Like a Needle In the Haystack [Fresh Listings, Get 'Em Hot]




By Osman Parvez
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When you're on the hunt for property, it can feel like hunting for a needle in the proverbial pile of straw. Inventory in Boulder remains low. Many properties are burdened with deferred maintenance or need updating, while the most desirable options attract multiple offers. It's not easy out there. 

Last year, we closed a record number of deals in the Boulder area. The key is to see a lot of inventory, while being selective to avoid wasting time. Discipline is important, not only because time is short, but to avoid feeling pushed into poor choices simply out of of frustration.

We've gone through this week's fresh inventory and pulled out the most desirable options by culling out bad locations, refreshed old listings, and properties that are egregiously overpriced. The following are the best listings to view this weekend. We've also included a few notable sales to help educate you on market conditions.  


Happy house hunting!

Remember: Worth seeing doesn't mean worth buying. 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.


1260 Norwood Ave | $2.2MM | Eye Candy    
This house looked radically different when it last sold in 2016 for $1.8MM, so much that it's hard to recognize - until you look at the kitchen photos. Check out the before (link) and after (link) listing photos. It's a 4 bedroom, 5 bath with over 5,000 SQFT in a location I would have cautioned my buyer against - it's only one in from Broadway. Listed at $2.4MM last August, under contract at the end of the year, and closed at $2.15MM last week.  



2930 Broadway St 205 | $839K | Details
After many years of sluggish development, largely due to neighborhood opposition, the Washington School Development is nearing completion and the last remaining units are being sold. This ~1100 SQFT 1 bedroom, 2 bath sold for $839K. Close to downtown, walkable to Ideal market and the Alpine-Balsam development. Subject to traffic noise and new construction risks. Due diligence: Cohousing is a form of intentional community but it's not for everyone. Haven't heard of it? Ask a Realtor expert with over 20 years of direct experience with Cohousing.



684 Tantra Dr #B | $382,500 | Details
These South Creek condos are a compelling SoBo investments. Location is reasonably close to retail and open space. The owners and tenants are primarily graduate students and young professionals. Comparable sales ranged from $365K to $408K, but the top end reflected an updated, top floor unit with views sold during the summer. This particular seller tried for top dollar but the market wasn't there, not during the winter, and not for a ground floor unit with basic finishes. Listed at $400,000 in December, sold for $382,500. Mr. Market always wins in the end. 


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


Fresh Listings

The best of Boulder real estate and beyond.

Boulder 


1360 Walnut St #401 | $3.6MM | Eye Candy    
Ooh la la! What a crash pad. Nearly 2,800 SQFT of prime downtown luxury real estate with views your friends will drool over. Designed with an eye to blend indoor and outdoor living seamlessly. Boulder history: That giant checkerboard building in the photos? Officially, it's called the Colorado Building but locals know it as "the Monstrosity." The developer, once a darling of the Boulder investment community, committed fraud and ended up in jail, but not before attempting to flee authorities on his yacht "Seawolf" with his female assistant.



7273 Old Post Rd | $970K | Details
The interior feels like a 70's museum but the location makes this sprawling house worth a look. It's hard to find desirable homes in the Boulder Country Club for below $1MM. Main floor master. Large lot. Bring your remodeling budget but please tell me you're going to keep that wood stove. Wow.



6750 Whaley Dr | $950K | Details 
Moderately sized, late 60's two story with four bedrooms, three baths, and a large lot (nearly an acre). Good layout, dated interior. The key to understanding valuation in this location (unincorporated Boulder County, adjacent to Spanish Hills) is knowing which houses have spectacular views, and which ones are impeded. Although there's tons of open space nearby, we're not aware of any official access points. Due diligence: Ask your agent about the cost of remodeling. If they shrug and talk about how easy it can be, get a better agent.


755 S 43rd St | $699K | Details
Basic three bedroom, three bath ranch in Majestic Heights. From a valuation perspective, it has a basement with what appears to be a separate living area. Could be compelling to entry level buyers looking for a roommate or short-term rental income to supplement their carrying cost. Estate sale. Mild updates. 




4585 13th St #1F | $625K | Details
Inboard side of the complex, fairly nice mountain views. This two bed, two bath features luxury finishes and a solid location. Uptown Broadway has an attractive retail mix and upside potential as the North Boulder Subcommunity Plan gradually unfolds. Wonderland Lake open space across the street. Due diligence: the HOA is currently working through an EIFS stucco issue with the original developer and its insurance company. This could affect liquidity if it ends up in litigation. Full disclosure: House Einstein's office is in this location and Osman owns an investment condo as well. Update: Snooze you lose, it's already under contract. This is why we strive to take our clients to see property within 24 hours of a listing hitting the market. The most compelling real estate isn't available for long. Agent responsiveness is a competitive advantage. Ask us how we do it.


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



Louisville 



904 Pikes Peak Ln | $1MM | Details
Moderately sized five bedroom, four bath with a good layout, three car garage for the toys, walkout basement, and a solid location. Davidson Mesa open space is nearby. Downtown Louisville is a short bike ride away. If you ride the trails through the open space, you can easily connect to the US36 bikeway. Good schools. Due diligence: Funky roof, might be a plus. Check for traffic tolerance, it's a through street.



289 Jackson Cir | $800K | Details
Five bedroom, four bath family house in a decent location. Interior has some nice updates as well as an open kitchen. Bike paths to open space access are nearby. Layout might be a little quirky, appears as the front door opens into the dining area. Worth a look. 




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

Niwot


7556 Crestview Dr | $985K | Details
Mailing address is Longmont, but this larger four bedroom, four bath property is in unincorporated Boulder County and feeds into excellent Niwot schools. Mid 90's construction and at this price point, don't expect many updates. As of this writing, no interior photos have been offered up. All we know is that it has a split layout. Location is nestled back from 95th St. Due diligence: What appears to be adjacent open space nearby may not be so. Immediate neighbors are individual lots with homes. Development risk is relatively low, but be sure to check. 



7592 Nikau Dr | $514K | Details
Niwot has a small number of entry level houses. Most are right off Niwot Road in Cottonwood Park, with easy access to retail plus a quick commute into Boulder. This one is a four bedroom, three bath ranch with a basement and a two car garage. Small lot, vaulted ceilings, basic finishes. Bonus: Basement tiki bar. 




8033 Countryside Park #209 | Price TBD 
Our listing, coming soon. It's a large, light filled two bedroom, two bath condo with vaulted ceilings and a loft. The LOBO trail is practically out your back door, along with Boulder's best cycling routes. The location is well situated between Longmont and Boulder. Niwot has great schools and vibrant restaurants. Looking for small town charm but still live close enough to ride your bike to work in Boulder? Call us for more details and to arrange a private showing before it hits the MLS. 


Commercial


2600 30th St 201 | $1.1MM | Details
If you're a believer that the Google campus will ammenitize nearby real estate, here's an investment opportunity to consider. Located nearby in Steel Yards, this second floor office condo has nearly 2,600 SQFT and seven parking spaces. Due diligence: Steel Yards is mixed use which adds to the attractiveness of the complex but complicates financing for the residential side. 


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Image Credit: Idella Maeland

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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: Idella Maeland

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This document contains forward-looking statements. You are strongly cautioned that investment results are subject to business, economic and other uncertainties. There are no guarantees associated with any forecast and the opinions stated here are subject to change at any time. Always consult your financial advisor before making an investment decision.