Have You Found Your Way Home Yet? [Boulder - Fresh Listings]

Home. It's where families grow together and friendships kindle. It's where we break bread and share our life stories. Memories of our childhood homes create a resonance, a fond nostalgia for time and place. 

Well designed historic homes and those that echo historic design themes remain highly in demand, no matter the economic or real estate cycle.  

This week's fresh listings include another Charles Haertling masterpiece, an estate with true waterfront, a beautifully updated historic home in Chautauqua and more.  

179 new listings hit the MLS this week. Only 7 made the list. 

Remember: just because it's worth seeing doesn't mean it's worth buying. For private showings and discussion of asset valuation, future appreciation potential, 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 
2950 6th Street | $2.95MM | Pics and Details
Available for only a few short days, this six bedroom, six bath Newlands home drew a lot of buyer interest when it first hit the market. The location was a big reason why, just 1.5 blocks west of North Boulder Park on a quiet street. The overall design of the home is traditional and tasteful, with tall ceilings and thoughtful features throughout but honestly, one of the reasons it sold for a premium was because you can't build it today. The maximum floor area allowed for this home's lot size under existing regulations is just under 4,000 SF. This home has 5,630 F. SQFT. It sold for $150K over asking.

3035 23rd Street | $779K | Pics and Details
A basic, late 1950's three bedroom ranch with a full basement. Finishes are painfully dated, but it didn't matter. Ranches with full basements in Boulder are the ideal platform for additions. This one will almost certainly be completely gutted and transformed in short order. The location is a solid B, so 3035 23rd Street is a good one for the data file. It sold for the asking price a week after hitting the market, cash. 

Fresh Listings

6087 Marshall Drive | $3.25MM | Pics and Details
Another Charles Haertling masterpiece offered by the original owner. The Robert Matheson House was constructed in 1970 to feature views from the top of the mesa. It's a four bedroom, three bath (mostly) surrounded by open space land.  

I could gush on about this stunner, but the seller himself describes the process of creating this home in the video below. He talks about the design and building of his house, outbuildings and well. The video is long but a worthy one. He talks about wildlife in the area, the old Marshall School, historic mine fires, and his conservation easement.

Due diligence: Prior to construction, the previous land owner had been running a small landfill dump on the site. Buyers should consider environmental testing of soil. There were also historic mine fires in the area and Mr. Matheson does a good job discussing that in the video. Finally, please note the house is ~750 feet from an antenna site. 

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. 
2779 S. Lakeridge Trail| $3.1MM | Pics and Details
This large mid 80's family house itself is nice, perhaps in need of a few updates, but certainly acceptable. The reason 2779 S. Lakeridge made this week's list is because it is real waterfront property with a recreational lake, and only a short drive of Boulder. That rarity of that alone makes it worth seeing. Interior finishes can be updated and modernized. The waterfront and private access is the reason to put it on your list. 

Due diligence: Review the rules around power boats (noise) and ask the neighbors about water conditions. Growing up in the Finger Lakes region of upstate NY, I loved diving off docks and swimming in lakes. It was a big part of my childhood. I also saw firsthand the way that some lakes suffer from environmental factors like eutrophication. It's unlikely here in the Rockies, but water quality still affects the usability of the lake. Put it on the due diligence list.  

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

771 7th Street | $2.9MM | Pics and Details
A nicely sized postwar four bedroom, four bath located just south of Chautauqua - likely far enough to not feel inundated by tourists. The floor plan has a nice flow from living areas to the kitchen. Outdoor living areas are attractive and the views add substantial value. Extensively remodeled fourteen years ago, it still looks sharp (although the kitchen is mostly the same). 

Here's what it looked like before the remodel

Due diligenceThe alley in the back appears to dead-end, which should limit transients and random people (or bears) from wandering in your backyard. Although it appears to be a Goldilocks location with respect to Chautauqua, parking rules have also changed in recent years. I recommend talking to neighbors about their experience with visitors and parking. Chautauqua is an amazing asset, with exceptional trails and cultural/musical events year-round. More than a half million people visit every year. Don't forget to verify the view corridor is protected. 

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

1108 Grant Avenue | $1.5MM | Pics and Details
Within the past decade, Louisville has really come into its own with a vibrant and authentic downtown area filled with great restaurants. Louisville hosts regular community concerts and other events. It's a family friendly location, with great schools and it's only about a fifteen minute drive to Boulder proper. Buyers will also find their budget goes a bit further here. 

1108 Grant Avenue last traded ownership about seven years ago. The current owner finished the basement, added a kitchenette to the studio space above the garage, and upgraded finishes on the main level, including the kitchen. It also appears an elevator was installed. Here's what it looked like in 2012.

If you walk around this lovely neighborhood, you'll find owners are renovating are nearly every street. It's a hot-bed of rejuvenation and this one is essentially turn-key. 

From a market perspective, only 12 houses have ever exceeded $1.5MM in Louisville. 9 of those sales occurred since January '18. Louisville has appeared to truly turn the corner when it comes to higher end homes, but this price point is still rarefied air.  Remember, intelligent real estate decisions are based on a deep understanding of market conditions. If your agent hasn't heard of Mr. Market, choose a better Realtor.

Due diligence: Permitting for the kitchenette, rental regulations. 

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

530 Kimbark Street | $675K | Pics and Details
No interior photographs and very little details make this an intriguing listing. It's a historic house in Old Town, currently functioning as an antique store. It may be possible to restore it for use as a single family home but perhaps it functions better as a small office or retail location for a boutique business. Based on the limited listing information, it appears to be rented at only $1,600 a month. The cap rate doesn't make much sense for an investor but it could be a worthy choice for an end-user who believes in the value of the location (we do). 

Due diligence: The usual historic house stuff; foundation, electrical, plumbing, mechanical, and roof.  Plus make sure you understand restrictions due to its historic nature and the risk/rewards of landmarking.

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

114 Neon Forest Circle #1| $550K | Pics and Details
In case you didn't know, the Prospect neighborhood in Longmont also features stylish, and low maintenance condos and town homes. This one caught my eye due its open floor plan and interior location in the neighborhood (not on US 287). 

Why Prospect? It's hip, family friendly, and features neighborhood retail. It's also a relatively quick commute to job centers and the Rec Center is nearby.  

Fun story: A few years ago, I was very close to pulling the trigger on an investment property in Prospect for myself. The deal hung up on the cost of financing for the mixed-use in the HOA. Today, financing options are far more flexible. This design reminds me of the one that got away - it might even be in the same building.  

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

948 North Street #10 | $439K | Pics and Details
The Newport Condo building is directly north of the Ideal shopping center and within easy strolling distance to downtown Boulder. It's a great location. 

A few years ago, the interiors of these units were all updated and although the finishes in this one are basic, it still shows nicely. It's a well considered choice for a lock-and-leave lifestyle. #10 is a two bedroom, two bath unit with just under 900 F. SQFT and includes 1 reserved parking space (sorry, no garage). 

Due diligence: Likely little storage. Meanwhile, City Council has determined the Alpine-Balsam project is a giant money hole which creates a lot of uncertainty over redevelopment of the old hospital campus. Alpine-Balsam is across Broadway, so little direct impact unless it someday adds a lot of density.   

Pro tip: If you're looking for a completely updated unit with a 1 car garage for slightly more, check out our listing at 4800 Osage. It's also in a location with far fewer transient issues. 

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

Almost Made The Cut 

920 Plateau Rd. I love the design of this modern, recently constructed luxury home and the carriage house offers a great way to offset ownership costs. I cut it because the listing photos don't show the high-density. The views to the south and west are also subject to more homes being built. What looks like open space is not. All that glitters isn't gold. 

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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: Joseph Pearson

Historic image of Matheson House: The Carnegie Library for Local History, Boulder.

p.s.  And now, I can't get this song out of my head. Here's a great video featuring Blind Faith and a very young Steve Winwood and Eric Clapton.


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.