Historic or Modern, High End or Entry Level. You've Got Options [Fresh Listings, Get 'Em Hot!]



by Osman Parvez
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Given the spectacular weather in Boulder this weekend, you might be tempted to take the weekend off. Don't. Whether you're in the market at the top end or the entry, there are options, but the best Boulder homes go very quickly. The key is to see property when it first hits the market and be educated on market conditions so you can make an offer quickly. The best way to make an intelligent decision under the pressure of competitive offers and extremely limited supply is to see lots of property and have a buyer's agent with deep market knowledge. There is no substitute. 

This week's picks include a brand new, modern homes and adorable historic charmers.  Are you ready to see some houses?  Give us a call and let's schedule a showing. 

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


Sold Listings of Note
 

Recently closed transactions that highlight market conditions. 

466 Marine St | $1.79MM | More Details 
The last time this historic 1910 home traded hands wasn't all that long ago. It sold in September '16 after about a month on market for $1.63MM, with the buyer negotiating the price down 8.2% below asking (substantially more than usual, well done). This time around, it was on the market just five days but with furniture/staging and far better photography. It fetched $1.79MM, slightly over asking (cash), and represents a tidy 9.8% unlevered gain for the seller.  Not bad for living in one of the best spots in Boulder for 18 months. The house itself is in a prime location on a quiet street. Amazing downtown and trail access. 4 bed, 4 bath but no garage (supposedly one could be built). Note: For those tracking the market, this represents an annualized gain of 6.9% over the holding period and an asset with no apparent additional investment after the purchase). While 6.9% isn't anything to sneeze at, it's also somewhat lower than recent years and a possible sign of the market continuing to cool. 


3131 6th St | $1.6MM | More Details 

Newlands fits the mental image that many buyers have of an ideal neighborhood. It's west of Broadway, the streets are wide and tree-lined, homes have a variety of architecture styles and build dates. Trail access is often just a couple of blocks away and there are many, many renovation projects underway. This particular four bedroom, traditional Craftsman was on the market just eight days before attracting a buyer.  It sold for $25k over asking, cash. Due diligence: If you're buying in Newlands, you should be aware that many homes are maxed out in terms of additional square footage due to compatible development, historic, or solar access restrictions. Be sure you visit the planning department, or obtain a feasibility study from an architect, before you give up the inspection objection contingency. 

Fresh Listings
The best of Boulder real estate and beyond. 


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

Boulder 

540 Pleasant St | $3.5MM | More Details 
We toured this brand new, modern home a couple of weeks ago during the pre-MLS marketing period.  It's now officially on the market.  A great example of turn-key contemporary design, with features that invite the outdoors into the home. It's quite a home and it's in a walkable location, far enough away from CU.  Due Diligence: Unprotected mountain views, unless you find a way to buy or restrict the four-plex to the south.



549 Linden Park Dr | $1.93MM | More Details 
If you're going to see this, you should have some budget leftover for renovations. The interior is shot. The value is in a large lot in a great, quiet location that backs to Wonderland Lake open space. The deal includes 50% ownership of the adjacent vacant lot, which creates a sense of spaciousness and privacy.  Knowing nobody can plop a house next to yours adds a lot of value. Interior remodeling is also far less expensive than demo'ing and adding square footage.  The bones of this one could be  winner and it's worth a look. 

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


3385 Heidelberg Dr | $1.53MM | More Details 
Upper Table Mesa, close to the park, rec center, and Boulder's best schools. Moderately sized 5 bed, 5 bath, with some updates. Mid 60's original build date, typical size lot.  The clients we've helped acquire on this street say great things about it.  






287 Spruce Ct | $1.39MM | More Details 
Unique interior architecture in a fantastic west Pearl location. 3 beds, 3 baths and a two car garage. 




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



605 Ithaca Dr | $1.39MM | More Details 
Perched near the top of Ithaca, extremely close to open space. Thoughtfully updated throughout with a vaulted master and large yard and deck for entertaining.





1140 Portland Pl #208 | $699K | More Details
2 bed, 2 bath walking distance to the best of Boulder. Dated finishes. Compare to high quality, newly finished units at the Peloton.  Is location worth the trade off?  Historically, the answer has always been yes.  Due Diligence: Traffic noise from Broadway.

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

4640 15th St C | $569K | More Details
Look past the painful exterior color to a solid 3 bed, 3 bath town home in the vibrant Holiday neighborhood. Affordably priced with some updates. 1 carport space.  Paint is cheap.






Louisville 

349 Short St | $1.26MM | More Details
Built last year. It's a large 5 bed, 4 bath in close proximity to downtown Louisville. Bi-level layout with Near McKinley park. It looks like they made all the right choices, with a more traditional design on the outside and more modern inspired elements on the inside.  It's eye catching and given Louisville's limited supply, you likely wont' see anything similar for some time. 

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



256 S Madison Ave | $575K | More Details 
Modest family home at an entry level price point. Nicely located between downtown Louisville and 36. Bi-level layout with a modern kitchen and updates throughout.  It looks pretty much the same as when it did when it last sold in November '16.  At the asking price, you're looking at a reasonable 7.5% gain or 5.5% annualized rate of appreciation - assuming no further capital invested. It was a good deal then, probably still a good deal now.  Definitely should be on your show list. 


Longmont 

1109 3rd Ave | $629K | More Details 
3rd Ave is a little busy. If you can look past that, this house is adorable. 4 beds, 2 baths, only 5 blocks from Main St and 1 block from Central Elementary. Walk out basement and mountain views are a plus. We love Old Town and so do our past buyers.  It's like Mapleton Hill twenty years ago, and with the stinky meat processing plant long gone and a progressive Council forging ahead, Longmont should be on your radar. 

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

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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.