Commerce City(Buffalo Run) vs Northfield Stapleton (Denver, Golden: rental, new home)

[DenverBound41]

We had been set on a new build in Northfield(around 55th) but are starting to reconsider and have recently discovered the Buffalo Run area in Commerce City with new construction at a more palatable price per sq/ft. We are hoping to stay around $450k in Stapleton and would be around $390k in Buffalo Run for about 600 sq ft more with about twice the lot size and higher finishes.

We like the price point in BR, a higher quality builder, as well as having a larger lot and being near (or on) the golf course. Stapleton would have more of a community feel and better parks, shorter commute, and better schools...though we would ultimately like to be in Golden in the next 10-12 years so our 11 month old would probably go to junior high and high school out there.

My biggest concerns with Buffalo Run would be home appreciation and feeling more isolated. Even at a higher price now Stapleton may be the better investment.

Anyone have any insights on the Buffalo Run area?

[davidv]

As a Denver native, I can honestly say that I would never, never, never live in Commerce City, EVER.

I know it is a long-held bias against a city that is improving, especially in the newer part like Buffalo Run. To me, CC will always be the cesspool of Denver. The schools are really awful, the older parts are industrial wastelands with environmental issues, and, yes, there are gang problems. The newer areas are not really associated with some of these issues (though the schools still are bad), but why take the risk?

Also, who is to say that you will be able to afford to move in 8-12 years? Things happen, and people get stuck in their house. At that point, your child will have to go to these awful schools. When I bought my house many years back, I knew that I'd be sending my kids to Catholic school. However, I passed up a few houses I really liked because if something happened and I couldn't afford Catholic school, I would be okay with the neighborhood school they would attend.

[DenverBound41]

Fair points, thanks for the insight. We do have our current house north of City Park which we plan to keep as a rental so we would probably have the option of moving back here if we absolutely needed to in the future.

I've been in Denver for about 6 years and I have really never spent any time in Commerce City, but I've heard bad stories and I've also heard it's improving.

[Timmyy]

In my opinion the only good thing in Commerce City is Dick's Sporting Good's Park. I see they are building a ton of new homes next to it. Is that the area you are looking at?

[DenverBound41]

The houses south of Dicks currently being built are Northfield Stapleton, not sure if there are other developments as well. Buffalo Run is further northeast, near Reunion, which I never had heard of until yesterday. :-) We would be around Chambers and 112th.

[mic111]

If I'm not off base these homes are north of Reunion. Reunion homes sell for a good amount. Their elementary is rated high, 8 on Great Schools. It is the same type of situation you see in Denver where folks with more education and higher incomes are buying in and their young kids are raising the ratings of the elementary but they haven't hit the middle schools or high schools yet so those are still poorly rated.

Commerce City proper does have many disadvantages with the dog food plant, refinery, old dilapidated housing stock etc. But the Reunion area and Buffalo Run aren't part of that area. They are Commerce City in mailing address only. I just looked up Reunion on recolorado.com and the price ranges are $324K-$799K. I would imagine Buffalo Run will be quite nice also.

In terms of isolation. That is a real issue. I don't think there is much out there in terms of stores or restaurants. I don't think that is likely to change any time soon. You are also fairly close to the airport. You would want to carefully check out airport noise issues.

[davidv]

Originally Posted by DenverBound41

The houses south of Dicks currently being built are Northfield Stapleton, not sure if there are other developments as well. Buffalo Run is further northeast, near Reunion, which I never had heard of until yesterday. :-) We would be around Chambers and 112th.

They call it Reunion because if they called it Commerce City, nobody would move there. Same for Buffalo Run. They use the community names without ever referring to the fact that it is in Commerce City.

[davebarnes]

Originally Posted by davidv

if they called it Commerce City, nobody would move there. Same for Buffalo Run.

Even worse is that Buffalo Run abuts UNincorporated Adams County.
Who knows what will happen "across the street"?

[DenverBound41]

Thanks for the replies thus far, certainly gives me pause about moving up that way.

[denverian]

Originally Posted by DenverBound41

The houses south of Dicks currently being built are Northfield Stapleton, not sure if there are other developments as well. Buffalo Run is further northeast, near Reunion, which I never had heard of until yesterday. :-) We would be around Chambers and 112th.

According to the Stapleton development map, they'll be building Stapleton homes just east of Dick's as well, which will be in the city of Denver. The only negative up there is that concerts can be loud. I can hear them from my home in Stapleton and I live south of I-70.