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Wednesday, October 18, 2017

Another new concept you’ll hear more about -- ‘Vehicle to Grid’



In discussing solar electricity with battery storage last week as an alternative to being “on-grid,” I neglected to mention something called V2G—Vehicle to Grid. The idea is that after you have charged your electric car from your home, you could draw upon the vehicle’s stored energy during a power failure. Another reason to own an EV!

From Wikipedia:

V2G is a version of battery-to-grid power applied to vehicles.[5] There are three main different versions of the vehicle-to-grid concept, all of which involve an onboard battery:
It should also be noted that besides vehicles which have an onboard battery, vehicles without a large battery, but which connect to/recharge a battery placed at the house (for example being part of an off-the-grid electrical system or net metering system) could in effect form a vehicle-to-grid system. Even a renewable energy source (like wood gas) could be used.[7]



Wednesday, October 11, 2017

Here’s an Off-Grid Foothills Home With Continental Divide Views




This 7-acre, 3-bedroom, 2,072-sq.-ft. home at 1795 York Gulch Road is my favorite listing ever. I’d buy it myself if I didn’t need to be closer to my office and clients.  It is possibly the best engineered house I’ve ever listed — and it is completely self-sufficient regarding electricity and water! Solar panels feed a battery pack providing uninterrupted 220-Volt power, with two backup generators that are hardly ever needed. County maintained roads lead to it, and a firehouse is less than a mile away. It enjoys great cell service and internet too! At 9,250 feet elevation (with great views of the Continental Divide) it needs no A/C and has flexible heating options, including 2 wood stoves, a propane forced air furnace, and 2 wall heaters. The acreage is south facing, so snow melts readily, making this a rare year-round home, considering its elevation.

If you like the idea of being in the mountains but only 30 minutes from the metro area, watch the video tour at www.MountainTopHome.info, then call your agent or me at 303-525-1851 for a private showing! This home is three miles from Exit 238 of  I-70 (Fall River Road). Pictured below is a pasture across York Gulch Road that is part of this parcel. An adjoining 5-acre buildable parcel is also available at a discount. The combined 12-acre property is bordered by National Forest.

Note: Seller will pay $6,000 of buyer’s closing costs or contribute that amount for other expenses.


Showings are granted only to buyers who have first watched the  video tour at www.MountainTopHome.info. 

Then call your agent or Leo Swoyer at 720-933-1968 for a private showing.

 

As We Learn How Fragile the Electric Grid Is, ‘Off-Grid’ Gains Increased Appeal



News from our hurricane-ravaged states and from the Caribbean islands can be unsettling, even to those whose life and property weren’t affected by these events. How would life be for you if you lost electricity for several weeks, or even months?

Without electricity, there is no refrigeration, and you can’t even run a gas furnace to keep warm. If you live on well water, you couldn’t run the electric well pump, so without a manual pump (which are still available) you’d be without water. Forget the internet and charging your cell phone. Gas stations wouldn’t be able to pump gas, so you’d soon lose the use of your car or at, best, find long gas lines — unless you have an electric car powered by off-grid electricity.
 
Even before the devastating news from Puerto Rico, I’d been considering going off-grid in my Golden home, or at least buying a Tesla Powerwall battery pack as back-up to the electricity supplied by Xcel Energy. I have enough solar panels to power my home and my cars, but when the grid goes down, my solar panels are useless. With today’s solar power systems, you’re either on-grid or off-grid. I used to like to say that the grid is my battery. Now I’m not so confident of that.  My home sends power to Xcel during the day then receives if from Xcel at night.  As long as this  give-and-take arrangement (called “net metering”) works as designed, it makes no sense to own your own battery.   But what about when it doesn’t work?
 
A friend and mentor of mine, Steve Stevens, has a home powered by Xcel, but also keeps a fully-charged battery pack in his garage so when there’s a black-out he can throw a switch and run his home (and charge his cars) directly from the battery pack.  His solar photovoltaic (PV) system will continue charging the battery pack during daylight hours, which is capable of providing enough electricity to live normally during the night.
 
I used to think such an investment was silly, but so, it could be argued, is flood insurance — that is, until you have a flood. I’m not considering flood insurance, but I am seriously considering buying “electricity insurance” in the form of a battery back-up system for my home and possibly for my real estate office.
Even a one-day power outage could spoil food in the refrigerator and freezer. Perhaps you’ve had that experience. Such a system would help to mitigate that risk.
 
Maybe you read, as I did, that Tesla has suspended the production of its new Tesla Semi so it can concentrate on making Powerwall units for Puerto Rico and other areas devastated by hurricanes. Presumably, Tesla is also sending the solar panels necessary to charge those battery packs.
 
It’s also possible to get off the natural gas grid and heat your home with electricity.   If you’re skeptical, it’s probably because when you think of electric heat, electric baseboard or “resistance heating” comes to mind.

Resistance heating involves the use of electric coils which get hot when connected to electricity. You’ll find this same level of technology in the toaster sitting on your kitchen counter – an appliance invented in 1893.  Modern electric heating, on the other hand, is accomplished by way of a heat pump.  These devices use an electric compressor to extract heat from inside your house when it’s hot (we call that "air conditioning") and extract heat from outdoors, even when it’s below freezing, to heat your home in the winter.
 
This kind of heat pump is called an “air source” heat pump because it extracts heat from the outdoor air. A more expensive but more efficient heat pump extracts heat from the earth, which is a constant 55 degrees once you reach six feet below the surface in our latitude.  It takes less electricity to extract heat from that 55-degree source than it does from the air, because the air can get much colder. Unfortunately, the cost of installing the vertical or horizontal wells required for a ground-source heat pump makes these systems much more expensive to install, though cheaper to operate.
 
Recently I wrote about “mini-splits,” which are air source heat pumps common throughout Europe and Asia but which are just beginning to make their appearance in America. They will ultimately make our gas forced air furnaces and A/C units obsolete. They haven’t been popular here because, without using ducts, you’d require one for each room. At right is a 12,000 BTU kit that I found online for only $645. There are systems currently available that include up to four interior wall units (at the top in the image) that run off a single compressor (bottom left in the image) for under $2,000. They both heat and cool, eliminating the need for a gas furnace plus separate A/C compressor and chiller unit.
 
Domestic hot water can also be heated electrically using a heat pump water heater. Home Depot sells a 50-gallon Rheem model (left) for $1,199 and claims “$4,000 in energy cost savings.” It’s important to put this model in unconditioned space — or in a room with outdoor air available. The reason is that the heat pump is transferring the heat from the room into the water, so it functions like an air conditioner for the room in which it is installed. If it’s in a small room, that room can get very cold as your water gets hot! If your current furnace room has “combustion air” ducts supplying outdoor air to your gas furnace and hot water heater, those same ducts can provide the needed outdoor air when you convert to heat pumps. Just be sure to keep the door to this room closed — and not have louvered doors.
 
If you can also do without gas for cooking — and there are some great electric cooktops available now — you can get rid of your gas meter (saving the monthly grid connection fee) and live only off the sun.

This 6th Ave. West Home Has It All, Even a Man Cave (Just Listed)


14317 W. 4th Place, Golden
$479,900
More pictures and info at www.6thAveWestHome.com
 


This lovely bi-level home is located in walking distance of the light rail station serving 6th Avenue West and Red Rocks Community College. It has been beautifully updated with hardwood floors, maple cabinets, granite counters, vaulted ceiling and updated appliances. A heated and finished bonus room (or “man cave”) is located behind the 2-car garage. The home sits on a large cul-de-sac lot adjoining Flora Way. The fenced yard includes a dog run with dog house and large wood deck. Top-rated Kyffin Elementary, which has a Gifted & Talented program, and the community swimming pool are a few blocks away, as is a vest-pocket park for the neighborhood hidden from street view. There are 4 bedrooms, 2 upstairs and 2 more downstairs, with 3 baths. You’ll love the master bathroom! A narrated video tour is in production and will be viewable at the above website. This home will be open this Sunday, October 15th, 1-3 pm.

Wednesday, October 4, 2017

What Is Denver’s Real Estate Market Like as We Transition to Fall & Winter?


The charts below demonstrate how consistently the seller’s market in the City & County of Denver and Jefferson County has performed over the last four cycles and how it shows little sign of ending soon. (Below the Denver charts are printed the same charts for Jefferson County.) 

It appears that the steady influx of people from other states continues to exceed the number of homes being built, which assures a continuation of high demand and low supply. 

While it’s true that the inventory of active listings is extremely low, the first chart shows that it’s not for lack of new listings. The reason we’re experiencing that reduced inventory is not that sellers aren’t listing their homes, but rather that new listings, when properly priced, go under contract quickly.  The second chart shows a widening discrepancy between average days on market (before going under contract) and median days on market. An overpriced home might remain on the market for 50, 100 or even 200 days before selling. Then, when it does sell, its high days on market number brings up the average, but not the median DOM.   (continued below charts)
  


The good news is that even those overpriced homes do ultimately sell, although for less than their asking prices – and often for less than if they had been priced right to begin with.  Don’t include your home is that statistic.  I’d be happy to send you a free valuation report. Contact me at jim@goldenrealestate.com.  
 
The peaking of average DOM each January suggests that those slow selling homes are actually selling best in the winter, which proves my closing point —
 
Prospective sellers ask me whether they should wait until spring to put their home on the market, now that the “selling season” is over. I respond that there is no longer a “selling season.”  Those buyers who failed to secure a home this summer are still out there, still receiving email alerts of listings matching  their  search criteria, even in mid-winter.  You can be sure that when a new listing matches their search criteria and appeals to them, they’re on the phone right away asking their agent to show it. With less competition, there’s no better time to list a home.

Wednesday, September 27, 2017

East Denver Condo Just Listed by Jim Swanson


8225 Fairmount Drive #5-103, Denver
$220,000
 


You’ll like this south-facing condominium with 2 bedrooms and 2 full baths. This unit is located on the quiet southwest corner of the Woodside Village complex with outdoor pool. Close to Alameda Avenue with its downtown bus route, the location adjoins the old Lowry Air Force base. AIl appliances are included — refrigerator  stove/oven, microwave, dishwasher, and washer & dryer. There is a cozy rock-faced wood-burning fireplace in the large living space with wood floors and outer patio area. The unit has been refurbished, and is near the Highline Canal bike/pedestrian trail. It is also convenient to the Lowry Center and library. There is one assigned parking space plus plenty of additional parking spaces. You’ll find more pictures plus additional information at the website above, then call Jim Swanson for a private showing at 303-929-2727.

A Couple Important Facts About Flood Insurance



The flooding in Texas and Florida finds many of us wondering how we’re covered in case we experience a similar disaster.

Here’s some of what you need to know:

1) Your homeowner’s insurance covers you for water damage only when the water enters the home before hitting the ground. If the water hits the ground first, it’s considered flooding, and you have to buy flood insurance to be covered for it.

2) Flood insurance does not cover a flooded basement except for items in the basement (such as furnace and water heater) that serve the above-grade floors.

This Year’s Opportunity to Visit Solar & Sustainable Homes Is October 7th

Golden Real Estate is pleased to be a co-sponsor of a tour of solar and sustainable homes, held each fall.  I’m honored to serve on the tour’s steering committee, which works year-round to select homes for participation in this event on the first Saturday of October.

What used to be called the “Golden Solar Tour” is now the Metro Denver Green Homes Tour (look for their ad). It features five clusters of solar and sustainable homes in Arvada/Westminster, Littleton, Denver, Lakewood and Genesee/Evergreen. Tickets are $10. Register at www.MetroDenverGreenHomesTour.org (pre-registration closes at 3 p.m. on Friday, Oct. 6th).   You may also register and pick up your guidebook in person the day of the tour at the Jefferson Unitarian Church (JUC) at 14350 W. 32nd Avenue, about a mile west of I-70 and Youngfield Street, or at 9988 Hoyt Place in Westminster, or 6281 S. Cedar Street in Littleton.
 
This metro Denver tour is part of a national event sponsored annually by the American Solar Energy Society (ASES). (www.ases.org/about-tour/) Last year, over 30,000 people toured solar and sustainable homes in tours like ours in over 60 cities.
 
At Golden Real Estate, we care a lot about sustainability (we power both our office and automobiles from the sun), but each year this tour teaches me about sustainable options of which I was previously unaware. If the topic of sustainability interests you — whether for its economic or save-the-planet benefits — I encourage you to sign up for this tour.

Tour hours are 9am to 4pm on Saturday, Oct. 7th. You can start anytime, but all the houses close to visitors at 4pm, after which you’re invited to return to JUC for the reception (offering free food and beverages) and a Green Expo featuring various vendors and non-profit organizations whose on-site representatives can help deepen your understanding of what you may have learned during your tour of the homes.

One stop that you will not want to miss is in the Arvada/Westminster cluster. It’s the GEOS Community of net-zero homes, a 300-unit development that was under construction when it was featured in last year’s tour. It’s on the tour again this year so you can see the finished product. The homes are heated geothermally, without any forced air furnaces, and each home has enough solar panels to power both the home and one electric car. (Every carport has a 240V charging station.) There is a 12-minute YouTube interview I did last year with builder Norbert Klebl, describing the homes’ sustainable features. (Find that video by Googling “GEOS Community Arvada.”) In the interview, Norbert explains the elements of net-zero home construction built into the homes — walls, insulation, windows, conditioning energy recovery ventilators (CERVs), ground-source heat pumps, and more. You might need to watch it more than once to absorb it all!

Other special homes on this year’s tour include a straw bale home in Genesee and a “smart home” with no furnace (thanks to extensive passive solar features) in Westminster. There’s a 1985 passive solar remodel in Arvada and another passive house in south Denver. You’ll find homes with both thermal and photovoltaic systems in Lakewood, and you’ll like the xeriscape gardens you’ll see in Littleton.

Again, this is a self-guided tour. Pick up your guidebook during sign-in, decide which homes you want to see and go to them in any order you wish. Volunteers will be at each location to help explain the solar and/or sustainable features of that house and answer your questions.
 
An impressive number of new products and technological breakthroughs are introduced regularly in the field of sustainable home-building. Even If you’ve been on this tour before, don’t hesitate to come again this year.  I promise that you’ll learn something new!
 
Be prepared to learn much you didn’t know about how to make your existing home more economical and sustainable through smart retrofits, not just how to build a sustainable home from scratch. Enjoy the experience, and let me know how it was for you!

Boulder Has a Great Tour, Too!

Another ASES tour that I make a point of attending each year is the one sponsored by the Colorado Green Building Guild. Fortunately, they schedule their tour on a different day, so you can attend both. Their date is Saturday, Sept. 30th. Sign up for their tour online at www.BoulderGreenHomeTour.org or in person after 9:30am at 6400 Arapahoe Road in Boulder.  Their tour runs from 10am to 3:30pm and is followed by a celebratory after-party. The cost is $15. Seriously, you don’t want to miss their event, even if you’re planning to attend the metro Denver tour the following Saturday, Oct. 7th.