In hip-hop culture, where you come from, your “hood,” molds your identity and persona. In Durango, perhaps not so much. But each region and neighborhood in a way has its own personality, perks and desirability.
Don Ricedorff, broker-associate with the Wells Group of Durango, said buyers in Durango tend to focus on the ability to walk and drive to the amenities such as the historic downtown area, restaurants, shopping, schools, the Animas River Trail and various mountain parks.
“It seems like all of the generations are finding this appeal, from Millenials who are buying their first homes and are willing to settle for much less house (and no commute), to baby boomers who are downsizing and wanting to enjoy the same amenities without driving to town from the more rural areas,” Ricedorff said.
Gina Piccoli, broker-associate with Coldwell Banker and Heritage House, said Durango is a bit different in the sense that homeowners with different needs tend to be mixed within all of Durango’s neighborhoods.
Young families with children can be found in every neighborhood in Durango.
Millennials, however, tend to like the areas closest to downtown so they can walk, she said. Also, senior- citizens often look for homes within walking distance to downtown or bus stops incase they need to quit driving, she said.
Because Durango is such a small town, there aren’t really neighborhoods that cater specifically to one group, Piccoli said.
The south historic area, otherwise known as the “south side,” has smaller, more affordable homes, Ricedorff said. Many of area’s older homes are being remodeled with additions. The neighborhood is particularly appealing because it is close to Horse Gulch Park and is within walking distance from downtown.
Homes on this side of town (south of College Drive to Eighth Avenue) tend to stay on the market for an average of 92 days, according to the Multiple Listing Service. In the past two years, 25 homes have been sold in the area for a median price of $350,000. The average home size is 1,456 square-feet.
Trekking slightly north to what real estate brokers refer to as the northern historic district (north of College Drive to the base of the Fort Lewis College hillside and north of 15th Street and west to Second Avenue), houses tend to be larger in size and in cost, Ricedorff said. These homes are also in walking distance to downtown and are considered to be some of the most appealing homes in Durango, he said. It also is the least affordable region.
Homes in the area stay on the market for about 98 days and sell for a median price of $435,000. The average home size is 2,017 square-feet. Thirty-seven homes in the neighborhood were sold within the past two years, according to MLS data.
Moving along to the west side historic district (East Park Avenue to West Third Avenue, north to 25th Street and east to Main Avenue) residents are slightly further from downtown but are close to pedestrian bridges that go over the Animas River Trail, which makes it possible to walk or bike to downtown, Ricedorff said. This neighborhood is said to be a “charming historic neighborhood” and is close to the Durango Community Recreation Center and several Durango School District 9-R schools, he said.
According to the MLS, 14 homes were sold within the past two years in the area at a median price of $375,000. The average size of homes in the area are 1,464 square-feet. Homes generally last about 62 days on the market.
Finally, if you keep going north of town you are likely to find the Crestview area neighborhoods. Most of these homes were built in the 1950s and 1960s and the mid-century design has become more appealing to clients, Ricedorff said. Though the neighborhood is close to mountain parks, it is more of a commitment to ride or walk downtown, he said. However, it is one of the more affordable neighborhoods in town, he said.
Homes tend to last 73 days on the market. The average size of a home in the area is 1,494 square feet and sell for a median price of $366,523. Within the past two years, 19 homes have sold in the area, according to MLS data.
Each neighborhood has its pros and cons, but people tend to overlook the negatives because they tend to focus on Durango’s picturesque scenery and seasonal outdoor activities.
vguthrie@durangoherald.com
Statistics
MLS data of Durango neighborhood home sales from the last two years
South Historic Area
25
Homes sold
$350,000
Median Price
$394,315
Average Price
1,456 sq. ft.
Average square footage
92
Days on Market
Historic District North
37
Homes sold
$435,000
Median Price
$484,514
Average Price
2,017 sq. ft.
Average square footage
98
Days on Market
West Side Historic District
14
Homes sold
$375,000
Median Price
$419,108
Average Price
1,464 sq. ft.
Average square footage
62
Days on Market
Crestview
19
Homes sold
$366,000
Median Price
$369,523
Average Price
1,494 sq. ft.
Average square footage
73
Days on Market
