I would never buy a lot that I was not going to be building on within a couple of years. It sounds as though you are being 'driven' by the cheap market.

Think carefully about retirement living. Is there good medical care there? Top MD's and hospitals? (Friends built in Prescott, AZ and found themselves driving two hours each way to Phoenix -- before they moved.)

Are the lots FLAT? Seniors and stairs are not good together. (What would you do with a four-car garage when neither you nor your DH is driving anymore? A walk-out basement may become inaccessible to you -- unless you install an elevator.)

Does this area attract Seniors? You don't want to join your DD's social set.

IMO you are getting way ahead of yourself. It doesn't sound as though there are even any grandchildren for you TO babysit yet. LOL

My DH and I built our 'last' house ten years ago. I could not have imagined all that's happened in our lives, our extended family's lives -- and with our health -- in ten years! I don't mean to rain on your parade, but I think you may be trying to push the envelope a bit too far, too soon.

Final thought: Who would BUY this hybrid house when you want to sell it?

That's not really responsive to my questions about how (not IF) to start, but thanks. Actually, those are things we've already been over.

First, its not an area with which we are unfamiliar. We've been going there for 25 years and we've had a seond home there for 14 years (1st a condo and now a house) and owned one condo soley as an investment property, so we know the area and the people there. The area has lots of elderly -- my 80 year old Mom feels right at home at the 9:00 church services with plenty of her contemporaries there. We spend 3-4 weeks out there a year now and we have friends of our own there (including the one who gave our daughter her first job the day after she moved there 10 years ago. The really remarkable thing about the community is that age isn't a big deal. Lots of our daughter's friends are closer to our age, some a bit older. We frequently run into excellent skiiers on the slopes in their 80s and we plan on retiring in our early 60s. So I'm not worried about any of that.

Regarding medical care, there is way better medical care in our retirment destination than where we currently live. The lots we are looking at are about 2 miles from a great medical center. Here we are 35 miles away from nearest hospital. Yes, we've thought about that.

The lots we are looking at are fairly flat or slighly sloping (good for walkouts), but our separate space will be on one floor.

As far as the garage, we will be living there homefully for 20+ years before either of us quits driving (at least given family history) and I really don't want to spend those years scraping off a foot of snow to get to the mountain on a powder day or just to go to the store.

I really appreciate your kind LOL about grandchildren, especially given the day I spent with my daughter at the medical center there last fall. It would have been a two months old now. Thanks, that was really just the most constructive response!

Yes, life changes. But, we can only go with the information we have now. Our concern, and it is a valid one, is that when all that shakes out, there won't be any vacant lots in the neighborhoods we like. They're pretty built out now although there are two new subdivisions that probably won't sell out in the next 7 years. Worst case, if we buy a lot now and don't build on it, is that we sell it down the road. If it is a bad investment, well that's life too. It could be a good one.

You are absolutely right about is that we see the current market conditions as an opportunity, why wait until inventory is low and prices are higher. We are talking about lots where we know we want to be (and have known for almost 20 years even before our daughter moved there) at a price that is 25% of prices 4 years ago.

While resale is a concern, it is WAY down the list. We would be building the house to live in, not to sell. We've lived where we are for 27 years and plan on keeping it a long time more. NOw, one thing we've considered is building something that could be converted into a true duplex (several of the lots are zoned single family OR duplex) or something that could be converted from two living spaces to a large single family. However, the area might lend itself to this type of home more than most because what we've envisioned is a good layout for a vacation home large family groups with multiple generations wanting a vacation home.

I still would appreciate any imput, on where to start such as with an architect or builder in comparing different lots and determining cost to build (I'm fully aware that the cost now, won't be the same as in two years. We may be better off renovating our existing house, but the problem there is that I don't think it would provide the private spaces adequately and it does not lend itself to one level living.

My due diligence check list would be, in this order:
-good local realtor
-city (get copy of ordinances)
-designer(archiect or designer, preferrably someone familiar with aging-in-place design)
-builder (to see if they can give you an idea of what something comparable might cost to build)

The local realtor might know the best areas, lots and/or if something similar exists. The city ordinances will outline what you can/cannot do. You might have to pay a designer for a consultation to just help you flesh out your idea (since you are not ready for an actual design) ... and they may have some great ideas you haven't thought of. Then, I'd take my general idea to a builder and see what they've done and what it cost. It will give you an idea of what things cost in the local market, which is the best you can hope for without full plans.

If it's already zoned duplex, why not make it a duplex from the start? You could have a door(s) between them. Your side could be one story and the other side could be 2 story. An architect could probably draw up something that would look great.

Thanks, Musings and RObin for restoring my faith and great advise.

Musings, I will follow you checklist. We already have the realtor and have identified the lots we are interested in which are mostly infill lots in established neighborhoods.

We will go by the city offices next time we're in town. Building is so slow there right now that the building and planning departments should have plenty of time to talk and we can pick up the ordinances. You suggest talking to a designer/is that opposed to talking to an architect or would an architect work as well at this stage. We certainly don't mind paying for consulting and there are a couple of architechs my daughter and I have had our eye on. Then we'll talk to some builders. One of the better builders in town is acutally our next door neighbor out there and my son in law is a master plumber and works with lots of builders. However, these are the builders that are building homes in the 2-5M range and may not be of much help for us. However, there are some builders that have build nice reasonably prriced houses in the outlying areas, that might be a good resource.

Robin, absolutely we will see what an architect can come up with for a duplex. We want to preserve as much of the common areas as possible, especially the basement because it adds a good deal of space that would be usuful for the whole family.. But it may be that those areas technically are part of our side and if we ever sell, it is only a matter of closing up the access from the other unit. We will see what happens. This is a project that all four of us are enjoing together and so far are all on the same page.

Hi Mojomom,

Sounds like a fun project and sounds like you and DD are lucky to enjoy each others company so much! I have thought about this kind of house myself.... for example as a shared vacation home with siblings and their families. It would be fun to have a shared amazing kitchen, but to have private sleeping "wings" and some other privacy features. So, I think the idea of have shared common space is a great one, but I agree with the duplex theory which technically puts that common space with one side or the other in the event you ever want to sell.

Secondly, it might be interesting to do some research on here to determine some of the key dream retirement home features. I'm in my 30's, but we did plan our home to have wider doorways and hallways, and such just in case we ever need wheelchair accessibility for one of our parents. So, I believe you could do some simple things in your planning to make it an "aging friendly" home. Secondly, I don't really see any issue with buying land and working on a plan while the market is down. It makes good sense to me IF you are buying now because you are confident this is the path you want to take. It would be hasty if you are ONLY buying because the market is depressed. Given your long history in the area, it seems to be safe!

I think this could be a great project for a design / build architect, though they tend to be pricey. It might be worth it though?

Anyway, best of luck and hope you find some great info on this site!

Many lump licensed architects and residential designers together, since they can both design a house/draft plans, so I left it open. A licensed architect is qualified by education, experience and examination. A residential designer may have similar education and experience or none at all. Just do your homework, as a title doesn't tell you any more or less that what I've described. Either can be very talented or not.

I would recommend using someone who is familiar with "aging-in-place" which is becoming a popular speciality in design. While it is great to survey posters, I would also suggest a professional with this area of expertise. It is absolutely worth the money in this case as you have very specific, unique needs.

I have a client who hired an architect to develop her rough idea. She paid about $1K (the full process/set of plans would have cost @ $30K). She recieved a first draft floor plan and elevation that conformed to her local ordinances. She was able to use that idea as a conversation starter with a builder. When she is ready, she will go back to the architect for the full process, but it was enough to determine if the idea and the project were feasible.

We are not mind-readers. Your post gave so much background that I was not clear you only wanted to know how to go about designing and building. You had not said you had been visiting the area for years, nor that you'd owned property there, other than the home your DD and SIL occupy now.

I'm very sorry for your DD's loss. How could I have guessed? Your scolding is sorely off the mark. I was never able to conceive a child. I am a mother via adoption. Our DS (40) and DIL (39) only had their second ( and last) child this year. I was trying to share my life experience about not getting ahead of yourself -- whether buying a lot in a resort community or expecting grandchildren. Planning ahead isn't the same as controling the future.

I'm glad to know you've looked at 'retirement' aspects of the *community*. Many people planning retirement don't; they just get into 'the house'. One reason we built our retirement home only a few miles from our prior home is because we have those bases covered, with 'home' 30 miles north of Chicago.

We also own a vacation condo on Maui. While we enjoy the warmth and resort living for few months in winter, I wouldn't consider living there full time -- hence my questions about becoming full-time residents in what you described as a resort community. It sounds as though you are happy with the choice and HAVE thought about all that. Good. I didn't know until I asked.

Although *I* would look for an existing separate single-level home, if you want to explore your duplex plan, start with the municipality's community development department. Get a copy of zoning codes. Is there a building review board that would have to pass on your plans? Talk to realtors. I'd do all that before engaging a draftsman to draw plans. Do you have a hand-drawn plan? Would you be building 'remotely' -- while living in your current home?

Who knows, your multi-generational plan may be the wave of the future -- not just in Colorado! It's not uncommon in many European countries or Japan.

Building a home is always more expensive than buying an existing one--sometimes exponentionally so when you have specialized requirements and a higher cost of living location. You have both. While your realtor is exploring lots for you, I'd also have her investigate homes for sale in your desired location. A single family home with "two masters" is frequently done here and sounds like 90% of what you are describing wanting without having to deal with the additional hassles and costs of a duplex. If you can find most of what you want already, then you'll be saving lots of money and time to buy existing and maybe adding on a small living area to the second master area.

Thanks, to everyone.

mythreesons, I love that name and thanks for the encouragement. You seem to understand the idea. From your comments about the dream extended family vacation home and planning your own home with your parents future needs in mind, its obvious that you come from a close family. That's something to cherish. Yes, DD and I are enjoying the planning, exploring ideas, etc. Even the men get in on it sometimes!

musings, your answers and follow-up have been very helpful. You answered the questions I asked. While we are hoping to enjoy the property during our active retirement years early 60s, when we will still be back and forth a lot, this is intended to be a forever home and preplanning for aging-in-place is vital.

live wire, Yes we've actually considered that extensively. In fact, a home with two masters was our initial idea or renovating our existing home to take in the basement apartment and maybe an addition. Over the past few years, we've looked at a number of existing homes that are 90%, but the primary problem is that they still don't provide quite the privacy we would prefer. The other problem is that that type of situation tends to relagate one group or the other to second class status, one set gets the basement (which may be very nice, but still the basement) or inadequatly small living space, while the others end up with the main part of the house (which is usually too big). Also the bedrooms are never divided right. Usually they have one master down and one upstairs, with two or three other bedrooms which means that we would be putting up our guests in the kids' private spaces.

The bottom line is that after much discussion of our needs and expectations, the duplex idea seems the best for us. We've even looked at the few existing whole duplexes that have come on the market, but those were frankly too run down (in the rental pool too long), in the purely vacation part of the mountain area, or too vertical. We've also looked at some nice half duplexes just to get an idea of the feel and livibility, but of course, we need both sides the other side wasn't on the market. So, if we can afford the build, that's what we would prefer and get exactly what works for us. If after we explore the possibilities -- and how to go about that was the question I asked -- if it doesn't work financially we will explore other options.

The bottom line, is that we're really not looking at this as an investment. We're looking at it as a home to live in and be happy in for the next 20 years. When we were buying the home DH and I live in now, I told my grandmother that I thought it was a bit overpriced. Her advice was sage, "if you love it, can afford it, and plan to stay there, buy it, it's a HOME, not an investment" Believe it or not, this was sound fiscal advice because we ended up with what we wanted weren't thinking about moving in five years. It would have been much more expensive to buy a 90 percent house, grow tired of it, sell, incur closing costs, moving costs and move after 5 or ten years -- that's how people our age, who bought their first home in their 20s end up still with mortgages in their 50s. After 27 years, I still love this house! My husband asked when I thought we would move out there 100% of the time, and I told him that we would probably just eventually "forget" to come back and when that happened it would be time to sell here.

You are right that building costs are much more expensive out there and food is slightly higher, but surprisingly, utilities tend to be lower primarily because the houses are built for the cold (hence the higher building costs), but also because you don't need central air thoughout the summer like we do here(maybe a week or so can get a bit hot in the house during the day, but by nightime its cool).

Again, thanks for the help.