Life in Edgewater (Denver, Wheat Ridge, Englewood: sales, real estate, renters)

[jazacam]

I've heard Edgewater was listed in the 5280 as one of the 10 top up and coming neighborhoods in the Denver area. Why? I'm trying to get my hands on that magazine but I'd like to hear some input from anyone local. What's the flavor of that community? Artsy? Retired? Young family? Party-time? Good investment property? Over-valued? I'm looking into the possibilities of moving to Denver and am exploring residential real estate choices. I like the fact that Edgewater is near Sloan Lake, but wonder if the housing market on the west-side of the lake is a safe investment. Any thoughts?

[Katarina Witt]

I would suggest taking a look at it yourself. It's long had a reputation as a low-income type place. It may be becoming "gentrified". We lived in that area a long time ago, on the Denver side of Sheridan near the lake.

[tfox]

Edgewater definitely has potential, and I agree with 5280 that it is probably heading upward. However, it seems to me that it's more potential now than reality at the moment.

What has changed already is that Edgewater's commercial areas have received a face-lift -- the new Target alone will generate millions in sales tax revenues for the town, giving it the potential to do some good things. Edgewater is aiming to become the main "big box" shopping plaza for the new upper income residents of West Highlands and Sloans Lake. Its tiny main street on 25th is a bit more spruced up, though it still has the same old seedy bar, liquor store with bars on the windows, and kitschy country knick-knack store.

What hasn't yet changed is the fact that much of Edgewater is almost uniformly rentals. I think that demand among potential renters has increased, but there's as of yet no wholesale conversion of long-term rentals into new homeowners, like you've seen across Sheridan in Denver. I think part of the reason why is that, despite relatively cheap housing there, much of Edgewater's housing stock is frankly featureless compared to West Highlands. This was not a burg of the upper class back in the 1940s and 1950s when it was built (overall a dreary period in architecture anyway), and the housing reflects that. Schools, also, reflect the largely rental character of the neighborhood -- they're little better than those in north Denver.

This leads us to the question as to whether close proximity to Denver can significantly affect an older suburb. Old Englewood is a good example of that very thing happening, but it's also true that Englewood itself invested significantly in transit oriented development and sprucing up its own downtown around Broadway. Other than Englewood, there's not much evidence YET of that happening in other suburban municipalities across Denver limits.

In fact, other than its southeast side with Cherry Hills Village and Greenwood Village, Denver the city is nearly always far more desirable than its immediately adjacent suburbs, despite the schools issue. This is interesting because it wasn't always the case.

I do believe that Edgewater (along with Eastern Wheat Ridge) is likely to become a popular little neighborhood as West Highlands and Sloans Lake consolidate their gains and become more expensive. If they can replicate what Old Englewood has done is an open question, however -- it'll take more than simple proximity to the lake to affect that kind of change. I really don't know if Wheat Ridge and Edgewater have the vision to see something like that through or not, but the potential is there.

[TropicanaRose]

I've spent a little time in Edgewater while waiting for a patient in surgery at the TLC Doll Hospital there. There is a nice little coffee shop, and an area with cute older homes, many very well kept, or in the process of restoration/remodeling.

[esya]

The area has long been blue collar ethnic, but the area east of it has the advantage of being close to all the downtown superstructures, sports arenas, etc, and has varied older housing. Also along 38th and some other east west corridors there has been commercial infill that is attractive to young families. It also has a huge lake park that is quite an attraction, as well as other parks.

[the_koolkat]

Does it offer public transit downtown?

[Katarina Witt]

I would assume so. Google RTD and check.

[tfox]

Yes, it's well served for east-west routes. Depending on where you are, try the #32, the #28, the #20 or the #15. Frequencies are around 2-4 hour depending on time of day.

[jazacam]

By "the east of it" are you referring to the 3-4 blocks nearest Sherridan and sloan lake? I did do a quick drive through when I was in state a few weeks ago and remember the locale near 24th and 25th in those few blocks east of Sloan Lake. It struck me as having the advantage of being close enough for easy travel to downtown, but just far enough away to have a small town appeal. Thanks for your input.

[Dreaming of Hawaii]

You could probably find some really good deals on housing in Edgewater, because most of the housing there is old, small, and cheap. The schools are pretty bad, the population is over 50% renters, and the city government is provincial. While they welcome new commercial to town, they are very reluctant to have any new housing because they think it will take away from their "small-town atmosphere". The council people spend more time fighting amongst themselves than getting anything done, and are well-known for being unable to make any decisions.

The good news is that they are close to downtown; just about a 10-15 minute drive down 26th to LoDo. But don't look for any new mixed-use developments -- they aren't welcome there. The best you could do would be to pick up an old house cheap, scrape it, and build something new.