It's late in the cycle and the end of the '18 real estate season in Boulder. House Einstein is getting more selective. This week only six new properties made our list of homes worth seeing. We also discuss three recent sales, plus there's a rare fire sale in Table Mesa.
Ready to see what's new on the market? Let's go.

Our goal is to help you make a smarter real estate decision.
Sold Listings of Note
3370 4th St | $3.6MM | Details
Eye catching brand new construction in a decent, B+ location (D is passing, people!). Exceptional design, with attractive indoor/outdoor transitions, tons of glass and luxury high-end finishes. Adequate plus-sized double lot. It sold for $876/Sf finished, $763/SF total and 5.2% below asking after a few weeks on market, cash. A good valuation benchmark for new construction.
630 Pine St | $2.05MM | Details
A pre-war historic home in the District within an easy stroll to Boulder's finest restaurants and shopping. Moderately sized and tasteful three bedroom, two bath with a 1 car detached garage. Nicely updated sometime this century. Clean lines, great location. A solid choice. It sold for 4.2% below asking.
860 University Ave | $2.05MM | Details
Proof that historic and understated on the outside and modern on the inside is a winning combination, time and again. 860 University sold for $1.8MM in a bidding war in 2017 and came back to market this fall. This time around, it sold for asking the day it hit the market, despite the somewhat busy location, including high student density. $300K for living in a gorgeous house for a year? Yes, please, even if you have to tolerate a few red solo cups on the lawn.
Fresh Listings
Boulder
2670 6th St | $2.9MM | Details
It's not simple to analyze the market value of a historic home. Each property is unique, some have architectural pedigrees or past owners who made significant contributions to the city. These homes are also cherished in the community and make no mistake, the powers that be are going to pay attention to any modifications. Foundations, electrical and mechanical systems that are in poor shape create a big haircut to market value - more so than with a newer home. Location and design matters. Gathering spaces like living areas and front porches create desirability but a sense of grandeur goes a long way towards boosting value.
2670 6th Street deserves a closer look. It has a classic layout with three bedrooms on the upper level, one on the main, and five bathrooms. It was remodeled in 2003 and there's a licensed ADU above the garage. It's just north of the Mapleton historic district and it was built after the war, which should help the permitting process for future renovations.
Keep in mind that it's appreciation rate will also be influenced by the upcoming Alpine Balsalm project. Having reviewed the proposals under consideration, we are cautiously optimistic that the development will be a positive factor for this neighborhood going forward.
For a private showing and a data driven discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.

Due diligence: There may be limitations on updating the property and adding additional dwellings, including conservation easements to consider. The septic is also ancient and the seller expects you to bring it up to code (budget for that in your offer). The key question is whether the property can be screened from the traffic on Arapahoe.

814 Timothy Dr | $485K | Details
This location is a hidden gem for value investors or first time home buyers. It's a short haul to Whole Foods, a reasonable commute into Boulder, and surprisingly affordable for a functional family-friendly house. We sold a home on this street last year and our sellers loved living in the neighborhood.
An inexpensive investment property in downtown Longmont. If you're a believer in the Longmont revitalization story, this is a good entry level opportunity in a solid location, walkable to shops and restaurants. Due diligence: The location is awesome, but in your excitement, don't skip the due diligence. HOA's of this size require thorough analysis. A special assessment is looming for the roof. Reserves are minimal.
Worth a Second Look

1245 Claremont Dr | $999K | Details
Table Mesa discount! The seller must be getting serious, as they just slashed the price $150K. If you like this one, before you pull the trigger, call us to learn about a better, more updated option that we're bringing to market in January.
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Ready to buy or sell? Schedule an appointment or call 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.
Cover image: Benjamin Davies