Ready to Pounce? [New Listings, Get 'Em Hot]

By Osman Parvez
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If you're thinking about buying a new house this year, you better be on your game. The market is heating up and every week, a flood of new listings hit the Boulder real estate market. The most attractive ones go quickly and not everything is worth seeing.

We've sifted through the inventory and pulled out the best of this week's listings to consider. Take a look, let us know what you think. As usual, we've included a handful of recently sold property to help educate you on market conditions.

Remember: Just because we think it’s worth a look doesn’t mean we think it’s worth buying, especially at the asking price. Call us to schedule a showing and let's talk.



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




Market note: Right now, inventory is down slightly compared to last year in Boulder for houses, but it's up over 40% for attached dwellings. Don't get too excited about that statistic, however. Behind the number is a flood of new construction listings from The Peloton and S'park. In order to understand the market, you have to go beyond the data. Smart real estate decisions are based on a deep understanding of market conditions.  

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

8812 Lakeside Ct | $1.95MM | More Details
Gorgeous estate north of Louisville and East of Lafayette. Over an acre, views and in a quiet enclave of higher end exclusivity. Listed in July, price cut in September, under contract before Christmas. Pro tip: Don’t wait to list until July if you can help it. To maximize value, list your home in early to mid spring. In Boulder, peak market activity occurs in May and June. Before you list, ask your agent to do a deep dive into analyzing comparable sales and active competitors.  




3054 10th St | $1.11MM | More Details
Airy mid 40’s 2-story in a prime spot in Newlands. Expanded from the original structure but not updated for some time. Kitchen might need a refresh or redesign to open up the space. Detached garage.  Walk to trailhead. Pro tip: Bring your Boulder architect to the showing. They can advice on which walls are structural and how you might redesign the property to fit your taste.  Don't have an architect? Choose a Realtor with connections. 



1024 Confidence Dr | $750K | More Details
Prospect is one of the best locations in Longmont. It’s a vibrant family filled development with regular neighborhood events. The homes also feature a diversity of architectural styles and there are great retail options to have dinner or go out for drinks. This particular Markel built house is adequately sized with a good layout (all bedrooms on upper level). Recently constructed with mostly modern finishes. This is a good off-season comp if you're considering the neighborhood.  Expect to pay a slight premium for an equivalent in the summer market, if you can find one. 


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 


1106 Cascade Ave | $3.82MM | More Details
Awesome location in lower Chautauqua. Beautiful and distinctive architecture, tastefully remodeled on the inside, and boasting a generous 12,000+ SQFT lot. Built in the 1920’s, this is what many higher-end buyers want.






999 8th St | $2.95MM | More Details
On one of Osman’s favorite streets, a few houses from his first residence. This larger six bedroom, five bath house was built in the mid 1950s and updated sometime thereafter. Same some budget for a refresh, but it looks like an excellent starting point for a buyer looking for a solid location. Due diligence: Steps leading into the property could be challenging.


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


1501 Upland Ave | $1.95MM | More Details
Snooze you lose. This four bedroom, four bath stunner went under contract as we were writing this post. Solid location between Lucky’s and Uptown Broadway retail, with easy access to Wonderland. Built in '07, updated kitchen and a terrific foothill views from the master bedroom.  Pro tip: if you're serious about buying, choose a real estate team that makes speed a competitive advantage. If you want a chance at a rare listing, it's important to see the property within 24 hours of it hitting the market. There is no substitute for instant listing alerts directly from the MLS and broad network of relationships with the Boulder real estate community. Remember, the majority of deals in Boulder are handled by 30% of the agents. 





3131 6th St | $1.57MM | More Details
Cute Craftsman in a solid Newlands location, featuring four bedrooms and three baths in a cozy ~2600 SQFT. Updated not long ago. Single car garage. 




2750 Carnegie Dr | $900K | More Details
Split layout bi-level home with a few updates. Great location with area’s best schools nearby. Potential bidding war due to low inventory and high demand for this price point and location. Be prepared by reviewing the comps with your Realtor prior to the showing. 




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


570 Timber Lane | $840K | More Details
Pine Brook Hill is a neighborhood of mountain-style homes, nestled into the foothills off Linden Ave. It’s popular with buyers who want to live in the mountains yet have quick Boulder access. This house is listed at a reasonable price given condition of the house and large lot size. As with most mountain property, expect some funkiness. 



1761 Yellow Pine Ave | $730K | More Details

Cute, mid 2000’s era town house in the mixed-use, New Urbanism style Holiday neighborhood. Three bed, three bath, split layout, end unit. Walk to retail and dining options. Due diligence: Read the North Boulder Subcommunity plan. A layer of houses should block some of the traffic noise from US36. Check for noise tolerance.  Also be sure to check out the retail options in Uptown Broadway and adjacent developments. 



625 Pearl St 28 | $535K | More Details

This one is all about location and the lock-and-leave lifestyle. It's a small condo in the heart of downtown with a reasonable HOA. Walk or bike to everything. Due diligence: If your investment thesis includes short-term rental income, you should know that Boulder is cracking down and most HOAs have restrictions.   




Louisville 


102 Jackson Cir | $725K | More Details
Nicely sized ranch in a good commuting location to Boulder or Denver. Appears updated at some point but will need a refresh in the near future. Open layout, vaulted ceilings, main floor master. Next to the bike path and somewhat buffered from busier Lafayette Street. 





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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: Ethan Weil

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2 comments:

  1. That 2750 Carnegie listing should include a photo from the roof looking W, probably a stellar pop-up opportunity that should be advertised!

    ReplyDelete
  2. The view from the roof might be great, but after an architect consultation, most of buyers who seek to add a second floor have chosen to focus on ranch style homes instead. They're far easier to "pop."

    ReplyDelete

Please Note

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.