Mapleton Hill Trophy or Mountain Log Cabin? Choose Your Adventure [Boulder - Fresh Listings]


The Boulder real estate market is starting to heat up. There are now over 1,300 properties listed for sale. About 43% are under contract.  


Believe it or not, the market is more balanced now than in many years. In the city of Boulder, house inventory is up about 10%. Attached dwellings (condos and townhomes) are up far higher, largely driven by new construction. Buyers have more selection and fewer bidding wars. But make no mistake, attractive, well priced properties will continue to disappear quickly. The key is knowing which homes are worth your time to consider. 

Like the chart above? Visit our Insta and check out the spike in pending sales. 

At this phase of the real estate cycle, property selection is paramount. Do not overpay for compromised locations or properties with dysfunctional layouts, excessive deferred maintenance, or other substantial problems. 

Over a hundred new listings hit the market this week. Only nine made the list. 


For private showings and discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. My goal is to help you make a smarter real estate decision.




Sold Listings of Note 
2557 Sumac Ave | $2.3MM | Pics and Details
Extensively updated, this substantial family home in North Boulder was available for only a few days. It featured five bedrooms, six baths and +6,000 SF on a generous +18,000SF lot. Nicely updated, turn-key property sells quickly in Boulder and often for a premium. 2557 Sumac proves the point.  It sold for $75K over asking, cash. 




1590 Cascade Ave | $1.8MM | Pics and Details
This home has been on/off the market for some time and we toured it for our buyers earlier this year (video below). Although there were many positive aspects to the property, we concluded the kitchen was in need of a refresh (fixable) but the home lacked adequate outdoor living/entertaining areas (not easily fixable). Previous owners had attempted to correct this issue with a front-yard patio and built-in fire pit, but this space is exposed to the front yard and alley. It also had a poor transition from the interior of the house. Screening might have partially fixed the issue but at this price point, I expect better. I advised our buyers to pass on it.  

Deal notes: Originally listed in the summer of last year for $2,150,000 it was re-listed at the end of January for $1,875,000 (with a new agent). The property sold for $1,755,000, or 6.4% below the last asking price. 


Now that it's closed, we'll share the video. 





Fresh Listings

1014 Mapleton Ave | $6.0MM | Pics and Details
An Edwardian Vernacular style historic home in the core of the Mapleton Hill District. Originally constructed in 1890, and known as the Rowland Residence, this trophy home been extensively renovated by Greg Hansen (floor plan, drawings). 

The original owners were Hiram Edwin and Harriet Parker Rowland. Hiram was a prominent Boulder attorney, serving as City Attorney and the president of the Boulder Bar Association.  Harriet was the daughter of a U.S. Congressman. 

The home itself features five bedrooms, five baths, and about 4,500 F.SQFT. The over-sized lot is south facing and located in one of the most iconic spots in the city.  From a valuation perspective, buyers will need to get their head around the rarity of a parcel being available in this location and the quality/cost of the renovation. 

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 
720 Pearl Street #2B | $2.5MM | Pics and Details
A tasteful luxury condo at 7th and Pearl. Newer construction. Three bedrooms, three baths, and a generous ~2,300 F.SQFT. The open floor plan and outdoor decks are inviting and frankly, it's hard to top the west Pearl location.


For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 

1975 Balsam | $2.0MM | Pics and Details
This one almost didn't make the list. The interior has some nice updates but the value here is the bones of the house and the perch. The Alpine-Balsam peninsula is saturated with high end homes and killer views which should help retain capital value in a downturn and bolster appreciation, long term. The key question is whether this particular home and lot can renovated to suit a more modern aesthetic and, critically, whether the view quality is truly there. The existing orientation of the back of the house is to the west, which poses some interesting design challenges given the proximity of surrounding homes and neighborhood level design restrictions. Only an in-person visit will clarify the potential.  Due diligence: Powerlines, build-out potential, bring a local architect to the showing. 

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 


1655 Walnut #102 | $2.0MM | Pics and Details
Want to rub shoulders with the Governor? Here's your chance. A two-story with direct street-level access, two bedrooms, three baths and two parking spaces in the secure garage. It's light, tasteful, and in the center of everything Boulder.  The property was last on the market in 2012 and sold for $1.3MM. 



For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 


1535 Moss Rock Pl | $1.4MM | Pics and Details
My top pick for the week. It's an attractive four bedroom, 1970's bi-level on a perch with views to the south. The existing exterior finish might benefit from an update, the interior was refreshed in 2012. The house itself is modestly sized at ~2,400 SQFT. Check out the photos, the views are spectacular and the lot and landscaping creates a sense of privacy.  


For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 


3255 Heidelberg Drive  | $1.25MM | Pics and Details
An attractive four bedroom, four bath with a great floor plan. Owned by the same family for nearly 40 years. Excellent street, with easy access to South Boulder Rec, open space, and great schools. 

From a structural perspective, it's similar to our listing on 3255 Heidelberg but that's where the similarities end. Our listing has an open floor plan on the main level, updated kitchen and baths, and lovely curb appeal. If you're looking for a home to update and remodel, 3255 is a good choice. If you prefer a turn-key home, wait for our listing just a few doors down. We expect to hit the market in early April. 


For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 


210 Pine Brook Rd | $1.1MM | Pics and Details
With an atrium like living room and walls of glass framing the outdoors, 210 Pine Brook reminds me of the home I grew up in minus that cool spiral staircase. The location is only a few minutes up Linden and a quick trip to downtown Boulder.  

Due diligence: Bring your work gloves and backhoe. The property needs a thorough update and apparently, a septic tank.  Also, consider winter access. 
87 Big John Rd | $739K | Pics and Details
Live out your your Mountain Family Robinson fantasy in this log cabin style three bedroom, three bath home in Allenspark. Five acres of land, newer construction, and an attractive mountain feel design. Worth the drive.

Due diligence: As with all mountain property, septic and water need to verified. Also check title for deeded restrictions. It's in unincorporated Boulder County (with a Lyons address). 



For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 



1195 Bear Mtn Dr Unit D| $550K | Pics and Details
This could be an interesting opportunity. It's a decent size (~1,500 SQFT) three bedroom townhome at Bear Creek. Currently tenant occupied and likely shows poorly. Only 3 or 4 units typically sell each year in this development, so don't wait to schedule the showing. 

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 

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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: Robert Anasch 

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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.