Friday, December 15, 2017

Eye Candy in Chautauqua, Flips in Table Mesa, and Historic Old Town Charmers [Fresh Listings, Get 'Em Hot]


Normally a slower time of year, the run-up to the holidays this year includes a surprising number of real estate options. Fresh listings this week include a gorgeous high-end rebuilt home in Rosehill, land with flatiron views near Valmont Butte, and a pair of affordable family houses in south west Longmont. Are sellers motivated or just trying to get a jump on the 2018 market?  

As usual, we've sifted out the bad locations, refreshed old listings, and otherwise less desirable properties. The following are the best listings to hit the Boulder area real estate market this week. Are you ready to see some houses? 


To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.




Sold Listings of Note
Recently closed transactions that highlight market conditions.



342 Hollyberry Ln | $1.68MM | More Details
Who says there isn't a fix and flip opportunity at the higher end? 342 Hollyberry sold last February for $865K and after renovation, closed for $1.6MM last week. The location was a key driver to the valuation. Nice work on the finishes, too.





3179 6th St | $949K | More Details
A lightly updated ranch style bungalow in central Newlands, a few blocks from open space. Smaller lot. Sold for asking after months on market and several price reductions. 





Fresh Listings

Boulder 



820 8th St | $4.27MM | More Details
High-end luxury living in the heart of Chautauqua. Rebuilt this year on the bones of the original 1948 structure. Interior (likely structural) columns are a little odd, perhaps they could be addressed. Spectacular location. Turn-key. Due diligence: Parking pattern changes due to the new Chautauqua parking system. Check to see if the front of your new house is a parking lot.



1301 Canyon #204 | $1.25MM | More Details
2 bed, 2 bath in One Boulder Plaza. Great views, walk to the farmers market in your pajamas. High end finishes. Spacious. Lock and leave. Due diligence: The bus garage/station side of the building is loud and sells at a discount to others. Analyze the comps.  




2224 Mead Dr | $800K | More Details

Updated ranch in unicorporated Boulder County. West facing views. Large lot and not far from retail at 95th and Arapahoe. If you want a rural feel and a little more space, while remaining in close proximity to the city of Boulder, this is a reasonably priced option.  





1520 Greenbriar Blvd | $600K | More Details
South Boulder end-unit town home. Spacious with 4 beds, 4 baths. Close to parks, trails and retail at Table Mesa.  Across the street for Fairview athletic fields. We have several clients with investment properties in this spot. It's a great location that works for a variety of buyers and tenants.





Longmont 


5101 William Pl | $665K | More Details
South west Longmont ranch with a finished basement. Nice finishes, open layout. Built in 2015. Due diligence: Markel and others are in the process of a significant build out in SW Longmont. Compare to new construction options and prepare for a slow down in the appreciation rate as the new supply comes to market. 




1317 Longs Peak Ave | $555K | More Details
Old Town bungalow with historic charm, some updates and a finished basement. Adorable and a quick bike into the thriving center of downtown Longmont. 






4019 San Marco Dr | $460K | More Details
Another option in south west Longmont. Decent finishes, partially finished basement. Close to a nice walking trail along Clover Basin Ditch. Quick commute into Boulder and not far from Whole Foods.






Vacant Land



3792 63rd St | $3.2MM | More Details
Here's an opportunity to own a substantial 35 acre lot off 63rd near Jay Rd. Build your own dream home and enjoy privacy and incredible scenery. A good portion of the parcel is the pond. Due diligence: industrial and business use to the south.  Also be sure to explore building restrictions and potential flood plain.




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As always, your referrals are deeply appreciated.
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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.

Image: @anniespratt

Friday, December 08, 2017

Historic Downtown Dream Homes [Fresh Listings, Get 'Em Hot]


Finished putting up your holiday decorations? This is a great time to shop for houses. Sellers are motivated. There are also fewer buyers in the market, which means less competition (and maybe no bidding war). 

This week, a few dozen new listings hit the Boulder real estate market. Most were not compelling, but a few caught our eye. Two older listings are also worth a second look. To keep you up to speed on market conditions, we've included a few sales worth noting.  

Are you ready to see schedule your showings? Let's go!


To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.




Sold Listings of Note


4875 6th St | $1.6MM | More Details
Slightly south of Dakota Ridge. 5 beds, 5 baths on a typical size lot. Decent finishes, with views from the upper deck. Built in '04. Sold for 5.6% below asking, three weeks on market. We sold a similar sized house last summer in this location. Our buyer also got stunning, protected, near 180 degree views over mountains and open space.  


2132 Pine St | $1MM | More Details
Estate sale, sold for asking, cash. 4 beds, 2 baths and nearly 3,000 SQFT. Want to travel through time? Take a look at the pics (click above). Most of the original pre-war finishes are intact. This was a screaming deal for an un-restored historic masterpiece with a great layout and an excellent location. 


327 Pratt St | $863K | More Details
Historic Four Square home on the west side of Old Town. Large house within walking distance to Longmont restaurants and shops. Interior was beautifully updated without losing historic character. Large lot. Excellent outdoor spaces. Originally listed at $899K, available two months before a price drop, sold for last asking




Fresh Listings

Boulder 

960 8th St | $1.4MM | More Details
We know this location well and love it. Osman’s first home was directly across the street. One of the best spots in Boulder, with a short and steep walk uphill to Chautauqua. It's also a fast bike ride to downtown. This particular house is one of the oldest homes in Boulder. Built in 1899, it’s on the smaller side, with about 2,200 SQFT (3 beds, 3 baths). No garage, it was built 20 years before the first model T rolled out of the factory. Cycling tip: if you’re riding down 9th, take the lane, but it’s far more pleasant to ride down 6th street.   


3101 11th St | $1.2MM | More Details
Curb appeal is lacking for this Newlands bungalow but look past that to the interior photos. This 3 bed, 2 bath home is adorable and sits on a corner. It’s also only a few blocks from the new Alpine Balsam development and Ideal Market. The pre-war nature of this property means that it will require historic review to alter the exterior. The large home overlooking the backyard might turn off some buyers. Evergreen Ave gets some traffic. 




To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.



2141 Grove Cir | $835K | More Details

Nice two story, four bedroom house already Smart Regs certified. Historic. Detached garage. Due diligence: High rental density in this location and 100 year flood zone. 







Longmont 


712 Francis St | $585K | More Details
Spacious, historic house with great curb appeal on a large lot, not far from Old Town. Under contract three times since it was first listed in June. The asking price is now down more than $100K. Interior needs updating but it looks like the bones are there for a great project at an affordable price. 


1533 Sicily Dr | $500K | More Details
Family friendly house in a great neighborhood. It's adjacent to the path between sections of the neighborhood, creating a sense of spaciousness from nearby properties. It’s also across from the HOA park. Original builder finishes. 






Lafayette


2494 Ginny Way | $980K | More Details
Blue Heron Estates is an upscale gated community. Some nearby retail (mini-Walnut cafe). This home has a large lot. 3 car attached garage. 5 beds, 4 baths, and 6,000+ SQFT. Finished basement includes a movie theater. Mid 90’s vintage. Might need some updates. Backs to the park. All front yards are maintained by the HOA. Neighborhood pool and tennis courts. 






To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.


Worth a Second Look


390 Linden Ave | $3.3MM | More Details

On and off the market since last spring, no price reductions.  Briefly under contract last fall but the deal fell through. We think it’s worth a second look because the location is very private and it's a beautiful, newly built contemporary home. It’s also directly adjacent to hiking trails and open space. Construction on the adjacent lot should be nearing completion, which removes that risk factor. What you see is what you get and it’s stunning. If you’re contemplating your own build project, see this first. Availability for high quality Boulder builders is roughly one year out.  Why wait?  Due diligence: Requires builder contract, not RE Commission approved contract.  

To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.

Investment Opportunities


1800 Commerce St 4 | $760K | More Details
Interesting investment opportunity if you’re looking for a small commercial or industrial space. Take half for your operations and lease out the other side to help cover the cost. Currently rented on a month to month lease. Loft space not included in the SQFT. 






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Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.


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As always, your referrals are deeply appreciated.

--

The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.

Image:@DavidPentek

Wednesday, December 06, 2017

House Inventory Up 33% [Analyze This]

by Osman Parvez
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Last night's Meetup was fun. Our discussion ranged from investment market conditions to the challenge of waiting a year or even longer for a builder in Boulder. We took a deep dive into the data and peered into our crystal balls for the coming year.  

Most likely we will continue these events (and others) on a monthly basis.  Stay tuned for information about our next one.

The chart below shows the year over year increase in inventory for single family, detached houses in Boulder. The full series of charts from last night are available on our Instagram feed (Click HERE). 
  


A post shared by HouseEinstein (@house_einstein) on

Data sources for these charts are the MLS, including our own inventory tracking, as well as the Boulder Tax Assessor.  Where year over year analysis is shown, the data period is from November 15 through November 14 the following year. 



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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Tuesday, December 05, 2017

Crunching the Data [Analyze This]

by Osman Parvez
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Intelligent real estate decisions are based on deep market knowledge. There is no short-cut.  We've been crunching the numbers and tonight, we'll discuss our findings at The Boulder Real Estate Meetup.  RSVP HERE.  Space is limited. 
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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Monday, December 04, 2017

Inventory Rises Nearly 50% [Analyze This]

by Osman Parvez
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RSVP for the Boulder Real Estate Meetup HERE.
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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Friday, December 01, 2017

Newlands Eye Candy, Investment Bunkers, and a Condo Next to Google


A surprising number of new listings hit the market this week, in the brief lull before the Holiday season begins. Is it an early indicator of a wave of inventory in next year's market? After many years of a shortage, we hope so. 

We've pulled out the best of this week's listings. No bad locations, no refreshed old listings. The properties below are the top that the Boulder market has to offer. To keep you up to speed on market conditions, we also included a brief update on inventory and details on the most interesting sales.  

Are you ready to see some houses? 


To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.




Market Update
As noted in previous blog posts, the Boulder market continues to show signs of slowing. The chart below shows inventory for detached, single family houses, year over year. Inventory of these homes is up 33%.  



Does the inventory increase worry you? It shouldn't. Absorption is high and virtually unchanged from last year. We'll post a more detailed market update shortly (if you're a client, feel free to call and we'll send you the analysis).   

Sold Listings of Note



933 Forest Ave | $2.3MM | More Details
Centrally located in Newlands. Essentially turn-key. Large. Sold for 12% below last asking, cash. 3+ months on the market. Remember: the risk of pricing too high is chasing the market, a stale listing, and eventually a lower price.  






4425 Apple Way | $1MM | More Details
North of Jay Rd, this quiet neighborhood is very desirable but there is no walk-able retail. Tasteful updates throughout. Sold for $12K over asking but the seller kicked in a few grand for closing costs. 3 Days To Offer (DTO). 





2366 Park Ln | $785K | More Details
Modern family home in close proximity to retail. Split layout, small lot.  Sold for $15K below asking. 23 DTO. 






3200 Carbon Pl S-208 | $391K | More Details
Our listing. Urban, hip, close to Google and so much more. Sold for $9K below asking and we had a backup contract at full price. From an investment perspective, the cap rate was low, reflecting a premium for mixed-use, transit oriented development close to the center of everything. The new owner is looking forward to possibly living car free. 




Fresh Listings

Boulder 


3189 5th St | $3.95MM | More Details
Prepare for some eye candy. Tasteful and understated on the outside, elegant and refined on the inside. This Newlands estate sits at the base of great trails. Deal tip: This house sold for $2.9MM in the fall of 2014. Has it gained a $1M in just 3 years? Let's go see it to find out. 






To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.



1190 Berea Dr | $750K | More Details 
Ranch with an open layout, updated. The location is a a circle with close proximity to the park and south Boulder rec center. No garage, which adds  complexity to a renovation project due to City of Boulder parking requirements. 




1517 Easy Rider Ln 101,102 | $469K | More Details 
A rare offering. It's a two office suite with a small kitchen and 1 reserved parking space in very popular mixed-use Holiday Neighborhood. Marketed as a possible live-work unit, confirm during your due diligence. Note the higher taxes for your investment model. 



4895 Twin Lakes Rd 1 | $340K | More Details
2/2 at an affordable price. End unit, right at twin lakes. The upper level units are typically more desirable.  These tend to rent easily and are generally attractive investments.  Ask your Realtor for an analysis of investment alternatives.





2227 Canyon Blvd B-356 | $270K | More Details
1 bedroom with a small kitchen. Strong rental opportunity. Not far from campus. The building is dark, heavy on the concrete, and frankly feels like a bunker designed in the Soviet Union... but the location is great. It should attract high quality, long-term tenants.  







Longmont 


3972 Da Vinci Dr | $640K | More Details
Functional layout with all bedrooms on the upper. Sweet SW Longmont neighborhood with an easy commute into Boulder. A three car garage for under $650K in this location is somewhat rare. Worth a look.  




445 Terry St | $590K | More Details
Charming, historic Old Town bungalow. Needs updates. Before you write an offer, ask your Realtor about common issues and the cost of remodeling historic homes. 






714 Boxwood Ln | $415K | More Details
3/3 in SW Longmont, near some retail. Good interior flow. 










Lafayette


503 E Simpson St | $360K | More Details
Charming bungalow built in 1900 at a great price, walkable to downtown Lafayette. Needs serious work. A "sweat equity" opportunity. 





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Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.

Follow us! | Facebook |
 Twitter | Instagram

As always, your referrals are deeply appreciated.
--

The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.

Image: @AlisaAnton

Monday, November 27, 2017

Don't Miss Our Grand Opening!

A taste of the art at currently showcased at our office
Howdy All, 

We're extremely excited to open our new office to the public. 

Be sure to stop by this Saturday, December 2nd between 2pm-6pm to connect with us and enjoy some terrific local fine art. 

Our address is 4551 13th St, Unit B, Boulder. We look forward to seeing you!








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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Saturday, November 25, 2017

Chautauqua Estates, Ranches in Open Space, and Bargains in Niwot [Get 'Em Hot]


A holiday week is not usually the best time to list your property, but a few motivated Boulder sellers brought their homes to market anyway. Put down that turkey sandwich, it's time to snack on some real estate. As usual, we've included a handful of notable sales to keep you up to speed on market conditions.  

Are you ready? Let's dig in. 


Remember: Just because we think a property is worth seeing doesn't mean it's worth buying. To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. 


Sold Listings of Note



166 Valley View Way | $2.2MM | Details
Proof that real estate doesn't always go up, the sellers acquired this home at the market peak in '06 for $2.4MM and finally sold it this year after a brutal 4 year marketing effort. The home itself is minutes from Boulder and designed to frame the eye popping view. It still took a long time and the right price to find a buyer. Pro tip: If you're concerned with capital preservation, property selection is critical. 


5860 Oxford Rd | $1.3MM | Details
The spacious ag and conservation lands on the north side of Boulder are dotted with hobby farms, ranches, and luxurious estates. Many have nearby access to open space and are popular with buyers who prefer to enjoy Boulder from afar. This was originally listed at $1.5MM and on the market for about 2 months before receiving an offer. Pro tip: water rights are a key component of value. This one didn't have any.

3301 Arapahoe #111 | $771K | Details
The Peloton has set pricing and units are starting to go under contract. This two bedroom, two bath condo is technically still available for back up offers, but will likely close at the asking price. Don't worry, there are plenty of one and two bedroom units. The shortage is for the three bedroom condos.  Due diligence: West facing units with views are worth the premium, most buyers avoid the first floor. 

Fresh Listings

Boulder 

380 S 36th | $850K | Details
A full size ranch with a basement that backs to Martin Park on an over-sized lot. Currently configured with four bedrooms and three baths. At the asking price, the numbers don't make sense for cash flow. This one is aimed at an end user with a project in mind. The large lot, basement, and park add value. Proximity to Broadway takes a little of it away, although it may be far enough away (and low enough) for some. Due diligence: compare to similar priced options in Table Mesa and Majestic Heights. Note the school ratings.

To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896


Niwot 

7771 Nikau | $550K | Details
A nicely finished ranch with vaulted ceilings and a basement at an affordable price in Niwot. Close proximity to the historic and thriving downtown area. Minutes from the nexus of Google and Boulder proper. Due diligence: Some of our buyers have found this neighborhood, with it's smaller lots, somewhat claustrophobic. Don't forget to check for train noise.


To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896

Worth A Second Look  

Boulder 

755 7th Street | $2.6MM | Details
On the west side, just a half block from Chautauqua in one of our favorite neighborhoods. It's a moderately sized historic house with five bedrooms and five baths, plus a two car garage. The renovations are tasteful and appear to have been done to a high standard. One unusual feature is a natural gas generator, which can keep the home powered during an electrical outage. Deal notes: The last time it traded, this home sold for $2.2MM in 2015.  It's been on market for about two months and the seller has just cut the price $50K the week before Thanksgiving. That sounds like a signal. The location is very attractive and with Chautauqua nearby, it should hold value well over the long term.

To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896

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Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.

Follow us! | Facebook |
 Twitter | Instagram

As always, your referrals are deeply appreciated.
--

The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.

Image: @glzk