Modern Marvels, Tri-Levels and More [Fresh Listings, Get 'Em Hot]


By Osman Parvez
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Over 150 listings hit the market this week.  The summer Boulder real estate season has arrived!

If you're serious about buying, it's important to focus your effort on the best properties. Attractive listings go quickly. As of this writing, 49.7% of inventory in Boulder is under contract.  Priced right, marketed professionally, the best homes are often under contract after the first weekend.   

What's worth seeing? Each week, we sift through new listings and pull out the most compelling properties.  We consider location, design, price, layout, updates, schools, and traffic/commute patterns. Most importantly, we rely on nearly two decades of real estate experience to guide our recommendations.   

The following are the best homes in the best locations in Boulder. Don't forget: worth seeing doesn't mean worth buying - especially at the asking price.  

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



Sold Listings
Recent closed transactions that highlight market conditions. 


1990 Tincup Ct | $1.71MM | More Details

We told you to expect a bidding war when we wrote about this California style listing a few weeks ago. It sold for $215,000 over asking, cash. A key driver was the orientation towards open space on 3 sides. 



467 Pearl St | $1.21MM | More Details
This San Francisco three bedroom townhouse sold for $60K over asking, cash. It's an extremely desirable location on West Pearl and this development overflow with charm. 







750 S 41st St | $675K | More Details

One of our buyers was pretty excited about this south Boulder tri-level. They eventually concluded it was too small. Good location, subject to some traffic noise. In addition to having great neighbors (also our clients), the big benefit is being directly across the street from a bustling retail center with excellent dining, coffee shops, two grocery stores, and more. It sold for $25K over asking. 


Fresh Listings
The best of Boulder real estate and beyond.

Boulder 




1330 King Ave | $2.79MM | More Details

Exceptional location, with access to music and cultural events at Chautauqua. Trails are steps from the front door. Attractive indoor and outdoor living areas. ‘04 construction on nearly .3 of an acre. Somewhat dated. Southern orientation at the back of the house and a walk out lower level. The value is mostly about the location.


To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.
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1990 Poplar Ave | $1.64MM | More Details
Modern, south facing on a generous half acre lot in Central North Boulder. Nice touches on the refinish. Good bones for a larger home or enjoy as it stands. Private. 5 beds, 4 baths and originally built in 1979. 







455 Marine St | $1.5MM | More Details

Rare large lot in Lower Arapahoe, nearly a third of an acre. 3 beds, 3 baths and built in 1988. Original and unique finishes. Excellent location. Flag lot. Alley Access. Warm and charming. Due diligence: power line to be undergrounded, supposedly. 



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



1223 6th St | $1.5MM | More Details
Bright and modern with a two car detached garage in the back. Excellent location, split between downtown and Chautauqua. Smaller lot. Mid 90’s era construction. 4 beds, 3 baths. 








2056 Walnut St A | $1.35MM | More Details

The trifecta. Tucked away in a private, tranquil setting yet centrally located with easy walking access to the best of downtown Boulder. Lock and leave, modern, and a generous master suite. Tastefully finished.  3 beds, 3 baths and built in 2014. Near a beautiful park. 



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


1460 Moss Rock Pl | $1.25MM | More Details

A nicely modernized ranch in North Boulder, featuring flatiron views and excellent outdoor spaces. At this price point, it shouldn’t last long. 4 beds, 2 baths. Originally built in 1968. 







2813 Kenyon Cir | $810K | More Details
A basic ranch with a full basement in need of an interior gut and remodel. The location is worthy of the investment. It’s south facing and on a minimal traffic street. Lot size is on the smaller side, so make sure your plans are allowable under Boulder’s Compatible Development ordinance. What’s that? Your agent didn’t mention anything about it? Find a better one. 


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



4490 Osage Dr | $749K | More Details
South Boulder tri-level. Kitchen needs a refresh. Decent size lot. Potential for traffic noise but could be reasonably shielded. 4 beds, 2 baths and built in 1962.  


1485 Linden Ave | $720K | More Details
Snooze ya lose, it’s already under contract. Don't wait for our weekly updates to learn about new real estate in Boulder, contact us. Speed matters and it’s one of our competitive advantages. The park is around the corner of this house. The lot size is typical. The price was right. Note: This North Boulder house was described as a two-story in the listing but it sure looks like a classic tri-level. Back of the envelope says it was priced about 5% below market.



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


1516 Chambers Dr 6-65 | $550K | More Details

If you’re looking at attached dwellings in Boulder, there aren’t many options - assuming you don’t want to live among the students. Mountain Shadows is a good one to consider in a reasonable price point. This unit has four functional bedrooms and plenty of square footage. Carport, no garage. Use the unfinished basement for storage. Curb appeal is lacking and it needs an interior refresh, but it’s a good starting point to enter the Boulder real estate market. In a few years, move up and turn it into your first rental property.



620 Pearl St A | $425K | More Details

Small is beautiful, as long as it’s in on West Pearl. This is a great property for occasional family or executive use.  Less than three blocks from all the downtown action. Due diligence: HOA usually carries the flood policy. 





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




60 S Boulder Cir 6038 | $410K | More Details
Units at the Seasons usually sell quickly, especially if they’re on an upper level like this one. 2 beds, 2 baths and built in 1984.  The long term investment thesis hinges on CU South Campus.  Want to learn more? Ask your broker. 





Louisville  


801 Walnut St | $1.29MM | More Details
A couple of takeaways on this listing. First, downtown Louisville now easily supports $1MM+ reconstruction projects. Buyers are also willing pay a premium to avoid lengthy (and costly) construction projects of their own. This one was built in ‘12. It's what most family home buyers want, with 5 beds, 4 baths and a corner lot. The second takeaway is about pricing. Originally listed last year at a wishful thinking price of $1.45MM, it didn’t attract a buyer and the seller cut the price $50K before pulling it at the end of the summer. Then, they got serious.  They re-listed it nearly $100K below the last price and it quickly found a buyer. It’s now under contract.  Remember: If you’re serious about real estate, you have to move fast - that means instant listing alerts, systems for showings and writing offers quickly/efficently, and a highly responsive, full-time agent


To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, 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: Luke Van Zyl

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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.