Posts Tagged ‘neighborhood’

Update: West Wash Park real estate statistics

Here is an update on the past 30 days sold activity on the West Wash Park real estate market along with the total currently active for sale properties and properties currently under contract.  The simple boundaries I used for this update are S. Downing St. west to S. Lincoln St. and E. Alameda Ave. south to E. Louisiana Ave/I-25.  The boundaries of West Wash Park vary from person to person, these boundaries are for simple, easy analysis of the neighborhood.

  • Total currently active for sale properties – 63
  • Solds properties within the past 30 days – 14
  • Under contract properties – 7
  • Median sale price as % of  last list price – 99.76%   (possibly not reflecting original list price)
  • Median days on market for solds – 31
  • Median days on market for all currently active listings – 81
  • Median price for solds – $411,000
  • Median price for currently active listings – $456,000
  • Average price per sq ft SOLD – $324  (note: represents total avg. p/s/f  not finished  avg. p/s/f)
  • Average price per sq ft ACTIVE – $325  (note: represents total avg. p/s/f  not finished avg. p/s/f)
  • Average price per sq ft UNDER CONTRACT – $312  (note: represents total avg. p/s/f  not finished avg. p/s/f)
  • Lowest sold price – $170,000
  • Highest sold price – $1,007,500
  • Lowest currently active list price – $165,000
  • Highest currently active list price – $875,000

I last posted the WWP statistics on January 7, 2010.  I have changed the format somewhat and now, among other changes,  include all actives and not just active in the past 30 days. 

But I’d like to make a few comparisons between that post, 6 months ago, and this most recent post, of all that can be directly correlated.

  • Sold within past 30 days – then 8, now – 14
  • Median sold price to most recent list price – then – 96.2%, now – 99.7%
  • Median price for solds – then – $380,000, now – $411,000
  • Median days on market for sold properties – then – 41 days, now – 31 days
  • Median price of active listings – then – $481,000, now – $456,000
  •  Lowest price sold – then – $125,000, now – $170,000
  • Highest price sold – then – $1,298,500, now – $1,007,500

With this data side-by-side from 6 months ago, it appears that West Wash Park is seeing a strengthening in its real estate market.  With more sold properties, at a higher percentage of ask to list price with a higher median sales price and fewer days on the market.  Also seeing as the median currently active price is lower now than 6 months ago and with all the above data taken into consideration,  it seems to correlate to properties being priced at a more competitive price up front.  Some good news for West Wash Park homeowners and hopefully helpful to anyone thinking of purchasing a property in West Wash Park. 

That’s the latest real estate market recap for West Wash Park.  This data used is taken directly from the Denver MLS System, Prime Access.

If you have any questions about the real estate market in West Wash Park (or Denver for that matter) or would be interested in seeing any property or finding out the value of your property, please feel free to call me anytime.

Kirk A. Hartshorn  720-244-5454   RIDE ON!

Perry & Co.

West Wash Park – “Where to live in Denver NOW”!

My wife and I have lived in West Wash Park now for 5 years and are passionate about this neighborhood and the people and services within it.  When we moved back to Denver after a short stint in Florida, I knew I wanted to live within striking distance of Wash Park.  I’ve lived on the east side and the north side of the Wash Park in the past and decided to really look into all aspects of the Wash Park neighborhoods before making a purchase.  The East side is indeed beautiful and has great access to University and the shops of S. Gaylord but much more expensive for the same exact home.  The north side has great access to University and Alameda but to me lacked the neighborhood feel I was looking for.  The south side feels a little close to I-25 but has easy access to I-25, S. Downing, S. Franklin, Evans Ave. and South High School.  Bringing me to West Wash Park and its great neighborhood feel, easy access to Alameda, S. Downing, I-25,  S. Broadway and a plethora of shops, restaurants and other services. 

5280 Magazine’s most recent issue, and featured cover story, had a great article about “Best places to live (in Denver) Now”.  This is 5280’s “Annual guide to the hottest neighborhoods in town”, and featured 8 Denver neighborhoods, of which, West Wash Park was one of them.  I copied the write-up on Washington Park West as written by 5280’s Luc Hatlestad and pasted it below.  And, as written by the author “Whether you’re buying, selling or staying put this year, these are the places to be in Denver right now”.

Where to Live in Denver


Washington Park West

“This slightly hipper, grittier alternative to Wash Park East (average sale price: $654,000) has all the access to its neighbor’s amenities, but at a far lower cost. This primarily residential neighborhood is surrounded by numerous retail districts, whether new (Pearl Street, north of I-25) or revitalizing (South Broadway). Lately, more young couples and families have been landing in the area to take advantage of its leafy streets, reasonably priced housing that hasn’t been as overwhelmed by scrapes and duplexes as have some of its neighbors, and, of course, the neighborhood’s biggest draw, Wash Park itself, which teems with activity even during the chilly winter months.”    Luc Hatlestad
Average sale price $395,000
+1% over 2009


Kirk A Hartshorn  720-244-5454  RIDE ON!

Perry & Co.

Porter, the lost puppy was found!

The lost black lab puppy, Porter, has been found.  I spoke to his grandma, Mary Anne, and she said that someone found him and took him over to Washington Park Veterinary Clinic, ironically the same place someone brought our dog Suki when she got out of our yard.

Mary Anne wanted to express her gratitude and heartfelt thanks to everyone in the West Wash Park neighborhood that she ran across while desperately searching for Porter.  She said that the caring, concern and interest in finding Porter was amazing and goes to show, once again, what a fabulous neighborhood West Wash Park really is.  I feel that a neighborhood is partially defined by peoples actions and caring for one another in times of need, and WWP lived up to the bill in this isolated case.

Thanks friends and neighbors of West Wash Park for pulling together and showing your care for a neighbor in need.

Kirk A. Hartshorn  720-244-5454  RIDE ON!

Perry & Co.

West Wash Park’s Neighborhood Grocery Store

If you’re fortunate enough to live in a neighborhood that has a quality grocery store within walking distance, you’re fortunate enough to live in West Wash Park.  Located on the NW corner of Bucktel Blvd. N and S Washington St, you can find Whole Foods Market.  Having come up through the ranks of Wild Oats and perhaps even Alfalfa’s way back when, WWP’s Whole Foods Market is an easy grocery store to access for WWP residents with a short walk or a quick ride on the bicycle.  This is truly a neighborhood market where running into neighbors is commonplace and getting to know the folks on the workforce is easy, as many of them have been there for years and they’re a  friendly and helpful bunch.

Of course there are Whole Foods Markets all over the city and suburbs of Denver, but none quite as quaint, easy to get in and out of and have that “make you feel at home in the neighborhood” appeal as the West Wash Park Whole Foods Market. 

So next time you find yourself in the WWP neighborhood, stop by Whole Foods Market for a quick chair massage, a fresh sit down lunch or an energy drink and fresh muffin to go.

Kirk A Hartshorn 720-244-5454  RIDE ON!

Perry & Co.

Downing St. Bar & Grille NOW OPEN!!

I’m a few days late in this post and announcement of Downing St. Bar & Grilles opening.  I’ve been in 3 times so far, for breakfast, lunch and dinner and am delighted with our new neighborhood restaurant hangout.  Paul, the owner, is there all the time (much to his wife’s chagrin I’m sure) to meet, greet, welcome, chat with and bid good evening to his  guests.   The wait staff is very pleasant and friendly and seem an asset to Paul’s high level of customer service and satisfaction .

The menu is, at this time, a holdover from the Handlebar and Grill for lunch and dinner.  The lunch and dinner menu will be revamped soon keeping about 70% of the HB&G’s menu items and adding some new ones.  The breakfast menu has all the favorites from breakfast burritos and omelette to corned beef hash and eggs.  The meal portions are generous indeed and quite a value for the money I’d say.

My wife and I went in this past Friday night for dinner and had an excellent meal.  She had the spinach salad and I had the fish tacos.  We ended up hanging out in the bar area until 12:00 am chatting with Paul and a couple of his neighbors who were also there for dinner.  There was a nice mix of patrons in the bar and restaurant and I was happy to see a number of families  with young children in for dinner. 

One thing I love about the Downing St. Bar & Grille is that they serve breakfast all day long.  There’s nothing like an omelette for dinner I always say.

So if you’re looking for a comfortable gathering place for a delicious, well priced meal, with a great variety of choices that stays open until 2:00 am on the weekends, go over and say hello to Paul at the Downing St. Bar & Grille.

Kirk A Hartshorn 720-244-5454   RIDE ON!

Perry &

A Wash Park Winter Wonderland

Winter is in full swing in Denver and the beauty of winter in Wash Park is truly a site to behold.  Smith Lake and the boathouse is one of the spots that truly gives winter in Wash Park that wonderland feel. 

As the snow fell peacefully on the park this past weekend, there were many park goers enjoying its beauty.  From cross-country skiers to flag football players, the park was aplenty in winter revelers. 

Even a lone squirrel was enjoying the view out over Grasmere Lake.

So Denverites remember, although Wash Park is especially magical in the summertime, come on over on a snowy day and take in the Wash Park winter wonderland experience.  Bring the dog (on the leash please),  bundle up the baby and grab the pull sled, grab your running shoes, snow shoes, cross-country skis or just walk around with a nice hot cup of coffee from one of  Wash Park’s many neighborhood coffee shops and enjoy your park.

Kirk Hartshorn 720-244-5454 RIDE ON!

Perry & Co.

Changes in West Wash Park traffic patterns

A change is coming for a couple one way streets in West Wash Park…finally! 

If you’ve driven on S. Emerson or S. Washington Streets, between I-25 and Speer, you know that these one way streets, with a speed limit of 30 mph, tend to be a “quick” way to head northbound (S. Emerson St) or southbound (S. Washington St) through the WWP neighborhood.  Residents living on S. Emerson and S. Washington Streets seem to, overwhelmingly, feel that they would like these streets made back into 2 way streets.  This debate has gone on for  some time now between Public Works and residents that have live on these streets; some for decades.  The Denver Public works has come up with a plan that involves taking out stop lights, between I-25 and Speer, replacing them with 4 way stop signs and adding extra stop signs (every 2 blocks), along with creating a designated bike lane on both streets.  All done while keeping these two streets in their current one way configuration.  This will be great short-term remedy for calming traffic and easing congestion on these narrow, neighborhood streets.

Having attended the West WashPark Neighborhood Association meeting some months back, with other residents living on these streets, we all got to hear from and speak with Councilman Nevitt and representatives of  Public Works.   At which time, we heard the explanations of the plan, timetable implementation of the plan and were asked our opinions and suggestions on the plan.   It was unanimous among the residents that this plan was a fair and acceptable short-term fix for a long-term hope of a 2 way street conversion.

Here’s the way the plan will change S. Emerson and S. Washington Streets from I-25 to Speer:

1.  A formal posting process by Public Works for the street lights must be implemented for 30 days.

2.  The speed limit on both S. Emerson and S. Washington St. will be reduced from 30 mph to 25 mph.

3.  All stop lights on both streets will be replaced by 4 way stop signs except for stop lights at intersections of Speer, Alameda and Buchtel.

4.  There will be a 4 way stop sign every 2 blocks between Speer and I-25 on both streets. 

5.  Both S. Emerson and S. Washington Street will be designated bicycle streets by Public Works, (which will be striped with a bike lane after re-surfacing next summer).

6.  Four way stop signs may be added by Public Works at the intersections of S. Emerson and Ohio St and S. Washington and Ohio St. to aid in higher pedestrian traffic at those intersections. 

7.  Public Works will re-evaluate the conversion back to 2 way streets after 5 years.

The formal posting of signs has already been done, see picture above.  Stop lights, between Alameda and I-25,  are planned on being removed from January into February and replaced with 4 way stop signs.  (The process can be delayed a bit with snowstorms as the teams that take down these signs are also the teams that the plow our streets).  The stop lights between Speer and Alameda are planned for removal February into March, to be replaced with 4 way stop signs.  And again, these changes will not change the one way traffic flow of S. Emerson (north) and S. Washington (south) streets for at least perhaps 5 years .

Please keep these changes in mind as you travel on S. Emerson and S. Washington Streets in the future.  The addition of bikes lanes to these streets is a particularly great step in helping bike commuters get to their destinations a bit safer and less hassle free.  As a cyclist, I implore you to keep bicyclists safety in mind when travelling on, parking on or pulling out  on to these two streets, or any street you travel that facilitates bicycle travel for that matter. 

I’d like to thank the WWPNA for their diligence in making this transition come to fruition.  I did use much of their editorial from the January – March 2010 newsletter as the facts for this post.

If you have any questions about this plan, please feel free to call or email me.

Kirk A Hartshorn  720-244-5454  RIDE ON!

Perry & Co



WWP is abuzzzz with WASH PERK!


They say 3 times a charm, and this is indeed the case for 853 E. Ohio Ave., the location which is now home to WASH PERK.  I’ve seen 2 coffee shops come and go from this location, but will say in my humble, and coffee snobbish opinion, that WASH PERK is here to stay.  Neighbors/ partners/ owners Teri Meehan and Debbi Main found the elusive magical formula that creates a beloved and lasting  neighborhood coffee shop.  Just ask the multitude of regulars that congregate at the community table or kick back in the cushy chairs or just grab their coffee to go from WASH PERK daily.  

I’m fortunate enough to live 2 blocks from WASH PERK and since opening the doors on April 1, 2008 I’ve seen this welcomed neighborhood establishment come to life and flourish.  With Teri and Debbi being the forward thinkers they are, the early success of WASH PERK and with the cooperation of On A Lark next door, there are already plans for an expansion of WASH PERK in the near future.  This will make room for a larger coffee bar, more seating and a roomier space for folks meeting over a cup of coffee and scone to relax and enjoy.  Check out their calender of events  for some fun or educational event that may interest you or your kids.

With a prime location just 3 blocks west of Wash Park on Ohio Ave, corner of S. Emerson St., anybody taking a stroll over to the park from WWP or walking the dog through the neighborhood should stop by and grab a cup to go.  And of course it’s close enough for park goers to walk  to for a coffee break .  They have a great selection of baked goods (rotated daily), burritos, Quiche, bagels and gluten-free products to accompany their wide variety of hot, iced or specialty drinks. 


In this age of earth consciousness and awareness, WASH PERK makes every effort to minimize their footprint to our fragile planet.  The partnering with local suppliers, listed below, is only the beginning of how WASH PERK takes their responsibility to our planets sustainability very seriously. 

  • Kaladi Brothers Coffee organic/fair trade espresso drinks and whole beans              (I feel it’s the best coffee around)
  • Gemini Tea Emporium herbal tea
  • Sogni Dolci Bakery pastries and Quiche
  • Mame’s Caterings breakfast burritos
  • Royal Crest Dairy organic and hormone-free dairy products
  • WaterCourse Foods Bakery vegan and gluten-free products
  • Bluepoint Bakery
  • Coda Coffee Company
  • Mame’s Catering
  • Justin’s Nut Butter
  • I hope you will, like me, walk through the door of WASH PERK, breathe in the welcoming aroma of rich coffee and fresh-baked goods, feel the sincere ambiance created by the friendly staff and surroundings, hear the laughter and conversation of friends old and new, grab a seat, take a sip and say… I’m home.

    WASH PERK is located at 853 E. Ohio Ave and can be reached at 720-542-9209   You can check out more of their story, updates, events, etc at 

    If there’s anything you’d like to share about WASH PERK, please leave a comment.

    Wash Perk Hours:



    • Check back soon for a WWP blog special for WASH PERK! 

    Kirk Hartshorn  720-244-5454  RIDE ON!

    Perry & Co

    Our WWP neighborhood bike shop – Cycle Analyst

    What is a great community without a great, neighborhood bike shop?  Especially one that’s been in the neighborhood for 20 years!  In this day and age we don’t often find a small, neighborhood business with that bragging right, but Richard Hodge, who owns Cycle Analyst, can make that claim and still works everyday at the shop.


    Cycle Analyst is the quintessential neighborhood bike shop with knowledgeable, experienced mechanics available for advise, repairs, tune-ups or complete overhauls.  If you’re in the market for a new bike, look no further.  They carry road bikes, hybrids, cruisers, mountain bikes, single speed, commuters, tandem and yes, even unicycles, from over a dozen manufacturers.  Accessories, oh yeah, and parts- WOW!  If you walk in and can’t find something,  just ask and chances are very likely that they have it on hand or can get it to you quickly.  Ever been told that a part doesn’t exist anymore?  Odds are that Cycle Analyst has it in stock in their massive inventory or can find it for you.  They’re not pushy about getting you into a new bike, but care about making sure that what you currently ride is up to date and safe and will be honest about letting you know if your bike is worth putting the money into.  Often times it’s just not worth the expense.

    Cycle Analyst sells new bicycles and almost always has some cool vintage bikes for sale, (remember the Schwinn Varsity?) along with clothing, tires, tubes, wheelsets, shocks, pumps, locks, tools, nutrition, headsets, fixie conversion parts, panniers,racks, baskets, helmets, etc, etc, etc and an impressive  inventory of used parts.

    One more thing of interest about Cycle Analyst is their passion for a good saddle.  They have been awarded, by Brooks England, the coveted 5 Rivet Award this year for being an “Outstanding Brooks Dealer”.  They carry over 2 dozen different Brooks leather saddles and various Brooks leather toolbags.  If you are not familiar with Brooks Saddles, it is worth going in and taking a peek, because they are a true handmade work of art that have been in business since 1866.  Beware, if you are a cycling enthusiast, you will leave with something (but not regret it).  If you’re in need of a saddle upgrade or are building your perfect single speed, go on in and find out which Brooks saddle is just right for you.  Though you may find them a little spendy, keep in mind – this is the last saddle you’ll ever purchase as they last virtually forever and get more comfortable over the years.

    If you find yourself in the West Wash Park neighborhood and find you’re low on air stop by Cycle Analyst they have free air available out front.

    Cycle Analyst is located at 722 S. Pearl Street between Exposition and Ohio.  They can be reached at 303-722-3004

     Ride On!

    Kirk Hartshorn     720-244-5454                                                                        

    Perry & Co    


    The park, the people

    What a great weekend it was in Denver and a fantastic time to have been at Wash Park taking photos of the gardens.  The time is drawing  near that the flowers will be uprooted for the season and we’ll have those lovely mounds of dirt to admire.  We were not alone this past Sunday in the park, that’s for certain.  We found ourselves snapping pics of each other with Suki around the garden with so many other people on the same mission.  We were asked by a nice young lady if we ‘d like a picture of us together, and we were appreciative of the offer.

      She in turn asked if we would take one of her and her boyfriend and his mom, who was visiting from the St. Louis area.  We obliged of course.  We ended up talking for a half hour or so and come to find they are new to town renting over in the DU area.  We discussed the appeal of the park, the weather, and of course cycling, which to my delight, found out they both ride.  New friends?   I think, yes.  They’ve got my biz card.  I’m sure we’ll to get together for a ride and then a beer. 

     Wash Park…bringing people together.


    Kirk Hartshorn   720-244-5454  Ride On!

    Perry & Co