Tag Archives: lohi denver

Where and Why Should I Buy in LoHi?

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I get asked this question a lot. Until recently, I would point to physical examples of redevelopment to help clients see why a particular property would be a safe bet (actual scrapes and new construction, or properties that have been rehabilitated). Of late, I have started using the zoning code to help clients see why they should consider purchasing a particular property. I have always looked to the zoning code on a particular property once a client has shown interest, but only for that property (ex. they want to split the lot, they want to turn the basement into another unit, etc.). The Denver zoning code, redone in 2010, is much more comprehensive now than it ever was, and it is very easy to understand a property’s potential with just a few minutes spent researching it’s code.

It can sometimes be hard to articulate why a certain block is a “hub” of the neighborhood. Sure, there may be restaurants on it, or there may be new construction, or the average sold price might be up 10% year over year, but some people still can’t see the potential future value of a piece of real estate. Here is an example of what my partners and clients look to when considering purchasing a property with the intent to hold it for a while (we focus on proximity to mixed use/main street/urban center zoning, if in an area of primarily single/double unit lots, and we look for lots zoned mixed use/main street/urban center that might currently have a single family unit on it):

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The yellow on the map is zoned U-TU-B or U-TU-B2, meaning that if the lot size meets the minimum requirements set forth by the city, you can put a duplex on it (or carriage house, basement unit, etc.). The red and dashed red areas are what we focus on. Those are the the mixed use (solid red) and main street (dashed red) zoned lots. The number following the code (U-MX-3 for example, what my house is zoned) tells you how many stories you can build up to. So, when you look at the heart of LoHi around Hirshorn Park, it is easy to see why over the last couple years there has been so much development of tall multi-family units. This is exactly what the city wanted and intended.

To get back to the original question of where to buy in LoHi, I suggest looking to be in close proximity to the Tejon and Navajo corridors. Driving up Tejon today as opposed to a year ago, it is easy to see the development (there are currently five projects being constructed/redone between 33rd and 38th) in action. While the eastern part of LoHi has been a bit slower to transition, it will not stay that way forever. There is already the art district on Navajo (home of the lovely Bug Theatre), and a ton of potential thanks to the Denver zoning code. The red areas are going to be the hubs of redevelopment, so if you are considering LoHi for a purchase, consider proximity to those areas.

The Worst Part About the Highlands: No Grocery Store

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So there are few things that don’t go our way living in LoHi or West Highlands. We have some of the best restaurants in town. Some of the coolest bars. Great parks. Hole-in-wall coffee shops. Overpriced gyms. But no grocery store. How can this be?

For starters, there is a lack of commercial space. There are tons of “main street” spots that work well for smaller restaurants and boutiques, but very few lots that would be able to accomodate a retail grocer. My girlfriend and I are constantly pointing out spots that we feel would be great for a King Soopers, but there always seems to be a catch. Bad access from main roads. Historic buildings on the lot. Too many separate lots that would need to come together for there to be adequate space. There just isn’t room.

Here comes the part where you go, “but wait, Mason, there’s a Safeway on Federal and 26th!” To you I say poo poo. For no apparent reason, Safeway has decided to charge more for the exact same produce and products that you can get at any grocer (see why Safeway is overpriced). It is for this reason that I will not shop there, unless it is an absolute emergency.

So, that leaves me with a 2.2 mile drive to the nearest King Soopers (there is a King Soopers on 38th and Sheridan, or 9th and Speer. Both are equidistant from me, however I have to deal with city traffic to get to the one on 9th and Speer). And no one should have to drive 2.2 miles to the grocery store in the city.

Solution? I am sure you have noticed the many new apartment and multi-family projects that have come into the neighborhood in the last year (Highland Park and Prospect on Central to name a couple). Instead of putting in restaurants that are open from 2pm to 10pm, or another yoga studio, why not put a grocer in here? The amount of space might not be adequate for King Soopers, but Tony’s or Marczyk’s would fit in great. They would be constantly packed from the foot traffic. The best part? We wouldn’t have to drive 2.2 miles in rush hour to get ingredients for dinner, because who likes grocery shopping anyway?

Why I Love Living in LoHi: Part Deux

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This is both a follow up post to one earlier this year on a new brewery in the neighborhood, as well as how it affects my life. Since opening late this summer, Prost has been a hit (I base success off of how my taste buds react) both with pallets and crowds. I have now made a handful of walks down to the place, and every time I have enjoyed myself. Here’s my breakdown of their brews (keeping in mind I am not a beer sommelier):

-Prost Pils. Pilsners are not my favorite beers to begin with, but a good one here and there is all right. Prost’s tastes almost exactly as their description suggests. It is a very smooth beer that has a delightfully bitter finish. Not as bold as Pilsner Urquell, but distinct nonetheless.

-Weißier (Hefeweizen). Hands down my favorite of Prost’s brews. Make sure you get a Maß, because you’ll want that much. Every time I drink Prost’s hef, I picture my stomach giving me a big hug for sending him this deliciousness.

-Prost Dunkel. Definitely an acquired taste, Prost’s dunkel is the perfect beer for a cold day. It’s rich in flavor, and I don’t think you could handle more than one.

-Prost Oktoberfest. I have never been to Munich, so this is subject to change, but this is my favorite Oktoberfest I have ever tasted. I went to GABF this year, and this one still takes the cake. It’s flavorful and crisp. Great for autumn evenings.

Best part about Prost may be the atmosphere. Always lively, food truck on site (later in the week and weekends) and a large open space make for some good times. Love cruising down there to meet friends at the end of the workday and walking home after. C’est la vie.

LoHi: Buy Now, Buy Fast

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It doesn’t take long to realize that the Highland area (and specifically LoHi) has taken off in the last year. The lack of active listings is being felt across the Denver metro area with offers coming in within the first two weeks in all price ranges and multiple offers a regular occurrence. The days where buyers were able to take their time and have their pick of properties have passed. The market has shifted from a “buyer’s market” to a “seller’s market” (hate those phrases) very quickly, particularly in LoHi.

One can drive around and notice the lack of “for sale” signs in yards (never noticed how many there were until I started in this business, now I see them everywhere, even when they’re not there), but it’s easier to check the numbers. One year ago, the average days on market for a listing in LoHi was 101 days (it was much higher in other parts of the city and price points, some as high as 250) and the average price per square foot in LoHi was $243. Now? Try 74 days on market with an average per square foot of $259 (note: these statistics are based on both single family/condo properties ranging in price from $0 – $600K). That means that in one year we have seen the average appreciation of 6.58% and a decrease in the time it takes to close of 26.7%.

What has caused this? The amount of homes for sale has dropped by over 50%, rates have remained relatively stable (some decrease) and there are more buyers in the market. Combine all of that with the fact that LoHi is walking distance to downtown, restaurants, shops and every sporting event in the city (sorry Rapids) and it has quickly become the best place to sell a house in the city.

My Favorite, and the Best, Basketball Courts in LoHi

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Let me preface this post with the fact that none of the courts to be mentioned have chain nets. Why do chain nets matter you ask? Have you ever heard a ball go through them? It’s epic.

If you are anything like me, running for the sake of running just doesn’t cut it. I have to trick my body into aerobic exercise. Solution: play basketball instead of hitting the pavement. While my knees always kill after running games on concrete, there is almost nothing better than playing games outside in the awesomeness that is Denver’s climate. Here are my three favorite basketball courts in the Highlands (specifically LoHi since that is where my girlfriend lives):

Highland Gateway Park

  • This is one of the coolest courts I have ever come across (would be better with chain nets). What makes it so great? Aside from it’s prime location and epic views, just the fact that it bends at a 45 degree angle at half court. I’m sorry, what??? That’s right, this court allows for full court passes to made so that the ball travels out of bounds before landing in your buddy’s hands under the hoop, assuming they can catch. It makes for interesting fast breaks, but well worth it. There is construction taking place on the opposite side of Central St now, which will no doubt obstruct some of the view, but there are few places that have the views of downtown Denver that Highland Gateway Park has. As far as running pickup games, bring some friends. There are normally a couple people there at any given time on the weekends, but it is by no means the most popular court in the Highlands.

Hirshorn Park

  • Location is the major factor for this court being on the list. Located in the heart of LoHi, Hirshorn always gets a lot of traffic, so games are constantly being run. Had enough exercise for the day? Walk across the street to Little Man and get some of the best ice cream (or milkshakes if you’re smart) in Denver. Be willing to wait for 30 minutes on weekends. In between games, spend your time recovering and watching the most hipster children in Denver enjoy themselves on the playground. Parking can be tricky on weekends, so I recommend walking or biking.

Columbus Park

  • Typically has quite a few people playing (mostly high schoolers), so it is fairly easy to get games going. I know this is technically Sunnyside, but it is still walking distance from most places in LoHi. What’s so great about this court? Aside from the bleachers (for all of the spectators that will no doubt attend), Columbus Park’s court has a very well placed light that allows for games to continue into the night providing a nice glow to see by. Give it a whirl.

Hope this is of use to people in the area, and if you ever need more bodies, let me know. Happy spring!