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How National Trends are Impacting the Denver Real Estate Market

We are entering the second quarter of 2019 on the heels of a notable year for the national economy, one of twists and turns for the Denver real estate market. As we experience with every real estate cycle, the market can shift in the blink of an eye.

For this reason, we at the Denver Metro Association of REALTORS® place a high priority on continuing education courses and informative events to keep local REALTORS® apprised of the state of the market for the benefit of home buyers and sellers throughout the Denver area. In January, we held the second annual Economic Summit, which highlighted our local, state and national financial and economic trends.

I sat down with the event’s keynote speaker, an internationally acclaimed economist and the president of Graphs and Laughs, Elliot Eisenberg, Ph.D., to discuss the current national economic landscape and the factors that have potential to stir up the Denver real estate market.

Here’s what he had to say:

How are national economic trends impacting the Denver real estate market?

Elliot: While Colorado does have a much more diversified economy compared to 10-30 years ago when everything was centered around oil, Denver is not immune to national economic trends by any stretch of the imagination. As it relates to real estate, housing inventory is going up a little bit, prices are going up more slowly than before, days on market are going up more than before and all of this mirrors national trends. Denver is still a hotter market than others throughout the U.S., but even being as healthy as the market in Denver is, it is still impacted by macro trends. It may be just a little less high than it has been in years past, pun intended, but the Denver economy is still a happy one.

Can you share the top three changes or trends you are seeing that are highly impacting those living in Denver?

Elliot: I think the top things that are impacting those living in, or hoping to live in, Denver right now are:

Oil prices– They were really rip-sawed drastically in the last month or two of 2018, which heavily impacts Denver as it is a high oil-producing state. Prices fell by 30-40 percent, then jumped back up again – but still sit lower than they once were years ago. Trade– There are a lot of balls in the air right now as it relates to international trade. Denver’s prominent industries include aerospace, telecommunications, technology and oil, which are all highly-traded products and intelligence, so decisions made around trade will highly impact the Denver economy. Higher interest rates on homes– Interest rates went up a little bit, down a little bit, then went back up. Increases in rates will impact the market.

How does the current state of the real estate market tie into home inventory?

Elliot: Despite the trepidation, inventory is still going up. It was excruciatingly low for a very long time, which was not good. It drove prices up like crazy and REALTORS® couldn’t sell because there was nothing to buy. This, in turn, made buyers reluctant to look for homes on the market in fear of bidding wars and cash offers. Now, home buyers are much happier because there are more options in terms of inventory. There is a difference between rising inventory and a calamitous inventory increase. In Denver, it has gone from inventory lasting about one hour before being sold to two hours, which really doesn’t make a perceptible difference. We are seeing inventory increases nationally, which we have been desperate to receive. During the Great Recession, inventory doubled, which was a disaster. This, by contrast, is a very tiny – albeit slow and steady – increase.

How does the above tie into home prices?

Elliot: Home prices are still going up, but slowly. There is still a very high demand from buyers. But with higher inventory and lower price appreciation, buyers are more inclined to look for homes.

How does the above tie into jobs in Denver?

Elliot: Home prices in Denver have become very expensive, on par with home affordability in Washington, D.C. Denver is now among the top 10 least affordable cities, which poses a challenge for the workforce. The city is far from number one, but still top 10. Denver may see slower immigration rates as a result, and jobs may slow down a bit.

If there was only one thing readers should take away from this, what would it be?

Elliot: It would be that the economy is OK! The economy is moving forward, granted at a slower pace. It is natural for a recession to be out there somewhere in the future, but there are no signs of it being imminent. Could we have a recession in 2019? Anything could happen, but a lot of negative factors would have to come into play such as manufacturing declines, oil prices going down, a monetary policy mistake like an unnecessary interest rate hike, the government shutdown happening forever, trade negotiations going sour and so forth.

Today, the labor market is strong and I am comfortably confident that this will be another year of growth.

Read the latest high school sports stories from The Denver Post beat writers.

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New app identifies needs in vulnerable Colorado communities

DENVER — Bringing good Samaritans into the digital age, a new app tries to connect people willing to give to those in need.

“We want people to find purpose through their own generosity,” said Co-Founder of Purposely Jamie Rife. “You turn to Facebook for friends, you turn to Google for data. We want you to turn to Purposity to do good.”

The app finds needs in your community based on your location. Instead of a news feed, you can scroll through stories of the challenges people are facing, and what they need to move forward. Purposity partners with Denver Public Schools, to help vulnerable families with kids in school.

“A lot of our students are coming to school not getting the same education as others because they’re missing things like shoes, backpacks, a bed to sleep in at night,” Rife said.

The app is live in 31 cities across the country, and the Denver metro area is the second area they’ve started a presence.

The app went live in Denver in late November of 2018.

Scrolling through, you see stories from Denver Public Schools about a former homeless single mother of three who needs a microwave, to posts from Volunteers of America about a homeless veteran who is finally moving into a home after 25 years on the streets who needs a basic set of dinnerware.

The stories are general, and don’t give away any personal information.

“To be able to have that identified need and identified solution is just tremendous,” said Theo Hanson with Volunteers of America who helps Denver homeless find housing. “When we move someone into a unit, we like to ask for cleaning supplies, some clothing perhaps. We’ve ordered entire outfits from Purposityand received them within a few days.”

Hanson says they use the app to help individuals who are in positions where they need to chose between purchasing necessities and paying rent.

So far, more than 16,000 people nationally have helped roughly 1,600 people in Denver and Aurora through the app.

“It makes me feel like the Denver community is caring for those that are just in some the lowest points in their life,” Hanson said.

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Denver’s latest big idea for affordable housing is tiny apartments (some the size of your master bedroom)

Meticulously arranged shelves above the stove. Carefully packed crates under the bed. Maybe even an ultra-tall bookcase with an adjoining ladder if you’ve got the requisite ceiling heights.

Organization is key when fitting one’s life into a sub-500-square-foot space. It’s a challenge more metro areas renters are tackling these days as a coastal trend takes root among Denver’s rapidly proliferating apartment buildings. That trend is to go big on tiny.

Micro-apartments or, more accurately, buildings made up exclusively or featuring a high percentage of studio apartment units, are popping up around central Denver.

They appeal to renters who put more stock in location than square footage. They’re heavy on communal spaces and light on parking. They’re priced for people bringing in wages right around area median income or a little less.

And Front Range developers like McWhinney, the owner and operator of the Ride at RiNo “micro-studio” apartment building that opened at 3609 Wynkoop St. in late November, see big demand for micro in the future.

Ride sits on about three quarters of an acre just across the pedestrian bridge from RTD’s 38th and Blake Station rail stop. Its five stories house 84 apartments ranging from 369 square feet to 849-square-foot “live-work” studios. Rents start at $1,189 per month for the smallest floorplans.

As of last week, 37 leases had been signed there, keeping up with McWhinney’s expectations during the slow winter rental season. On a per-square-foot basis, the cost is comparable, even higher, than some nearby one-bedroom apartments. But when it comes to the total tenants have to shell out on the first of each month, most units in Ride roll in under the $1,456 average monthly rent the Apartment Association of Metro Denver was tracking at the end of 2018. That average includes rents for all types of units across seven counties in the Denver metro.

“Everyone talks about our missing middle,” David Jaudes, McWhinney’s vice president of multifamily development, said last week. That would be housing for people who can’t afford top-of-market luxury but earn too much to qualify for income-restricted rents at subsidized buildings. “(The Ride) really did prove out for us that smaller units at lower price points are really attractive and a lot of people are looking for those.”

So far, Ride has been a great fit for tenant Raj Murphy. The 27-year-old moved to Denver on Jan. 28 to work as a paramedic serving crews working on the Denver International Airport concourse expansion project. He’s paying $1,375 per month for one of the larger (over 500 square feet) units at Ride. He likes the building’s high ceilings (12 to 18 feet) that allow for vertical storage, spacious common areas, including a “club room” with a vintage turntable, and proximity to rideable options.

“I take my car to and from work, and I don’t touch it on the weekends,” said Murphy. “I can grab a scooter, jump on the train. If you’re going to (Lower Highland) you just grab an Uber, and you’re there in five minutes.”

The RiDE at RiNo has units that range from 369 square feet up to 849 square feet in Denver. The community room has a view of downtown. Photo taken on March 12, 2019.

Murphy is one of eight tenants who have a car at Ride. That’s a good thing because the building has just 42 spots, including four dedicated to car2go rideshare cars and four more dedicated to parking for people with disabilities. The reduced amount of parking — allowed by the city thanks to the building’s proximity to transit and commitment to providing both car- and bike-share options — and the elimination of some costly amenities (namely, a heated pool), helped McWhinney control costs and provide cheaper rents to tenants, community manager Jesse Neal said.

It’s not exclusively micro, but Continuum Partner’s mixed-use Market Station redevelopment project will bring 75 apartments under 500 square feet to downtown Denver after construction wraps next year, said Mark Falcone, Continuum’s founder and CEO. Rents are expected to be in the $1,200-per-month range. In a metro area where rents rose at the fourth fastest rate in the country earlier this decade — shooting up by 46.9 percent between 2010 and 2017 — even gentle price relief is sure to be welcome downtown.

“It’s still an expensive unit but it is within reach of somebody making $40,000 to $50,000 per year. That’s 60 to 70 percent of median income at that range,” Falcone said. “We don’t believe this is the be-all end-all of addressing our housing challenges. But we are learning a lot in this project about how to create more efficient square footage options and that’s part of the puzzle.”

Denver is somewhat of a late arrival in the American micro-apartment movement. Coastal cities like Washington, D.C., or New York have been at it for some time, said Amy Groff, a senior vice president with the National Apartment Association. The average unit size in “micro” projects in those markets is between 250 and 350 square feet, she said. They are especially appealing to millennials, in Groff’s experience, the biggest demographic of renters today.

“They’re not interested in have a large living space. They don’t need a lot of stuff,” she said. “They just need the ability to cook a small meal, sleep, store some clothes, then they’re out and about. They’re busy people.”

There are homes for sale around Denver with master bedrooms that eclipse 450 square feet. But developers pinpointing and seeking to meet market demand for cheaper apartments by building smaller units mirrors a recent trend in Denver’s home sales. The average square footage of homes sold in the Denver metro area was 2,509 last month, down from 2,689 square feet in March 2018, according to real estate research firm Metrostudy. Major metro area developer Oakwood Homes last year rolled out smaller floorplan homes aimed at lower-income buyers.

Chérie Talbert, CEO of the Home Builders Association of Metro Denver, has spotted the dual trends.

“Like homebuilders, who constantly are studying the market and their customers, the apartment community has found that there’s a market for smaller apartments,” she wrote in an email.

Projects like Ride and Market Station make up just a sliver of Denver’s apartment landscape. There were nearly 27,000 apartments under construction in the metro area at the end of 2018 with more than 25,000 more in the planning stages.

Even if developers don’t embrace building studio-exclusive projects, studio and micro units stand to become a bigger part of the overall apartment picture. McWhinney’s buildings typically featured about 15 percent studio units prior to Ride being built. The company is looking to up that to 25 or 30 percent in future buildings, Jaudes said.

Lance Gutsch, co-founder of development firm Pando Holdings, is an evangelist for micro-apartment projects in Denver. Pando’s two buildings at 1570 and 1578 Humboldt St., collectively known as the Economist, went on the market in September and last week, respectively. Eighty-nine of the 97 units are studios. They range from 288 to 380 square feet with rents running from $985 to $1,370 per month.

The project caused a stir among City Park West neighbors because it had no on-site parking. Pando leases a surface lot with 43 spaces nearby. But six months on and with 43 percent of the units leased, the Economist and its residents have brought just five cars to the neighborhood, Gutsch said. He’s now planning to build a 12-story building near Union Station that also would offer no on-site parking. Garages are among the most expensive elements of multifamily building. Skipping building an underground garage or parking pedestal means developers can pass savings on to tenants or invest in other things like enhanced architectural design.

“People are after attainable housing and to the extent you can deliver it in the core of the city, especially where there are jobs and no need for a car, we absolutely need more of it,” Gutsch said.

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5 Denver Area Open Houses To Check Out

(Realtor)

DENVER, CO — House shopping on the internet can make you feel like you’re going in blind. To get a true feeling for a house, you really have to visit in person. That’s the beauty of the IRL open house: No more guesswork involved!

Ready to see what’s out there? For your convenience, we’ve made a list of the five most recent homes to hit the open-house circuit in the Denver area. That way, you can get a feel for the current offerings without committing to a house blindly.

Below is an address, photo, price, home size and open-house time for each property on our list — including one with 4 beds and 3 baths for $460,000, and another in the Commerce City area with 3 beds and 3 baths for $285,575.

Like what you see? Simply click on any address in the list to get additional pics and details. Happy house hunting!

1. 10531 Ursula St, Commerce City, Colorado 80022

Price: $380,000 Size: 2,549 sq. ft., 4 beds, and 3 baths Open house: Saturday, March 9th at 11:00 am

Price: $285,575 Size: 1,406 sq. ft, 3 beds, and 3 baths Open house: Saturday, March 9th at 10:00 am

Price: $319,025 Size: 1,420 sq. ft., 3 beds, and 3 baths Open house: Saturday, March 9th at 10:00 am

Price: $420,000 Size: 1,617 sq. ft., 2 beds, and 2 baths Open house: Friday, March 8th at 3:00 pm

Price: $460,000 Size: 3,617 sq. ft., 4 beds, and 3 baths Open house: Saturday, March 9th at 11:00 am

Hungry for more? Keep scrolling for more listings. Or check out our full list of local open houses in our real-estate section for the Denver area.

Photos courtesy of Realtor.com

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A court official failed to click a box – and a witness in Colorado paid with his life

David Henderson had developed a reputation as a mechanic with a steady wrench and a helpful disposition, just a few clicks away on the Denver, Colorado, pages of Craigslist.

Weeks before he was murdered, Tina Black needed Henderson’s help.

Black hired him and brought Henderson work on a vehicle at a hotel in August 2016. Henderson tried to remain inconspicuous in a hotel room, which swirled with guns and drugs. He discovered gloves and masks inside her car. He took photos and turned them over to police.

Henderson, 48, was heralded in court documents as a key witness to implicate Terance Black, Tina’s son, in a robbery of a Denver marijuana dispensary.

It also led to his death.

Henderson was killed by gunmen two months later. A court’s filing error revealed his identity to Terance Black, prosecutors said. He and an accomplice fired 10 shots that struck Henderson outside his mother’s apartment. Tina Black drove the getaway car, according to Colorado’s Arapahoe County District Attorney George Brauchler.

Tina Black, 51, and Terance Black, 26, were sentenced Thursday to life without parole on first-degree murder and murder conspiracy charges. Brauchler called the moment “bittersweet” – justice was served, he said Friday, but a few clicks of a computer mouse by a court official could have prevented tragedy.

“This is the nightmare scenario, where sensitive information is accidentally sent to absolutely the wrong people,” he told The Washington Post. “You had a good man who was trying to do the right thing.”

The fatal mistake was simple, Brauchler explained. The statewide software system default was to send criminal complaints and affidavits to all parties, including defendants and witnesses. The box was not unchecked by an official at the Arapahoe County District Court, and documents that described key details about Henderson’s cooperation were obtained by Terance Black.

That error happened 1,500 times across the state in a one-year period starting last June, when the problem was raised by prosecutors, Colorado Judicial Branch spokesman Rob McCallum said. But that audit figure represented certain open cases, and the system was used for at least seven years, he said. McCallum could not say if that meant the actual number of errors was far greater.

The system now requires judges to specifically select which parties receive court files, McCallum said. In Henderson’s case, it was a judge who likely made the “clerical error,” he said.

McCallum declined to say if the court or state felt responsible for Henderson’s death, and to his knowledge, no one has been disciplined or held accountable.

Henderson’s sister Karen told reporters after the sentencing her brother was worried about retribution but still worked with police. “He didn’t have the proper protection,” she said, the AP reported. “It’s just a shame his life got taken for trying to do the right thing.”

Court records provided to The Post reveal Henderson’s unexpected descent into the Blacks’ criminal enterprise. Court records were sealed until Thursday to protect other witnesses, Brauchler said.

Soon after the robbery, Tina Black took Henderson to the Timber Hotel in Denver to work on a car. But there was little he could do; he needed a radiator hose from a shop that was closed.

Henderson was scared, according to an affidavit, and believed he was unknowingly drawn into a crime. He took photos of the masks and gloves and texted them to police investigators.

One unnamed witness in the hotel room connected to the incident said Terance Black pointed a gun at both of them and said not to speak about the drug operation. If they did, Black told them, “I’ll kill both of y’all,” the person told police.

Terance Black, after he posted bond, obtained the court records from a suspect who received it directly from the court, Brauchler said. The same witness told police Black fumed after learning of Henderson’s involvement, which was “all over it . . . telling,” the witness said, recounting Black’s words.

Another person played a final role in Henderson’s death, according to court documents.

An unnamed woman with an unclear relationship with Henderson bought crack cocaine from Terance and Tina Black in a motel the night of Henderson’s murder, according to the affidavit. They asked where he was and said “snitches get stitches.” The woman said she was on her way to see him. A group from the hotel room would follow her in a separate car, they told her.

She and Henderson drove around smoking crack cocaine with the vehicle on their tail. She dropped him off at his mother’s apartment, where he lived. Gunshots soon rang out. She sped off.

Henderson’s mother heard the shots too, court records show.

She called 911 – frantic and worried the crumpled body outside her apartment belonged to her son who just wanted to help.

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Denver Public Schools teachers set to strike Monday for the first time in 25 years

Denver Public Schools teachers set to strike Monday for the first time in 25 years More

Denver Public Schools teachers set to strike Monday for the first time in 25 years originally appeared on abcnews.go.com

Denver Public Schools teachers are planning to strike Monday after negotiations over a compensation package that allowed teachers to earn additional income failed.

Negotiations between the Denver Classroom Teachers Association and the Denver Public Schools District for the Professional Compensation System for Teachers, implemented in 1999, have been ongoing for 15 months, according to ABC Denver affiliate KMGH.

The ProComp contract, which offered incentives that allowed teachers, school nurses and psychologist to earn more money on top of their base pay, expired on Jan. 18. The teacher’s union and school district have been disagreeing on how to improve the current pay scale for how teachers are paid.

The two sides negotiated for six hours on Saturday, after which union leaders announced they would go through with the strike as planned, The Denver Post reported.

The union is proposing a package of $28.5 million for teacher compensation, while the district was offering $23.3 million as of Saturday night, according to KMGH. Each side is also disagreeing on how teachers can go about increasing their compensation over time.

While the union’s proposal would allow teachers more opportunities for pay raises as they gain more credits toward advancing their education, the district’s plan would place teachers in positions at high-poverty schools that are harder to fill at the top of the list to receive bonuses, the local station reported.

"Teachers were stunned when DPS proposed hiking incentives instead of putting that new money into base pay where it could make the entire district more competitive," said Henry Roman, teacher and president of the Denver Classroom Teachers Association. "We are incredibly disappointed that on the last day of bargaining and less than two days before a strike, they doubled down on one-time incentives teachers do not want, and the data shows do not work to keep teachers in their schools."

The district released a statement saying it is "disappointed" that union leaders "walked away from the table."

"DPS presented an updated proposal that responds to what we have heard from teachers, aligns to our values of equity and retention, honors the ProComp ballot language, and significantly increases the base pay for all our educators," the statement read.

PHOTO: A teacher holds a placard during a rally by teachers from the Denver Public Schools outside the State Capitol, Jan. 30, 2019, in Denver. (David Zalubowski/AP)

The strike will be the first to occur within the city’s school district in 25 years. Denver schools will be open during the strike, but early childhood education classes will be canceled.

Teachers participating in the strike can be forced to return to class if a judge determines the strike represents a threat to public health or safety and issues a court order mandating that they do so.

Educators participating in the strike can lose their job if the district proves "neglect of duty" or "insubordination," but the teachers have a right to due process to challenge the school board, according to KMGH.

The union wrote on its website that "it is highly unlikely" that the school board would spend the time and expense involved in taking a teacher dismissal case to trial.

The district can withhold pay for teachers who strike, according to the union, but it is possible for the teachers and district to negotiate "make-up" days. Teachers who strike are not eligible to receive unemployment benefits, KMGH reported.

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CFC Construction and Cypress Real Estate Advisors Utilize Prescient’s Digital Thread for Denargo Phase III

Latest Project in Denver Marks Third Collaboration Amongst Companies

Demonstrates Increased Value Prescient Brings to Each Stage of Construction Process

DURHAM, N.C. and GOLDEN, Colo. and AUSTIN, Texas, Jan. 29, 2019 (GLOBE NEWSWIRE) — CFC Construction, Cypress Real Estate Advisors and Prescient today announced a collaboration whereby CFC Construction and Cypress Real Estate Advisors will utilize Prescient’s digital thread for Denargo Phase III. Denargo Phase III is the third phase of developments in the Denargo area of Denver for Cypress, and Prescient’s fully integrated BIM design and building platform will dramatically reduce the time and cost of construction.

Denargo Phase III marks the third project in the Denver area in which CFC Construction and Cypress Residential have employed Prescient’s Digital Thread. This project, on a 2.5-acre site, is a 337-unit apartment building with a garage for more than 400 cars, approximately 10,000 square feet of retail space and 8,000 square feet of restaurant space in the RiNo’s Denargo Market area.

CFC Construction, Cypress and Prescient have collaborated on a number of projects, strengthening their integrated approach that leverages Prescient’s proprietary software and hardware platform to deliver even greater value to clients. Previous projects include 13th & Delaware Apartments and Jefferson View Apartments, which have served as the prototype for Prescient’s latest innovation: external sheathing. CFC Construction collaborated with Prescient to develop and implement this first in the nation use of Prescient’s innovative external sheathing system. This advancement means that external panels are finished at the same rate that Prescient completes construction on each floor, allowing other trades that require a “dried-in” environment to start working sooner, therefore saving months on the overall project schedule.

“I am thrilled to be able to work with Prescient once again on another exciting new development in the Denver area,” said Chase Hill, Denver Partner for Cypress Real Estate Advisors. “We choose to partner with Prescient for a number of reasons, including the speed in which they deliver on site, the efficiency of their design and the environmental benefits. At Jefferson View, we were able to complete 248 units on a 0.8 acre site which would not have been possible with concrete. Additionally, Prescient projects produce minimal waste, which helps us to earn an NGBS certification. We always look forward to our collaboration with the Prescient team, and the speed and ease at which they help us to complete our projects.”

“We have a proven track record of success when we collaborate with Prescient,” said EJ Olbright, Chief Executive Officer of CFC Construction. “We started our first project with Prescient at the request of Cypress. We soon discovered the value and many benefits of working with their digital technology platform, including the increased speed and precision manufactured products. We were impressed when Prescient finished their work eight weeks ahead of schedule on the 13th & Delaware Apartments, which allows us to further compress other trades’ schedules. We continue to apply “lesson’s learned” from each project on to the next one, and we are implementing many advancements in timing and efficiency at Denargo Phase III. That’s also why we pushed them to develop the external sheathing for Jefferson View. Working with Prescient is a huge advantage in the construction industry, and we look forward to beginning this new project together soon.”

“It has been a pleasure to work on consecutive projects in the Denver area with both Cypress and CFC Construction,” said Magued Eldaief, Chief Executive Officer of Prescient. “They’ve challenged us to innovate on our approach and ultimately deliver the overall project much faster, with closer integration and collaboration among key subcontractors. There is no doubt we improve as a team with each new project. Along with this, both CFC and Cypress capture additional ‘soft’ benefits of working with our team, including compressed and predictable schedules, faster time to both market and rental income and increased efficiency in designs yielding greater income per acre. Denargo Phase III will be our 19th development in the Denver area and once again validates the unique value proposition of our technology and its growth potential in additional U.S. markets.”

To date, Prescient has completed 35 buildings for a total of 5.5M square feet of construction with another 4.7M under development. Prescient has active projects underway or completed in 16 states: California, Colorado, Florida, Georgia, Illinois, Kansas, Kentucky, Michigan, Missouri, Nebraska, New York, North Carolina, Oklahoma, South Carolina, Texas and Virginia.

Since Prescient’s founding here in Denver in 2012, the platform has been utilized for eleven finished buildings, eight in-progress projects and soon Denargo Phase III, accounting for more than 2.9 million square feet of construction in the Denver area.

CFC Construction has delivered comprehensive and reliable preconstruction and construction services in Colorado for over 40 years. From the Front Range to the mountains, experience, professionalism and dedication to our clients has earned CFC success in project delivery and client loyalty. We are proud to continue our partnership with Prescient and Cypress Real Estate Advisors.

About Prescient

The foundation for Prescient’s revolution is a standardized light gauge framing system that utilizes proprietary software applications which create a design and construction platform. Prescient’s proprietary software utilizes a Digital Thread that connects projects from the initial architectural design through the finished building. Prescient’s precision manufacturing technology, including robotics, laser-cutting systems and state-of-the-art numerically controlled flexible manufacturing systems, creates a seamless approach, meaning higher productivity, higher quality, fewer last-minute conflicts on site, less waste, shorter schedules and a better ROI.

Bringing the Digital World to the Physical World. The Prescient Digital Thread is based on a model-centric design and planning platform that liberates project stakeholders to plan better and execute better. Our thread connects projects from the initial architectural design through the finished building. As a result, a project is no longer a series of isolated steps with familiar breakdowns and gaps. Instead, it becomes an orderly progression through a repeatable flow, connecting developer, designers, suppliers and contractors at every step. This seamless approach means higher productivity, higher quality, fewer last-minute conflicts on site, less waste, shorter schedules and a better ROI.

Integrated Manufacturing. Prescient uses precision manufacturing technology including robotics, laser cutting systems and state-of-the-art numerically controlled flexible manufacturing systems to deliver buildings with very tight tolerances, comparable to the automotive industry. Prescient’s digital thread integrates planning & design with manufacturing & installation.

Established in 2012, Prescient is aiming for nothing less than a revolution in the way buildings take shape through new levels of cost efficiency, environmental sustainability and quality of outcome for all participants. Prescient’s platform ensures buildings perform better, cost less and take less time to build by employing a digital thread for leading-edge integrated design, engineering, manufacturing & installation.

We are Prescient. Our mission is Attainable Housing for All and we are achieving that by Revolutionizing The Building Environment.

For more information, visit the company website, Twitter feed or Facebook page.

Media Contact, for Prescient Blair Hennessy, Abernathy MacGregor 212-371-5999 bth@abmac.com

CFC Construction Contact: Sean Smith, Business Development Manager 303-277-8600 Sean.smith@cfcc.com

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Peerage takes partnership stake in Denver real estate firm Madison

Peerage Realty Partners has acquired a strategic partnership stake in Denver, Colorado-based Madison & Company Properties, a real estate firm serving both the residential and commercial markets. No financial terms were disclosed.

PRESS RELEASE

TORONTO and DENVER, Jan. 16, 2019 /PRNewswire/ – Peerage Realty Partners Inc. (“Peerage”) announced today that it has acquired a strategic partnership interest in Madison & Company Properties, LLC (“Madison”). Founded in 2008, based in Denver, Colorado, Madison is a leading independent brokerage with a strong tradition of exceptional service and professionalism.

Madison represents Peerage’s inaugural partnership in the United States, where Peerage anticipates making several investments in 2019 and beyond. Todd Narlinger, Founder and CEO of Madison, will continue in his role as CEO and retain a significant equity stake under the unique Peerage partnership model. Terms of the transaction were not disclosed.

“Expanding our unique partnership model to the U.S real estate brokerage industry is a core part of our long-term strategy to partner with leading brands with strong, entrepreneurial founders and management teams in key markets across North America,” said Miles S. Nadal, Founder and Executive Chairman of the Peerage Capital Group. “While the industry is experiencing unprecedented change, our goal is to partner with firms who share our belief in the enduring value of attracting and retaining the best agents and providing them with state-of-the-art tools and resources to provide the highest level of professional advice and service to their clients. From our first meeting with Madison, we knew we had found a partner who shares this passion.”

“In Peerage, we found an ideal partner with the resources to continue our investments in enhancing our service platform for our agents, and to accelerate our ambitious expansion and growth plans, while preserving our operational independence and culture,” said Narlinger. “In addition, we also gain invaluable access and business support from Peerage and its network of successful partners. We were particularly impressed by the leading independent brands represented by Peerage’s existing partners, and their long-term track record of owner retention,”

Narlinger added. “My discussions with these partners confirmed that with Peerage as their partner, they have maintained their operational autonomy, and have benefitted from the additional resources to take their businesses to the next level for their agents and clients.”

“Expansion into the United States is a natural evolution for our firm, as we build upon our success in Canada as a premium operator of full-service brokerage businesses, in both the resale and pre-construction sales markets”, said Gavin Swartzman, President & CEO of Peerage Realty Partners. “Madison represents the perfect opportunity to initiate our U.S. expansion, given its exceptional management team, strong market position, and abundance of growth opportunities. There is a solid cultural fit between our organizations, and we are very excited to partner with such an entrepreneurial, energetic leader as Todd Narlinger to expand the Madison brand and service offerings.”

About Madison & Company Properties Founded in 2008, Madison & Company Properties is one of the leading boutique real estate firms in the Denver metropolitan area, servicing both the residential and commercial markets. With seven convenient Denver area locations, Madison is comprised of approximately 150 experienced and knowledgeable real estate brokers and staff who provide our clients with the highest level of personal service and expert advice. Madison holds the number two spot with the second highest production per agent in Denver, and has been recognized as one of the Top Workplaces by the Denver Post for 5 consecutive years, and ranked #1 in 2018.

About Peerage Realty Partners Peerage Realty Partners, a subsidiary of Peerage Capital, offers an innovative alternative for independent real estate firms. Transacting over C$7 billion in annual sales, Peerage embraces the entrepreneurial spirit of our partner firms by encouraging autonomy while providing human and financial resources to accelerate growth. In addition to Madison, our partners include: Chestnut Park Real Estate (one of the top luxury firms in Canada and the exclusive Christies affiliate for Toronto and surrounding areas), Baker Real Estate, the leader in new development and condominium sales and marketing in Ontario and Montreal, Fifth Avenue Real Estate Marketing, a leader in new development and condominium sales and marketing in British Columbia, and StreetCity Realty, a progressive brokerage with 10 offices in Ontario.

About the Peerage Capital Group Peerage Capital is a leading North American business services and private investment firm. We are focused on partnering with exceptional management teams over successive generations to form long-term investments across several strategic business services platforms including real estate services, real estate, asset management, wealth advisory services, and land assembly. Our growing network of partner companies employs over 1,000 people across Canada and the United States with over C$7 billion in total assets under management and administration, and transacting over C$7 billion in annual sales of residential real estate.

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Life after Ragan: Gentrification adds to Colorado Springs’ affordable housing shortage

It’s more than a name change. The new owners of the north Colorado Springs apartment complex, Denver-based Slipstream Properties, are looking for a complete break with the past. Slipstream bought the property and six other complexes in southeast Colorado Springs from Terry Ragan in May for $102 million.

Under Ragan’s ownership, New Horizons and his six apartment complexes in southeast Colorado Springs — South Pointe Apartments, Pine Creek Village, Cedar Creek Club, El Vecino, Shannon Glen and Timbers Apartments — were notorious slums. Crime and code violations were rampant. Apartments were often uninhabitable due to mold, cockroaches, leaks and broken furnaces, windows, kitchen appliances and locks.

“It’s a big ship to turn 180 degrees in the other direction,” said Anthony Loeffler, a partner in Slipstream.

For anyone familiar with gentrification in other cities, improvements come with a predictable trade-off.

Nicer apartments will attract tenants able to afford higher rents, enabling Slipstream to recoup not only the purchase price, but also the millions it is investing in renovations.

But Colorado Springs, which already has a huge deficit in affordable housing units that advocates say contributes to homelessness, will lose what city officials have admitted were among the few apartments the working poor, single parents and the disabled could afford.

Resident’s vehicles are parked outside of the Shannon Glen apartments in Colorado Springs on Wednesday, Dec. 19, 2018. Slipstream Properties purchased a set of 7 apartment complexes in May from Terry Ragan. (Photo by Kelsey Brunner/The Gazette)

Mayor John Suthers has rejected any suggestion that the city should mandate that a portion of new developments be set aside for lower-income tenants. Instead, he advocates increased competition to push out unsavory landlords, such as Ragan, or force them to improve their properties to remain competitive.

Earlier this year, 3 percent of rental property owners in the city accounted for 50 percent of code enforcement’s cases and follow-up inspections, said Code Enforcement Manager Mitch Hammes.

In September 2017, when Ragan was still the landlord, his seven complexes were responsible for 26 housing cases, Hammes said. This September, there were seven.

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Texas real estate company lassos 13 Colorado Springs office buildings in $125 million acquisition

A building at 565 Space Center Drive in the Patriot Park office campus, northwest of Powers Boulevard and Platte Avenue, was one of 13 Colorado Springs properties purchased last month by Texas-based Crescent Real Estate. The company paid a total of $125.3 million for the properties, land records show. RICH LADEN, THE GAZETTE

Rich Laden

Now, a Fort Worth-based company that owns the storied Brown Palace hotel in Denver has made one of the biggest office purchases in Colorado Springs’ history.

Crescent Real Estate last month acquired 13 office buildings in the Springs, which El Paso County land records show were purchased for a total of $125.3 million. The buildings have a little more than 1 million square feet — a combined space that’s almost the size of The Citadel mall.

The buildings, on the city’s north, east and southeast sides, are some of Colorado Springs’ most appealing Class A, or top-of-the-line, offices — properties with attractive amenities and strategic locations that draw defense contractors, well-known companies and other large employers as tenants.

Crescent officials couldn’t be reached to discuss the transaction. But Steve Eaton, a senior vice president in Crescent’s suburban-Denver office, said in a news release the company was attracted by Colorado Springs’ economy, which "has diversified during the past decade with information technology, healthcare, engineering and consumer services joining the military defense contractor presence." The company also liked the city’s fast-growing population, he said.

Michael Bannon, a Crescent vice president, said in the release that the 13 buildings "are generally regarded as the nicest, newest and highest quality buildings within the Colorado Springs metro area." Ten of the 13 buildings were built after 2001, with eight of them developed from 2006 to 2009.

The buildings had been part of the office portfolio owned by Patriot Equities, a Pennsylvania real estate development and investment group. Patriot Equities purchased the properties in 2013 from Corporate Office Properties Trust, a Maryland real estate investment trust that also developed some of the buildings.

Five buildings are southeast of Interstate 25 and InterQuest Parkway in the InterQuest area on Colorado Springs’ far north side. In addition to office and industrial buildings, InterQuest is seeing some of the city’s most explosive retail and commercial growth, with several new restaurants, shopping centers, hotels and entertainment venues.

Five more buildings are part of the Patriot Park business park, northwest of Powers Boulevard and Platte Avenue; two are in the Aerotech Commerce Park, northeast of Powers and Fountain boulevards; and the last building is part of the Colorado Springs Airport’s Peak Innovation Park. The east and southeast side buildings are close to Peterson Air Force Base and have been home in the past to defense contractors, among others.

Crescent already is familiar with the Springs market; it owned the 155,000-square-foot Briargate Office Center in the Briargate Business Campus, southeast of I-25 and Briargate Parkway, before selling it a decade ago, land records show.

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Mild Weather, Temps In The 50s: Denver Week Ahead

DENVER, CO – Weather in metro Denver will be fall-like and mild, with temps in the 50s and high 40s all week, the National Weather Service said. Skies will be cloudy Monday and Tuesday. There is a 20 percent chance of light snow Wednesday, easily melting by the afternoon. Denver and the Front Range will have mostly sunshine and pleasant weather the rest of the week.

Here’s the National Weather Service forecast for this week:

Monday

Increasing clouds, with a high near 55. South southwest wind 5 to 7 mph becoming north northeast in the afternoon.

Monday Night Partly cloudy, with a low around 28. Southwest wind 3 to 5 mph.

Tuesday Partly sunny, with a high near 51. Light and variable wind becoming north northwest around 5 mph in the afternoon.

Tuesday Night Partly cloudy, with a low around 26. Calm wind becoming southwest around 6 mph after midnight.

Wednesday Mostly sunny, with a high near 52.

Wednesday Night A 20 percent chance of snow showers. Mostly cloudy, with a low around 26.

Thursday Mostly sunny, with a high near 45.

Thursday Night Mostly clear, with a low around 24.

Friday Sunny, with a high near 54.

Friday Night Mostly clear, with a low around 28.

Saturday Mostly sunny, with a high near 54.

Saturday Night Partly cloudy, with a low around 26.

Sunday Mostly sunny, with a high near 49.

Mild temps will be the theme of the week for the urban corridor & eastern plains. There will be a chance of light snow on Tuesday in the mountains with a better chance of accumulating snow on Wednesday. #COwx pic.twitter.com/W7jeF3NTyr— NWS Boulder (@NWSBoulder) December 10, 2018

Image via National Weather Service

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Why you should support local journalism this #GivingTuesday with a Denver Post subscription

Helen H. Richardson, The Denver Post

Hey, everyone! I’m Elizabeth Hernandez, and I’m living my dream working as a local newspaper reporter at The Denver Post.

I love engaging with the community I live and work in, and writing the kinds of stories I think can inform, intrigue and entertain my Colorado neighbors.

When I asked for people who wanted to share their stories about why they chose not to have children, I received nearly 400 responses. It’s incredible to know that people trust The Denver Post to tell their stories, and I’m honored that I get to be a part of that give and take as my colleagues and I put out a newspaper full of stories, photos, graphics and history to help document the world we live in every single day.

Today, on Giving Tuesday, I’m asking something of my community, again.

Colorado needs strong local journalism to hold those in power accountable, help us relate to each other by learning about our neighbors, understand the issues impacting our cities and celebrate the big and little things that make this state the place I love to call home.

In order to produce that journalism, we need support from the community we work for.

Our investigative team needs support to continue uncovering suppressed court cases hidden from the public’s view.

Our business team needs support as they doggedly report on the wild housing market, local businesses, major statewide industries and beyond.

Our breaking news team needs support while they chase Colorado’s daily happenings that leave curious readers itching to learn more.

Get all the best stuff from The Denver Post in your inbox.

Get more newsletters and alerts.

Our sports team needs support as they catch eager fans up on all their favorite teams, players and trends.

Our photographers need support as they capture touching snapshots of everyday life.

Please help us do the work that we love by subscribing to the Denver Post today. Aside from getting all the news you need on our sites and social media accounts, you can get your day started with our Roundup and receive curated newsletters and emails daily.

Get unlimited digital access for 99 cents your first month then $11.99 each month after that, or add the Sunday paper and your price drops to $7.58 per month for print and online access. Thank you for reading.

Journalism isn’t free. Show your support of local news coverage by becoming a subscriber. Your first month is only 99 cents.

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Denver Mayor Hancock: Independent Report Shows Continued Success of Denver’s Health and Housing Social Impact Bond Program

DENVER, Colorado, Nov. 14 — Denver Mayor Michael Hancock issued the following news:

More than 250 formerly homeless people housed through Denver’s innovative Health and Housing Social Impact Bond (SIB) Program continue to thrive two years into the initiative, according to a second independent evaluation report by the Urban Institute released today. Due to this continued success, the city will make a second payment to investors of $837,600.

"Our innovative SIB program is proving that when people experiencing long-term homelessness are supported with the stability of housing coupled with the health services they need, they will thrive," Mayor Michael B. Hancock said. "We appreciate the investment our partners are making into our city and our residents, and look forward to watching this important effort continue to transform lives and lift people up."

VIDEO: Social Impact Bond : Client Stories (https://www.youtube.com/watch?v=Myt25jwk7_g&feature=youtu.be)

Overall, 285 people have been housed through the Denver SIB program, usually within six months of being referred to service providers. According to the report, most participants, 85 percent, remain in housing once they sign their lease. The 44 people who exited the program did so for a variety of reasons, including participant deaths, incarceration for more than 90 days, and lease violations.

"Based on our evaluation, Denver’s program continues to see promising results for housing stability and indicate strong interim outcomes for the program," said Mary Cunningham, Codirector of the Urban Institute’s Metropolitan Housing and Communities Policy Center. "In accordance with the Denver SIB contract, housing stability outcomes were observed for the first 10 quarters of the program, from January 1, 2016, through June 30, 2018, for participants in supportive housing who met the payment requirement."

Social Impact Bonds are a unique type of performance-based contract where private and/or philanthropic lenders loan funds to accomplish a specific objective and are repaid based on whether the program achieves its goals. The total private investment in the program is nearly $8.7 million, with an additional $15 million in federal resources being leveraged over five years. Repayment to investors is contingent upon the achievement of the program’s outcome targets.

The Denver SIB program, first announced by Mayor Hancock at the Clinton Global Initiative in June 2014 and launched in 2016, is an initiative aimed at measurably improving the lives of people most in need by driving resources towards better, more effective programs. Denver’s SIB program uses funds from lenders to provide housing and supportive case management services to 325 chronically homeless individuals (a number that was originally 250 but expanded in the 2018 budget) who frequently use the city’s emergency services, including police, jail, the courts and emergency rooms.

"The success of the Social Impact Bond Program has been made possible by the strong partnerships within the program and the expertise of the Assertive Community Treatment (ACT) teams which provide the supportive and therapeutic services that are essential to keep people stably housed," said John Parvensky, President/CEO of the Colorado Coalition for the Homeless. "The fact that almost 99% of the individuals we’ve outreached to have accepted housing demonstrates that when appropriate housing resources and services are provided, we can start making real progress towards the solution to homelessness."

"The Mental Health Center of Denver believes that everyone in Denver should have access to a safe, permanent and affordable home and the supports to live, work, learn and participate fully in their community. The Denver SIB program is making a difference in the lives of the participants by increasing their housing stability and giving them hope for their future. We are grateful to partner with the City of Denver, Colorado Coalition for the Homeless and the philanthropic community to help us achieve our vision and to improve the well-being of our city," said Carl Clark, MD, president and CEO of the Mental Health Center of Denver.

Through the Social Impact Bond contract, the city agreed to pay $15.12 for each day each qualifying participant was stably housed and not in jail. Qualifying participants are those who spent at least one year in housing or had a planned exit. The report found that 136 people qualified for payment and the program achieved 67,855 total adjusted days in housing. After subtracting for the housing days already paid for the first through sixth quarter, the second year’s outcome calls for a payment of just over $837,600 for these outcomes. The first year’s payment was $188,000.

Beginning in 2019, the Urban Institute will begin evaluating the differences in jail bed days between the control group and treatment group for the Denver SIB randomized control trial aspect of the evaluation. They will also continue to annually calculate housing stability payment outcomes for investors.

Before supportive housing, program participants’ experiences of homelessness and housing instability were closely linked to their criminal justice involvement. The SIB program was designed to reduce their jail stays by providing housing stability and wrap around case management services.

After one year in housing, 44 percent of participants had not returned to jail. The average number of days in jail is lower than that of the target population prior to their referral to the Denver SIB program and if participants do go to jail, it is for less time than before they began participating in the program.

The partners involved in this program include:

* Colorado Coalition for the Homeless (Service Provider)

* Corporation for Supportive Housing (Project Manager)

* Enterprise Community Partners, Inc. (Fiscal Agent)

* Mental Health Center for Denver (Service Provider)

* Social Impact Solutions (Project Development)

* Urban Institute with local partners University of Colorado Denver and the Burnes Institute (Independent Evaluators)

* Colorado Access (Managed Care Organization)

The investors involved in this contract include:

* The Denver Foundation

* The Piton Foundation

* The Ben and Lucy Ana Walton Fund of the Walton Family Foundation

* Laura and John Arnold Foundation

* Living Cities Blended Catalyst Fund LLC

* Nonprofit Finance Fund

* The Colorado Health Foundation

* The Northern Trust Company

* Additional Support Provided by:

* Harvard Kennedy School Government Performance Lab

* Colorado Division of Housing and Colorado Governor’s Office

* Colorado Housing Finance Authority

* Denver Housing Authority

* Denver Crime Prevention and Control Commission

Feasibility Grants: The Piton Foundation, Kaiser Permanente, The Denver Foundation, The Colorado Health Foundation, and the Rose Community Foundation

Transaction Structuring Grant: Nonprofit Finance Fund and the Social Innovation Fund at the Corporation for National and Community Service

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$1M In State Funds Directed To Homeless Youth, Runaway Housing

DENVER, CO – More then 800 young people in Colorado are currently experiencing homelessness, the Colorado Department of Local Affairs said Friday. The agency observed November 2018 as "Runaway and Homeless Youth Awareness Month" with an announcement that the department will devote $1 million for agencies to apply for funding that is specific to housing programs for homeless youth.

The idea is to encourage cooperation amongst agencies such as the Department of Education, the Department of Higher Education, the Department of Human Services, and the Department of Public Health and Environment to raise awareness of youth homelessness statewide.

The grants will come from the agency’s Homeless Solutions Program (HSP) funds, said Irv Halter, executive director of the department.

"We are excited to be able to provide funding to other agencies to help with housing some of Colorado’s most resilient people," said Halter, in a press release.

Governor John Hickenlooper recognized November 2018 as Runaway and Homeless Youth Awareness Month.

"By raising awareness, we can decrease barriers and achieve greatness in Colorado," Hickenlooper said in a statement.

Image via Shutterstock

Stay up-to-date on Denver news with Patch! There are many ways for you to connect and stay in touch: Free newsletters and Email Alerts|Facebook

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A Colorado woman’s guide to voting, as told by her apartment door

DENVER — Election season can be a confusing and overwhelming time for voters, with a dozen ballot initiatives to keep track of, voter registration and all the important deadlines.

One Colorado woman wanted to help simplify things for people in her apartment building, so she posted a "How Voting Works" guide on the outside of her apartment door.

Jamie Perkins’ simple guide breaks down the basics: how to register, ballot information, and even ventures into "State Civics 101," describing some of the top jobs in the state.

And it appears to have helped at least one person, according to a tweet Perkins posted last week. She says one person told her they registered to vote standing right outside her apartment.

IT WORKED!! A new Coloradan just moved to my building and learned from my door how voting works in Colorado and registered to vote standing outside my apartment!! pic.twitter.com/M2b45sRV6q

— Jamie Perkins (@perkja) October 12, 2018

Her post has gotten over 1,400 retweets so far, and let’s face it, it’s awesome to see someone take it upon themselves to help other Coloradans who may not be as informed about the election process.

For an even more comprehensive look at the upcoming election, check out our Voter Guide 2018 on 9NEWS.com.

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The 21 Best Events in Denver October 9 Through October 15

Take aim at hitting the annual Man of the Cliff festival in Avon.

There will be plenty of food for thought when LiveWell Colorado presents its inaugural Taste & Talk breakfast at 7:30 p.m. Tuesday, October 9, at Stanley Marketplace, 2501 Dallas Street in Aurora. "There isn’t a person on this planet who isn’t impacted by the food we grow and distribute," says Gabriel Guillaume, president and CEO of LiveWell Colorado. "Food is life; food is health; and while we may all struggle to eat healthy, there are a lot of people here in Colorado who simply can’t access it, can’t afford it, can’t make it available to their own kids." So on the menu for Taste & Talk will be some of the state’s most knowledgeable experts on food justice; they’ll lead conversations throughout the course of the morning, which includes a Snooze-catered breakfast. To learn more and purchase tickets, $50 (proceeds go to organizations fighting for food justice), go to livewellcolorado.org/about/events/taste-talk-breakfast-fundraiser.

Wednesday, October 10

Get an inside look at the thriving studios of Denver artists Tiffany Matheson and JD Pruitt at an Open Studio Party and Art Night hosted on the city’s edge, at the Lumenati film and video production company, 3839 Jackson Street in the Clayton neighborhood. Matheson, a current resident at the Museum of Outdoor Arts, will show off her sculptural and multimedia works, while Pruitt, an illustrator, tattoo artist and writer, will introduce his Art Night concept, which invites other artists to gather in the space regularly to talk about, share and make art. The free party runs from 6 to 11 p.m. on Wednesday, October 10; bring yourself and, if you like, your art supplies. Learn more at the Tiffany Matheson Fine Art Facebook page.

Babette’s Feast will be served at the Flatirons Food Film Fest.

Thursday, October 11

Nothing draws folks together better than food. It’s a language that everyone understands, and it’s delicious, to boot. That helps explain the popularity of the Flatirons Food Film Festival, which moves into its sixth year with a strong schedule anchored by an October 13 tribute to Anthony Bourdain that begins with a street-food reception (Bourdain would approve) and ends with a screening of Babette’s Feast, one of his favorite food-themed films. But there’s much more to do and see, including the opening-night craft-beer extravaganza built around a screening of the documentary Brewmaster on Thursday, October 11. The four-day fest runs through Sunday, October 14, at the Boulder Public Library, 1001 Arapahoe Avenue in Boulder, as well as satellite locations. Purchase a Festival Film Pass for $70 or find tickets to individual events at flatironsfoodfilmfest.org.

Artifacts of adolescence step out of your parents’ attic and onto the stage at Mortified Live!, an evening of storytelling that gently mocks youthful earnestness from the comfortably ironic perch of adulthood. The show’s premise is so simple and direct that it’s easy to see why Mortified has inspired a Netflix special and established regular outposts in over twenty cities: Who doesn’t have a record of their teenage musings that they’re unwilling to dispose of or let anyone see? During the show, which returns to the Oriental Theater, 4335 West 44th Avenue, at 8 p.m. on Thursday, October 11, performers share such embarrassing relics of high school angst as diary entries, love letters, artwork and poetry — the poetry is especially brutal — while a throwback-specializing cover band provides a soundtrack to the shame. Find tickets, $16, and more details at theorientaltheater.com.

You’ll go out of your gourd at the Taps and Tails Bier Hall.

Autumn means different things to different people, but sometimes they converge — at the Denver Zoo’s Taps and Tails Bier Hall, for example, a 21-plus evening mashing up changing colors, harvest-season eats and Oktoberfest brews with spooky, Halloweenish touches. Visit the zoo, on the north side of City Park, to enjoy an all-Colorado pop-up bier hall with brewer meet-and-greets, live entertainment nightly hosted by comedian Janae Burris, food vendors and a chance to explore the spirits in an immersive Enchanted Hollows night walk. The fun runs from 6 to 10 p.m. on Thursday, October 11, as well as the next two Thursdays; find information and tickets, $12 to $20, at denverzoo.org. But act fast: These evenings are sure to sell out.

This festival has the fright stuff.

Friday, October 12

Horror-film fans can enjoy a final fall adventure wrapped up in a scream fest at the Telluride Horror Show, which touts itself as Colorado’s first and longest-running event of its kind. Head for the hills and get a head start on Halloween from Friday, October 12, through Sunday, October 14, at three Telluride locations: the Nugget Theatre, the Palm Theatre and the historic Sheridan Opera House. Twenty feature films and fifty shorts will roll throughout the weekend; a highlight this year is the thirtieth-anniversary screening of the cult classic Killer Klowns From Outer Space, with director Stephen Chiodo on hand. Advance admission is $150 for a three-day pass or $75 for a six-pack; you can also take your chances and vie for $15 tickets for individual events, available at the door after pass-holders have been seated. Learn more at telluridehorrorshow.com.

Nearly a century after Germany and the Allied Powers signed the armistice that brought an end to what was then called the Great War, the Colorado Wind Ensemble joins forces with Voices West to present Songs of Democracy: A Commemoration of World War I. Howard Hanson’s rousing "Song of Democracy," which pairs Walt Whitman verses with a soaring neo-romantic score, forms the centerpiece of a concert program rounded out by Gustav Holst’s First Suite in E Flat, David Gillingham’s "Heroes Lost and Fallen" and Robert Spittal’s "Hymn for Peace." Let your spirits soar at a pair of remembrances: at 7: 30 p.m. Friday, October 12, at Denver’s Central Presbyterian Church, 1600 Sherman Street, and at 7:30 p.m. Saturday, October 13, at Littleton United Methodist Church, 5894 South Datura Street in Littleton. Get tickets, $15 to $18, at coloradowindensemble.org.

Saturday, October 13

As the 40 West Arts District continues to grow, the resident artists of the Glens, Lakewood’s oldest neighborhood — just a mile and a half west of 40 West along Colfax Avenue — invite you to meet them in their natural habitat during the fourth annual Glens Art Walk and Open Studios. Visit with 27 artists in ten home studios in the area from Kipling Street to Wadsworth Boulevard between Colfax and 20th avenues, from 10 a.m. to 4 p.m. on Saturday, October 13. Wares on view, which vary in style and medium, include Halloween folk art, hand-painted silk scarves, jewelry, collages, illustrations, locally sourced honey and even handmade violins. Admission is free; learn more at the Glens Art Walk Facebook page and email glensartwalk@gmail.com for a printable map.

Pupusas originated in Salvadoran home kitchens, where the simple ingredients — pancake-like griddled corn-masa tortillas and a selection of stuffings ranging from melted cheese to beans or meat — are combined by hand, with a little love thrown in. Topped with a heaping pile of curtido (pickled cabbage slaw) and a thin, fiery salsa, pupusas are comfort food of the highest degree: Mom’s home cooking elevated to perfection. To celebrate this earthy national dish, the Salvadoran dance troupe Eco Folklorico Cuscatlan is hosting Pupusa Festival 2018, a cultural and gastronomic event for all ages, on Saturday, October 13, from 10 a.m. to 7 p.m. at the Aurora Cultural Art District headquarters, 1400 Dallas Street in Aurora. Admission is free, but every penny you spend on pupusas will benefit the troupe; find information on the Pupusa Festival 2018 Facebook event page.

Brunch simply wouldn’t be the same without the hangover-abating spiciness of the Bloody Mary, one of the few classic cocktails that thrives — and remains socially acceptable — in the daylight. Celebrate the endless recipe variations inspired by this timeless libation at the Bloody Mary Festival, where some of the city’s most innovative bartenders will vie for the People’s Choice award. Enjoy sample sips of all the contenders from 10:30 a.m. to 6 p.m. on Saturday, October 13, at the Exdo Event Center, 1399 35th Street, when the tri-city tribute to breakfast booze (sister fests take place in Austin and San Francisco) alights upon Denver for a boozy battle royal. Gather your buddies and try all the Bloodys; tickets are $45 plus fees at thebloodymaryfest.com/denver-co-10-13-18.

Nottingham Park in Avon will be overflowing with mountain men during the tenth annual Man of the Cliff. “Nothing says fall like flannels, Carhartts and lumberjacks," notes Amanda Williams, co-organizer of the event. "Man of the Cliff is the perfect opportunity to celebrate the changing of the seasons in the mountains." And also do a little speed-chopping, ax-throwing or keg-tossing — or just sample some of the contents of that keg. Pay $85 in advance (or $100 at the gate) and join in all the competitions you want from 10 a.m. to 5 p.m. on Saturday, October 13, and Sunday, October 14, or just watch for free. And everyone — flannel-clad or not — can enjoy a free concert starting at 5 p.m. Saturday with Drunken Hearts and the Rebirth Brass Band. All proceeds benefit First Descents; sign up and find more information at manofthecliff.com. And as the organizers urge, "Gentlemen, start your beards!"

Prepare to meet your Maker Faire.

The egalitarian DIY maker revolution is upon us, pushing hobbyists and professionals in all sorts of creative enterprises, from robot labs and basement inventors to artists and gearheads. Maker Faire Denver 2018 showcases all of the above, plus dozens of other maker niches in a grand display that shows off the pliability of the human mind with immersive experiences, ever-popular robot wars, drone races, hands-on activities, classic cars, electric cupcake rides, tinkering demonstrations, LEGO workshops and more, ad infinitum. Enter the family-friendly world of makers at the National Western Complex starting at 11 a.m. daily on Saturday, October 13, and Sunday, October 14. Ticket options range from free to $40 in advance at eventbrite.com through October 11, with slightly higher general admission tickets available at the door. Find more info and a complete rundown of attractions at denver.makerfaire.com.

Denver may not be as big of a melting pot as New York, but it’s still home to large communities of people hailing from all around the globe. Don’t believe us? One local nonprofit, Project Worthmore, has served refugees from more than twenty countries over the past nine years, and it will celebrate that diversity at 6 p.m. Saturday, October 13, at Our Neighbors, Ourselves at the Hangar at Stanley Marketplace, 2501 Dallas Street in Aurora. This year’s theme is "The World Within," and the evening will include art, music and theatrical performances that reflect the various cultures represented in Colorado. Tickets are $60, with all proceeds supporting Project Worthmore; learn more at projectworthmore.org.

Some of Denver’s top Latino chefs (many of whom started at the bottom) will be at RISE Westwood, 3738 Morrison Road, on Saturday, October 13, for the inaugural Buen Provecho, a farm-to-table-style dinner to benefit Re:Vision, a nonprofit that works with low-income communities to cultivate a healthy food system. The evening will include dishes from Dana Rodriguez (owner/chef of Work & Class and Super Mega Bien), Jose Avila (co-owner/chef of the three Machete restaurants), Adriana Rondón (El Camino de la Arepa), Edwin Sandoval (owner of XATRUCHO and resident chef at Invisible City), Keigh Crespo (owner of Dos Abuelas @ Finn’s Manor) and Matayas Urban (chef at Leña), among others. “By shining a spotlight on the stories of these successful chefs and immigrants, we are also bringing the focus back to our community in Westwood,” says Joseph Teipel, executive director at Re:Vision. We’ll drink to that — and we can, during the 6 p.m. cocktail reception that precedes the dinner. Tickets are $100, or $175 per couple, at buenprovecho.eventbrite.com.

A decade ago, a group of friends and local musicians in Denver decided to harness the power of music and the people who love it, taking that vision to stages, open-mic nights, coffee shops, street corners, peace marches, protests and, ultimately, classrooms and youth residential treatment centers. The vision of what started as Flobots.org and is now Youth on Record is stronger than ever today, and on Saturday, October 13, community members will celebrate the work of the past decade at 10 Years Strong: A Decade of Amplifying the Voices of Our Youth. Festivities include a gallery retrospective, a silent auction, food and drink and, of course, live performances, including from the Flobots. Doors open at 6:30 p.m. for general admission (5 p.m. for VIP) at the McNichols Building in Civic Center Park; tickets start at $15 at youthonrecord.org.

Local authors are on a roll with small-press releases this fall, and Counterpath has gathered up four of them for a group book launch. Jason Arment, Steven Dunn, Julia Madsen and Nancy Stohlman are all part of Denver’s close-knit literary community, and each has something completely different to offer: Arment’s Musalaheen is an Iraq War memoir; Dunn follows up his acclaimed novel Potted Meat with water & power, a new work that takes on military culture; Madsen offers The Boneyard, The Birth Manual, A Burial: Investigations Into the Heartland, a volume of poetry; and flash-fiction maestra Stohlman introduces Madam Velvet’s Cabaret of Oddities, the written representation of a live performance. Hear them read from 7 to 9 p.m. Saturday, October 13, at Counterpath, 7935 East 14th Avenue; admission is free, and books will be available for purchase. Learn more at counterpathpress.org.

After a star-making turn as Aaron Burr in the original Broadway cast of Hamilton, Leslie Odom Jr. continues to gather accolades. In addition to landing prominent roles in the ensemble casts of Murder on the Orient Express and One Dollar, the multi-talented Odom recently penned the inspirational memoir Failing Up and recorded his debut solo album, Without You. Odom’s songs will sound even sweeter when the Grammy- and Tony Award-winning quadruple threat joins conductor Brett Mitchell and the Colorado Symphony for An Evening With Leslie Odom Jr. at 7:30 p.m. Saturday, October 13, at Boettcher Concert Hall in the Denver Performing Arts Complex. Learn more and get tickets, $29 to $99, at coloradosymphony.org.

Sunday, October 14

There’s more to art collecting than meets the eye, though it’s a habit that often gets started by pleasing your peepers. But once you find something you love, how do you continue capturing an artist’s creative effort through ownership? The hardest part is getting started, experts say, and that’s the reason for JuiceBox Gallery’s Practicing Collecting workshop, the first in a series of events aimed at demystifying the art-collecting ethos with practical, common-sense advice. Join JuiceBox artist/gallerist/entrepreneurs Lucía Rodríguez and Aaron Mulligan and collectors Krista Hanley and Stephanie Edwards for brunch and conversation at 10 a.m. Sunday, October 14, at JuiceBox, 3006A Larimer Street, for a $10 fee; find details at juiceboxdenver.com or @juiceboxdenver on Instagram or Twitter.

Gather with fellow green thumbs at FarmFest 2018, a fun (and furry) way to ring in the harvest season. Packed with such time-honored autumnal diversions as guided hayrides and a pumpkin market, FarmFest is an ideal introduction to the Urban Farm at Stapleton, 10200 Smith Road. Curious kids will enjoy the Denver Public Library-sponsored storybook farm, where farm animals join storytellers for pastoral children’s tales; the day also include a performance by country singer Jesse Cornett for their parents. Support the Urban Farm’s efforts to educate its community on the finer points of horticulture and animal husbandry while having a ball in the fall from 10 a.m. to 6 p.m. Sunday, October 14. All proceeds from ticket sales benefit Urban Farm’s outreach programs, garden maintenance and livestock care; visit theurbanfarm.org or eventbrite.com to buy tickets, $8 to $40, and learn more.

To heck with corn mazes: Folks looking for a rustic family experience need drive no further than Broken Shovels Farm Sanctuary, a safehouse for abandoned and neglected animals at 8640 Dahlia Street in Commerce City. Enjoy some seasonal agritainment and support the sanctuary at the Open Sanctuary Snuggle Day and Projectile Pumpkin Party, an event that’s as much fun for the animals — who love to gobble up broken pumpkins — as it is for you. The fun runs from 1 to 3 p.m. Sunday, October 14; bring a ripe pumpkin and pay a $5 donation at the door for entry to the farm. Learn more at the Broken Shovels Facebook page.

Monday, October 15

Even the constantly expanding universe can hardly contain its love for Neil deGrasse Tyson, a Columbia-educated astrophysicist and director of the Hayden Planetarium who’s emerged as an unlikely yet ubiquitous pop-culture figure. Tyson, who humbly assumed the mantle of his late mentor, Carl Sagan, with Cosmos: A Spacetime Odyssey (a companion piece to Sagan’s mind-blowing 1980 miniseries of the same name), is also a reliably quippy fixture of late-night talk shows and always willing to show up for an amusing cameo in such movies as Batman v Superman: Dawn of Justice and The Last Sharknado: It’s About Time. Cosmos may not return until 2019, but you don’t have to wait to see Tyson: At 7:30 p.m. Monday, October 15, he’ll be at the Bellco Theatre, in the Colorado Convention Center, to present An Astrophysicist Goes to the Movies, a good-natured fact-check of cinema that doesn’t necessarily hold up to scientific scrutiny. Get ready to quibble, Star Wars nerds; get tickets, $59.50 to $95, and learn more at denverconvention.com/events.

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Gary Antonoff, real estate mogul central to development of Denver professional sports, Denver International Airport, dies at 81

Gary Antonoff owned properties across Denver, helped bring the Nuggets under local ownership and led the fundraising effort for Coors Field. He also knew the names of many of the people who slept on the streets of his beloved city.

Gary Antonoff

Antonoff died Wednesday after a summer of failing health. He was 81.

Antonoff was born Sept. 29, 1936, in Waukon, Iowa, where his family members were the only Jewish people in the small town, said his younger brother, Steven. The entire family moved to Denver in 1949 for his father’s work in real estate.

Antonoff graduated from East High School and then attended University of Colorado at Boulder, where he graduated in 1958.

He briefly left Colorado to manage a large retail store in St. Louis, but returned in 1962 to work for his father’s real estate company. Antonoff always maintained a sharp interest in real estate, his brother said.

In 1967, he struck out on his own and founded Antonoff and Company. The business owned and managed properties near the Cherry Creek shopping center, downtown Denver and across the country. He developed the Lochwood Farms subdivision in tiny Lochbuie and created a manufactured home development there as well.

Steven Antonoff, who is nine years younger, never had an interest in real estate, but once bought a condo building. Steven though he had negotiated the best deal with the seller. Until his brother stepped in. With just a short conversation, Gary Antonoff saved his little brother thousands of dollars.

“I’m sure I never paid him back,” Steven said.

Outside of his business, Antonoff played a role in multiple large developments for the city. He chaired the committee that raised money to help Denver campaign for the annexation of land for Denver International Airport. He co-chaired the committee that helped raise funds for the construction of Coors Field and served on the Colorado Baseball Commission. In the 1970s, he helped purchase the Denver Nuggets and establish local ownership. He served as the chair of the Denver Nuggets’ board.

Antonoff followed sports, but wasn’t a fanatic, his brother said. His involvement in the city’s professional sports scene was based in a desire to see Denver grow and become a major city.

“I think he really felt that there were certain things that were hallmarks of a growing city,” Steven Antonoff said. “He felt very strongly about baseball being downtown and that local ownership was important.”

Antonoff also donated and served on the boards of a number of hospitals and nonprofits, including Denver Chamber of Commerce, Colorado Sports Commission, Jewish Colorado, Rose Medical Center, National Jewish Hospital, Jewish Community Center and Anti-Defamation League. He also served in multiple roles at the University of Colorado and he and his wife established a scholarship fund at the school.

While he wasn’t particularly religious, Antonoff relished participating in the Jewish community, especially after spending his childhood as one of the only Jews in a mostly Christian town, his brother said.

“He felt that identity strongly when he got here,” Steven Antonoff said. “It sort of gave him a home and a community that he could be a part of.”

Despite his success, Antonoff never lost the ability to connect to a wide variety of people, his brother said. For many years, Antonoff and his wife, Donna, lived in LoDo, where Antonoff knew the names and stories of many of the people sleeping on the street. He sometimes gave out small personal loans to people who needed a break.

“He would sit down on the blanket and ask them about their lives,” Steven Antonoff said. “That’s the kind of spirit he possessed.”

Since he announced his retirement 10 years ago, Antonoff spent more and more time at his villa in Mexico, though he stayed involved in his company now led by his son.

A golf fanatic and workout nut, Antonoff remained fit through the end of his life. He played 18 holes of golf two days before he died.

Antonoff leaves behind his wife, Donna; a son, Doug; a daughter, Wendy; and three grandchildren.

Funeral services are scheduled for 1 p.m. Sunday at Temple Emanuel, 51 Grape St., Denver.

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