What's the consensus on University Park? (Denver, Highlands Ranch: foreclosure, crime, houses)

[Ajs76]

I spent some time over there today, and it's really like 2 different communities in one place.

There are a range of houses that are sub 500k and some that look 1 step above foreclosure.

Then there are these epic million dollar homes, which are very new and probably built on the bones of previously described foreclosure houses.

Is this an "up and coming" area (this description could be harsh as I usually use it as substitute for ghetto)? I saw a bunch of old people walking around at night and it seemed relatively safe (with the exception of the sketchy back alley garages...didn't love that).

Then I came home and saw this:
Denver Evanston Demographics - Neighborhood Demographics

Comparing that to downtown denver, it's about the same. However, compare it to a true suburb like highlands ranch and it's off the charts bad.

Opinions or experience would be very welcome!

[zenkonami]

I think even the "sub 500k" homes are massively overpriced in the area...but I can't argue that it *is* a nice area overall. I don't think it's a particularly dangerous neighborhood, and if you've got the money, it's probably a nice compromise place to live for some nice houses...but it's a very *large* neighborhead, and personally I'd rather be closer to downtown...unless, of course, I was within real walking distance of University and Evans...

[BlueWillowPlate]

A whole lot of college kids live in the area, the "University" in the name of the neighborhood is the University of Denver, a private (and rather expensive) school with a fine reputation.

The students are likely the source of the 'slum' housing, and probably the main source of the crime statistics. They themselves may well be responsible for some assaults and property crime. However, a neighborhood heavily populated with young people attracts inconspicuous burglars with a taste for electronics.

I lived in both University Park and Observatory Park and loved it. I watched the expensive pop-tops arrive.
Yes, there are two neighborhoods going on there. As long as DU is there, that's how it is going to be. For young and old, the University also attracts many wonderful cultural events; the Ritchie Center provides opportunities in music, education, fitness.

If you do not like the traditional alley with a back-loading garage, you probably should stick with Highlands Ranch.

[Ajs76]

As an investment opportunity, do you guys think that they'll continue to knock down the cheaper houses and replace them with larger homes to bring up overall property values?

I guess I'm trying to figure out the trends around there.

[davebarnes]

Originally Posted by Ajs76

Then I came home and saw this:
Denver Evanston Demographics - Neighborhood Demographics

Worthless. "Evanston" is not a Denver neighborhood.
See Denver Denver Country Club Demographics - Neighborhood Demographics

No one would say these data reflect the "Country Club" neighborhood of Denver.

On top of that, ZIP codes are way too large an area.
For example, 80209 includes Lincoln St (poor, crap houses) and Washington Park (where a scraper is $350K+). 80209 also includes the Phipps Mansion which Tim Gill bought for $6.5M.

[Ajs76]

Originally Posted by davebarnes

Worthless. "Evanston" is not a Denver neighborhood.
See Denver Denver Country Club Demographics - Neighborhood Demographics

No one would say these data reflect the "Country Club" neighborhood of Denver.

On top of that, ZIP codes are way too large an area.
For example, 80209 includes Lincoln St (poor, crap houses) and Washington Park (where a scraper is $350K+). 80209 also includes the Phipps Mansion which Tim Gill bought for $6.5M.

Very good to know! Thank you.

I also found articles stating that this area is one of the safest in the metro area (which perhaps is not saying a lot).

[davebarnes]

Originally Posted by Ajs76

this area is one of the safest in the metro area

Data are your friends.
http://www.denvergov.org/Portals/337/documents/2011/11cd6.pdf (broken link)