You love the tree-lined streets and timeless feel of Bonnie Brae, but you also want a home that fits your lifestyle today. Deciding between a new build and a historic home can feel like choosing between character and convenience. The good news is you can make a confident choice with clear priorities, smart due diligence, and a plan for costs, permits, and resale. This guide breaks down the tradeoffs and gives you a practical framework to move forward. Let’s dive in.
New vs. Historic: Core Differences
Architectural character
Historic Bonnie Brae cottages and Tudors offer distinctive exteriors and period details like leaded windows, built-ins, and rich moldings. If you value authenticity and human-scale rooms, this aesthetic is hard to replicate. New construction brings contemporary palettes, higher ceilings, and the chance to pick finishes if you buy early in the process. Some buyers feel new builds lack the nuance of older craftsmanship, so weigh how much character matters to you.
Layout and flow
Many older homes have compartmentalized floor plans and smaller kitchens. Opening walls or adding a primary suite is possible, but it can require structural work and code upgrades. New builds typically deliver open layouts, modern kitchens, generous storage, and integrated smart features from day one. If turnkey function is your priority, new construction often wins on flow.
Maintenance and repairs
Older homes can carry more deferred maintenance and aging systems. Watch for roof age, electrical capacity, older plumbing, single-pane windows, chimney and flashing integrity, and signs of foundation settlement. For historic homes, consider adding these to your standard inspection:
- Sewer scope, foundation or structural evaluation, and chimney inspection
- HVAC assessment and hazardous materials testing as needed
Budget realistically for ongoing upkeep. Many consumer finance resources suggest planning about 1 to 4 percent of the home’s value annually for maintenance. For a deeper overview of typical homeowner costs, review guidance from Bankrate.
Energy efficiency
New builds must meet current codes for insulation and air sealing, and they often include high-efficiency HVAC and windows. That can mean lower utility costs out of the gate. Older homes can be improved with targeted upgrades such as attic insulation, air sealing, high-performance windows or interior storms, and heat pump systems. For planning your retrofit, explore guidance from the U.S. Department of Energy and ENERGY STAR. To offset costs, check current residential rebates from Xcel Energy.
Permits and Rules in Denver
If a property is individually designated or within a local historic district, exterior changes like additions, window replacements, or demolition often require review and approval. This can add design steps and time to your project timeline. Confirm status early through Denver’s Community Planning & Development and the city’s Landmark Preservation resources.
Zoning will determine lot coverage, height, setbacks, and whether you can add features like an accessory dwelling unit. Demolition and major remodels typically require permits and inspections. Timelines can range from weeks to months depending on scope and reviews. Work with an architect and a contractor who know Denver’s processes so you can plan your schedule and budget with fewer surprises.
Cost and Financing Options
Budget the full project
Create a full-picture budget that includes purchase price, immediate repairs or upgrades, and annual maintenance. Add reserves for big-ticket items like roofs, HVAC systems, windows, or foundation work. This approach helps you compare an updated historic home and a new build on an apples-to-apples basis.
Renovation and construction loans
If you love a vintage home that needs work, you may be able to wrap improvements into your mortgage. Explore FHA 203(k) and Fannie Mae HomeStyle Renovation with your lender to understand eligibility and scope. For ground-up projects or extensive rebuilds, ask about construction or construction-to-permanent loans and review builder warranties carefully.
Where efficiency pays
Energy upgrades can improve comfort and long-term operating costs. Start with air sealing and insulation, then evaluate heat pumps or high-efficiency HVAC. Use the U.S. Department of Energy and ENERGY STAR for best practices, and check Xcel Energy for current rebates.
Resale in Bonnie Brae
Buyer demand
Historic homes tend to attract buyers who prize architectural detail and established curb appeal. New builds appeal to those who want modern layouts, energy performance, and less near-term maintenance. Both can perform well in Bonnie Brae when quality and location align.
Comps over generalities
On any given block, a thoughtfully renovated vintage home can command prices comparable to a quality new build. Value comes down to lot, condition, and execution. Use recent comparable sales on the same street or immediate area for pricing, not broad assumptions.
Time on market and presentation
Turnkey properties often sell faster than homes needing significant work. Staging and photography that spotlight either historic details or the modern lifestyle can expand your buyer pool and shorten days on market. National buyer preferences emphasize features like great kitchens, flexible workspaces, efficient HVAC, and outdoor living. For broad trends, review research from the National Association of REALTORS.
A Simple Decision Framework
Use this quick checklist to clarify your direction:
- Define priorities
- Character and original details or turnkey modern convenience
- Tolerance for renovation time, disruption, and unknowns
- Energy and sustainability goals
- Expected hold period
- Get real on budget
- Add purchase price, near-term upgrades, and a maintenance reserve
- Use the 1 to 4 percent rule of thumb for annual upkeep
- Plan inspections
- Always include a full home inspection contingency
- For older homes: sewer scope, foundation, chimney, HVAC, and hazardous materials testing where appropriate
- Check rules early
- Confirm zoning, permitted massing, and any demolition or landmark review with Denver’s Community Planning & Development
- Line up financing
- Ask lenders about FHA 203(k), HomeStyle Renovation, or construction loans
What to Look For on Tours
If you tour historic homes
- Note original windows, millwork, built-ins, and masonry, plus any alterations
- Evaluate basement drainage, foundation movement, and roof age
- Check electrical capacity and HVAC age and type
- Consider the feasibility of opening walls or adding a bath or primary suite
If you tour new builds
- Review insulation quality, window specs, and mechanical layout
- Ask for builder warranty details and a list of included features
- Confirm permit finals and any third-party inspections
- Consider contextual massing and exterior detailing for long-term appeal
Ready to Compare Homes?
If you are weighing character against convenience in Bonnie Brae, you do not have to choose alone. Tour target blocks, review real comps, and pressure-test renovation or new build options with an expert who knows the micro-market. Reach out to Ashton White to set up a focused tour, line up the right inspections, and move with confidence when the right home appears.
FAQs
What defines a historic home in Bonnie Brae?
- In Denver, individual landmark status or location within a designated district can trigger review for exterior changes. Verify status early with Denver’s Community Planning & Development.
How much should I budget for maintenance on an older home?
- Many consumer sources suggest about 1 to 4 percent of the home’s value each year, plus reserves for big-ticket items depending on age and condition.
Can I finance renovations with my mortgage?
- Yes, products like FHA 203(k) and Fannie Mae HomeStyle Renovation may allow you to roll approved renovation costs into your loan, subject to eligibility.
Are energy upgrades worth it in older homes?
- Strategic upgrades like air sealing, insulation, and high-efficiency HVAC can improve comfort and lower utility costs. Start with guidance from the U.S. Department of Energy and ENERGY STAR.
What inspections are critical for older Denver homes?
- Beyond a standard inspection, consider a sewer scope, foundation or structural review, chimney evaluation, HVAC assessment, and hazardous materials testing where appropriate.