Denver, CO · Member since 2012 · 268 posts · 164 votes
I want to build a Tandem House on a property zoned for it. Seeking as much information as possible. Has someone done one yet? I hear they are rare so far. Zoning/permitting issues? Cost vs ADU? Highest and best use of property? Specific experience or insights? Builder familiar with it?
SFR Investor · Denver, CO · Member since 2009 · 184 posts · 55 votes
9y
Kelly you are revealing my secret strategy!
I love this idea and have recently built several tandem houses. The most common form (with garage underneath) can be seen at 2268 S Acoma, which is behind 2266 S Acoma. Please don't bother the tenants.
Resale value is the main problem with them. (Almost) Nobody wants a carriage house as their primary residence, but they make fantastic rentals.
I thought if I built one on a corner, the resale value would be as high as one side of a duplex unit. I was wrong. I built one on Harvard Avenue behind the original 1947 house. It cost $380k to build, but I couldn't sell it for more than $495k, so I'm keeping it and renting it for $2600/month. The half duplexes in the same neighborhood are selling for $600k.
Besides Landmarkk, the leading Tandem House architects in Denver are:
Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
9y
@Kelly Sennholz Very cool! The Tandem house probably has more long-term potential if you think you're going to move at some point. Then you've got two places to rent or two places to sell if you go through the process of getting them separated. If you were going to stay long-term, I still like the carriage house because its considered part of your primary residence and can be rented short-term on Airbnb full-time. That, and basement apartments, are really the only way you can do that in Denver.
I don't know much about building or permitting them. I just did a quick search and came across these guys . Don't know anything about them. I'll also PM you with a guy I know who has built a number of carriage houses over garages. He might know about tandem houses. Good luck!
SFR Investor · Denver, CO · Member since 2009 · 184 posts · 55 votes
9y
Kelly you are revealing my secret strategy!
I love this idea and have recently built several tandem houses. The most common form (with garage underneath) can be seen at 2268 S Acoma, which is behind 2266 S Acoma. Please don't bother the tenants.
Resale value is the main problem with them. (Almost) Nobody wants a carriage house as their primary residence, but they make fantastic rentals.
I thought if I built one on a corner, the resale value would be as high as one side of a duplex unit. I was wrong. I built one on Harvard Avenue behind the original 1947 house. It cost $380k to build, but I couldn't sell it for more than $495k, so I'm keeping it and renting it for $2600/month. The half duplexes in the same neighborhood are selling for $600k.
Besides Landmarkk, the leading Tandem House architects in Denver are:
Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
9y
@Kevin Dickson Interesting to hear your perspective on the market value of the tandem homes. By the way, I'm going to PM you. I'd love to chat further about these.
As a corollary to your point, I have people at my Airbnb events ask me whether building a carriage house or putting in a basement apartment will help their resale value. I haven't seen it reflected yet. The homes I find for buyers wanting to live up top and do Airbnb in the basement (or vice versa) don't seem to be that differently priced than just a straight up SFH in the same neighborhood. Now, I could see that changing in the future as more people start to do Airbnb, realize the potential revenue and see that an ADU or basement apartment is the only way to do it full-time in Denver.
Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
9y
@Kelly Sennholz -- Just to add to @Kevin Dickson 's list of builders, you could also give Bello Homes (or Bello Custom Homes?) a call as well. I know they do a good number of carriage houses, so they might have an understanding of tandem houses as well.
@Kevin Dickson My understanding was that you are unable to sell just the tandom house. You mentioned trying to sell for $495. Are you referencing the whole property or just the random house? I thought the tandom house had to be sold with the primary residence.
SFR Investor · Denver, CO · Member since 2009 · 184 posts · 55 votes
9y
Using the city's terminology, an ADU cannot be sold separate from the primary residence, but a tandem house can be subdivided using the "parcel split" procedure and sold separately.
All the other terms, carriage house, granny flat, etc. have no official definition.
Wholesaler · Denver, CO · Member since 2013 · 126 posts · 39 votes
8y
I have a possible seller of a 67 wide by 264 long S-SU-F1 lot in Denver, CO 80219. Any idea what that would be worth?
S-SU-F1 is a single unit district allowing suburban houses with a minimum zone lot area of 8,500 square feet. Tandem houses and detached accessory dwelling units are also allowed on lots that are at least 150 feet deep.
I have a possible seller of a 67 wide by 264 long S-SU-F1 lot in Denver, CO 80219. Any idea what that would be worth?
S-SU-F1 is a single unit district allowing suburban houses with a minimum zone lot area of 8,500 square feet. Tandem houses and detached accessory dwelling units are also allowed on lots that are at least 150 feet deep.
Any new construction in the area? With that zip code, I'm not sure there is much.
Wholesaler · Denver, CO · Member since 2013 · 126 posts · 39 votes
8y
@Matt M. I don't know about new construction but 80219 it is one of the better investor (Absentee Owners) zips over the last 6 months (as of 2/1/2018) using the Joe McCall system:
Good info. I'm meeting with the City of Denver next week to see if I can build an ADU on my property. Fingers crossed.
What is your lot zoned for?
My place is zoned E-SU-DX, so I can build one. I just need to see if I have enough space for the 24' x 28' that I want to build since the 28' buffer zone would be too tight between the ADU and the house. It would be adjacent though, behind the garage, not directly behind the house so I'm hoping that measurement doesn't affect it. Also hoping to build a garage with apartment above. Might get shut down on the height though according to the guy I talked to over the with the City. We'll see what they say and revise my plan from there. It's exciting to think about the possibilities!
Why don't you build it above the garage and eliminate that problem?
That's a good idea for sure. But it's a pretty small garage (20 x 18.5 outside dimensions) and probably wouldn't support another level since it's got old cinder block walls.
I thought about knocking it down and just build something bigger, but it kind of goes against my inclination to preserve and improve things that have already been built. The scrape and new build trend kind of rubs me the wrong way. We'll see. I might get over that... :-)
Contractor · Denver, CO · Member since 2017 · 10 posts · 3 votes
6y
@James Brown did you get approved for the ADU? I recently purchased a property zoned the same here in Denver and from my research so far it doesn't seem likely that I'd be able to add one. I haven't talked with the zoning department at all yet.
Real Estate Agent · Denver, CO · Member since 2017 · 86 posts · 26 votes
6y
I did not end up building the ADU. I could have tried to get it rezoned I suppose and it might have been likely to go through as they have started to relax their rules apparently. But after looking at the costs and realizing I didn't want to live or be a landlord in that neighborhood I gave up on the whole idea.