Colorado mountain towns feel more crowded than ever. But census data shows the population has barely changed.

 
 

Pitkin and Eagle counties are challenging the results of the 2020 census, worried that an undercount will slow the flow of federal money.

Mick Ireland knows Pitkin County’s streets. The former Aspen mayor and 30-year politico has knocked on thousands of his neighbors’ doors over the years, promoting candidates and ballot issues as well as helping to register voters. 

So when the 2020 census report showed entire blocks in Pitkin County — not city blocks but the small geographic areas that the U.S. Census Bureau breaks the country into — with populations of zero, he took note. Using the county’s geographic information system – GIS – mapping, he started finding more blocks across the county that appear to have been missed by the 2020 census. In some blocks the census counted fewer homes despite new construction. 

“I know those buildings simply didn’t disappear. My estimate is that about 1,000 people were not counted,” said Ireland, who is working with county leaders to assemble a detailed list that could become a formal challenge to the 2020 census count. 

More counties are doing the same. After census takers struggled to count every U.S. resident in their place during the chaotic pandemic, more counties in Colorado are finding discrepancies with the tally that will determine how many federal dollars flow into communities. (The 2010 census showed that 316 federal spending programs relied on the 2010 count to distribute about $1.5 trillion in annual spending. Colorado gets about $19.2 billion a year in census-guided funds, which amounts to about $3,500 per resident.) 

So a count that comes up 1,000 short in Pitkin County, could cost the county $35 million over the next decade. 

“This is a large amount of money we are talking about,” Ireland said. 

Elizabeth Garner, Colorado’s state demographer, has been working with Pitkin County as it researches potential undercounts of housing units. She’s also been talking with Eagle County officials about possible problems. 

To challenge a census count, a municipality must have an issue with either the boundary of a census tract or the bureau’s count of housing units. Most of the issues Garner has been hearing about deal with the count of homes. She said her department is tracking a missing apartment complex in Lamar, an overlooked apartment building in Brush, an overcount of homes in Longmont and a possible undercount in Buena Vista. 

In the past decade, the only problems with the census count in Colorado involved prison populations, Garner said. 

“Yes, 2020 was a difficult year in general and horrible for the census. Besides COVID there were issues with politics and natural disasters,” Garner said, noting how the pandemic delay of the Census Bureau’s final data collection — the non-response follow-up operation to count households that have not responded to census requests — “visibly impacted the data, especially in rural areas.” 

The 2020 census showed 17,358 people in Pitkin County, 210 more residents than in 2010. The 2020 count shows Pitkin County with 14,232 housing units, up 1,744 homes from 2010. And the census estimated that Pitkin County’s population fell by 10 residents from 2020 to 2021, which defies a near unanimous sentiment that the Roaring Fork Valley has been exceptionally busy during the pandemic. 

Another head scratcher: the town of Carbondale grew to 6,434 residents in 2020. That’s a seven-person jump from 2010. Census housing surveys show Carbondale added 168 housing units — to reach 2,594 homes — between 2010 and 2020. 

“Seven people? That is just not possible,” Ireland said.

The most recent census report also shows Summit County’s population declining by 114 residents between 2020 and 2021, which does not jibe with on-the-ground perspectives that more residents are occupying homes in the resort destinations. Ditto for San Miguel County, home to Telluride, which saw its population climb by two residents between 2020 and 2021. (San Miguel County’s population in 2020 was 8,072, up 713 people from 2010.)

The Census Bureau began accepting challenges to its 2020 count earlier this year and the Census Count Question Resolution Program will take state and local challenges through June 2023. 

The Census Bureau’s list of accepted challenges to its annual population estimates is short, with only 18 revised population estimates between 2012 and 2017, the last year it has reported accepted challenges. In 2009, the bureau revised population estimation counts for Boulder and Colorado Springs. But for the 2010 census, the bureau did not report any challenges from Colorado communities that resulted in a revised population count. 

Abby Dallmann, the special projects manager for Eagle County who helped guide the 2020 census process, is analyzing the census count against the county’s GIS data. The census block system does not overlap easily with the county records that divide everything into parcels. 

And what she’s hearing from residents and business owners in the county seems to conflict with census data showing a 7% growth in population and 8% growth in housing between 2010 and 2020.

And most interestingly, the census tracked a decline of four residents in Eagle County between 2020 and 2021.

“Anecdotally, everyone in the Roaring Fork Valley and the Eagle River Valley is saying it’s more crowded,” Dallmann said. “But are those folks here for a week, a month or are they here full time now?”

There’s the larger narrative in the high country right now that more people than ever before are buying homes and relocating to mountain communities. But the census data does not reflect a deluge of newcomers.

“It certainly rubs you the wrong way when it’s a census that only happens every 10 years and for a variety of reasons, it doesn’t feel right,” said Dallmann, who hopes for an overhaul of the census-taking process for 2030. “We want to make sure we do our analysis very carefully and properly. We are knee-deep in figuring out how best to do that. We have time.”

Get more news like this on Colorado Sun.

Related Links

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Homeowners are Seeking Roommates to Help Pay Their Mortgages

 
 

More buyers in the U.S. are opening up to the idea of renting out a room as expenses surge.

Buying a home may seem like a distant dream for many in today’s cutthroat housing market. That is, unless they’re willing to share that dream with a roommate or two. 

With the average U.S. mortgage rate above 5% and home prices at record highs, homeownership feels increasingly out of reach, particularly for young, first-time buyers. To make it work, some are renting out rooms or basements and using the extra income to help offset their costs. 

The practice, which has long been accepted in the U.K. and other European countries, is spreading to the U.S., where the number of buyers who considered renting out a portion of their homes for rental income rose to 31% in 2021 from 24% two years earlier, according to real estate website Zillow’s consumer housing trends report

“That increase in homeowners becoming residential landlords is consistent with the trend we see of buyers coming from a younger generation of side-hustlers aging into the housing market,” said Zillow economist Manny Garcia.

A Lucrative Side Hustle

Here's why homeowners are renting spare rooms for extra cash (%)

 
 

For some, the extra rental income is the only way they can afford to keep up with their mortgage payments and bills that are going through the roof thanks to roaring inflation. That’s why 24-year-old Josh Bowser and his now-fiancé went into the housing market looking for a property with additional rooms to lease.

Bowser knew he had to be strategic with his finances after graduating from college during pandemic-driven economic turmoil and a tight housing market. By living frugally, the young couple saved enough to put a down payment on a three-bedroom townhouse in a North Atlanta suburb in June 2021.

Their $2,200 monthly mortgage cost would have been a “stretch” with their combined incomes, Bowser said. So they found a tenant on Facebook Marketplace who pays $1,000 in rent to live in the second bedroom, subsidizing 45% of their monthly housing bills.  

To cover even more of their monthly costs, the young couple plan to rent out another small guest room downstairs.

“My fiancé and I just split the remainder of our housing expenses, which is probably less than what we'd be paying if we were renting. Instead, it’s going to the principal on our mortgage,” Bowser said.

Sharing a Home

Thanks to apps like Uber and Airbnb, younger generations are accustomed to sharing everything with strangers, from car rides to short-term rentals. It’s not a stretch to extend that concept to their own homes, particularly for millennials, who have about 20% less wealth than their parents had at their age and are still struggling to enter the housing market.

A whopping 67% of millennials and 57% of Gen Z in the U.S. said they were willing to share their homes in exchange for cash, compared to just 34% of baby boomers, according to a 2021 Realtor.com survey

Younger generations are much more likely to rent out their homes

“Affordability was already squeezing people,” said George Ratiu, a senior economist at Realtor.com. “It’s natural to think of their biggest asset — their home — as a potential income stream.”

For Chiffon House-Williams, a homeowner in Teaneck, New Jersey, the extra income erased any doubts she had about having roommates. 

“I’d never considered renting out my basement to a stranger before. It’s my house; that’s my safe haven,” said House-Williams. “But after I had to quit my job,  I thought, ‘Wait, this can be my income.’”

After the 36-year-old mom stopped working to take care of her son while he attended school virtually during the pandemic, she and her husband hired contractors in March 2020 to transform their basement into a one-bedroom apartment, outfitting the space with a standing shower, a kitchenette and a separate entrance for about $22,000 total. 

The couple used the app SpareRoom to find 42-year-old tenant Laura Martin, who has been paying $1,100 in monthly rent since 2021. House-Williams says they will have earned their money back and turned a profit by the end of this year. 

They’ve decided to do more renovations to make even more space to rent out. With plans to let her attic as well as her basement, House-Williams expects she’ll be raking in $21,000 a year in rental income. 

“I’m always thinking about how I can make money without putting in too much effort, that’s just how my brain is wired,” House-Williams said. “By renting out rooms, I’m literally making money in my sleep.” 

Keep reading on Bloomberg.

Related Links

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in Oklahoma

Search Homes in Oregon

6 Swanky Condo or HOA Amenities Buyers Swoon for but Rarely (or Never) Use

 
 

For people looking to buy a condo or a house that’s part of a homeowners association, the promise of swanky amenities they provide can seem like a total score.

Seriously, who wouldn’t want select access to a pool, spa, or private playroom for the kids? At least that’s the logic that tends to lure people when such “bonus” luxuries are offered.

But the irony is that, while these extras give the impression you’ll be living the good life if you move in, it’s useful to remember that you’re actually paying for them with your HOA dues. And the sad truth is that certain amenities end up sitting empty most of the time. Why squander money on that?

Real estate is expensive enough these days without wasting money on perks you won’t plunder, so make sure to take a step back when salivating over these common HOA conveniences. As nice as they might seem initially, experts say you might end up rarely (or never) using them.

1. Clubhouses

While the idea of a central gathering space might seem alluring, unless you’re planning a birthday party or family reunion, clubhouses are more often than not a wasted amenity.

“Clubhouses are notorious for not being used—most of the time they sit empty,” says Isaiah Henry, the CEO of Seabreeze, a company that manages over 90,000 commercial and residential properties. “There are some communities who host gatherings on a monthly or quarterly basis in their clubhouse, but they’re few and far between.”

Henry says that, in his experience, instead of a clubhouse residents prefer a community swimming pool or even a dog park.

2. Tennis courts

Do you even know how to play tennis? For a lot of people, the answer is no and as a result, this is an amenity that is rarely if ever frequented.

Professional tennis player and property manager Mario Musa says many people get excited when they find out about tennis courts being included in the condo he manages. Some even see it as an opportunity to try tennis for the first time. But in reality, he reports that only about 10% of residents ever use them.

“Even though there is access to all the essential equipment, people don’t frequent the courts,” says Musa, who admits that might be because tennis is not a beginner-friendly sport. “It sounds exciting at first, but I can tell from the footprints left on the clay courts that after a few minutes of trying to hit balls, most people end up taking photos for social media instead of playing a real game.”

Unless you’re a serious tennis player, chances are this won’t score as an amenity love match for you.

3. Screening rooms

Access to a private movie theater may seem Hollywood glamorous, but it’s rarely worth the price of admission (or your HOA fees).

“The idea may fascinate individuals when they are making a buying decision, but once you start living in the condo, trust me, I can tell you from personal experience this amenity has little or no use for residents,” says Kamyar K.S., CEO of World Consulting Group. “Sure, they are good for streaming the Super Bowl or watching the Academy Awards once a year, but because residents rarely hold screenings, most of the time the room is dark and gloomy and looks more like a haunted house.”

And really, Netflix and chill works better when you’re on your own couch, right?

4. Roof decks

While most people find roof decks to be a very visually appealing amenity, they don’t spend as much time up there as they imagine they will.

Though the COVID-19 pandemic might have changed this trend a bit because people were desperate for outdoor space wherever they could find it, in general, property managers report that almost always roof lounges are underused.

“In my last condo that I lived in, I found that the roof deck was rarely used,” says Mathias Ahlgren, CEO and founder of Website Rating. “In fact, after working long hours at the office, I, myself, would often prefer to go out to spend time with friends rather than go home to the roof deck.”

The good news with this one is that if you are a roof deck kind of person, you probably won’t be fighting your neighbors for a chaise lounge.

5. Recreation centers

n addition to on-site gyms (which are actually one of the most used amenities), some HOAs include admittance to nearby recreation centers as part of the package. And unless they’re convenient or you have kids to entertain, it’s likely an added luxury that will languish.

“As part of my HOA for my condo, I am required to pay a fee for admittance to four recreation centers that actually offer some pretty great amenities like a rock-climbing wall and an outdoor pool, but I find that since I work full time, I just don’t use them at all,” says Colorado high school teacher and condo owner Doreen Smith. “If my own kids were still at home, maybe I would use them more, but at this point, I actually pay for a separate gym precisely because I don’t want to be around a bunch of screaming children now.”

In other words, being honest about where you are in your life will help you determine your amenity priorities.

6. All of them—if they have limited hours

If you’re thinking of moving into an HOA community where you’ll be paying fees to use the amenities, make sure to check when they’re open.

“Being a condo owner in a building that offers a multitude of amenities such as a pool, gym, and theater, it gets very frustrating that, due to the amenity hours of operation, I can’t use the amenities as much as I’d like because I’m working,” says Krisztian Riez, a digital consultant for the property management software company Condo Control Central.

“Because I am unable to use the amenities during the week, I try to take full advantage of the amenities on the weekend. However, using amenities I pay for only two days a week doesn’t really suffice for the extra monthly cost.”

For more info like this, go to Realtor.com

Related Links

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in Oklahoma

Search Homes in Oregon

Landlords Can Now Screen Your Pet’s ‘Credit Score’

 
 

Did you know that pets are “one of the largest sources of ancillary revenue in the rental-housing industry” and yet “some operators are leaving potential revenue on the table” by charging their future tenants a flat-fee pet deposit?

PetScreening, a North Carolina startup that invented a credit score for pets (a “FIDO” score), wants you to know this. Its risk-assessment algorithm evaluates pets based on data entered by their owners — “name, breed, weight, sex, age, pictures, vaccination information, micro-chip data, and behavioral information” — which it claims is more accurate than unsophisticated landlord assessments. Those judgments often include stereotypes about sizes and breeds. This is unfair to both pitbulls and, possibly, the bichon frise.

Pretending to be an operator who is leaving potential revenue on the table, I entered myself into the site’s revenue “fetcher” worksheet as a 20-unit building owner who charges a $200 flat pet fee. My personalized estimate showed I was only making $1,590 in pet revenue when I could be making a potential $6,201 with PetScreening’s services. The automated company email signed off with “woof regards.”

A FIDO score can range from one paw (very bad) to five paws (very good). Landlords can then set a sliding scale; the more “risky” the pet is (inclined to bark or walk with a patter-patter-patter rhythm detectable to downstairs neighbors, among other sins), the more a building owner can justify charging their tenant pet rent and fees. (The incentive for prospective tenants to be honest about their pet, we assume, is that they will likely get caught trying to minimize Frank Jr.’s tendency toward loud whimpering.)

For the honor of entering their pet into a database that will probably prompt their landlords to charge them more money, owners pay PetScreening a $20 fee for their first pet profile and $15 for each additional pet. (Landlords pay nothing to utilize the service.)

Among PetScreening’s current users, one property management’s pet policy states that “Paw Scores of 2 or less will require an additional security deposit of $500 per approved pet.” (Fish tanks under ten gallons were assigned a Five Paw Score; over ten gallons, Four Paws.) Another charges a $150 pet deposit plus an option of paying a one-time $200 fee or a $20 monthly fee for the duration of the tenancy — but only if you’re a Five Paw pet. A One Paw pet has to pay a whopping $500 pet deposit plus a $400 one-time or $40 monthly fee. (New York’s 2019 rent reforms prohibit landlords from charging more than a month’s rent for a security deposit whether or not a tenant has a pet, but many landlords still charge fees.)

PetScreening believes that its scores could encourage more building owners to allow pets, as opposed to enacting blanket bans — at a cost for tenants, of course. But isn’t behavior in the eye of the beholder? Doesn’t love cloud all judgment? What is it to be a “good boy”? PetScreening has nothing to say about these things.

Read more like this on Curbed.

Related Links

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in Oklahoma

Search Homes in Oregon

How To Prepare Your Basement To Become a Downstairs Apartment

 
 

Basements can be an asset or a liability. On the one hand, it can be a convenient place to store items like exercise equipment and old home furnishings.

On the other hand, it can lead to an accumulation of unnecessary clutter. These days, however, many people have started uniquely using their basements; they are turning them into apartments. There are many excellent reasons to turn your basement into an apartment. Here’s how to get started.

Remodeling Your Basement
When you are remodeling your basement into a comfortable living area, you may need to hire a mold removal company since mold is a major concern in basement environments. Mold is a living organism that feeds on organic matter present in the environment. It releases spores that can cause allergies or other problems depending on the type of mold present in the environment. Mold can lead to serious health problems such as asthma and other allergies. In addition to mold, you may find pest problems in your basement, including mice, termites, spiders and more. If you think you may also have pest problems in your basement, hire a pesticide company. There are many serious health problems that mold and pests can cause, such as asthma, allergies, headaches and other respiratory problems.

Mold and pests can also cause damage to your basement. Sometimes, mold grows because there is water damage to a portion of your basement. If you find water damage alongside the mold, you’ll need to have your basement inspected for damage, such as rotting wood or insulation. A water damage restoration service can help you fix these problems so that you can continue converting your basement into an apartment. Pests can cause structural damage to your basement as well. Rodents and termites can eat into the walls and through to the insulation. You’ll also want to have the pesticide company look for these kinds of damages.

Once the basement is sanitized and checked for structural integrity, you'll probably need to hire a few tradespeople, such as painters, carpenters, plumbers and electricians to make it a cozy living space. They will be able to turn the apartment into a nice apartment that you can rent out. Besides adding a bedroom, you could also add a washer and dryer and a bathroom.

Finding Tenants
Before advertising for tenants, you’ll have to learn how to be a landlord. For instance, you'll have to educate yourself on how to comply with the Equal Opportunity Act and with state rent laws. You'll also have to learn how to follow state security deposit rules and draft a legal written lease or rental agreement. Once you advertise your available rental space, you’ll find plenty of people who prefer not to live in an apartment complex or rent a home but just need an affordable place to live.

Many people turn their basements into apartments so they can earn passive income. Perhaps you want to earn more money without having to take on an additional job to cover all your expenses. Or perhaps you have a growing family. An additional source of income will make an enormous difference to the quality of your life. You can also use the profits to fund your future. Save the money from your basement apartment for your children’s college funds, your retirement account, or to pay off your mortgage.

Read more.

Related Links

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in Oklahoma

Search Homes in Oregon