering a warm, welcoming community. For those seeking a harmonious balance of adventure, serenity, and community spirit, Keystone could very well be your dream home destination.
2023-06-21T10:23:56-07:002023-06-21T10:33:18-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:2766210 Reasons to Love Living in Shock Hill Breckenridge<img src="/userFiles/2566/image/living-in-shock-hill.jpg" style="display: block; margin: 20px auto;" alt="What it's Like to Live in Shock Hill" />
Perfectly situated between the ski resort and Main Street, Shock Hill is widely regarded as one of the best neighborhoods in the <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes for Sale">town of Breckenridge</a>. This luxury community boasts the perfect blend of stunning mountain scenery and in-town convenience. The BreckConnect Gondola is right on your doorstep, ready to whisk you away to the peaks. Meanwhile, Downtown Breckenridge is a short drive away with its quaint shops, exquisite restaurants, and a lively arts scene. Are you ready to escape to a place where high-end appeal meets rustic mountain living? Explore the exquisite <a href="https://www.thebrecklife.com/breckenridge-real-estate/shock-hill-homes/">homes for sale in Shock Hill</a> and uncover the near-endless reasons to call this neighborhood your new home.
5 Reasons to Live in Shock Hill
Shock Hill offers incredible views of the Breckenridge Ski Area and the surrounding mountains.
The neighborhood is home to a wide variety of birds and wildlife.
Hiking and biking are popular activities, with several nearby trails to enjoy.
Historic Main Street is nearby and offers many exciting retail shops and restaurants.
The BreakConnect Gondola provides convenient access to the slopes.
The Shock Hill Lifestyle
<img src="https://assets.site-static.com/userfiles/2566/image/shock-hill-lifestyle.jpg" alt="The Lifestyle in Shock Hill" style="display: block; margin: 20px auto;" />
Shock Hill is a neighborhood with luxury homes and stunning architecture. This beautiful mountain community is conveniently located close to the downtown area of Breckenridge. The Shock Hill neighborhood is located near the base of Peak 8 of the Breckenridge Ski Area, which is easily accessible via the neighborhood's private <a href="https://www.uncovercolorado.com/activities/breck-connect-gondola/" target="_blank">BreakConnect station</a>. This rare amenity provides all the <a href="https://www.thebrecklife.com/blog/why-buy-a-breckenridge-ski-in-ski-out-home/">benefits of a ski-in, ski-out home</a> in a rare off-mountain location.
During summer, many residents of Shock Hill enjoy hiking, running, or bike riding along the many trails that wind up Peak 8 and down to Breckenridge. Cucumber Gulch is also nearby and is designated as a preserved open space with 188 acres of wildlife, plant life, and more. The Blue River flows through the center of town, making it an ideal spot for fishing. The surrounding Town of Breckenridge was founded in 1859 when miners discovered gold along the Blue River. Today, people who live in Breckenridge and Shock Hill enjoy an active lifestyle with easy access to skiing, snowboarding, fishing, and more.
Communities Within Shock Hill
Shock Hill has numerous communities with different home styles and price ranges. <a href="https://www.thebrecklife.com/breckenridge-real-estate/shock-hill-overlook/">Real estate in Shock Hill Overlook</a> is always in high demand because the community boasts many large, lodge-style homes with many unique architectural details. The community is located along the BreckConnect Gondola line, and home prices average from $3 million to $15 million.
The <a href="https://www.thebrecklife.com/breckenridge-real-estate/shock-hill-landing-townhomes/">townhomes in Shock Hill Landing</a> comprise an inviting community just steps from the Gondola mid-station. <a href="https://www.thebrecklife.com/breckenridge-real-estate/cottages-at-shock-hill/" title="Homes For Sale in Cottages At Shock Hill">The Cottages at Shock Hill</a> are spread between 14 lots offering awe-inspiring views of the Breckenridge Ski Resort. Homes in this community are featured in luxury log cabin styles with luxurious finishes, and prices average between $3 million and $6 million.
Shock Hill Vacation Rental Information
Homeowners may also have the option to use their Shock Hill home as a vacation rental. As some of the <a href="https://www.thebrecklife.com/blog/how-much-money-can-you-make-short-term-rentals/">high-earning vacation rental homes in Breckenridge</a>, they offer various amenities, including hot tubs, Wi-Fi access, luxury finishes, and convenient ski access. Visitors who want to spend time in Breckenridge enjoy staying at Shock Hill rental homes due to its proximity to the Gondola, downtown, and ski area. Some local property management companies help homeowners manage their property, while other owners self-manage using platforms like Airbnb and Vrbo.com. With such proximity to many activities and attractions, buying a vacation rental home in Shock Hill is a smart way to increase your ROI.
Shock Hill Amenities
The neighborhood of Shock Hill offers a wide range of convenient amenities for residents. Since the community is so close to downtown Breckenridge, there are endless opportunities for dining, shopping, entertainment, and more. The close access to the Gondola makes it easy for residents to travel in and out of the neighborhood without having to drive. In addition to many activities and services, Shock Hill offers stunning mountain views, making it one of the most breathtaking neighborhoods in Colorado.
Neighborhood Services
The Shock Hill neighborhood features easy public transportation thanks to the Breckenridge Gondola, or BreckConnect, a free service that provides comfortable rides between the town and the ski resort. No tickets are required – riders can simply hop on a Gondola and head to their destination. Nearby hospitals are just a few miles away, including St. Vincent Health, Centura Health, and UCHealth Memorial Hospital. Fitness enthusiasts can visit CrossFit Breckenridge, Meta Yoga, and the Breckenridge Recreational Center. For live entertainment, residents and visitors will enjoy the <a href="https://breckcreate.org/arts-district/riverwalk-center/" target="_blank">Riverwalk Center</a>, the Dillon Amphitheater, and the Silverthorne Pavilion, which features a bar, beautiful views, and a wedding venue.
Neighborhood Shopping
Breckenridge has over 200 retail stores, including grocery stores, clothing stores, and many more. City Market, Local's Market, and Food Kingdom are popular spots for visitors and residents to purchase groceries and other food items. There are several malls and shopping centers within the boundaries of Breckenridge, including Main Street Mall, La Cima Mall, and Towne Square Mall. Many jewelry stores and galleries are located in Downtown Breckenridge, including Portfolio Gallery, a gallery featuring stunning artwork by Colorado-inspired artists. Gift shops, boutiques, and specialty shops are abundant in the area.
Things to Do Near Shock Hill
<img src="https://assets.site-static.com/userfiles/2566/image/shock-hill-activities.jpg" alt="Activities Near Shock Hill" style="display: block; margin: 20px auto;" />
Outdoor activities like alpine skiing, nordic skiing, hiking, biking, and fishing are some of the most popular things in Shock Hill and Breckenridge. But this Colorado mountain town has many other exciting activities to enjoy. Boreas Pass Road is a historic train line converted into a road for automobile traffic and offers incredible valley views. The road reaches the top of the Continental Divide, providing anyone who visits with fantastic scenery. A casual stroll through <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Downtown Breckenridge Homes For Sale">Downtown Breckenridge</a> is also a favorite, particularly during the holiday season when Main Street is decorated with twinkling lights and holiday displays.
Outdoor Activities
Residents of Shock Hill are just steps from the gondola, so it's easy to hit the ski slopes for a fun day of outdoor activities in just minutes. The ski areas are just a few miles from the Shock Hill community. The Breckenridge Nordic Center offers equipment rentals, ski fittings and sales, and access to several trails. Ski lessons are also available. During summer, adventurous activities like whitewater rafting, golfing, horseback riding, hiking, and mountain biking are some of the most popular options for many residents. Fishing, outdoor yoga, summer dog sledding, and birdwatching rank highly among residents.
Restaurants, Breweries, and Bars
Breckenridge is chock-full of exceptional restaurants, breweries, and bars. The TBar features a full-service bar and grill with microbrews, appetizers, and entrees with a gorgeous outdoor area. Located on Peak 9, The Overlook Restaurant boasts incredible views and delicious food, while The Maggie Waffle Shop (located inside The Maggie Restaurant) is a beloved breakfast hot spot. Tenmile Station is home to Breckenridge's largest on-mountain patio and serves up everything from breakfast and grab-and-go goodies to spicy barbecue. Unravel Coffee serves sustainable coffee, where residents and visitors can grab a delicious, hot cup of java and healthy food options. Cabin Juice is a full-service bar located inside Gravity Haus, a premier hotel and social club.
Nearby Attractions
Aside from slopes, eating, and shopping, there are plenty of fantastic nearby attractions with close proximity to Shock Hill. Breckenridge Golf Club is a Jack Nicklaus-designed signature course with 27 holes and plenty of challenges for the seasoned golfer. Country Boy Mine offers fun for the entire family with gold panning, mine tours, and a unique outdoor escape room. Blue River Plaza offers gorgeous scenic views, an outdoor picnic area, a kids' play area, and regularly hosted local community events. During the summer, visitors enjoy heading to Epic Discovery, which offers scenic chairlift rides, mountainside activities, rides for kids and adults, and much more.
Make Shock Hill Your New Breckenridge Home
Shock Hill is more than one of the <a href="https://www.thebrecklife.com/blog/most-expensive-neighborhoods-breckenridge/">most luxurious neighborhoods in Breckenridge</a>—it's a lifestyle. With its convenient access to the BreckConnect Gondola and Main Street, residents enjoy the tranquility of mountain living and the excitement of a bustling downtown. The exceptional mountain views, combined with the allure of luxury homes, create an environment that's as comfortable as it is captivating. Shock Hill is the perfect choice for anyone seeking the best of both worlds—nature's serenity and urban vibrancy.
2023-05-31T08:52:33-07:002023-07-14T10:09:51-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:27542Explore Shock Hill's Enclaves: Where Will You Buy Your Home in Shock Hill Breckenridge?<img src="/userFiles/2566/image/shock-hill-best-neighborhoods.jpg" style="display: block; margin: 20px auto;" alt="Shock Hill Best Neighborhoods" />
Shock Hill might be the perfect location if you're looking for a luxurious mountain living experience near a world-renowned ski resort. Located near the Breckenridge Ski Resort, Shock Hills boasts numerous subdivisions that offer stunning views and top-of-the-line amenities. In addition to its prime location, Shock Hill is known for its convenient access to the slopes via the on-site BreakConnect gondola. Unsurprisingly, the area's reputation as one of the <a href="https://www.thebrecklife.com/blog/most-expensive-neighborhoods-breckenridge/">most luxurious neighborhoods in Breckenridge</a> has made living in Shock Hill a popular choice for full-time residents and vacation home investors. Get ready to learn what each Shock Hill neighborhood offers and decide which one is best for you.
Shock Hill Main
Shock Hill Main is located off Ski Hill Road, less than two miles from <a href="https://www.thebrecklife.com/breckenridge-real-estate/downtown/" title="Homes For Sale in Downtown Breckenridge">Downtown Breckenridge</a>. This intimate, picture-perfect neighborhood comprises ski-in/ski-out luxury homes popular with residents and vacationers.
Comprising 59 individual lots, homes in Shock Hill can sit on anywhere from just half an acre to about 3.5 acres. These high-end properties generally have four to seven bedrooms, with five being the most common. Constructed between 2000 and 2009, the development's existing homes are typically furnished with a gourmet kitchen, multiple fireplaces, and spa-like bathrooms.
Designed to suit the requirements of a wide range of modern homebuyers, the spacious homes in Shock Hill Main are a delight for folks who enjoy entertaining and those seeking a vacation home or investment property. Many homes have dedicated space for a game room, while expansive decks highlight views over the mountains and forest.
Within easy walking distance from the mid-station of the <a href="https://www.coloradormr.com/breckenridge-gondola-rides.htm" target="_blank">BreckConnect Gondola</a>, there's little need to take the car out of the garage. You can bike or walk to Main Street within minutes of leaving your front door! The neighborhood also has an extensive network of hiking, snowshoeing, and Nordic skiing trails, and it's adjacent to the pristine Cucumber Gulch Wildlife Preserve.
<a href="https://www.thebrecklife.com/breckenridge-real-estate/shock-hill-homes/">Homes in Shock Hill</a> start at $7.5 million, with the top-tier homes selling for close to $16 million.
Cottages at Shock Hill
<img src="https://assets.site-static.com/userfiles/2566/image/cottages-at-shock-hill.jpg" alt="Living in Cottages at Shock Hill" style="display: block; margin: 20px auto;" />
Adjacent to the Shock Hill mid-station on the BreckConnect Gondola, the Cottages at Shock Hill subdivision is one of the most convenient locations in Breckenridge. Both the ski area and the hustle and bustle of Main Street are less than a five-minute ride away on the gondola. Local stores and pubs are within walking distance, while hikers and dog owners can step out their front doors onto the popular Peaks Trail Trailhead.
There are 14 highly coveted lots in Cottages at Shock Hill. Each of these premier homes offers spectacular views of the Ten Mile Range, Baldy Mountain, or the ski area. And while the term "cottages" may evoke visions of quaint tiny homes, don't be misled — <a href="https://www.thebrecklife.com/breckenridge-real-estate/cottages-at-shock-hill/">homes in Cottages at Shock Hill</a> are anything but compact.
Finished properties at Cottages at Shock Hill perfectly convey the sense of elegant mountain living through wood and stone accents and panoramic windows. Featuring granite and travertine countertops, under-mount sinks, and top-of-the-line appliances, kitchens are a delight for preparing anything from morning eggs to holiday feasts.
Although the cottages are move-in ready, various upgrades are available to customize each breathtaking luxury home. Options go far beyond cabinet upgrades and paint colors; consider custom garage floor coatings and intelligent home automation software.
Single-family homes are priced at $5.5 million for a five-bedroom chalet. An annual HOA fee also applies to essential community maintenance and snow and trash removal.
Cucumber Patch at Shock Hill
Moments from the iconic Breckenridge scenic overlook, Cucumber Patch at Shock Hill grants easy access to breathtaking scenery and skiing. The community is literally steps away from Colorado's most notorious wildlife sightings.
On the cusp of the 188-acre Cucumber Gulch Wildlife Preserve, calling this subdivision home means countless opportunities to spot such Summit County inhabitants as elk, deer, moose, foxes, beavers, bears, and local birds. These animals call the area home, enjoying the protection of the wilderness area and the freshwater supply from Cucumber Creek.
Meanwhile, a string of well-maintained trails and sidewalks connect Cucumber Patch at Shock Hill with the taverns, cafes, and boutiques of Breckenridge Main Street.
Duplex townhomes at Cucumber Patch benefit from spacious patios (often furnished with a hot tub!) for soaking up the heavily wooded setting of this Shock Hill subdivision. Indoors, open-concept living spaces and vaulted ceilings let natural light flood the home daily, while evenings are best-spent fireside. Most houses here have four bedrooms, while private multi-car garages are standard.
<a href="https://www.thebrecklife.com/breckenridge-real-estate/cucumber-patch-at-shock-hill-townhomes/">Homes for sale in Cucumber Patch at Shock Hill</a> start at $3.5 million. Homeowner dues are paid monthly to ensure that each lot remains in top condition, with trash correctly disposed of and snow carefully shoveled.
Shock Hill Overlook
<img src="https://assets.site-static.com/userfiles/2566/image/shock-hill-overlook.jpg" alt="Living in Shock Hill Overlook" style="display: block; margin: 20px auto;" />
Occupying a lofty position right on the edge of one of the finest ski resorts in North America, Shock Hill Overlook is a coveted place to lay down roots, whether for a season or to make a permanent home base.
People who own <a href="https://www.thebrecklife.com/breckenridge-real-estate/shock-hill-overlook/">real estate in Shock Hill Overlook</a> enjoy a unique location between the mountains and the city. Downtown Breckenridge fulfills recreational and entertainment needs, while Denver is 80 miles east.
They comprise 20 residential lots, and ten four-bedroom homes have been completed at Shock Hill Overlook. Although no two houses are the same, all are curated with designer finishes and chef's kitchens, with two living rooms to optimize comfort. Multiple decks capitalize on the astounding views of the Breckenridge Ski Resort and Ten Mile Range.
Close to amenities, recreation, and the BreckConnect Gondola, this Shock Hill subdivision satisfies homebodies and adventure seekers in equal measure. With the Breckenridge Nordic Center and Cucumber Gulch in the backyard, residents can unwind after a day spent in The Great Outdoors in a new home with all the creature comforts.
Homes for sale in this Shock Hill neighborhood start at $4.5 million.
Which Shock Hill Subdivision Is Your Favorite?
The Shock Hill area offers an exceptional living experience for those looking for luxurious <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-homes/" title="Ski-In/Ski-Out Homes For Sale in Breckenridge CO">ski homes</a>. With its numerous subdivisions, stunning views, and convenient on-site gondola, it's no wonder that Shock Hill is one of the <a href="https://www.thebrecklife.com/blog/best-neighborhoods-breckenridge/">best neighborhoods in Breckenridge</a>. From townhomes to mansions, Shock Hill has something for everyone. Choose a Shock Hill subdivision and make yourself at home today!
2023-05-25T10:12:33-07:002023-05-25T10:20:02-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:20237Best June Events in Breckenridge [Updated for 2023]It's almost summer time in the mountains! June definitely promises sunny skies and lots of events! With hiking and historic tours, farmers markets, BBQ challenges, concerts, and lots of festivals, there is LOTS to do in June in Summit County.
Guided Hiking and Historical Tours
<img src="https://assets.site-static.com/userfiles/2566/image/Hikes_in_Co_1.jpg" alt="Two women hiking in Colorado next to an alpine lake in the mountains." width="400" height="200" />
If you're looking for some stimulation this June, you can take a guided hike or tour through some of Breckenridge's historic locations. Hikes include various mining site hikes and tours include haunted tours, history tours, and the famous Bawdy Breckenridge tour.
To learn about all of the guided activities Breckenridge has to offer, visit the <a href="https://breckhistory.org/experience/" target="_blank">Breckenridge Heritage Alliance website</a>.
Farmers Markets
<img src="https://assets.site-static.com/userfiles/2566/image/Farmers_Market_1.jpg" alt="Farmers market stand with fruits and vegetable scale. Vendor handing an apple to a patron." width="400" height="200" />
The Dillon Farmers Market opens June 9th and we cannot wait! Every Friday, stop by the market to visit lots of vendors offering Colorado produce, cheeses, honey, treats, organic bath products and more! To learn more, visit the <a href="https://www.townofdillon.com/events/dillon-farmers-market" target="_blank">Town of Dillon website</a><a href="https://www.gobreck.com/experience-breckenridge/festivals-and-events/breckenridge-community-events#event=town-clean-up-day;instance=20220521090000">.</a>
In case you can't make the Friday market, or just can't get enough of them, Breckenrdige kicks off its Sunday Market on June 11th. To learn more, visit the <a href="https://www.facebook.com/breckenridgesundaymarket/" target="_blank">Breckenridge Sunday Market Facebook page</a>.
Lake Dillon Beer Festival
<img src="https://assets.site-static.com/userfiles/2566/image/Lake_Dillon_Beer_Festival_1.jpg" alt="Four different types of beer on a beer tasting board in an outdoor setting." width="400" height="200" />
If you're ready for a day of drinking in the sun, the <a href="https://coloradobeer.org/lake-dillon-beer-festival/" target="_blank">Lake Dillon Beer Festival </a>is the event for you. The event features beer tastings from over 30 Colorado breweries.
The event takes place June 17th from 1-4 PM.
To learn more, visit the <a href="https://dillonamphitheater.com/events/upcoming-events/music/lake-dillon-beer-festival" target="_blank">Dillon Amphitheater website</a>.
Frisco Barbecue Challenge at Copper Mountain
<img src="https://assets.site-static.com/userfiles/2566/image/BBQ_1.jpg" alt="Barbecue ribs on a wooden cutting board. Glass with barbecue sauce to the left." width="400" height="200" />
It's time to try some barbecue in Frisco! The 28th Annual Frisco Barbecue Challenge takes place on Friday and Saturday of Father's Day weekend and offers lots of opportunities to get yourself dirty trying countless BBQ vendors' creations. The festival also features concerts and some necessary time outside. To learn more about the event, visit the <a href="https://www.townoffrisco.com/event/festival-events/colorado-bbq-challenge/" target="_blank">Town of Frisco website</a>.
Silverthorne Art Stroll
<img src="https://assets.site-static.com/userfiles/2566/image/Silverthorne_Art_Stroll_1.jpg" alt="Art vendor hands a piece of original art to a patron." width="400" height="200" />
A summer favorite here in Summit County is the Silverthorne Art Stroll. Starting June 18th, take a stroll along the Blue River from 12-3 PM every Sunday of the summer. The event is free and showcases local musicians and artists. To learn more, visit the <a href="https://silverthorne-redesign.prod.govaccess.org/Home/Components/Calendar/Event/562/166" target="_blank">Town of Silverthorne website</a>.
Keystone's Bacon & Bourbon Festival
<img src="https://assets.site-static.com/userfiles/2566/image/Bacon__Bourbon_kiddos.png" width="400" height="766" />
If you love bacon then this event will have the whole family as happy as a pig in mud. Add June 23 & 24 to your calendars! The weekend includes a whole lineup of music, a bacon eating contest and Camp Bacon for the kiddos. But really it's about the bacon, which is served in more ways than you can imagine! To learn more, checkout <a href="https://www.keystonefestivals.com/festivals/bacon-and-bourbon-festival/schedule/" target="_blank">Keystone's Bacon & Bourbon Festival schedule</a>.
Buy a Home in Breckenridge Today!
If you're thinking about purchasing a new <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge home</a>, let us help you learn about the area! Read our <a href="https://www.thebrecklife.com/blog/breckenridge-co-real-estate-market-update/">quarterly Breckenridge real estate market updates</a> to get a better understanding of the market or check out our <a href="https://www.thebrecklife.com/featured-listings/" title="Featured Listing Page">featured listings page</a> to see our favorite on-the-market homes in Breckenridge.2023-05-24T11:31:00-07:002023-07-22T12:32:42-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:27383Where to Retire in Colorado: 4 Best Colorado Cities to Move to After Retirement<img src="/userFiles/2566/image/best-places-to-retire-colorado.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Best Places in Colorado to Retire" />
Natural beauty, plentiful outdoor recreation options, and beautiful weather are just a few of the many reasons why Colorado is one of the best places to retire. The state offers scenic views of the Rocky Mountains and plenty of skiing, snowboarding, and hiking opportunities, while cultural attractions and historical sites dating back to Colorado's gold mining past can be explored by history-minded retirees. With so much to choose from, knowing where to retire in the Centennial State can be difficult, but rest assured that the following are among the best places to retire in Colorado.
Breckenridge
The alpine <a href="https://www.thebrecklife.com/breckenridge-real-estate/" title="Breckenridge Homes For Sale">town of Breckenridge</a> sits between Denver to the east and White River National Forest to the west. It's about 90 minutes from downtown Denver and a couple of hours from Boulder. Breckenridge is a great place to retire for those who love hitting the slopes or just enjoying the great outdoors. Hiking, paddle boarding, and fly fishing are some of the most popular summer activities in Breckenridge while winter offers skiing, snowboarding, and snowshoeing. Breckenridge Golf Club offers high-altitude golfing and beautiful <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-golf-homes/" title="Breckenridge Golf Homes for Sale">golf homes</a>.
This historic downtown area offers art studios, live entertainment, and dining at places such as Cool River and Hearthstone. Breckenridge also offers many local events, including the <a href="https://www.breckcreate.org/bifa/" target="_blank">Breckenridge International Festival of the Arts</a>.
While Breckenridge doesn't have any designated retirement communities, the city does have a lot of condo communities that are ideal for retirees who want to benefit from less <a href="https://www.thebrecklife.com/blog/condo-owner-vs-coa-maintenance-responsibilities/">maintenance for condo owners</a>. These are mainly located in the central part of town close to restaurants and other amenities. Single-family houses on large lots are also available, beginning at around $1 million. Prices range from around $200,000 and up for studio condos to more than $1 million for 3-bedroom condos.
Fort Collins
<img src="https://assets.site-static.com/userfiles/2566/image/fort-collins.jpg" alt="Living in Fort Collins, Colorado" style="display: block; margin: 20px auto;" />
Fort Collins in northern Colorado is located next to Rocky Mountain National Park as well as Arapaho and Roosevelt National Forests. I-25 runs along the eastern side of the city for easy access to Boulder and Denver, which are just over an hour away. Fort Collins is the perfect retirement place for those who want a thriving downtown area, notable amenities for retirees, and picturesque mountain views. Fort Collins Senior Center offers a pool, wellness center, library, spa, community gardens, and other amenities. The senior center also hosts ski trips and other events.
Local attractions for retirees to enjoy include the Fort Collins Museum of Discovery and the Museum of Art. Shopping and dining options can be found along S. College Ave., including Cafe Vino and The Welsh Rabbit Bistro. Lory State Park and other natural areas offer hiking, kayaking, and other outdoor recreation.
Fort Collins has several retirement communities to choose from, with each offering impressive amenities. Many of these feature single-family houses with four or more bedrooms and around 3,000 or more square feet of living space. Prices on these homes range from the $500,000s to around $1 million. Fort Collins also has several condos with two or more bedrooms, ranging from around $300,000 to upwards of $500,000.
Looking for a great place to retire in Colorado? Browse the latest listings of <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge homes for sale</a>.
Evergreen
Evergreen is a small town nestled between Denver to the east and the Rocky Mountains to the west. This town is around 30 miles from Denver and 40 miles from Boulder. With the mountains on the other side of town, residents can easily go skiing, hiking, kayaking, fishing, and much more. Evergreen is the ideal retirement place for those who enjoy a small-town environment with convenient access to the great outdoors as well as major cities. Evergreen Golf Course near Evergreen Lake and Bear Creek offers golfing among pine trees.
Several dining options can be found along Evergreen Parkway, including Willow Creek and Murphy's Mountain Grill. Stores, a post office, and other amenities are also located along the parkway. Elk Meadow Park offers multiple hiking trails and a chance to see elk herds.
Most homes in Evergreen are single-family houses on spacious lots. A few condos and townhomes are also available, and retirement communities can be found near Evergreen. The town has a mix of smaller houses with one bedroom and large houses with five or more bedrooms and around 7,000 square feet on average. Prices range from $200,000 for single-family homes and condos to upwards of $5 million for larger houses. Many Evergreen homes offer stunning natural views perfect for <a href="https://www.thebrecklife.com/creating-home-meditation-space/">creating a space for meditation</a> and relaxation.
Frisco
Located a few minutes north of Breckenridge and about an hour from Denver, the <a href="https://www.thebrecklife.com/frisco-real-estate/" title="Frisco Homes for Sale">town of Frisco</a> offers a cozy escape for retirees. Frisco makes a great retirement spot for those who want to enjoy the outdoors and take in the gorgeous mountain and water views every day. Frisco is nested between Dillon Reservoir, Frisco Bay, and Giberson Bay on the east side of town and mountains and forests on the west side. Residents can go boating, fishing, and more in the bay and reservoir waters. North Tenmile Creek Trailhead offers scenic hiking trails. Frisco Adventure Park offers outdoor recreation all year round, including skiing and biking.
Many amenities, including restaurants and stores, can be found along Summit Blvd. and the downtown area. A few of these include Highside Brewing, 5th Avenue Grille, and Crossroads Shopping Center. Summit County Community and Senior Center offers senior services and events.
Several retirement communities can be found nearby. Within the town, many homes are condos, ranging from studios to 3-bedroom units. Single-family houses with three or more bedrooms are also available. Prices range from the low $300s for condos to upwards of $1 million for larger condos and single-family houses.
Retirement Near the Rockies
Those looking to retire in Colorado have several places to consider based on their interests and needs. From big cities and towns like Fort Collins and Breckenridge to the smaller towns of Frisco and Evergreen, home buyers can find just the right environment to spend their golden years of retirement in Colorado. These places all offer scenic views of the Rocky Mountains and other natural surroundings with stunning views of the Rockies while hiking or skiing.
2023-05-17T12:02:22-07:002023-05-17T12:16:51-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:18462How to Choose a Home Builder: 5 Tips For Successful New Construction<img src="/userFiles/2566/image/choosing-a-home-builder2.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Choosing a New Construction Home Builder" />
Not many experiences can compare to being the first owner of a <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-new-construction-homes/" title="Breckenridge New Construction Homes for Sale">new construction home</a>. Whether a buyer desires an urban townhome, a modest single-family dwelling, or a luxury custom home in a gated community, finding the right builder to contract with is essential for a successful project. From their reputation and the style of homes they build to the customizations and warranties they offer, choosing the right home builder is an essential <a href="https://www.thebrecklife.com/blog/buying-new-construction-home-tips/">factor to consider before buying a new construction home</a>. Read on to discover what buyers should know when selecting a new construction home builder.
When to Choose a Home Builder
Choosing the right timing to engage a home builder is crucial for the success of your new construction project. The timing of when you select a home builder can have a significant impact on the overall timeline and efficiency of the construction process.
Project planning and design phase: It is advisable to involve a home builder during the project planning and design phase. This allows the builder to provide valuable insights and expertise, ensuring the construction plans align with your budget, vision, and feasibility. By engaging a home builder early on, you can benefit from their knowledge and experience, making necessary adjustments and avoiding potential pitfalls.
Pre-construction preparation: Before the actual construction begins, there are various pre-construction tasks that need to be completed. This may include obtaining permits, securing financing, finalizing the architectural plans, and selecting materials. Involving a home builder at this stage enables them to review the plans, provide cost estimates, offer suggestions on material selection, and help streamline the pre-construction process.
Builder availability and scheduling: Consider the availability and scheduling of home builders when deciding the right time to engage their services. Experienced and reputable builders often have busy schedules, so it's recommended to reach out and discuss your project well in advance. By doing so, you can secure their availability and ensure they have adequate time to dedicate to your project, preventing delays and maintaining a smooth construction timeline.
Seasonal considerations: Seasonal factors may also influence the timing of selecting a home builder. Construction projects are typically affected by weather conditions, especially for certain regions. Consider the climate and weather patterns in your area to determine the most suitable time to start the construction. Some builders may have busier schedules during peak construction seasons, so planning ahead can help you secure their services at the desired time.
Personal factors and flexibility: Consider your personal circumstances and any potential life events that could impact your availability or ability to oversee the construction process. If you have specific timelines in mind or need to accommodate other commitments, communicate these factors to the home builder. Being transparent about your expectations and discussing your availability can help the builder plan accordingly and tailor the construction schedule to meet your needs.
Choosing the right timing to engage a home builder is a critical aspect of successful new construction. Following these tips can help you optimize the construction timeline and enhance the overall efficiency of your project.
Research the Builder's Reputation
Any buyer should do their due diligence to vet the potential builder. Knowing their reputation as a builder and whether they use qualified contractors are two of the most important factors before committing to one. Their level of expertise and experience is likely to impact the results and quality of the final product significantly.
A good starting point involves online searches, where information of specific builders is available to see user reviews or relevant news stories that may dive deeper into the company's reputation. In addition to talking with other local contractors to get their insight on a builder's reputation, obtaining references from previous clients and making inquiries about the builder can help cement a decision.
Pay attention to what types of materials the builders typically use. Are they mid- to top-range quality that are resilient, renewable, and recyclable? What level of detail can they achieve, and what customization options do they offer? Buyers will also want to ensure that contractors communicate routinely throughout the home's construction.
Find out how transparent all parties involved were throughout project delays or other issues. Inquire whether the builder conducted <a href="https://www.thebrecklife.com/blog/importance-of-getting-a-home-inspection/">important home inspections</a> and whether permits were obtained appropriately. Of course, ask former clients how clean the work site was kept and attest to the builder's level of pride.
Does the Builder's Style Suit the Buyer's Needs & Lifestyle?
Builders can specialize in one particular construction style or have skilled architects and teams to offer several home styles. Buyers who have a good idea of what they desire stylistically and in their <a href="https://www.thebrecklife.com/blog/design-dream-home-new-construction-design-ideas/">interior design elements</a> will want to ensure that builders under consideration have a proven ability to make that vision a reality.
For example, if builders who typically deal with tract or economy homes decide to pursue luxury home construction, delays could be an unexpected reality. Try to stick with a tried and true builder committed to dealing with similar styles and price points to prevent setbacks.
Even if planning to have a custom home built from the ground up, do everything possible to do walkthroughs of a few current or completed projects by the builder and designers. In-progress builds allow buyers to witness how things operate onsite during construction and evaluate cleanliness, professionalism, and approaches to the design process.
Visiting a model home or one that's currently up for sale lets shoppers get an idea of the contractor's craftsmanship, attention to detail, floor plans, and upgrade options. Remember that model homes in master-planned communities usually contain all the bells and whistles. Ensure to inquire about which features will be included and which upgrades will cause sticker shock.
Are They a Custom Builder, Spec Home Builder, or Tract Home Builder?
There are differences between builders in the type of homes they typically construct. Some may specialize in custom homes or spec homes, while others may be more involved in tract homes.
Custom Home Builders
<img src="https://assets.site-static.com/userfiles/2566/image/home-builder.jpg" alt="Home Builder Speaking with Buyers" style="float: right; max-width: 400px; padding: 0 0 10px 10px; background-color: #fff;" />Buyers wanting a one-of-a-kind house constructed in an established neighborhood or on their land will want to hire a custom home builder. These companies generally build homes in small volumes, with often less than a dozen jobs annually, depending on the size of their team. More effort, time, and expense is typically required in a ground-up home build.
Spec Home Builders
Spec homes are constructed by builders who invest in land or lots to build houses to sell. Essentially, builders speculate that they'll make money and often design using styles and incorporating features popular with buyers in the area. These may be <a href="https://www.newhomesource.com/learn/semi-custom-homes-can-you-have-it-both-ways/" target="_blank">custom or semi-custom homes</a> that allow buyers to choose many upgrades and finishes.
Tract/Production Builders
Tract builders are also called production builders because they build large volume housing such as townhomes, condos, and single-family homes nearly identical in communities. The timeline for building these homes is often much quicker and less expensive than custom homes. One drawback is the lack of customization and the use of modest materials for elements like:
Hardware
Cabinets
Appliances
Framing components
Paint grades
Shingles
Carpet grade
Verify Their License, Insurance, & Warranties
Builders and their contractors or others working on the job site need general liability insurance and worker's compensation coverage in states where required. Some states also require contractors and builders to be licensed. It's relatively easy to look up a company on the appropriate state licensing website.
The buyer or builder should carry builders risk insurance, and sometimes the costs are split between the parties but most often are covered by the company. This coverage protects construction sites against theft, vandalism, and natural disasters. Policies typically also cover damage to construction materials, temporary structures, subdivision signs, and landscaping.
Should the builder become insolvent, inquire about any warranties that come with the new home, which typically lasts for ten years to cover builder defects, contaminated land cover, and any deposits made. These are all indicators of qualified new construction home contractors.
Make a New Home Construction Dream a Reality
Buyers should remember the many <a href="https://www.thebrecklife.com/blog/new-construction-home-buying-pros-cons/">pros and cons of buying a new construction home</a>. Anyone on the market for a custom, spec, or tract home that is brand new will need to find a builder or work with a community that already has one in place. Depending on the type of home desired, the budget, and time constraints, not all builders are a good fit. These tips for choosing a builder for new construction homes will keep things on track and increase the odds of achieving the desired results for a dream home.
2023-05-11T10:45:00-07:002023-05-11T13:59:08-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:27203How to Pay Taxes on Vacation Rental Income: Colorado Non-Resident Filing Requirements<img src="/userFiles/2566/image/tax-consideration.jpg" style="display: block; margin: 0 auto 20px auto;" alt="What to Know About Taxes on Rental Income" />
Tax considerations for part-year residents and nonresidents of Colorado can feel tricky and confusing at first. Depending on the <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge real estate</a> you own or want to buy, there might be tax matters to consider, such as if the property is generating income from renters. Additional tax questions may arise when deciding whether it's beneficial to retire part-time in Colorado or move full-time. In any scenario, whether <a href="https://www.thebrecklife.com/blog/tips-for-buying-a-vacation-home/">buying your first vacation home</a> or investing in a vacation rental, it's important to understand the tax laws in Colorado and how they may apply to you.
Non-Resident vs Part of Year Resident
There is a difference between a part-year resident and a nonresident and the tax requirements for each situation. A part-year resident is a person who has resided for only part of the tax year in Colorado. Individuals in this category have either moved to the state at some time during the year with the intention of making Colorado their permanent home or moved out of the state before the year has ended. This would apply to those buying a second home after retirement. When filing taxes, a part-year resident includes their taxable income as that of being a resident for a full year. Part-year residents have specific tax forms, the DR 0104 and DR 0104PN, to complete.
A non-resident is an individual who did not live anywhere within Colorado throughout the tax year but did receive income in the state. There are two situations that affect non-resident status. One is when an individual has worked temporarily in Colorado, and the other is if the individual had a source in Colorado that provided income. For tax filing purposes, a non-resident files an income tax return in Colorado if they received Colorado-sourced income that is taxable, or a federal income tax return is required from the individual.
How Is Income Tax Calculated for Partial Residents?
Whether you live in Colorado part-time or you are a nonresident with a source of income generated in Colorado, <a href="https://www.investopedia.com/terms/i/incometax.asp" target="_blank">income tax</a> must be paid. The filing process begins with the person's full federal taxable income using Form 0104. Form 104PN, which is the tax calculation schedule, is also completed by the part-year resident or nonresident. Once the tax is calculated, it is apportioned, which is a percentage determined by the person's income that can be taxed by Colorado.
The Colorado tax rate is calculated by multiplying the taxable income by the tax rate for the state and then multiplying the calculated figure by the apportionment percentage. The apportionment percentage is determined by the adjusted gross income on the individual's federal return after any modifications required per Colorado law.
Thinking about retiring in beautiful Breckenridge? View all the latest <a href="https://www.thebrecklife.com/breckenridge-real-estate/">Breckenridge homes for sale</a> today!
Forms of Colorado-Source Income
<img src="https://assets.site-static.com/userfiles/2566/image/colorado-source-income.jpg" alt="It's Important to Know if an Income is Colorado-Source" style="display: block; margin: 20px auto;" />
Income can be designated as Colorado-source income in some, but not all cases. An individual earning a wage or receiving unemployment compensation is counted as Colorado-source income if the individual was physically in the state when the work was conducted.
Intangible personal property, such as bonds, dividends, stocks, royalties, etc., that generates income when the property is used for business purposes, whether that be in a professional, occupational, or trade capacity, is considered Colorado-source income. Tangible personal property and real personal property that generate income in the state from rent, capital gains or losses, and interest are also considered Colorado-source income. Income from gambling in a casino or participating in games of chance in Colorado is counted as a Colorado source of income. Nonresidents receiving retirement income is not considered Colorado-source income.
Retirement Income
Retirement income in Colorado received by those who are nonresidents is not counted as Colorado-source income. Examples of what is considered retirement income include social security benefits, IRA distributions, annuities, tax-deferred savings plans, <a href="https://www.copera.org/" target="_blank">PERA retirement benefits</a>, and certain other types of retirement pensions. An individual who receives survivor benefits also qualifies for the exclusion, regardless of their age.
What this means for those looking to settle in the best places to retire in Colorado is, when filing taxes, the state of Colorado excludes pension income from state income tax up to $20,000 per person annually. This amount is in effect for retirees who are ages 55 through 64. Retirees who are 65 and over have an exclusion of $24,000. Whatever age the retiree is on December 31 for that year's taxes is used as a factor in determining what exclusion amount the retiree is entitled to for that year.
Overall, for nonresident retirees, moving to Colorado on a permanent basis provides a tax benefit due to a generous deduction on retirement income.
Real Estate Income
Those who own real estate in Colorado but live in another state would need to file when certain conditions apply. Although a nonresident does not reside in the state, if they are filing a federal return, the property in Colorado generated an income, and there is an income tax liability for the year for the property in Colorado, the property owner must file a nonresident Colorado return. The income and deductions related to the property are considered Colorado-source income and deductions.
Nonresidents with investment property in Colorado have access to numerous tax breaks. These include:
Advertising and marketing the investment property
Credit card and home improvement loan interest related to the property
Expenses paid to independent contractors for work done at the property, such as painting, landscaping, pressure washing, etc
Expenses paid to an employee
Mortgage interest
Professional services — accounting, management, and legal
Property loss that is not covered by insurance
Property taxes — local city, county, and school
Repairs to rental property
Tax deductibility — building and land depreciation
Travel expenses related to the property
Benefits of Knowing the Tax Laws
The best-laid plans for those considering living as a part-year resident or nonresident are those who understand the ins and outs of the tax laws for the state of Colorado. A sure way to do this is by using the services of a tax consultant and a certified public accountant. These professionals will guide you through the process and provide the information necessary to be in compliance with the state at tax time.
2023-05-08T08:13:31-07:002023-05-11T07:32:22-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:17995New Construction Interior Design: Style Your Dream House<img src="/userFiles/2566/image/new-construction-interior-design-dream-house.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Interior Design Tips for New Construction Homes" />
<a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-new-construction-homes/" title="Breckenridge New Construction Homes For Sale">New construction homes</a> are like a blank canvas. The new homeowner has the often enviable opportunity to choose how the interior looks. Depending on the contract, this may include everything from floor plan decisions to selecting materials, finishes, and decor. Building a new construction home is an exciting time, but it's essential to do a little homework to keep it from becoming overwhelming. Keep reading to discover the best interior design tips when <a href="https://www.thebrecklife.com/blog/buying-new-construction-home-tips/">buying a new construction home</a>.
Plan Your Interior Design Budget
A well-planned budget can help move a project forward because it's a roadmap. With an interior design budget, a homeowner has a specific amount or a range that they cannot exceed when completing the project. New construction home buyers should set this budget early and account for design expenses when <a href="https://www.thebrecklife.com/blog/choose-new-construction-home-builder/">choosing a home builder</a>.
But how is that interior design budget determined? It varies, but certain elements should be included, and the sum of the average cost will help determine the overall budget. If working with a professional designer, the interior design budget must include their specific fees, from consultation to design concepts and plans, management, and even travel expenses.
Homeowners don't have to hire a professional interior designer. There are online design tutorials, videos, and several options for <a href="https://www.thebalancesmb.com/best-interior-design-software-5024948" target="_blank">interior design software</a> that can walk a homeowner through the process step by step. At the heart of any budget is a realistic plan for how much can be spent on each room and design element while considering quality, customization, and any special installation fees.
Understand Design Development
Design development focuses on spatial planning—understanding a room's dimensions, determining how it will be used, and working through the creative thought process to establish a cohesive path. There are many <a href="https://www.thebrecklife.com/blog/new-construction-home-buying-pros-cons/">pros and cons of new construction homes</a>. For many people, the freedom to customize early outweighs any of the drawbacks.
Using the home's blueprint or virtual design software, the homeowner can begin to see and understand the room's proportions and how its intended usage will affect the interior design materials, including furniture, window treatments, and flooring.
At this stage, some of the dimensions may be changeable. Maybe a window needs to be moved a foot because there needs to be wall space to accommodate a television or artwork. The placement and size of closets can be adjusted. Adding a bit more space to the closet can have a significant impact, as can incorporating built-ins and custom storage solutions.
Pay close attention to the <a href="https://nelsonkb.com/kitchen-layouts-pros-and-cons/" target="_blank">kitchen layout</a>. In many homes, the kitchen is the hub. Does the kitchen flow make sense to how it will typically be used? Does the island need to be longer to accommodate more chairs? Will there be enough storage space if there are no upper cabinets, or does there need to be another solution?
Understanding the design development of space can make a huge difference. It will also include refining choices for specific materials, finishes, and fixtures to fit into the budget.
Consider Waiting Before Painting
After your new home is built, the wood, plaster, and other materials used in construction can expand and contract as they settle in the new environment. If you paint the interior of your new construction home before the settling process is complete, you may find that the paint job ends up looking less than perfect. The impending cracks and imperfections can cause the paint to peel or crack, which can be frustrating and costly to fix.
Waiting to paint your new construction home's interior for a few months to a year after moving in will allow the house to settle fully in different seasons and weather conditions, which will reduce the likelihood of eventual paint imperfections. Plus, it gives you the opportunity to live in the space for a while and get a better sense of your personal style and color preferences before committing to paint colors.
Establish Electrical and Plumbing Points
<img src="https://assets.site-static.com/userfiles/2566/image/installing-outlet.jpg" alt="Installing an Electrical Outlet" style="float: right; max-width: 400px; padding: 0 0 10px 10px; background-color: #fff;" />It's not all playing with fabric swatches and paint chips. Interior design also includes nuts and bolts. The electrical and plumbing points must be established and work cohesively with the overall interior design concept for a comfy, well-designed home.
Remember that first apartment with only two outlets in the bedroom, and neither was on the wall near the nightstand? With new construction, the homeowner has the opportunity to place outlets, charging stations, and lighting in the exact spaces that will work best for their lifestyle.
Outlets and other electrical elements, light fittings, and pipelines must be in convenient places. Do the laundry hook-ups need to be on the second level or in a main-floor laundry room that also serves as a mudroom with its own deep utility sink?
Besides electrical outlets and charging stations, lighting will play an integral role in the overall interior design. Every room typically has three types of lighting:
Task (a brighter light to see better when cooking or reading)
Ambient or general (uniform light, usually an overhead fixture)
Accent (often wall-mounted fixtures, track lighting, under-cabinet lights)
Decisions will need to be made about where the different types of lighting will be installed and how they'll integrate with the rest of the room's design.
Select the Right Flooring Materials
Flooring is a major design element, impacting the overall look and feel of the room. Floor materials can have a huge range in price, including underlayment and installation. On average, vinyl and laminate flooring, popular with <a href="https://nelsonkb.com/6-most-popular-flooring-options-for-your-kitchen/" target="_blank">kitchen flooring</a>, are usually less expensive, but they may not have the same durability and quality that other materials offer. Real hardwood and engineered hardwood generally have a higher price tag.
Other materials are tiles constructed from vinyl, glass, ceramic, and natural stone. Look at cork and bamboo for sustainable options. Cork does offer some sound-proofing qualities, and it's resistant to mold and mildew, making it a viable option for a laundry room or mudroom.
In addition to affordability, it's also important to ask a few specific questions:
How will the room be used? Vinyl or tile may suit a laundry room, while solid hardwood may make a statement in a formal dining room.
Does the flooring need to be pet-friendly? Opt for materials that clean easily and that are wear-resistant.
Is the space a high-traffic area (like a hallway or entrance)? Consider materials like laminate, ceramic tile, and even concrete that can be finished to look like natural stone.
If a home buyer desires a wood floor look, but the care and maintenance of hardwood sounds like too much work, ceramic or porcelain tile that looks like wood may be an option. Ceramic and porcelain are durable, typically easy to clean, and offer a wide selection of colors and woodgrain styles.
Interior Design for a New Home Construction Is a Process
The interior design process for a new home is extensive, but it's an opportunity to create a unique living space. Take it step-by-step with regular referrals back to the original budget. If one area does go over budget, it may be necessary to scale back somewhere else. Creating the interior design for a new home can be a rewarding experience. At the end of the day, it's a reflection of the homeowner.
2023-05-04T08:00:00-07:002023-05-04T08:22:29-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:16712Living at Breckenridge Ski Resort vs a Remote Mountain Lodge: Which is Right for You?<img src="/userFiles/2566/image/breckenridge-condo-vs-lodges.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Breckenridge Resort Condo vs Remote Lodge" />
Surrounded by the mighty Rocky Mountains, the town of Breckenridge might be most famous for its world-class skiing. Anyone looking at the many <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-homes/">Breckenridge ski homes for sale</a> will find a robust selection of condos by the slopes and stunning alpine retreats. One of the decisions many homebuyers need to make is whether buying a ski village condo in the heart of it all or a remote mountain cabin is the right choice. While there are certainly no wrong choices, the pros and cons of each property depend on the buyer's needs. Keep reading to find out if your mountain lifestyle is better suited for a ski village condo or a remote mountain cabin.
Perks of a Condo by the Breckenridge Ski Resort
Imagine waking up and being able to set off to do some skiing right away. Less time commuting and more time on the slopes is an important reason to choose this option. At the same time, these properties are located near it all, including some of the best <a href="https://www.thebrecklife.com/blog/best-breckenridge-ski-communities-with-apres-ski-amenities/">Breckenridge après ski amenities</a>. For those that love this ski resort and want to be as close as possible to it, a <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-condos/" title="Ski-In/Out Condos For Sale in Breckenridge CO">Breckenridge ski condo</a> may be just what they're looking for.
Potential for Ski-In, Ski-Out Privileges
Some condos may offer ski-in and ski-out privileges. That means the location allows for those in that community or development to ski into the resort and ski-out when they are done. There are many <a href="https://www.thebrecklife.com/blog/why-buy-a-breckenridge-ski-in-ski-out-home/">reasons to love a Breckenridge ski-in, ski-out home</a>, but the most significant benefit here is taking control of the ski resort thoroughly and quickly without making the trek up to the resort every time. It also means that the village or condo community is located mid-mountain or close enough to the base area that it is very accessible. It could mean sleeping in and enjoying morning coffee a bit longer before hitting the slopes.
Prime Access to On-Mountain Restaurants & Downtown Shops
While some people may want to spend all day on the slopes, others wish to add benefits like being close to the numerous shops and restaurants that this community offers. There are many excellent amenities nearby worth exploring.
Consider locations like <a href="https://www.briarrosechophouse.com/" target="_blank">Briar Rose Chophouse & Saloon</a> for dining, a family-style area with a full menu. It's located less than 2 miles from the resort. Another option is Ski Hill Grill, with its pre-packed menu offerings. It's situated in the resort itself. Consider Hearthstone Restaurant offering seafood, beef, and a full seasonable menu of hearty foods for a restaurant with a view. It's only about 2 miles away from the resort.
When it comes to shopping, check out the boutique shops on Main Street, right at the resort's base. There are more than 200 stores right here to meet just about any need.
Year-Round Resort Fun Just Out the Door
It's not all about the winter and the slopes either. For those who live at the base of the resort, there are numerous other activities to spend time exploring here, including:
Scenic chairlift rides
Goldrunner Coaster
Mountain Biking
Minigolf
Alpine slide
Bungee trampolines
Gemstone panning
Ropes courses
At the same time, there are dozens of experiences to be hand on the area's trails, area events and festivals, and water fun at some of the area's parks. It's all very close to the resort, and when living in a nearby condo, that means this type of recreational experience is relatively easy to enjoy.
Wanting to buy a home that's near the ski slopes? View all <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-ski-homes/">Breckenridge ski-in ski-out homes</a> for sale.
Perks of a Remote Mountain Lodge
<img src="https://assets.site-static.com/userfiles/2566/image/downtown-breckenridge.jpg" alt="Downtown Breckenridge, CO" style="display: block; margin: 0 auto 20px auto;" />While living close to it all is a lot of fun and offers a range of experiences, for some people, living in the condos and townhomes in the city's heart just is not the right experience. For others, it is about buying or building a small mountain home nestled into a wooded area or one of the luxury homes in the region with all of the best amenities. There are some key benefits to living in this type of environment for some people.
More Space & Seclusion
At the heart of the benefits of purchasing a remote home like this is having access to more space. That includes a house with ample square footage as well as larger lot sizes. For some property buyers, it helps to know that they have acres of land to explore and use as they want. Though every property in the area is a bit different, there are options for many such as living near or on a lake, building a custom home, or purchasing an authentic log cabin. Some of the mountain homes in this area offer ample seclusion providing people with a significant amount of privacy, nature, and quiet.
Private Amenities
Though each property is a bit different, some luxury homes and chalets in this area may offer ample amenities. Some ski resort condos have shared amenities, but the owner has the amenities desired in a cabin like this, and they don't have to share. This may include access to a fitness center, heated ski rooms, and a spa. Some property owners also have a billiards room, wine cellar, or a home theater. For those who have a particular need or desire in a home, it may be a bit easier to obtain than a private residence.
Long-Range Mountain Views
Perhaps most inviting when getting up in the morning is seeing incredible views from each window of the home. When moving further away from the resort, there's more opportunity for impressive views. That may include opinions of the Cooper-Leadville- Minturn Loop or the Independence Pass Loop, depending on where the property is purchased.
Consider: How Will Remote Living Affect You?
While the idea of living in a secluded mountain lodge may sound appealing to some, it's important to consider the potential challenges that come with remote living. While the peace and tranquility of a secluded environment can be a great escape, it can also present challenges in terms of accessibility to resources.
One of the biggest challenges of remote living is the distance to basic necessities like grocery stores, medical facilities, and other amenities. In a remote mountain lodge, you may need to travel long distances just to buy groceries or see a doctor, and the road conditions may not always be ideal. Additionally, in the case of an emergency, it may take longer for help to arrive.
However, remote living also has its benefits, such as the opportunity to disconnect from technology and the hustle and bustle of city life. It can be an ideal setting for those who value privacy, solitude, and the beauty of nature. If you're someone who enjoys outdoor activities like skiing, hiking, and snowboarding, a remote mountain lodge may be the perfect setting for you.
Ski Village Condo vs. Remote Mountain Cabin: Which Is Better?
So which is better, a ski village condo or a remote mountain lodge? In short, it's up to you. Anywhere you choose to live in Breckenridge will allow you to enjoy an unparalleled mountain lifestyle, so it all comes down to preference. For those thinking about purchasing <a href="https://www.thebrecklife.com/breckenridge-real-estate/">real estate in Breckenridge</a>, it's important to compare your values to the amenities and advantages of each property type.
2023-05-02T11:29:00-07:002023-06-27T15:02:27-07:00Pete Deiningertag:thebrecklife.com,2012-09-20:19406Should You Buy or Rent a Condo? How to Choose What's Right for You<img src="/userFiles/2566/image/buy-or-rent-condos.jpg" style="display: block; margin: 0 auto 20px auto;" alt="Is it Better to Buy or Rent a Condo" />
There are many perks that come along with living in a condo, but is it more financially savvy to buy or rent one of these homes? In general, both are great options, but everyone has a different situation. Some individuals may be looking for a starter home as a first-time buyer or a second home to use on vacation. Others may want the flexibility of being able to leave at the end of a lease or may be planning to move in a few years. That being said, read on and we'll discuss a few aspects of what one should consider before deciding to rent or buy a <a href="https://www.thebrecklife.com/breckenridge-real-estate/breckenridge-condos/" title="Breckenridge Condos For Sale">condo</a>.
Consider Rental Costs vs. Mortgage Payments
When it comes to monthly expenses, buyers and renters generally face similar costs for the <a href="https://www.thebrecklife.com/blog/mortgage-options/" title="Types of Mortgages">mortgage</a> and the rental payment. There are several online calculators that can help determine how long until the mortgage vs. rent in a given area reaches a "break-even" point. However, owners might have some additional costs that renters can bypass, such as property taxes, condo association fees, and interior maintenance for major systems and appliances.
Those who buy a condo will have a solid investment whether they live there full-time, use it as a vacation property, or choose to rent it out as a short or long-term rental. Buyers with good credit and solid <a href="https://www.thebrecklife.com/blog/down-payment-options/" title="Down Payment Tips">down payments</a> can qualify for lower interest rates, which can equate to extra funds that cover many expenses overall. Other perks for buyers is that they have options to:
Build equity with each loan payment that they can later borrow against or recoup when they sell
Deduct mortgage interest from federal taxes
Have consistent monthly mortgage payments vs. possible future rent hikes
Enjoy greater freedom when making decisions about the unit, such as <a href="https://www.thebrecklife.com/blog/how-to-save-space-small-condos/">designing to maximize condo space</a>
Renting a condo is a great option for anyone looking for a short-term home. Condo rentals are popular because occupants can bypass expenses associated with major repairs and HOA fees and still enjoy the amenities of the community. In general, the landlord who owns the unit takes care of these tasks and covers many costs, so renters know exactly how much they will pay monthly without any surprise expenses.
Consider Mortgage Interest Rates
When deciding between buying a condo or renting, it's crucial to factor in the current mortgage interest rates. When interest rates are high, it can make buying a condo less affordable than renting for some people.
Higher interest rates mean higher monthly mortgage payments, which can increase the overall cost of buying a condo. For example, a difference of just a few percentage points in interest rates can translate to thousands of dollars in extra interest over the life of a mortgage.
Furthermore, higher interest rates can limit your borrowing power and make it more challenging to qualify for a mortgage. Lenders typically require a lower debt-to-income ratio when interest rates are high, which means you may need a higher income or a larger down payment to secure a mortgage.
However, it's worth noting that interest rates are subject to change and can decrease in the future. If you're planning to buy a condo for the long term, it may be worth considering whether you think interest rates are likely to decline in the future.
Maintenance Responsibilities As an Owner vs. As a Renter
As mentioned, being a renter means avoiding many costs that are associated with homeownership. One of these costs is property taxes, which typically increase annually, but a big perk is that the COA or landlord handles the majority of any major repairs and a good portion of the exterior maintenance responsibilities.
<a href="https://www.thebrecklife.com/blog/condo-owner-maintenance-responsibilities/">Condo owner maintenance responsibilities</a> tend to be less because they contribute funds to the COA or the property management company; <a href="https://www.investopedia.com/articles/mortgages-real-estate/08/homeowners-associations-tips.asp" target="_blank">HOA fees generally range between $200 and $500 per month</a>. This money is utilized towards allowing the association to keep up the property's exteriors and maintain common and shared elements within the condo community.
In certain <a href="https://www.thebrecklife.com/blog/how-much-money-can-you-make-short-term-rentals/" title="What to Know About Vacation Rental Profits">hot spots for vacation rentals</a>, the association may also provide clean-up after guests check out and before new guests arrive. In these situations, the COA fees are likely to be higher than the costs of long-term rental options. This is most frequently seen in condo-hotels.
Renters are generally only tasked with dealing with minor upkeep and small repairs to their unit. Sometimes, expenses related to the unit can be deducted from the monthly rent, depending on the arrangement between the owner/landlord and the tenant. Some communities or owners may cover all or part of certain utility costs such as water, gas, trash, and internet.
Owners Can Build Equity in Their Condo
<img src="https://assets.site-static.com/userfiles/2566/image/installing-lights.jpg" alt="New Light Fixtures Can Increase a Condo's Value" style="display: block; margin: 0 auto 20px auto;" />Renters will solely be contributing towards the owner's mortgage payments or their overall profit and will not have the chance to build any equity. Owners will be building equity with every payment they make to the bank, as these payments go towards paying off the loan that boosts their portion of ownership.
Owners can upgrade the property with <a href="https://www.thebrecklife.com/blog/top-home-renovations-that-increase-resale-value/">high ROI home improvements</a> to <a href="https://www.thebrecklife.com/blog/home-improvement-projects-to-boost-bookings/" title="Home Improvements to Boost Vacation Rental Income">increase the value of the condo</a>, which further contributes to establishing greater home value that in turn equates to greater equity returns overall. They can even borrow against their current equity to make these improvements. Later, should they choose to sell, they have less or even none of the mortgage to pay off, meaning more of the home sale's proceeds turns to profit they can put toward their next home.
Renters who leave the property will have no investment to reap returns on, but can take advantage of having a solid rental history for future homes or build their credit for a future home purchase by making timely payments to their landlord.
Condos Can Turn Into Investment Properties
Condos that aren't intended to be used as a primary residence gives owners the chance to make passive income when not using the property themselves by renting it out. Even buyers who plan to live in the home full-time for a certain period can later keep the <a href="https://www.thebrecklife.com/blog/real-estate-investment-options/" title="Types of Real Estate Investing">property as an investment</a> to rent short- or long-term.
Long-term rentals are typically lease agreements that last a month or longer, while short-term rentals are most often geared towards month-to-month tenancies or as vacation rentals. Yet, most owners wonder whether a long or short-term rental is the best choice when it comes down to bottom line profits and time spent dealing with tenants.
Long rental terms allow owners to have a source of dependable passive income on a routine basis. Short-term rentals can be slow during certain times of the year unless they are located in a popular vacation destination. During peak seasons, vacation rentals can be highly profitable depending on the rates set by owners.
However, short-term rentals are often managed by a property management company and are a perfect solution for investors wanting to bypass being full-time landlords and let the COA handle advertising, upkeep, and maintenance for additional fees.
Considering Buying or Renting a Condo?
In today's real estate market, a condo can be a great investment for individuals seeking a forever home, a home away from home, or a boost to their investment portfolio with additional property. Be sure to go into either situation aware of the specific rules and regulations of the community to make sure it's a good fit for the budget and your preferred lifestyle.
2023-05-01T09:00:00-07:002023-05-01T11:54:11-07:00Pete Deininger