Why the Chambers Matter to All of Us
Not a business owner and wondering what the Chamber has to do with you? Well… quite a lot. Our local chambers, the Evergreen Chamber and the Conifer Chamber, aren’t just about business, they are also about community. In a place like Evergreen and Conifer, where we’re unincorporated, they are the organizations that step up to connect us and advocate for us. They are the threads that help hold our mountain towns together.
As a member of the Evergreen Chamber board, I’ve had a behind-the-scenes look at all that goes on, and its impressive. At its core, the Chamber’s mission is to grow our local economy, support businesses, build meaningful relationships, and serve as a voice for our community with county government. In Evergreen it also serves as our local visitor center, welcoming people to experience everything this community has to offer.
But what does that really look like for all of us?
On the community side, the Evergreen Chamber plays a leading role in many of the events we love. It hosts the 4th of July celebration - Foothills Fourth, coming up soon. Many of you have likely participated in the Winter Chillout or enjoyed Taste of Evergreen too. And when our community needed it most, the Chamber stepped up—organizing a vigil within a day of the EHS tragedy, bringing people together in a time of sorrow. The Conifer Chamber offers a myriad of events too, such as the 285 Winterfest, Elevation Celebration, and the Conifer Christmas Parade.
Leadership in an unincorporated town doesn’t just happen, the Chambers take it on as champions of the community. For example, the Evergreen Chamber embraces a leadership role as a connector with key organizations like Evergreen Parks & Recreation District (EPRD), the Evergreen Downtown Business Association (EDBA), the Evergreen Legacy Foundation (ELF), and others. Just as importantly, it ensures we have a voice with county commissioners, who
are often represented at the Chamber breakfasts by the way.
Both Chambers are also a go-to resource for both residents and visitors - a clearinghouse of information about where to go, what to do, and how to connect with our venues, restaurants, services and shopping resources.
Tourism is another important piece. The Evergreen Chamber staffs the visitor center at the Stone House and produces the Explore Evergreen Guide—a fantastic resource not just for visitors, but for locals too. Through statewide marketing efforts, they also help shine a spotlight on Evergreen, bringing in visitors who support our local economy.
By Pandora Erlandson
Ultimately supporting our local business and being a catalyst for economic growth is their core focus. One of the Chamber’s unique strengths is its one-on-one support for new businesses, along with ongoing help for existing ones. It creates opportunities for marketing, connection and growth. Evergreen Chamber President Erica Sprenkel has a strong passion for encouraging people to shop local—something that becomes very real when you flip through the Explore Evergreen Guide and see just how many incredible businesses we have right here.
In a places like Evergreen and Conifer community and economic well-being doesn’t just happen - it’s built, supported, and nurtured. Our local Chambers play a bigger role in that than many people realize!
HOW WE ALL CAN BENEFIT:
• Download the Everything Evergreen app for local businesses and events at your fingertips
• Use the Chamber website for event calendars and trusted recommendations
• Sign up for the Chamber e-blast to stay in the loop
• Attend and enjoy community events
• Stop by, call, or explore online—the staff is there to help
• www.evergreenchamber.org
• www.coniferchamber.org
Patience & Preparation Pay Off
The “elusive buyer” is back, and they’re finding a market that finally offers some room to breathe. With the shift toward a more balanced environment, the frantic pace has evolved into a strategic opportunity to engage, negotiate, and win. How are today’s buyers positioning themselves for the best results? It’s all about the strategy.
Get pre-approved early and explore creative financing.A fully underwritten loan strengthens your position because it takes the guesswork out for both the buyer and the seller.
Consider rate buydowns or closing cost credits. Run scenarios for current and slightly higher rates to know your true comfort zone. Local lenders know specifics on our local market. This is a huge benefit!
Prioritize due diligence:Foothills properties often sit along some boundary of risk where wildfire and other factors drive insurance challenges. Premiums have increased and some homes struggle to secure coverage that satisfies lenders or can fully cover a property. Before falling in love with a home, verify insurability and factor in potentially high annual costs. Hire inspectors experienced with mountain homes to check for septic systems, well water, and wildfire mitigation features like defensible space.
Leverage the balanced market.With more listings and price reductions, avoid overbidding. Target homes with longer days on market or recent reductions for stronger negotiating power on price, repairs or concessions. Focus on long-term value: proximity to amenities, education quality and commute times to Denver. In a lot of cases, location trumps the house itself—properties in desirable pockets tend to hold value better. Does your agent know those specific pockets?
Work with local experts.A foothills-savvy Realtor understands this micro-market— from seasonal patterns to unique challenges like
access during snow or fire season. They can guide you toward turnkey homes or fixer-uppers where you can add equity through updates. Realtors all over the country are signing up for referral networks through large search engines. Those referral programs have agents driving several hours in some cases to show homes. Do you really think they are going to be well-versed on the best local options for everything from sub-contractors, education, healthcare and so on? Make sure the answer is a resounding “Yes!”
In this 2026 foothills market, patience and preparation pay off. More choices and negotiating leverage create opportunities for informed buyers seeking the perfect blend of nature and accessibility. Partner with professionals, scrutinize risks, and focus on sustainable value— do all of this and you’ll position yourself for success in one of Colorado’s most scenic regions.
Some other helpful tips:
•Drive the neighborhood at various hours (or when it rains) and see if there is anything you can’t live with like barking dogs or loud neighbors.
•If a neighbor is out, chat with them! What do they have to say about living there? Are they friendly? Can you see being their neighbor?
•Optoutprescreen.comis a great tool! Prior to a hard credit pull, sign up on this website to help dial down all of the creditors who can’t wait to chat with you about your money. This website helps hide your contact information for up to five years! This also works for cars and credit cards.
•Murphy’s Law is real. If you love it, someone else is bound to. So, though you have more time in this market, don’t count on your dream home being there for weeks. Many homes are still flying off the market!
Challenge Your Habits, Not the Planet
Every year, billions of plastic bottles from shampoos, detergents, and soaps end up in landfills—sitting there, slowly decaying. But what if you never had to throw away a bottle again?
Instead of grabbing another plasticwrapped jug from a big-box shelf, you can bring your own clean containers (glass works too!) and fill up on exactly what you need. It’s a simple shift that turns a chore into a statement.
Why Refill at Evergreen Refill Station?
•Cut the Plastic: You’re physically keeping plastic out of the waste stream. Every container filled is one container you avoided putting in the trash.
•Premium, Clean Products: Our refills are handpicked, often local to Colorado and have plant-based formulas that are better for your skin and the local water system, especially those with septic systems.
•Pay for the Product, Not the Packaging: You’re not paying for the fancy marketing or the plastic jug—you’re just paying for the soap. You’re actually supporting a nonprofit initiative made possible by Evergreen Sustainability Alliance!
•Community Impact: Supporting us keeps your dollars in the community and allows us to continue to carry other local businesses products which boosts their revenue as well.
We challenge you to look under your kitchen
sink or in your shower. When that next bottle of dish soap or body wash runs out, don’t toss it. Head over to the Evergreen Refill Station instead.
Changing the world doesn’t require a total lifestyle overhaul overnight. It starts with one bottle, one pump, and one habit at a time. Stop feeding the landfill and continue to nourish our community.
Evergreen Refill Station is made possible through the local, nonprofit Evergreen Sustainability Alliance and is one of six programs run by the organization. Come visit us! We are open every Wednesday and Friday from 10:00am-5:00pm, as well as every Saturday, from 11:00am to 4:00pm. Thanks to our amazing partnership with Blue Spruce Habitat for Humanity, we have a spot inside their store on the third floor, located off of Bergen Parkway in Evergreen.
Home Office Hero
With more of us working from home or splitting time in a hybrid setup, having a workspace that feels good to walk into is a total gamechanger. Since you’re spending the bulk of your day there, it’s worth moving past the “laptop on the kitchen table” phase and building a space that works for you. Whether you’ve got a whole spare room to turn into a dedicated office or you’re carving out a corner of the laundry room, the goal is to make it a spot where you can get things done without distractions.
The foundation of any workspace starts with a great chair, don’t skimp! If you’re a “desk jockey” pulling long hours, an ergonomic chair and a wrist-friendly keyboard are non-negotiable for keeping your body from feeling wrecked by day’s end. Or, better yet, go for a standing desk to reduce sedentary time, balance is the goal. Too much standing can also strain circulation just as too much sitting. According to Business Insider, top picks in 2026 are the Uplift V3, Flexispot E2 or Vivo. Lighting is another consideration, swapping out harsh overheads for a mix of soft ambient light and task lighting will save you from a lot of unnecessary eye strain. Try mounting your monitors on the wall or using monitor arms to free up precious surface area on your desk.
As with most things in life, it’s all about working smarter. If your day is packed with virtual meetings and presentations, tools like the Plaud Note Pro slim device or an AI Note Taker like Fireflies, Otter or Granola, can handle the heavy lifting of note-taking so you can stay present in the conversation. Zoom has an AI companion that is no cost with a paid Zoom account. Since the internet is essentially the lifeblood of everything we do, making sure you have a rock-solid, high-speed connection is the best investment you can make. Toss in some noise-canceling headphones to drown out the
Focus on staying organized with some simple cable management and drawer space to hide the clutter. Builtin cabinets or shelves help with additional storage and visual interest. Add a whiteboard for quick brainstorming and a few personal decor items to give the room some soul, but keep it simple. A clean, high-tech space with a few personal touches is usually all you need to stay inspired and focused.
rest of the house, and you’re in your own little productivity bubble.
e Power of Participation
Finding your “tribe” can sometimes feel like a daunting task, but in the close-knit atmosphere of the foothills, there is a proven shortcut to meaningful connection: volunteering. Joining a local organization or movement essentially does the social vetting for you. When you step into a volunteer orientation or a committee meeting, you are instantly surrounded by people who share your values and your vision for the community. Whether you want to lend a specific professional skill by serving on a non-profit board or simply want to roll up your sleeves for a local cause, working toward a common goal is the ultimate icebreaker for lasting friendship.
The beauty of living in the foothills is that our smaller population leads to smaller, more intimate organizations. You won’t get lost in the shuffle here; instead, your contributions are visible, and your voice is truly heard. This environment allows friendships to form naturally over shared tasks and local passion projects.
Fortunately, the Foothills community is rich with opportunities regardless of your interests. Animal lovers can find their people in the Cat Room at Chowdown or pet adoptions through the Evergreen
Animal Protective League (EAPL) or out at ResQHorse Ranch. If you are drawn to human services, EChO provides vital support through their food bank, temporary housing programs, and the volunteerrun thrift store. The Mountain Resource Center in Conifer offers similar opportunities, in addition to opportunities to help with events, pre-school programs, the front
desk and working with veterans. For those passionate about the environment, the Evergreen Sustainability Alliance, Wild Aware, and Evergreen Audubon offer ways to protect our local landscape. You can also get involved with Jeffco Parks and Open Space to help build trails or be a park ranger.
Volunteering is that rare “win-
win” where the community receives vital support while you gain a genuine sense of belonging. If you are ready to find your peeps, stop waiting for connections to happen by chance. Start looking where the work is being done; it is the most authentic way to plant deep roots in the foothills and turn neighbors into lifelong friends.
Recently Sold:
1128 CR 65
$3,200,000 1735 Prima Lane
Cory Vander Veen
Cory Vander Veen, the executive director of the Evergreen Park and Recreation District (EPRD), is a Colorado native who grew up on the front range, going to Pomona High School in Arvada. While there, he played varsity football as a center, earning State honorable mention for academics. He also played the tuba and helped earn two Colorado state championships for the school’s marching band.
His first paying job was being a lifeguard. He particularly enjoyed giving swimming lessons, connecting with children who were terrified of the water. Through patience and care, he was able to coax them off the edge of the pool and eventually into the deep end. He then loved seeing the kids gain confidence and thrive in the water and in their lives outside the pool.
That was how Cory fell in love with recreation. He realized that he could make a career out of his love and went to Western State in Gunnison where he also played football. He notes that he gained considerable weight to play football at the college level, eventually reaching around threehundred pounds. (He’s slimmed down considerably since then). He took many courses in the field of recreation management and enjoyed all the outdoor activities Gunnison offered.
Following college, he got jobs running pools and recreational centers in the Gunnison area and elsewhere, eventually managing a very large recreation district in South Texas. He then took a job in Aspen, Colorado, running the recreation programs there. He enjoyed that job, which gave him more responsibility, but he and his wife and their two young children were looking to move closer to their front-range family. He notes that Aspen is a fluid, touristy town
and that it doesn’t have the same sense of community that Evergreen possesses. Many Aspen residents frequently come and go and are there only part-time. Cory joked with his wife that he wanted a place where his children can do all the activities that he helps manage. Evergreen fits that description quite well and his wife and children are heavily involved in their jobs, schools, soccer, gymnastics, and lacrosse.
Cory observes that Evergreen is a very family-friendly place. He notes that the town is undergoing a lot of changes, and a new spirit and momentum are prevalent here. When he interviewed for the EPRD executive director position he now holds, he says that the position offered everything he likes to do-- listen and support the community, figure out how to foster participation, and help determine what new programs or facilities will assist those goals.
Cory looks to innovate with new programs and facilities. He wants to involve people in every stage of their lives-- children on playgrounds who can make up their own games as well as play in organized sports; teenagers who want to skate, play basketball, swim, or just hang out where they can be together; adults who enjoy exercise and want to make new friends or engage in racquet sports and softball; and seniors who want to get together for coffee, bridge, and companionship. His goal is to involve everyone who wants to listen to music, attend programs and festivals, and walk with their friends or exercise pets and enjoy themselves. He believes that even visiting gardens that will be providing peaceful space for contemplation or reading a book is part of the “recreation” that can be offered to lure people to the new facilities that EPRD is building.
The EPRD Board and Cory and his team have formulated very creative ideas to foster the “allinclusive” view of what recreation really means. For example, the decision to incorporate portions of the old El Rancho building into the design of Buchanan Park might not sound like recreation. But they believe that “Re-creation” of portions of the old historic buildings of El Rancho will invigorate the new event center and draw visitors and members of the community to participate. As a side benefit, fewer deposits of material will be made to the local landfill from the razing of the old El Rancho site.
Cory believes that being connected to other volunteer groups is important. He’s a member of Rotary, Kiwanis, the board of the
Chamber of Commerce and other downtown circles. He’s also a volunteer firefighter. He thinks that EPRD is a unifying collaborator that can be an advocate for businesses and community users who are pushing for solutions to local problems and can help amplify voices that feel unheard.
Cory acknowledges that burnout is real and says he has experienced it in phases, but he refuels by seeing the impact of the work that has been and will be done. He also refuels and relaxes by camping, hiking, mountain biking, fishing, and river rafting, among other things. He functions best, he says, when he stays busy.
Evergreen is fortunate to have Cory Vander Veen making our mountain community so vibrant.
by Jim Casebolt
Aiming for the best but planning for the unexpected! Let’s co-create your financial blueprint!
Schedule your complimentary strategy session today!
Email: Devika@SohumFinancialPlanning.com
Manitou Incline
You’re riding the bus to the trailhead and take a look around. Strangers faces all mirroring the same thing you’re feeling: 90% excited and 10% scared. Or maybe it’s the other way around… You’ve heard a lot about the Manitou Incline, but now you’re finally doing it! Or at least, that’s how Jenna and I felt when we tackled it last fall. Your mileage might vary.
For those that are unfamiliar, the Manitou Incline is a hiking route at the base of Pikes Peak just outside of the little town
of Manitou Springs. Originally constructed in 1907 as a cable car railway to haul hydroelectric plant and water pipeline materials up the mountain, it has since become a bucket list tourist attraction for anyone seeking an adventure.
The challenge? 2000 vertical feet in about a mile. Imagine an outdoor stair master, but with exhilarating views and amazing people! And that’s exactly how it happened for us, we would take as many steps as we could, then turn around to take in the views.
Scrap GOLD&SILVER Event
to benefit the Evergreen Legacy Foundation . . . for the love of Evergreen!
Grandma’s sterling flatware you’ll never use (and the kids don’t want) . . . that charm bracelet from high school taking up room in your jewelry box
. an orphaned gold earring . . . a wedding band from a marriage you’d like to forget the gold from your late Grand-dad’s false teeth . . . the broken gold chain . . . the cuff links you received for graduation in 1955 . . . the gold earrings that Great Aunt Matilda wore in 1930 . . . the “not-my-style” jewelry you’ve inherited over the years . . . candlesticks . . . tie tacks . . . gold watches . . . old coins
Donate your cast-offs at
Tuggle Designs
We ended up getting bunched in with our “incline family” of fellow adventurers who are all managing at the same pace. Maybe they pass us, or we pass them, essentially leapfrogging each other to the top. And then several times we would get passed up by the superhumans who are actually running up the stairs! Good for them, right?! Current record for the ascent is 17 minutes and 16 seconds. We were only about an hour behind that...
But we made it! Lungs and legs on fire, found the energy to high five everyone else at the top, then we took the 3 mile hike out that is just a regular hiking trail.
So here’s the “how.” Go online to https://coloradosprings.gov/ manitouincline where you can make reservations (highly recomended)
and find out the best places for parking. And plan some extra time to hang out in the town of Manitou and get that congratulatory bevvie! Then let Jenna or I know your time!
WHAT’S GOIN’ ON
4/30- CAE Exhibition: Ecotones Water & Thresholds of Change 6/6 Reception, Center for the Arts Evergreen, 4 - 7pm
5/9 Season Finale Concert | Evergreen Chamber Orchestra Rockland Community Church, Golden 3 - 5 pm
5/21 MALT: Preserving Our Planet Fundraiser Colorado School of Mines Museum, Golden, 5:30 pm
5/26- Farmer’s Market Opens | Every Tuesday thru Sept. 9/29 Center for the Arts Evergreen, 10 am - 2 pm
5/30 Blue Sky Summer Kick Off Concert: Local Favorites John & Pandora’s Home Deck, Evergreen, 4-10 pm
6/10 Summer Concert Series
EPRD Buchanan Fields, 4 - 8 pm
6/11- CAE Exhibition: Art on the Menu 7/18 Reception, Center for the Arts Evergreen, 4 - 7 pm
6/19 Blue Sky Showcase Summer Concert: SIRSY Erlandson’s Deck, Evergreen, 6 pm
6/20 Evergreen Rodeo Parade | Main Street Evergreen, 10:00 am – 1:30 pm
6/20- Evergreen Rodeo | Rodeo Grounds 6/21 Evergreen, 2 pm Sat & 12 pm Sun
6/24 Summer Concert Series
Evergreen Lake, Evergreen 4 - 8 pm
6/26 CAE Under Cover Summer Concert Series | 7 - 9 pm Taste of Winehouse, Center for the Arts, Evergreen
6/27 Wild Aware’s Annual Spring Clean Recycling Event Evergreen High School, 10 am - 2 pm
6/27- Evergreen Mountain Art Celebration 6/28 3719 Evergreen Pkwy, 10 am - 5 pm
7/4 Foothills Fourth | Buchanan Fields, 12 - 4:30 pm
7/8 Summer Concert Series
EPRD Buchanan Fields, 4 - 8 pm
7/11 Triple ByPass Bicycle Ride | Evergreen to Avon Buchanan Park Start, Evergreen
7/18- CAE SummerFest Art & Music 7/19 Buchanan Field, Evergreen 10 am - 5 pm
7/18 Plein Air Painting - Bring your own supplies Rotary Club Conifer Peace Park 9 am - 11 am
7/22 Summer Concert Series Evergreen Lake, Evergreen 4 - 8 pm
7/24- Evergreen Jazz Festival | 5 Venues 3 Days 7/26 Visit www.evergreenjazz.org for details
7/25- Elevation Celebration Crafts-Food-Music 7/26 Sutton Road, Conifer 10 am - 8 pm
7/30 Music for Peace - John Erlandson & Friends Rotary Club Conifer Peace Park, 6- 9 pm
7/31 CAE Under Cover Summer Concert Series | 7 - 9 pm Eric Golden, Center for the Arts, Evergreen
8/1 Dam Duck Derby | Downtown Evergreen Evergreen Dam, 11 am - 3 pm
8/5 Summer Concert Series EPRD Buchanan Fields, 4 - 8 pm
8/8 Boogie at the Ranch | Nelson Ranch 11 am - 7 pm Visit www.boogieatthebarn.com for tix
8/8 Kiwanis Corn Hole Tournament Buchanan Field, Evergreen 9 am - 6 pm
7/30- 130 for $150 Fundraising Exhibition 8/14 Selection night 8/14 at Center for the Arts, Evergreen
8/16 Mountain Music Fest Featuring “The Bacon Brothers” Buchanan Field, Evergreen 12 - 9 pm
8/19 Summer Concert Series Evergreen Lake, Evergreen 4 - 8 pm
8/22- Evergreen Fine Arts Festival 8/23 Buchanan Fields, Evergreen 10 am - 5 pm
8/28 Blue Sky Showcase Concert: Max Gomez Erlandson’s Deck, Evergreen, 6 pm
Lisa Delia has come a long way since working the shipyards of Pascagoula, Mississippi back in the 80’s. She made her way out west in ’93 and has been a mainstay in Evergreen ever since.
Lisa and I first met back in 2003 at the Ice House, and not long after, we were painting houses and singing together. I first heard her soothing alto voicings around a friend’s fireplace. We became a bona fide duo and were gigging all around town and down the hill. She describes those first outings as “nerve-wracking,” though no one could ever tell she was petrified.
Since those early days, Lisa has graced the stage with local bands, ‘The Mostly Pretty Random All-Stars,’ ‘Subject2Change,’ ‘BandKamp,’ ‘Exit 119’ and just about any iteration of up the hill talent. She loves to sing, and her soft and sultry harmonies blend with any voice. Her leads are strong. Her rhythmic sensibility is second to none. And she’s fun to hang with. Bill loves her, who doesn’t? Even guy bands like practicing and performing with her. She’s smart (never play any trivia game with her), she’s savvy, she’s funny, she can be outrageous (Cards Against Humanity). She used to scare me. Now she scares no one, having mellowed over time like a fine Far Niete.
Lisa grew up singing along with southern rock but loves all kinds of music. Her favorite singer is Ray LaMontagne and she is presently enamored with Joanne Shaw Taylor. No doubt, she will just keep getting better. Thanks for taking the leap into the performing world, Lisa. You’ve made us all better and our world a better place. -JohnE
This data covers the entire foothills area, from I-70 on the north to Bailey on Hwy 285 on the south. What’s happening in your particular neighborhood and price point will vary from these overall figures, which is why it is important to contact your Madison broker for specific information.
We have seen strong momentum at the end of the 1st quarter for the foothills. Closed sales are now up 4% year over year, and even more importantly, pending activity has jumped from 116 at this time last year to 161 today. That’s a meaningful increase, which means we should continue to see improved sales numbers in the months ahead.
However, while buyer activity is increasing, new listings are still outpacing sales, and that is likely to continue throughout May. We’re up 15% in new inventory, which means more competition for sellers and more choice for buyers. At the same time, days on market has stretched from 66 to 74 days, and sellers are giving up more through both price adjustments and negotiations. Seller price reductions have deepened to 3.3% and negotiations have widened to 2.1% resulting in a total seller discount from asking price of 5.4%. Undoubtably, the market is more competitive. And notably, average price is down 11% and median is down 4% with an average selling price is back under one million at $915,275. So while activity is improving, pricing power is not what it was.
The bottom line is that we are seeing more homes come on the market this year, which means more competition for sellers. Buyers are still active, but they are savvy, picky and taking their time to make a thoughtful decision. The homes that are priced to the market from the start are the ones seeing the strongest results, while those that miss early often require larger adjustments later. Being show-ready, and having a strong online presentation also matters a lot in this market.
In a nutshell, the foothills are seeing more inventory and improving sales activity, but listings are still outpacing demand. Buyers are active, but more selective, which means pricing and positioning are more important than ever for sellers, while buyers are gaining a bit more leverage and choice.
Tis the Season – Food Trucks!
Food trucks and summer fun! We love those darling trucks for that quick taco, breakfast burrito, chili dog and more. We are lucky to have a few in our mountain towns. What’s it like to own a food truck, and how does this business work, and be profitable? This little investigator went to find out, and interviewed four of our venerable food truck owners.
First, all food trucks don’t operate the same way… some are fairly permanent, like Rickys Island Style Café (at Evergreen North Center near the Shipping Depot) and Los Fernandez (at Hilltop by the Sinclair). Some, like Chi-Town Stop (off Meadow Drive by Mountain Home) do occasional local events, and others, like Slifes Devil Dogs, do a multitude of events. Slifes for example, has one permanent location downtown, tucked in the courtyard off of Plettner Lane in Evergreen Mountain Village, but also has three other trailers that do an incredible 1,400 events a year. Hunter Slifes’ business model, which started at the young age of 16 when he wanted to own hot dog stand at Home Depot, is to offer good, straightforward food that is simple to replicate, store and serve, giving him the ability to do many events. He offers hot dogs, hamburgers and authentic Hawaiian shaved ice, and hires up to 25 seasonal employees, mostly students. To build his business he has been creative, starting things like Food Truck Fellowships after church services, which he offers at a deep discount as a way to give back. With events, he has also found a niche by being able to fill in quickly when
other food trucks don’t show up. Hunter is a true entrepreneur -creative, highenergy, and masterfully juggling multiple food trucks that need to be everywhere.
Taking a different tact, Rickys Island Style Café and Los Fernandez Mexican Food stay in one place and their owners work most every shift. Rickys is owned by Kelly Imoe and Ricky Seepaul, who have both been in the food business for over 30 years. Like most food trucks, Rickys is very time intensive and involves a lot of prep work in a small space. Ricky & Kelly make everything to order – from curried rice bowls, jerk chicken to breakfast burritos. When asked how they grow their business, they said they build their following one by one. “We are able to express our passion not only through the culinary arts but also through the vibes we create within our atmosphere.” The calypso music puts everyone in a positive mode. Social media is also important in marketing. Challenges? Ricky said it is not always smiles and laughs. It takes unwavering commitment, attention to detail, and the ability to adapt to any number of challenges. Challenges can present themselves as basic economic changes such as food availability, fluctuating cost of goods and rising fuel costs. “We really have to budget carefully,” Ricky explained, noting that bad weather can mean lost earning days. In addition, working in a small space requires operating in very small batches with limited capacity to keep food on hand.
During the spring, summer, and fall, Ricky and Kelly are going nonstop, which allows them to take a bit of time off once winter arrives.
Chi-Town Stop is another well-known local food truck, this one serving up authentic Chicago-style hot dogs. Owner Laurie Pfister spent years in food service working in sports arena suites, but when COVID shifted the landscape 5 years ago, she struck out on her own. She built out the truck herself, getting her start at Anderson’s Market. Committed to authenticity, she serves only Vienna Beef hot dogs—and, in a fun twist, got to know the owner of Vienna Beef, who once had a home in Evergreen. Why Chicago hot dogs? She says she’s a food snob, and she loves the association and childhood memories that Midwesterners have for Chicago hot dogs and the classic Italian Beef sandwiches. And if you are not a beef lover, her caprese/pesto sandwich is killer! She offers Italian subs too. Laurie’s newer location on Meadow Drive is ideal she said, more foot traffic and a nice space for tables and umbrellas. Challenges for Laurie? The cost of food is a big one, the beef hot dogs have gone up quite a bit in price. Laurie sallies forth, giving off a wonderful energy, her vitality and friendliness make everyone feel welcome and downright cheery. This is how she
builds her business, along with a strong social media presence. She does occasionally move the truck for local events, but primarily bases her business on repeat customers, and earning new ones. It’s been busy, and she’s glad she now has Don Bailey at her side helping with those hectic times.
One might wonder, why choose to do a food truck in a town with limited population? Wouldn’t metro Denver be better? Oscar Fernandez, owner of Los Fernandez, said he was at Colfax & Sheridan, but he prefers Evergreen. He’s just been at Hilltop three months, and business is thriving. Good parking, good visibility, friendly folks, and there is room for a picnic table and foosball. Oscar and his dad do it all, from 8am to 7pm, every day of the week. (Sundays they close one hour earlier!) No days off I asked? Nope, said Oscar, we work every day. He too said building their business is all about relationships with customers, making fresh food to order, and working hard at social media. A challenge? Oscar shared that because everything is made to order, customers need to expect a short wait, though calling ahead is always an option. For Los Fernandez, Chi-Town, and Ricky’s Island Style Café, building business takes extra effort since they don’t have the benefit of a built-in crowd like at organized events. It’s about continually building that customer base through friendliness and good food.
Bottom line? We have some awesome food
BE IN THE KNOW:
• Rickys Island Style Café: Hours are 8-3, Mon-Sat, FB: Rickys Island Style Cafe
• Slifes Devil Dogs: Hours are 11am-4pm daily in the summer. @Slifesdevildogs 303-653-7520
• Los Fernandez: Hours are Mon-Sat 8-7, Sun 8-6, 720-219-4944 Or on FB
• Chi-Town Stop: Hours are Mon-Fri 11-4, Starting June Fri to 6pm and Sat 12-4. 847-340-0200 www.chi-town-stop.com or on FB
trucks in Evergreen and folks who work really, really hard to provide fresh, make to order, creative food – all served with a small town smiles. Get to know them in person, and follow them on social media!
By Pandora Erlandson Pandora@Pandorajohnproperties.com
Jock Spence
One of the most unique things about Evergreen is how in any given neighborhood there can be newly constructed homes, 100+ year old cabins, and everything in between all right next to each other. And to be sure, Evergreen has a number of great custom home builders, but what about those old cabins? Who built those?
Meet Jock Spence.
Jock Spence was a Scottish immigrant who was born in the Orkney Islands of Scotland in 1860, but made his way to Evergreen in 1887 and established himself as a prominent contractor, builder, and occasional architect. Skilled in carpentry, stonemasonry, boatbuilding techniques, and fine detailing, he specialized in rustic log and stone structures that used native materials to harmonize with the mountainous landscape. Looking at photos of the Orkney Islands it is obvious where his talent came from. Over his career, Spence constructed and expanded progressively finer summer homes and residences for affluent clients, contributing to the development of early second homes in Bear Creek Canyon as part of the broader Denver Mountain Parks system. He often collaborated with property
owners and architects, emphasizing proportion, craftsmanship, and integration with natural surroundings.
Here are some of his most notable projects: Hiwan Homestead, originally known as Camp Neosho, first started in 1896:
Spence initially converted a barn into a one-room cabin for Dr. Josepha Williams and her mother, Mary Neosho Williams, in Evergreen. He expanded it over decades into a 17-room log home featuring octagonal towers, multiple bedrooms and bathrooms, a chapel, and an Arts and Crafts-influenced dining room. Unique elements included notched roofs to accommodate existing trees and hand-forged bolts. This property is where Spence worked as a skilled artisan for over thirty years, constructing rooms with interiors resembling boat hulls and maintaining a workshop for carpentry demonstrations.
Mission of the Trasfiguration, 1897 - 1911: Jock Spence contributed to several elements associated with the church grounds located on the North side of Downtown Evergreen. He crafted the free-standing altar table for the Sisters’ first chapel in St. Mark’s around 1907, remodeled the Stewart Hotel building (originally St. Mark’s in the Wilderness, later part of the Mission of the Transfiguration) in 1897 by adding vertical slab siding with an inlaid cross, and erected the bell tower in 1911 based on designs by Rev. Rennell and Dr. Josepha Douglas. The bell tower is a 35-foot-high structure made of large, unfinished pine logs. It features a cast iron bell from a
congregation
Georgetown
Greystone Manor House for Genevieve Chandler Phipps around 1915:
As contractor, Spence oversaw the construction of this 10,000-square-foot stone manor with rough-hewn rock walls, multiple fireplaces, beam ceilings, a pool and expansions including servant quarters and a pump house drawing from Bear Creek.
Spence’s work left a lasting legacy in the vernacular architecture of Colorado’s Front Range foothills, blending European traditions with local resources for enduring mountain retreats. He continued building until his death in 1935.
by Patrick McMenaman Patrick@madisonprops.com
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and is topped by a Celtic cross over 185 years old, donated by the Old Church of the Redeemer in New York City.
Taking the War out of our Words
We all heard it on the playground as six-yearolds, “Sticks and stones may break my bones, but words will never hurt me.” I may have said it more than once, and it may have been diplomatic and bolstered some confidence in me as a kid, but it’s not true. It is true that sticks and stones may break our bones, and knives, guns and bombs can do far more damage, but words can and do hurt us. They can get inside our heads and hearts and leave scars that often do not go away. They can divide us as a people.
Today more than ever, everyone’s got an opinion and feel it has to be expressed freely. I suggest, too freely. This is “America,” which apparently means we are free to say anything we want to say, any which way we want to say it. Social media has given every “armchair quarterback” a platform, no matter what their grasp of the facts. I gave up years ago on Facebook and the like, where I read posts from friends that just didn’t sync with truth, and naturally found myself distanced from them. They went from friends to acquaintances.
Lack of truth is the big thing, but very often, tone is the culprit. Paul Simon makes the point, “What can I do? Much of what you say is true. I know you see through me, but there’s no tenderness beneath your honesty.” In moving to the next level as a people, it’s a “must” that we lighten up, tame the rhetoric, become less selfaggrandizing and learn to build up each other. I’m working on it.
I find myself waxing nostalgic, thinking back to the early 2000’s and remembering some of my best days in Evergreen. As lonely, desperate and pathetic musicians, we lingered, lollygagged and loitered in downtown Evergreen. We wrote songs. We sang and danced to our heart’s content in front of the Wildflower Café, at the packed-out Ice House and into the wee hours at the Little Bear. We hugged and kissed each other on the lips (pre-Covid). We were free. Since those glory days, the scene has shifted. It has changed dramatically. Good friends have moved away. The politics and religion of our day have divided us. Can we find our way back to a kinder, more respectful and less judgmental society? I think so.
Glen Campbell sang it this way, “You’ve got to try a little kindness, yes, show a little kindness. Just shine your light for everyone to see. And if you try a little kindness, then you’ll overlook the blindness of narrow-minded people on the narrow-minded streets.”
I think of Dolly Parton when I think of kindness. You’ll see her billboard just off I70 at the base of the hill. Love it!
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War, Oil, and Mortgage Rates: Why the Market Is Shifting Again
As the spring housing market unfolds in 2026, mortgage interest rates have once again entered a period of rapid change—this time driven as much by global events as by domestic economic conditions.
Mortgage rates dipped below 6.0% in February 2026, offering buyers a shortlived window of improved affordability and renewed momentum, but as of April 1, 2026, the average 30-year fixed conventional mortgage rate ticked back up to 6.38%, according to Freddie Mac, reflecting a market that is once again adjusting to new pressures.
At the center of this shift are geopolitical developments in the Middle East. The closure of the Strait of Hormuz, combined with escalating tensions involving Iran, has driven oil prices above $100 per barrel and pushed gasoline prices past $4 per gallon. Traditionally, such an energy shock would contribute directly to rising inflation and, in turn, higher mortgage rates. That dynamic played out in the immediate aftermath, with rates moving upward in response to renewed inflation concerns.
However, the broader financial markets have begun to interpret these developments in a more nuanced way. Bond markets are
decoupling from oil price movements and instead focusing on the potential economic slowdown associated with sustained higher energy costs. There is a growing view that while elevated oil prices may increase shortterm inflation, they could also dampen overall economic growth, ultimately putting downward pressure on long-term interest rates.
The Federal Reserve’s posture reflects this uncertainty. While the Fed acknowledges the inflationary impact of rising energy prices, policymakers have suggested they are willing to look beyond what may be temporary, externally driven price shocks. Attention has shifted toward the risk of slowing economic activity: notably, several Fed members now anticipate the possibility of rate cuts later in 2026, with at least one governor suggesting up to one percentage point by year-end. This represents a meaningful shift from earlier expectations and highlights the Fed’s focus on avoiding unnecessary economic contraction.
Additional support for this outlook comes from the labor market. Recent data from the Bureau of Labor Statistics’ Job Openings and Labor Turnover Survey (JOLTS) indicate that job openings declined to 6.9 million in March, falling below expectations. The hiring rate has
dropped to 3.1%, its lowest level since 2011 when excluding pandemic-related distortions. These trends suggest that employers are becoming more cautious and workers are less inclined to change jobs, both signs of a gradually cooling labor market. Historically, such conditions have been associated with easing pressure on interest rates over time.
These factors have created a push-andpull dynamic for mortgage rates. For buyers and sellers, this presents both challenges and opportunities. Rates still below recent peaks, but competition among buyers has yet to fully return. However, the experience of mid-February—when rates briefly fell below 6.0%—demonstrates how quickly demand can accelerate when mortgage rates decline. If rates move lower again, a surge in buyer activity is likely to follow, placing upward pressure on home prices. For prospective buyers and sellers, this dynamic reinforces the strategy of entering the market now with the option to refinance later if rates improve.
by Robin McGlone Regional Manager, Select Lending Services, LLC
Beyond the Curb
Inexpensive Ways to Boost Your Home’s Appeal
When it comes to what makes listings really shine, the devil is in the details that might surprise even the savviest buyer or seller. Let’s chat a little about the sensory experience that truly leaves a lasting impression that could be the difference between, “Where do we sign?,” and “Let’s keep looking.”
Sight: Is the home tidy? Does it have visually interesting things inside and out? Another tip is to have all matching lightbulbs and make sure they are all functioning. Thinking like a buyer is so helpful because putting yourself in their shoes helps that editing eye. If a buyer can physically see the space through the scale of strategically placed items, they are more likely to envision how their own items might fit.
Smell: Let’s talk briefly about certain wall plug ins. More often than not, those scents tend to make buyers feel like the homeowner is trying to cover something up. Buyers comment on the smell of homes all the time. If it smells bad, they have been known to turn around and leave without going very far. If it smells good, they’ll make note and have even asked what candle or scent it is. With scent being so tied to memory, the right scent can
make a huge impact for the audience.
Touch: This one is tricky because it isn’t an immediately apparent factor. That being said, fluffy pillows, soft blankets and interesting textures all contribute to the wow factor.
Taste: Sound silly? Maybe, but buyers are often looking at several houses and start to get peckish around house number three. Providing a snack like chips or bars on a cute platter, as well as some bottled water can offer a touch of hospitality that many sellers don’t think to offer. That hospitality translates to a certain “je ne sais quois” about the home while they’re there and well after they leave.
Sound: Music can fill a space with a subtle touch that adds character in a way nothing else can. Echoing walls in a vacant home can make a home feel hollow over empty… homes devoid of any sensory activity often sit longer.
There are many factors that create a wellpresented home, and this is just a brief list, but small details make a difference!
By Jenna McMenaman Jenna@madisonprops.com
A New Conversation Between Insurance Companies & Homeowners
Good News! Colorado House Bill 25-1182 (Risk Model Use in Property Insurance Policies) will force insurance companies to disclose wildfire risk scores and justify rate increases. For the first time, insurers must provide policy holders with their specific wild fire risk score, explain the factors behind it, and disclose how the score affects their premium. They must also account for, and potentially discount for wildfire mitigation actions taken by the homeowner or the community. This bill is designed to lower insurance costs by mandating more transparency from insurers. Property owners will have the right to appeal their assigned wild fire risk score if they feel it’s inaccurate. To best benefit from this bill, due to take effect on July 1st, complete your mitigation efforts before then to take advantage of the new law. A New Conversation Between Insurance Companies & Homeowners
One Small Snip for a Mini Australian Shepherd, One Giant Step Toward Being Trustworthy Again!
Listen up, fellow furballs. Last month I got the ultimate “bro code” violation—the neuter. Mom dropped me at the vet with watery eyes, trying to play it cool like, “You’re gonna be fine, buddy!” But her voice cracked and my nerves forced me to tighten my vice-like grip on her shoulders. She was an emotional wreck, hugging me extra tight and whispering promises of extra treats… I’m very food motivated. I knew something was up… I knew when we pulled up to that place with the familiar smell of terror.
Fortunately, the terror melted away quickly as soon as something weird poked me and tons of humans were standing around smiling and telling me I’m cute. One little poke and I was floating in a happy cloud, dreaming of endless tennis balls that I didn’t have to fight my sister for. Post-op naps? Legendary. I sprawled like a king on my orthopedic bed, snoring through the afternoon while Mom tiptoed around like I was made of glass. Zero regrets.
Big shoutout to our local vet crew. These folks aren’t just white-coat strangers—they know my name, my zoomie habits, and exactly how I look to get attention at every turn. They chatted with Mom about my favorite treats, cracked jokes about my “former ladies’ man wannabe” days, and made the whole thing feel like a quick spa visit instead of surgery (okay… maybe that’s a reach, but it really wasn’t too bad). In a big world, having vets who treat you like family? Priceless. They even sent me home with a bodysuit to protect me from myself and pain meds that kept the ouchies at bay.
And hey, responsible pet parents, this snip wasn’t just about me chilling on the couch. Denver Metro shelters are slammed. The Denver Animal Shelter alone takes in nearly 10,000 lost and abandoned pets yearly, with owner surrenders hitting record highs—over 2,800 in 2025, a massive jump from pre-pandemic levels. Statewide, Colorado shelters see tens of thousands of intakes annually, contributing to ongoing overcrowding pressures even though national euthanasia trends have dipped slightly (yay!). Neutering helps curb unplanned litters that flood the system. No more surprise puppies means fewer doggies in cages dreaming of homes.
Me? I’m lighter, lazier, and loving life. Mom’s back to her normal self and I’m plotting my next tennis ball caper. And the best part? I get to stay the baby forever!
Love,
Forti Sits McMenaman
Mighty Argo Cable Car
In case you haven’t heard, there are big things happening in Idaho Springs! Set to open in May of 2026 is the long anticipated Mighty Argo Cable Car! This scenic gondola ride has been a $71 Million dollar project that is 1.3 miles long and 1,300 feet up the mountainside. A one way trip to the summit will take about 10 minutes, which is an intentionally slower pace giving passengers enough time to drink in the views.
The ride begins right next to the existing Argo Mill, which is worth a tour on its own. The Mill was originally constructed in 1893, and remains a fixture in Colorado’s mining history. We toured it with our kids a few years ago and highly recommend it. But back to the gondola... Passengers will travel in ten person cabins, including golden colored cars and several with glass bottoms for even better views. A unique standout feature is their purpose built bike cabs that carry up to eight bikes at a time. That way, bikers simply hop into a following cabin while their rides are lifted all the way to the top, making the gondola all about the downhill thrills.
Then once passengers get to the top known as “Miners Point,” visitors step into over 500 acres of trails. Currently about 15 miles are open (with plans to expand to 28 miles by 2027), offering options for hikers and mountain bikers of all levels, from family-friendly paths to challenging downhill routes. The mountaintop plaza features scenic overlooks, a 300 seat amphitheater for live music and events, a playground, and the Argo Outpost shelter with food, beverages, and shaded hangout spots.
The Governor is planning to attend a ribbon cutting ceremony scheduled for April 24 and a grand opening celebration end of May featuring live music and storytelling. Put it on your calendars and be sure to check out Idaho Springs’ newest adventure attraction!
For updates and tickets, visit mightyargo.com.
by Patrick McMenaman Patrick@madisonprops.com
Marie Lynch BROKER ASSOCIATE,
Buying or selling a home isn’t just a transaction — it’s personal. With over 25 years of experience as a REALTOR®, I focus on reducing stress and bringing clarity to every step of the process. Whether it’s staging your home to shine, negotiating top dollar for your home, finding the right lender, or tracking down the perfect place, I’m here to guide with calm expertise and genuine care.
Though I was born in Cheyenne, I’ve called Colorado home since the first grade. I love its lifestyle — from hiking and running to sewing quilts and getting lost in a good mystery novel. I also proudly serve my real estate community through leadership roles and DEI work, because I believe everyone deserves to be seen and supported.
At the heart of it all, I believe: Life is Good. And your home journey should be, too.
