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        <title>Denver Real Estate Blog</title>
        <link>http://www.denversrealestate.com/blog/</link>
        <description>Denver real estate topics including local metro Denver community news and events.</description>
        <item>
            <guid>http://www.denversrealestate.com/blog/carbon-monoxide-poisoning.html</guid>
            <link>http://www.denversrealestate.com/blog/carbon-monoxide-poisoning.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Carbon Monoxide Poisoning</title>
            <description> <![CDATA[ 
Carbon Monoxide is produced through the burning of different types of fuels including oil, propane, natural gas typically in furnaces and heaters when discussing its use in homes. It is colorless and odorless which increases its deadliness because people rarely realize it is there until it is too late. Furnaces, stoves and water heaters are designed to vent CO gases outside however improper ventilation, cracks, leaks and blockages can disrupt the venting and raise interior CO to dangerous levels. High levels of CO in the home can lead to incapacitation and even death while some victims never even realize they were in danger.


Steps that homeowners can take to protect themselves from carbon monoxide poisoning include:




Have any fuel burning appliances inspected annually. A good time for this to be done is in the fall before the start of the cold weather season 


Appliances to check include heaters, furnaces, gas stoves and ovens, clothes dryers, water heaters and generators.


Any carbon monoxide producing appliance should be professionally inspected to ensure they are properly installed and vented to the exterior of the home. Any needed repairs should be completed by trained professionals.


The flues and chimneys used by any fuel burning unit should be inspected for leaks, blockages and cracks to ensure these gases do not build up within the home. Only use fuels that the appliance is designed for.


Never idle a vehicle in the garage and never use stoves or ovens as a form of heating within the home. When starting a car in the garage open the garage door prior to starting the engine and drive out as soon as possible.


Purchase carbon monoxide detectors and install per manufacturers instructions. In Colorado installing carbon monoxide detectors prior to selling a home is required by law. 


If the carbon monoxide alarm sounds, know what actions to take. If there is anyone in the home that experiences any symptoms like nausea, fatigue, dizziness, blurred vision or confusion everyone in the home should leave and seek medical attention. 


If the carbon monoxide alarm sounds and none of the occupants are experiencing any symptoms all of the doors and windows should be opened immediately to vent the home and all fuel burning appliances turned off until they can be inspected to determine the source of the carbon monoxide.


 ]]> </description>
            <pubDate>Tue, 19 Feb 2013 10:24:50 -0700</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/traits-that-home-buyers-look-for-in-their-agents.html</guid>
            <link>http://www.denversrealestate.com/blog/traits-that-home-buyers-look-for-in-their-agents.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Traits that Home Buyers Look for In Their Agents</title>
            <description> <![CDATA[ 
The abundance of technology today puts an extraordinary amount of real estate information at their fingertips. When it comes to real estate, buyers and sellers are savvy. So what are their expectations when it comes to an agent? Experts conclude that the six most desirable traits that home buyers look for in their agent in todays market are:




Complete Honesty - Home buyers today not only want information quickly, they also want that information to accompany an immediate solution.


No Ambiguity - Home buyers today expect to get advice from a professional that does not leave them guessing on the path to take. Contract terms, for example, home buyers expect advice from the professionals on the best course based on experience.


Choices - Clearly defined options and explanations on how each outcome could affect them along the way.


Outstanding Service - Home buyers want more than just the information they can find online, they want extra in knowledge and experience brought to the table.


Professional Advice - Home buyers seek the unbiased advice during the process that allows them to make clear and concise decisions.


Friendly Ear - They expect understanding of their needs and desires mixed with a bit of honest that brings some tough love when needed.


 ]]> </description>
            <pubDate>Mon, 14 Jan 2013 11:08:19 -0700</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/denver-real-estate-market-december-2012.html</guid>
            <link>http://www.denversrealestate.com/blog/denver-real-estate-market-december-2012.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Denver Real Estate Market December 2012</title>
            <description> <![CDATA[ 

Highlights for Residential Sales






The market saw a 7.7% increase (year over year) in the number of closed sales. (194)


The number of closed transactions (5727) YTD increased by 18.2%


The days on market average (75) decreased 29.9%


The active number of listings decreased by 28.1%


The average sales price ($315,451) increased by 14.5%




Highlights for Condo Sales






There was an increase in the number of closed sales (1165) year over year of 14.9%


The average days on market (67) decreased by 36.8%


The number of active listings decreased by 37.4%


The average sales price ($186,877) increased by 12.3%




The data clearly demonstrates that the market has shifted firmly into a sellers market with demand outpacing supply, forcing prices higher.




 ]]> </description>
            <pubDate>Thu, 10 Jan 2013 12:34:51 -0700</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/colorado-foreclosure-timeline.html</guid>
            <link>http://www.denversrealestate.com/blog/colorado-foreclosure-timeline.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Colorado Foreclosure Timeline</title>
            <description> <![CDATA[ 
This does not cover all of the aspects associated with foreclosure statutes but is a simplified version. If advice is needed for a specific situation it is advised you seek legal representation.


Pre Foreclosure 




When dealing with HUD, FHA or VA loans check with them for additional rules that relate to when a foreclosure proceeding can commence. Example – HUR rules require that foreclosure not be started prior to 3 full monthly payments are unpaid.


The lender is required to advise the borrower of the contact information for the Colorado foreclosure hotline and their own loss mitigation department at least thirty days prior to them filing a NED (Notice of Election and Demand} and thirty days following default.




Commencing Foreclosure


The initiation of the foreclosure process begins when the attorney for the lender notifies the public trustee for the county where the property is located. The following is part of the notification.




Notification of Election and Demand of sale (NED).


Evidence of the original debt. If that evidence is not available a lost instrument bond can be provided. Exceptions are made for financial institutions that can provide an indemnity.


List of contact information and addresses of the parties who will receive the notice including owners, lessees, guarantors, and any occupants.


The notice which is mailed by the public trustee to the contacts on the mailing list.


A deposit for the public trustee processing fees.




Between 45 and 60 days prior to the sale date a supplemental list of contacts must be filed which contains.


The names previously provided and also any persons who have an interest in the property shown by any instruments filed prior to the notice of election and demand (NED).


Deferment of Foreclosure




Applies to borrowers occupying the property as their primary residence with the intent to continue occupying the property and who are personally named on the debt in cases where the principal owed is under $500k.


Within 15 days of the attorney filing the documents with the public trustee, either the lender or the attorney must notify the borrower or post on the property that it is being foreclosed upon.


Within 20 days of the filing the attorney or lender must notify the public trustee that the posting has been completed.


If the posting is not completed no publications can be done so the sale would be continued on a week-to-week bases until the posting is made.


Prior to 30 days passing from the first contact a determination must be made by the counselor as to the borrower being eligible for deferment. If the borrower is eligible for deferment it must be certified to the lender, borrower and the public trustee.


Upon deferment the public trustee halts publications, stops mailing notices and puts off the sale.


Upon termination of any deferment, the sale process is restarted and the public trustee publishes the required notices. 




Public Trustee – Commencing the sale


When the Public Trustee receives the request the public trustee:




Records the Notice of Election and Demand within 10 days of receipt.


Between 45 and 60 days before the first scheduled sale date it is advertised in the newspaper one time for five consecutive weeks. This is only done after the affidavit verifying posting of the deferment notice is received.


Sends copies of notice to the parties specified no later than 20 days following recording of the NED.


Send copies of the notice to all parties in the supplemental mailing between 45 days and 60 days prior to the date of sale.


For non agricultural property the sale must be scheduled between 110 and 125 days following the recording of the notice of election and demand. For agricultural property the scheduled sale days must be between 215 and 230 days following recording of the notice of election and demand.


Upon determination following the recording of the NED and commencement of sale that there deferment is required the deadlines for the date of sale will be calculated from the day the NED was re-recorded after the deferment notice and posting were made.




Expedited Sales




This does not apply to judicial foreclosures- only residential mortgage loans that hold first position where the deed of trust does not specifically state a publication date that is longer.


Lenders do have the option to expedite the sale of residential property to occur between 40 and 55 days after NED.


A court order for the expedited sale must be issued and filed with the public trustee. A court grants expedited sale requests for abandoned property and other unusual circumstances.


The expedited sale section is automatically repealed July 1, 2014 so any Notice of Election and Demand must be filed no later than August 1, 2013 with the public trustee.




The Right to Cure


Borrowers / Owners of the property must give a minimum of 15 days notice in writing prior to the sale of any intentions to cure.




The public trustee is required to request a statement of the sums to cure to the lenders representative a minimum of twelve days prior to the sale or the sale must be postponed for an additional two weeks.


The lender must inform the public trustee by noon on the day prior to the sale of the cure amount owed by the borrower.


The cure amount statement has to be valid for a minimum of ten days and a maximum of thirty days.  If the public trustee does not receive cure statement the earlier of within ten business days of the request or eight days prior to sale:



The sale is postponed one week in perpetuity up to twelve months until the statement is received.


Any interest charged will be at the regular rate, not the default rate.








Default Cured


In cases where the default is cured:




If the NED has been recorded a formal withdrawal is required to be filed with the public trustee to include a withdrawal fee.


Any Rule 120 proceedings commenced must be withdrawn and any granted orders vacated.




Colorado Rules of Civil Procedure – Rule 120 




Completed to allow the court to confirm the default and comply with the Service Member Civil Relief Act in exercising their power of sale.


The borrower, owner of the property and any persons with interest in the property must be service notice of the Rule 120 proceeding a minimum of fifteen days prior to the date.


Notification must be given in a conspicuous place for the hearing no less than fifteen days prior.


A minimum of 15 days prior to the sale, the party foreclosing is required to get from the district court an order to authorize the sale.


Any sale held without the order to authorize is invalid and the public trustee will not attend the sale without the order.




Public Trustee Sale of Property




Lenders bid must be in by noon two business days prior to the date of sale. The date of sale is pushed forward one week if the lenders bid deadline is missed.


The auction will be held by the public trustee on the date and time specified in the notice of sale which can not be less than sixteen days following the Rule 120 hearing.


Within 5 days following the sale the public trustee will issue to the winning bidder a certificate of purchase in addition to recording a copy.




Sale Rescission




If the foreclosing party is the holder of the certificate of purchase, the sale can be rescinded without the need of a court order.


Any request for sale rescission must be within 8 days following the sale.


In case of a sale rescission the lender may request a new foreclosure sale within thirty to 45 days of the new sale request being submitted.




Junior Lien Holders Redemption




Within 8 days after the sale any lien holders must file the notice of intent to redeem including documentation of the lien and amounts required for redemption.


The date of redemption is fixed by the public trustee on the ninth day after sale.


The senior lien holder can redeem between fifteen and nineteen days after sale.


Subsequent lien holders may redeem within five days of the expiration of the next senior lien holders redemption period expiring.


Can not shorten redemption periods.


The amount of redemption must be remitted to the public trustee by noon on the final day of redemption.


Redemptions filed by the IRS are special and last 120 days from the sale date. Federal Government liens provide a one year redemption period.




Redemption Period Expirations




If no junior lien holder redeems in their redemption period, title then vests with the holder of the certificate of purchase.


If a junior lien holder has redeemed then the title will vest with that junior lien holder.




Confirmation Deed




Once all redemption periods have passed the public trustee must issue a trustee’s deed within nine days if the trustee has received all due fees and costs.


 ]]> </description>
            <pubDate>Mon, 13 Aug 2012 12:32:01 -0600</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/june-2012-real-estate-market-update.html</guid>
            <link>http://www.denversrealestate.com/blog/june-2012-real-estate-market-update.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>June - 2012 Real Estate Market Update</title>
            <description> <![CDATA[ 
Entire MLS (All Areas)


Residential Highlights




20.8% increase in number of closed sales compared to June 2011 (3,981)


16.8% increase in number of closed sales year-to-date (17,628)


- 48.4% reduction in absorption rate (2.2months)


11% average increase in price for homes sold ($324,497)




Condo Highlights




17.6% increase in number of closed sales compared to June 2011 (923)


12.9% increase in number of closed sales year-to-date (4,232)


- 59.2% reduction in absorption rate (2 months)


14.6% average increase in price for condos sold ($181,578)


 ]]> </description>
            <pubDate>Tue, 17 Jul 2012 15:48:34 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/highlands-ranch-community-associations-july-4-2012-fireworks-cancelled.html</guid>
            <link>http://www.denversrealestate.com/blog/highlands-ranch-community-associations-july-4-2012-fireworks-cancelled.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Highlands Ranch Community Associations July 4, 2012 Fireworks Cancelled</title>
            <description> <![CDATA[ 
The Douglas County Sheriff and the Douglas County Fire Chiefs Association in a joint decision have annnounced that professional fireworks displays for the 4th of July will be prohibited. Deciding that it would be contrary to the safey and welfare of the citizens of Douglas County to approve any 4th of July public fireworks displays.


Other planned events for the celebration are still scheduled and unaffected by the cancellation of the public fireworks displays.


The following streets will be closed in Highlands Ranch from 6:30 am to approximately 10:30 am for 4th of July Celebrations.


Highlands Ranch Parkway between Lucent and BroadwayBarrons Blvd. from Monument to Highlands Ranch ParkwayMonument Dr.ZotosRidgeline Blvd. from Blake Dr. to MonumentRidgeline from Dorchester to Highlands Ranch ParkwayBlake Dr. from Ridgeline Blvd. to Highlands Ranch Parkway


At 9:00 am members of the community will line the streets of Highlands Ranch for celebrations which include the Community Parade, Family Bike and Pet Parade, food, beer, music, a 5K race and a pet adoption fair. Announcing the parade will be Ed Greene of CBS4 and the Grand Marshal will be Gerald M. Flannery.
 ]]> </description>
            <pubDate>Wed, 27 Jun 2012 18:35:51 -0600</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/first-time-home-buyer-denver.html</guid>
            <link>http://www.denversrealestate.com/blog/first-time-home-buyer-denver.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>First Time Home Buyer Denver</title>
            <description> <![CDATA[ 
BUYING YOUR FIRST HOME CAN BE EASIER THAN YOU THINK!


Buying your first home may seem overwhelming in the beginning. There are dozens of different things to consider and tasks to complete. We have been there, right where you are hundreds of times and are committed to assisting you to understand each step while taking you through the process. The homeownership club is exclusive and fun, we are committed to helping those who want to become homeowners become a part of it.


We provide you through this website with direct access to the information you need to help guide you through the process of buying your first, second or tenth home. If you can’t find it quickly on our site simply give us a call, No Strings Attached! You will be making good decisions based upon understanding the process and not guesswork in no time.


SERIES : First Time Home Buyer Denver


DENVER FIRST TIME HOME BUYERS COULD QUALIFY FOR SPECIAL PROGRAMS


One of the first things that we do will be determining your eligibility for Special Colorado Grant Programs. These programs are available to both First Time Home Buyers and those who have not owned a home in the past three years.


QUALIFIED BENEFITS INCLUDE:




Purchase with low to no downpayment.


Deferred payments


Grants that never need to be repaid


Interest costs subsidized




GETTING STARTED




Get Pre-Qualified for your loan – The first step of meeting with a loan officer face to face is important. Your income, credit and current debts will be reviewed to discuss your different options for financing. You need to know how much of a loan you can afford to understand how much you can pay for your home. In some cases actions may need to be taken so that your credit report can stand up to future scrutiny. We will put together a plan for your home purchase that matches your timeline.


Getting the Go-Ahead – After meeting with the loan officer you will make the actual loan application in order to get a pre-approval. Having an actual pre-approval lets a potential seller know the strength of your offer and will aid in negotiations. Despite a pre-approval the home which you move forward on will still need to appraise at the purchase price or more. If a home does not appraise for at least the agreed upon price, there is no obligation to continue with the purchase.


Sign up for access to search the Denver MLS – IDX – Knowing the price of the home you can afford to buy and with your pre-approval in hand it is time to get serious about the home search. This is the fun part of searching for the right home in the communities that meet your lifestyle and budget requirements. Searching online enables you to do the initial steps of learning about the properties and neighborhoods available. You can have new listings delivered to your email box as soon as they become available and even save your favorites to easily find them again later.


House Hunting – Pre-approval in hand and understanding the process it is now time to tour a selection of the best homes that meet your budget and requirements. A good number of homes to tour is in the range of 4 to 6 at a time. If the first home does not make your heart flutter, it only brings us closer to finding the one that will.


Make the offer – This will cover both price and terms derived through our discussions of the market conditions and property. Items that are typically covered in the offer include:




     - The date of closing and possession


     - Any included personal property


     - Closing costs assistanceInspection deadlines


     - Terms of financing





THE RIGHT REALTOR


Choosing the right Realtor to represent your best interests throughout the home buying process is extremely important. Too many times home buyers fail when choosing a Realtor by merely calling the name that is on the sign in front of the home and working with that agent by default.


YOU MAY NOT REALIZE – REALTORS CAN BE VERY DIFFERENT


You should choose a Realtor that works as a real estate professional full time so they are able to devote themselves to your home search and providing top notch service throughout the transaction.


Experience matters in real estate, so choose a Realtor who has experience working as a full time real estate professional. Relying on a “newbie” for the largest transaction of your life may not be in your best interests.


See out a Realtor that is ready to work diligently on your behalf to represent your best interests. Your Realtor should be able to answer your questions and provide guidance through all the phases of the transaction.


We are here not only to serve your needs but to exceed your expectations. To discuss your goals and the possibility of having us represent you take a moment to email or call. No time like the present, I look forward to hearing from you.
 ]]> </description>
            <pubDate>Sun, 06 May 2012 15:43:52 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/5-low-cost-kitchen-upgrades-that-appeal-to-buyers.html</guid>
            <link>http://www.denversrealestate.com/blog/5-low-cost-kitchen-upgrades-that-appeal-to-buyers.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>5 Low-Cost Kitchen Upgrades that Appeal to Buyers</title>
            <description> <![CDATA[ 
Throughout history the kitchen has always been considered the heart of the home and is a key feature to selling a home. Most home buyers prefer modern, updated kitchens because they will be using it daily and often it is the place where guests and family congregate.


When selling your home take time to visit other homes for sale in your neighborhood to see how the kitchens in those homes compare to yours. If the other homes have modern designs and new appliances, potential buyers visiting your home will expect the same or better.


Updating a kitchen does not always have to be extensive or expensive. Sometimes lower-cost kitchen upgrades can do the trick.




Use a neutral color to repaint.


Clean, clean and clean some more.


Change light fixtures and kitchen hardware.


Use lower cost granite.


Eliminate all clutter and open up the countertops.


 ]]> </description>
            <pubDate>Fri, 27 Jan 2012 10:01:46 -0700</pubDate>
        </item>
        <item>
            <guid>http://www.denversrealestate.com/blog/how-to-react-to-a-low-offer.html</guid>
            <link>http://www.denversrealestate.com/blog/how-to-react-to-a-low-offer.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>How to React to a Low Offer</title>
            <description> <![CDATA[ 
You have waited for what seems like eternity and now, out of the blue an offer comes in to purchase your home. The excitement builds and turns into relief, then you realize that the offer is much lower than your list price. What should you do?


Give every purchase offer for your home due consideration. Is it truely unacceptable? If so, your best response is to propose a counteroffer with price and terms that are acceptable. In this market many home buyers submit an offer to check the motivation level of the seller, expecting a counteroffer if it is unacceptable. Keeping a dialog going with a potential puchaser of your home and keeping them involved often times will result in a sale.


Check your Emotions at the Door


Even a low purchase offer still means that there is someone interested in purchasing your home. It deserves a response so stay calm and talk over the different options you have in responding with your Realtor. 


Prepare a Counter


A counteroffer signals the buyer that you are willing to negotiate. Some buyers have a fear of paying too much for a home and want to test a sellers limits. The best response to unacceptable offers is to counteroffer with a price and terms that you are willing to accept. This is true even in multiple offer situations because in competition a low offer could come back with the best offer in the end.


Be careful in how you counter an offer because you could counter yourself out of a deal by changing some things. It is common practice today for a seller to request closing cost assistance. Often times the purchaser needs this assistance in order to close and countering it out of the offer could kill a deal. Make sure your Realtor discusses what is truely important to buyer with their agent.


Talking Terms


Price is usually the first component of any agreement but it is not the only factor. Other negotiating points include closing dates, posession dates, inclusions. In some cases it may make sense to leave price and remove the refrigerator, change a closing date or possession date. By making one part of a transaction more appealing it can make the entire package more appealing.


Check Comparable Home Prices


Check with your Realtor for any new comparable homes either on the market or sold since you listed your home for sale. If those new market statistics indicate the prices have fallen you may need to lower your expectations to match the marketplace if you truly want to sell.


Check the Buyers Comparables


Many times a purchaser or their agent will submit comparable prices with an offer to convince a seller that the offer is fair. Give any comparables submitted with an offer due consideration. Are they similar and truly comapable? If they are, you may have to adjust your expectations. If those comparables are not valid you may want to include comparables with your counteroffer to the purchaser to validate your own price. If the buyer does not include comparables to try and justify the low purchase offer, your Realtor can ask the buyers agent to provide those comparables.


Talk it Out


In many cases having your Realtor discuss the offer with the buyers agent can help to identify what is truly important to both parties and make a counteroffer more likely to be acceptable.


 
 ]]> </description>
            <pubDate>Thu, 26 Jan 2012 09:36:27 -0700</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/highlands-ranch-park-shelters-offer-great-party-venue.html</guid>
            <link>http://www.denversrealestate.com/blog/highlands-ranch-park-shelters-offer-great-party-venue.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Highlands Ranch Park Shelters Offer Great Party Venue</title>
            <description> <![CDATA[ 
Highlands Ranch parks provide a great setting to host graduation, birthday and family reunion events. Twenty-two of the 25 parks in Highlands Ranch feature park shelters and they are booking fast for 2012 events. Park shelters, sports fields, horseshoes and bocce ball courts may be reserved for your private event.


“Marcy Park was absolutely perfect for my nine-year-old son’s birthday party! We had shade, play area, the stream, clean bathroom, and a lot of fun, “ said Brenda Kallas.


Civic Green Park, located in the heart of the community, is available to rent for community or private events such as concerts, fundraisers, cultural performances, holiday celebrations, graduation and birthday parties, art events, company outings and more. In addition to three park shelters, Civic Green Park features Case Pavilion, the Fountain Plaza and an amphitheater with seating for up to 3,000 people on the grass.


“The event went well and we couldn’t have asked for better weather or a more beautiful venue! We always enjoy working with you and your staff,” said Julie with Living Way Fellowship.


To enhance your special event, the Metro District offers Picnic Packs for daily rentals. Picnic Packs feature outdoor games varying from volleyball to horseshoes, to games for the youngest crowd in mind. They are a popular addition to youth birthday parties as well as large company picnics.


To find out which park shelter is right for your 2012 event, or to learn about the various Picnic Pack options available, contact Pam Moisey, Metro District reservation specialist, at 720-240-5932, or visit the Metro District’s reservations page online at www.highlandsranch.org.


Founded in 1981 as the local government in Highlands Ranch, Colo., the Metro District provides a variety of municipal services to this planned community of 96,000 people. Learn more about the Metro District at www.highlandsranch.org.
 ]]> </description>
            <pubDate>Fri, 06 Jan 2012 11:43:22 -0700</pubDate>
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