Buffalo Lodge condos for sale offer walk to the slopes convenience and great rental potential.
Scroll down to see today’s listings in Keystone’s Buffalo Lodge.
Located in Keystone’s popular River Run Village, Buffalo Lodge is located next to Dakota Lodge Condos for Sale and just across from Expedition Station on Dercum Square – where you and your guests will enjoy ice skating in the winter months and miniature golfing in the summertime.
Just as with other condos for sale in River Run Village, Buffalo Lodge condos for sale offer easy access to the River Run Gondola (it’s just a quick stroll away). Here, you can enjoy night skiing and year-round fun. Easily stroll to your favorite coffee shop (Inxpot or the Starbucks in River Run are popular choices) as well as to a variety of shops, bars, and restaurants.
The amenities at Buffalo Lodge are premiere, as well. There are two outdoor hot tubs right in the complex, and Buffalo Lodge owners and guests also share the Dakota Lodge pool in the adjacent building. Dakota Lodge’s pool is the largest outdoor year-round pool in River Run Village. Luxuriate in the water year round, in one of Dakota’s large outdoor hot tubs, or enjoy the dry sauna in this area. There is also a beautifully designed patio if you simply wish to soak up the views poolside.
Buffalo Lodge features a main floor common area with comfortable leather sofas and a large television. There are two pool tables here, as well as a wet bar.
Built in 1997, Buffalo Lodge features 90 units in all, most of which are 1- and 2-bedroom condos, with a few studio and three-bedroom units, as well.
Condos at Buffalo Lodge are individually owned, so the finishes and the furnishings of each unit will vary. (Please scroll down to see today’s units for sale at Keystone’s Buffalo and Dakota Lodge.)
Note that the Summit County MLS does not differentiate between Buffalo Lodge and the neighboring building, Dakota Lodge, but there is a way to tell the difference by the listings below: Buffalo Lodge properties are those located at 100 Dercum Square. Dakota Lodge properties are indicated by a street address of 150 Dercum Square. Again, Buffalo Lodge shares Dakota Lodge’s pool area, though it has two hot tubs of its own.
Parking at Buffalo Lodge is also shared with Dakota Lodge parking. It’s underground and heated. Plus, Keystone’s free shuttle runs year-round and connects you to other areas of Keystone, as well as to the Summit Stage, Summit County’s free (and hassle-free) bus service, so you can easily access all of the Summit County ski resorts.
Laundry facilities are common and coin operated.
One important thing to note about Buffalo Lodge: The condo is not pet-friendly, even for owners, so if you need a pet friendly keystone condo, let me know, and I’ll help you find something to suit your needs.
The Buffalo Lodge Condos and the Vacation Rental Market
When there are properties available in the Buffalo Lodge, they will appear below. The condos available in the adjacent property – Dakota Lodge – will also appear below as our MLS does not distinguish between the two.
If you have particular interest in The Buffalo Lodge or other properties in River Run Village, please send me an email or give me a call so I can be on the lookout for new listings on your behalf.
Contact me anytime to learn more about this popular walk to slopes community or to schedule a showing and private property tour.
Tenderfoot Lodge Condos are perfectly positioned. Walk to the slopes of Keystone, the Snake River, and the bike path…
Tenderfoot Lodge allows you to enjoy all the amenities of a pricier condo, at a great value.
Scroll down to see today’s listings in Tenderfoot Lodge.
Nestled in a gorgeous, quiet setting near the Snake River and located near the Mountain House Base area of Keystone, this perfectly positioned condo allows you to walk to the lifts, the bike path, the Snake River, or the dining and shops of Keystone.
Located between Keystone Lake and River Run Village, this positioning makes it easy to get to all the action, yet these residences offer a quieter ambience and larger rooms than some of their pricier counterparts.
Built in 1996 and comprised of just over 70 units: 9 one-bedrooms, 51 two-bedrooms , and 12 three-bedroom units, Tenderfoot Lodge condos are well-laid out with spacious floor plans.
Owners enjoy gorgeous views of the Ten Mile Range, Buffalo Mountain, the Continental Divide, and the Snake River, as well as heated underground parking (a rarity in this area and price range), ski storage, a large lobby with fireplace and televisions, two outdoor hot tubs, and a large shared outdoor deck and grilling area for summer entertaining.
Though the property makes it easy to walk to the lifts, you won’t be paying transfer tax. Plus, the monthly HOA fees at Tenderfoot Lodge are relatively low and the inclusions are many.
Properties in Tenderfoot Lodge consistently show strong rental numbers. If you are interested in renting out the property on a short-term basis, I’ll be happy to procure rental income projections for you and we can talk about your many options for doing so.
Here are the latest Tenderfoot Lodge Condos for Sale
When there are condos available in Tenderfoot Lodge, they will appear below. If you have particular interest in these townhomes, please give me a call or send me an email, so I can be on the lookout for new listings on your behalf.
Owners at Tenderfoot Lodge Condominiums in Keystone, Colorado enjoy walk-to-slopes convenience, a as well as heated underground parking, no transfer tax, relatively low HOA dues, and strong short-term rental numbers.
A stone’s throw from the lifts. Luxury amenities. A palatial yet intimate lobby. That’s Bluesky Breckenridge.
For true sophisticates in search of a boutique resort, a Bluesky condominium is the ultimate find. Located in the prestigious Tyra Snowflake neighborhood, Bluesky delivers true convenience: Ski in and ski out, heated underground parking, on-site ski and snowboard rentals through Charter Sports, lift-side ski lockers, concierge service, and complimentary shuttle service into town.
Breckenridge ticket office in Bluesky Breckenridge, directly adjacent to Snowflake lift.
BlueSky Breckenridge is located right near Breckenridge’s Snowflake lift and just three blocks from downtown.
A property in Bluesky is ideal for business travelers and entrepreneurs, as well: you’ll have access to business services as well as conference facilities. And there are luxurious amenities for active travelers and families…everything from a kids’ game room to a fitness center, a heated outdoor pool and outdoor hot tubs. Plus a full-service spa, open every day.
Just as luxurious in design, Bluesky Breckenridge is a complex of just 52 condominium residences, ranging in size from one bedroom plus den to four bedrooms plus den. (More specifically, two 1-bedrooms, thirty-four 2-bedrooms, twelve 3-bedrooms, and four 4-bedroom units.)
Each unit is unique but offers modern rustic elegance. Kitchens are sleek with stainless steel and granite. Finishings are pure Colorado: stone, wood, fireplaces and balconies so you take in the dazzling Breckenridge views.
When you want to take in Breckenridge’s boutique shopping or cuisine, board Bluesky’s convenient complimentary shuttle or simply walk.
BlueSky Breckenridge and the Short Term Rental Market
As you might imagine from its amenities and proximity to the slopes, BlueSky Breckenridge condos do very well in the short term vacation rental management marketplace. In fact, the property was chosen as an Expedia® Insiders’ Select™ 2015 winner. This award goes to only the very best properties in Expedia’s global market, as judged by Expedia customers on service, guest experience, and value for money spent. Learn more about offering your Breckenridge home or condo on the short-term vacation rental market.
42 Snowflake Drive, Breckenridge, CO 80424
Download Susie’s 13,500-word PDF, The Summit County Real Estate Handbook (Buyers Edition) for essential knowledge of real estate in Breckenridge and Summit County, written exclusively for buyers.
So you’ve fallen in love with Summit County, and you’re sure it’s a condo you want. The time has come to find the perfect property…. the one with the right amenities, price, dues, and location…
When we get together to talk about your dream condo, I’ll ask you lots of questions. But, here, let’s first look at what not to do when you start the search.
Here are 12 mistakes buyers (and potential buyers) make when they start looking at ski condos.
1. Not getting to know the area before they settle on a location. One of the nice things about condos is this: if you want one smack dab in the middle of all the action, you can generally find one. Map out your favorite attractions in the county and look for condos nearby. What’s your favorite ski resort, ski lift, or, just generally, your favorite part of the ski mountain or the ski town itself?
You can generally save money by purchasing a condo in outlying areas, but before you consider this, look into the ease of parking at the resort as well as the reliability of the town’s public transportation system or the resort shuttle service. (A good agent will be able to give you the low-down.)
Or maybe you don’t care about the resort at all and prefer instead to be near the Nordic Center, or some open space or Forest Service land that’s loaded with cross country skiing and mountain biking trails.
It’s a good idea to spend some time in town until you get a feel for the location you would prefer, and what kind of a premium you would be willing to pay (or not pay) for the convenience.
Find statistics on ski condo sales, and other market statistics by clicking “How’s the Market?” at the top of this page.
2. Neglecting to consider market statistics, pricing trends, and potential rental income. A good real estate professional will be able to provide you with pricing trends and statistics, so you can get a pulse on the market and where it’s headed. Depending on the property, she may provide you with average list-to-sale price ratios and, if the unit was offered as a short term rental, the gross rental numbers. You can use this data to compare other condos you may have your eye on, as well.
And don’t assume there’s no such thing as an affordable ski condo. While it’s true that you won’t find a budget condo in a premiere ski-in, ski-out location, if your budget is limited and owning a ski condo is important to you, there are affordable properties. At the time of this writing, for example, there are ski-in, ski-out studio condos available in Breckenridge from the low $200s.
You’ll have to sacrifice on space if you want convenience. But you can always start small and move up, gradually moving into larger and/or more conveniently located properties. Plus, in many condo developments, you can rent the property out on a short term basis when you aren’t there to help defray the costs. Your ski country real estate agent can give you a better idea of the possibilities.
3. Neglecting to consider future resale value. As you search for your condo, you always want to keep in mind the resale value of the property. If the condo you are considering is a studio, for example, but a one-bedroom would be easier to sell down the line in your real estate market, ask yourself whether the extra investment might be worth it.
When it comes time to sell, properties with certain attributes tend to be universally attractive to buyers: a southern exposure, for example, or great views. Even if these attributes aren’t so important to you, they could make a difference to you down the road (with your pool of potential renters or potential buyers.)
4. Not getting the amenities you want in your ski condo.
What type of amenities are most important to you? The condos in many ski area markets tend to be rich with amenities – everything from hot tubs and saunas to private movie theaters and bowling alleys. Of course, you’ll pay more in HOA dues at these types of properties (more on that in a minute.)
If a pool or hot tub is important to you, make sure to tell your agent before you go looking. And, if you plan to rent the unit on a short term basis, you’ll want to make sure that the unit does have at least a hot tub. These tend to be very attractive to renters in ski areas.
5. Being blind to undesirable attributes. The ski condo you’ve got your eye on is cozy. It’s convenient. It’s got all the amenities you love. But is there anything nearby that could affect your enjoyment of the property, your rental potential, or your future resale? Among the considerations: on the inside, close proximity to the elevator or the trash dumpster, or, perhaps, windows that get blasted by headlights from cars at night. On the outside, consider the location of power lines or busy streets. A good agent will help you take note of any of these undesirables.
Noise levels. Before you write a purchase offer on your condominium, visit the property at a variety of different times of day…early in the morning and later in the evening, for example. Particularly in resort areas, some condo complexes can get (and stay) rather loud, especially during the peak times of the year, when you are more likely to use your condo – or when you’re most likely to rent it out to others. Your real estate professional might be able to tell you which complexes tend to be noisier, as well.
It’s not just parties and loud neighbors you want to be listening for. You’ll also want to visit with an ear out for traffic and flight patterns. And, while you’re at it, look for any bright light or heavy traffic that may interfere with your peaceful enjoyment of the condo.
During your visit to the neighborhood, strike up a conversation with people you see walking about. Ask your potential new neighbors about what they like and don’t like about the condominium and the neighborhood. This is your chance to ask them about noise levels, if you have some concerns, and anything else they might wish they had known before they purchased a condo here.
6. Not asking, “Can I get connected here?”
What’s the internet service and cell coverage in the area you want to buy? When you are looking for homes in mountain towns, it’s always a good idea to check the quality of connection and the area of your coverage.
If you don’t have good cell coverage in the home you want, it doesn’t have to be a deal-breaker. You can always check to see if another provider can give you better service, for example, but it’s definitely something to check before you write an offer. Especially if you need to be connected with your office while you’re visiting your ski condo, you don’t want second rate internet service.
7. Not considering how you are going to get around. Ski towns can be difficult to drive around in, but many condos offer supreme walkability. Fortunately, these days, it’s easier than ever to determine the “Walk Score” of a potential neighborhood. Each property page on this website has a “Walk Score” tab, in fact, that gives the property a score on a scale from 1 to 100, as well as the precise distance to the nearest restaurant, coffee shop, bar, grocery store, park, shopping, entertainment venue, and more.
The best way to determine the Walk Score of a condo you’re looking at, in my opinion, is to visit the property with some good shoes on and walk the neighborhood. If you would prefer to bike (and the weather permits), hop on two wheels and see how bike-friendly the surrounding roads really are.
Because condos tend to be located in more central locations, if you aren’t much for walking and you aren’t much for biking, spend some time looking into the public transportation options you may have. Or, if you love having your own wheels, see how ample parking is in the areas around your condo. Your agent will be able to help you with this, as well.
8. Forgetting how much you might need storage space at your ski condo.
Do you need additional storage space for skis, bikes or other recreational equipment? Each condo complex is going to have different amenities available to you. Some ski condos have private lockers and ski valets with boot-warmers at the ready. Others don’t. Some condos have additional storage spaces in heated underground garages for all of your toys. Again, others don’t. Make sure to tell your real estate professional what you need.
9. Not looking at the potential changes to the surrounding area.
Before you buy a ski condo, it’s important to at least ask some questions about how the neighborhood might change in the years to come and how a future land development might affect you. If your condo has a magnificent view of the ski resort, but there’s a large tract of vacant land between you and the peaks, it’s worth looking into what might be built there.
If the land is privately owned, there’s a chance the land could be built on at any time, subject to the master plan of the neighborhood, town, or county. If the land is designated “open space,” it has been set aside by the city or the county (or, in some cases, by an HOA), typically for parks or other open areas. It’s important to note that the “open space” designation can be changed, but it’s typically going to take a process of public hearings and, many times, some form of voter involvement.
In the mountain communities, especially, there is land managed by the federal land management agencies, especially the United States Forest Service and the Bureau of Land Management (BLM.) BLM land could conceivably be traded or sold and then be available on the market for development, but there are detailed guidelines on what kinds of tracts would be susceptible to this. If you’re interested in the details, read more here: http://www.blm.gov/wo/st/en/prog/more/lands/selling_public_land.print.html
The bottom line is this: if you are purchasing property near open land, talk to your real estate professional about obtaining the master plan of the area and researching potential future changes to the neighboring land and how it might affect your surrounding views.
10. Not reading the rules of the ski condo ahead of time. When neighbors live in close proximity to one another, and share the ownership of common elements, rules become pretty important.
Before you write an offer on a condo, it’s important to take a very close look at the HOA Coventants, Conditions, and Restrictions (the CC&Rs.) The HOA may have rules governing your outdoor space – for example, what kind of furniture you can have outside, as well as the plants and containers you are allowed to have. It may have rules regarding whether you have can have pets, what kind of pets, and how many pets. It may have rules about whether you can add a satellite dish, what time you can make noise, and whether you’re allowed to rent out the unit – on a short or long term basis – as well as separate rules that your renters will need to abide by.
And this may be just the beginning. Read the rules before you fall too head over heels for a ski condo.
In addition to the HOA’s specific rules for owners and renters, it’s important for you to know about rules the town or city may have that can affect you. For example, the town of Breckenridge requires a permit for vacation rentals. There may also be additional stipulations that you work with a property manager or that you post and enforce guidelines about trash and guest parking.
11. Failing to factor in the ski condo’s HOA fees.
Each condominium will be different in terms of the fees charged, as well as the services those fees pay for. In Summit County, it’s typical to see HOA fees upwards of $400 per month. These fees might pay for snow removal, trash pickup, and cable TV – even heat and gas — as well as on-site amenities such as hot tubs, pools, and sauna. Then again, they might not. It’s important to always be sure before you write an offer.
If the association fees sound high, make sure to consider, item by item, what it would cost you to provide these services yourself. Then, put a price on the convenience of having these things taken care of on your behalf…especially if you plan to lock and leave your unit for weeks or months at a time.
Keep in mind, also, that your HOA fees, whether a townhome, a condo or a single family home, will be included in your debt-to-income ratio, which your lender will use to determine whether you qualify for a loan. And, unlike property tax and mortgage interest, HOA fees are not tax deductible.
Future fees and special assessments. Before you purchase a condo, you want to get a reasonable assurance of what HOA fees will be in the future. Individual condo owners sometimes don’t have a lot of say when HOA fees are raised.
You’ll also want to consider the likelihood of special assessments. These are fees that are shared by all owners in the complex to pay for things such as putting on a new roof or repaving the parking lot. These can be major expenses that every condo owner is responsible for, and they are in addition to the monthly fees.
Reserve funds. Make sure the condo has sufficient reserve funds for future maintenance needs. A reserve is the amount of money that goes to repairs that will be needed by all properties over time.
Find out how much is in the complex’s reserve fund and how it is funded. These days, it’s not unusual for a townhome or condo HOA to collect reserve funds or “working capital” from each homeowner at closing (say, 3 or 6 months of HOA fees), which may then be refunded to you when you sell the unit. Avoid surprises as your closing date approaches by knowing about these fees upfront.
Many condos built fewer than 10 years ago, for example, will have a reserve or repair fund equal to 10 percent of the HOA’s annual budget. If the condos are older than 10 years old, you may want higher reserves, depending on the condition of the complex.
Again, it’s super important to look at your association documents and financials before you close on your condo or townhome. Make sure there are reserves budgeted and in place for those long-term maintenance and repair issues. It’s also a good idea to find out who manages the HOA, whether professionally or through a board of the owners. Get the contact information and give them a call. See how well (and how quickly) they respond to any questions you may have.
Of course it’s not just condo associations that need reserve funds. Every property owner needs a reserve. Regardless of whether the condo association budgets this amount or you do, as a homeowner, it’s important for every property owner to have money budgeted for ongoing repair and maintenance to their individual units.
12. Neglecting to budget for other fees, common in resort markets. Some areas, particularly in resort towns, charge real estate transfer taxes, due at closing. In my county, these real estate transfer taxes are typically paid by the buyer and due at closing – and they can range from 0% to 2%, depending on the town where the property is located, and, in some cases, the developer of the condominium. Read my explanation of Summit County Real Estate Transfer Taxes.
Many people are pleasantly surprised by how low our Colorado property taxes are, especially if you are coming from another state with comparatively higher property taxes. Taxes are paid in arrears in Colorado, so, for example, 2014’s taxes will be paid in 2015. The property tax bill is prorated accordingly at closing. I’ll help you work out all the numbers on that so you understand what portion of the year you’re paying for, and what portion the seller will be paying for.
Work with a REALTOR who Knows Ski Condos
When you’re looking for a ski condo, you want someone who knows the area, as well as the intricacies of condo purchasing.
An online home search will give you general ideas on what you are looking at, but there’s truly no substitute for a knowledgeable Realtor when it comes to researching and fully understanding your options.
A real estate agent will know and will help you navigate the fine print of a condominium complex. She’ll alert you to any potential hidden costs, as well as additional funds that may be required at closing, as well.
As a real estate agent in Summit County, Colorado – convenient to six world-class ski resorts – I start by asking you lots of questions, to make sure I know exactly what you want and need in a property.
I then empower you with the market knowledge, data, and information you need. Together, we’ll use the latest technology and market analysis tools to gather up-to-the-minute pricing data and market statistics – all to help guide your decisions.
If you are considering a ski condo outside the Breckenridge or Summit County area, I’d be happy to refer you to a knowledgeable agent in your chosen locale. Contact me here.
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