Buying Mountain Property - What You Need to Know
Often we meet new buyers who have dreams of owning a property in the Colorado mountains, whether it’s a second home, or a primary residence. And the mountains just west of Denver and Boulder are very special. I myself am a mountain girl, I grew up in the gorgeous town of Evergreen, Colorado, about 30 miles west of Denver. There truly is something magical about the Colorado mountains - they offer abundant sunshine and fresh air, and a kind of privacy and peace and quiet that’s hard to come by in the lower altitudes. Living in the mountains also offers prime options for activities like hiking, biking and skiing nearby. It is an incredible opportunity to truly embrace the active Colorado lifestyle.
Studies have also shown that living at higher altitudes can be good for your health: that people living at higher altitudes have a lower chance of dying from heart disease and live longer. Some research has shown a link between high altitude and weight loss - possibly due to access to cleaner air and a plethora of options to stay physically active in every season. And many people say they sleep better when at higher altitudes.
But while idyllic, mountain living also presents unique challenges that buyers should be aware of. Owning a home in the mountains involves more than just the usual home maintenance. Here are some things you need to know about before you sign on the dotted line:
Longer Drives
In order to have the privacy and serenity that come with a mountain home, you’ll have to drive father. This may mean commuting on windy, unpaved roads, that aren’t maintained as well as city streets. Living at a higher altitude means that when there are storms, the ice and snow stick around a little longer, and at times can make roads impassable. We recommend evaluating your need for a daily commute, and taking the drive a few times at different times of the day to make sure it will work for you. This also means giving up the conveniences of the grocery store just around the corner - you may have to drive 20-30 minutes (or more) if you run out of milk, so be prepared to plan ahead and pick up anything you need before heading up the mountain. And of course, having a car with four-wheel drive and great tires is always highly recommended - the Colorado mountains experience some pretty intense snowstorms in the winter, so being prepared is key.
Well Water
Most mountain homes in Colorado are not connected to the local water lines and instead have their own wells that provide the household water and irrigation. During your inspection process, it is important to confirm that the well is permitted, and to have the well inspected and the water tested. The inspection will include checking on the size of well, and confirming that it is large enough for the home, and that the well pump is in good condition. The water should also be tested for potability and a variety of contaminants that may be naturally present and can cause health risks or be corrosive to the pipes in the house. A well professional can help you determine what your well needs, and there are a variety of water filtration systems available to address any concerns. Wells should be maintained and inspected periodically to ensure that they continue to be in good working condition.
Septic Systems
Septic systems are also very common in Colorado mountain properties if they are located in areas that are not served by municipal sewer systems. During the inspection period you should also have the septic system pumped and inspected, and confirm that it is the right size for the number of bedrooms that are in the home. In fact, many areas including Boulder and Jefferson Counties require this to be done prior to any property transfer. These counties both have a list of approved inspectors, and require a property transfer form to be completed and filed with the County before closing. Septic systems do require ongoing care and maintenance. They should be pumped and re-inspected periodically, and homeowners should exercise care in what they put down the sink or flush down the toilet. With proper maintenance, septic systems can last for a long time.
Higher Insurance Premiums
Mountain homes typically come with higher insurance premium, and in the areas west of Boulder and Denver, some insurance companies won’t cover homes that have been in areas that have had past floods or forest fires. Other companies will offer coverage subject to a visual inspection of the property to confirm that the homes are a safe distance from trees and other potential hazards and that there is defensible firefighting space around the home.
Limited Connectivity
Some mountain areas have little to no cell phone reception or internet service, so be sure to confirm ahead of time that you are able to connect to satellite or broadband internet. And know that at times, the mountains may experience power outages so plan to be prepared ahead of time with backup batteries, flashlights, and possibly even a generator. Also keep some extra bottled water and un-perishable food on hand just to be safe. If the home is not serviced by municipal natural gas lines, you will most likely also have a propane tank on the property, which will need to be periodically filled.
Every mountain area and home is unique, if you are thinking about buying a home in the Denver or Boulder mountains, we would love to help you with your search! We will help you every step of the way to ensure you understand all the nuances of purchasing and owning a home in the Colorado mountains, and to make sure that you love where you live!