Phew, it's been a busy week! I've taken buyers to see over 30 listings, everything from eye popping mountain trophy homes to entry level condos. Two late night offers also resulted in two sets of clients happily under contract. It was hard to find time to review the fresh listings, but it's the only way to stay on top of the market. Remember, intelligent real estate decisions are based on a deep understanding of market conditions. There is no substitute.
Good news. There's a lot of real estate to consider this week. As usual, I've culled the bad locations, the refreshed old listings, and the obviously overpriced homes from the list. I've also included a more thorough discussion on last week's notable sales.
This week: A modern, turn key North Boulder home (you just missed). Also family homes of all sorts in Boulder, Louisville, and Longmont. Plus the perfect Google employee bachelor/bachelorette pad.
Sold Listings of Note
1301 Canyon Blvd #304 | Sold: $2.19MM | More Details
This high-end condo was on the market for only a week. High-end condos in downtown Boulder aren't rare, but few offer the critical south facing view of the flatirons. Although the views aren't as spectacular at One Boulder Plaza compared with say, The Arette, this particular unit is generously sized at ~2,500SQFT or $862/SF. It sold for 2.7% below asking, about right.
2065 Alpine Dr | Sold: $1.79MM | More Details
To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.
7100 Quiet Retreat Ct | Sold $1.17MM | More Details
When shopping in Niwot, it's important for buyers to understand that (a) $1MM+ homes typically trade a discount and (b) they may not appreciate over even a long holding period. To reduce the risk of loss, and to increase future liquidity, it's important to choose the right house and buy it at the right price. To point, for $1MM+ homes, there were 24 sold listings and 20 failed listings last year in Niwot. Right now, there are only 4 listings under contract and 14 available.
Yes, Greg. I wrote that for you.
2030 17th | Sold: $1.15MM | More Details
4524 14th 7-H | Sold: $795K | More Details
Fresh Listings
To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.
Boulder
2930 18th St | Asking: $2.1MM | More Details
Snooze you lose. Listed mid-week and under contract three days later. Freshly renovated, modern homes are in short supply and intense demand in Boulder. This is why you work with a buyer's agent. Click the link for eye-candy.
1444 White Hawk Ranch Dr | $1.95MM | More Details
It's an enclave of high end homes, adjoining farm land, in east Boulder, off Arapahoe Ave. Built in the early 2000's, it's a newer neighborhood but it has some of the same challenges of higher end homes in Niwot. See the statistics on 7,100 Quiet Retreat above. This particular home has +7,500SQFT of finished space, beautiful finishes, a great layout, and a four car garage for all the toys. If you were to attempt to build a similar home today, construction costs would easily exceed this price - if Boulder allowed you to do it all.
2958 6th St | $1.8MM | More Details
1985 Bluebell Ave | $1.5MM | More Details
1590 Quince Ave | $800K | More DetailsExterior finish needs a refresh on this 4 bed, 3 bath ranch in North Boulder. Vaulted ceilings create a sense of spaciousness. With a modest budget for steel I-beams, perhaps the kitchen could be opened up similar to 2030 17th (see above). A decent size north/south oriented lot, late 70's construction and a two car garage complete the picture. Quince is a little busy but this should still go pretty quick.
275 Pearl St #13 | $725K | More Details
A decent size two bedroom on one of the most iconic streets of Boulder, a few blocks from downtown and steps from open space and city parks. Mid 80's construction means you're past the era of lead based paint and likely asbestos, too. The value is almost entirely about the location.
To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.
2910 Bluff St #124 | $413K | More Details
A few years ago, I did an analysis comparing one and two bedroom condo investment performance in Boulder. The analysis showed that they appreciate at about the same rate, but one bedroom properties take longer to sell and have fewer potential tenants. They still make for very desirable investments and living situations, especially when they are as well situated as this one. This condo is only about a decade old, too, with views. Google's campus being practically next door surely doesn't hurt, either. It's a perfect young professional, bachelor or bachelorette pad. Another one that will likely garner a bidding war.
3293 Madison S-104 | $350K | More Details
Wimbledon units make for nice living for CU students, graduate and undergraduate. They also make nice investments for parents and others. This one isn't particularly remarkable but does serve as a comparison point with my last analysis on the complex.
To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.
675 Tamarisk Ct | $750K | More Details
Longmont
To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.
834 Confidence Dr | $945K | More Details
In the center of Longmont's hippest neighborhood. 15 years after construction, this 4 bed, 4 bath home's design largely stands the test of time. It's also a value play compared to your move-in ready options (or wait time) for the new build at Prospect's expansion.
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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: Olivier Guillard