Come on people, step away from HBO for a moment. We're in the SPRING market!
There are over 1,500 listings on the market in Boulder County. Nearly two hundred more hit the market this week, alone.
Can you read past the doctored listing photos and Realtor hyperbole? If you're a buyer, what's worth seeing and what should you skip over?
Many listings are overpriced, poorly located or in compromised locations. Yet nearly 1 in 5 houses during the 1st quarter sold for more than asking in the City. Once again, it's a tale of two markets.
To help guide you, I sifted through what's new and pulled out the most compelling properties to hit the Boulder real estate market this week. To help educate you on market conditions, I've also included several recent closings.
Ready? Let's hop in the Realtor car and go see some houses.

Sold Listings of Note
1625 Pine St | $2.7 MM | Pics and Details
Chauncey Stokes was born in a log cabin in New York in 1824, one of twelve children. In 1855, he married Lucey Wylie. Together, they moved to Evanston, Illinois in 1964 where he began work as a builder and architect. Relocating to Boulder in 1875, Chauncey opened a lumber yard and architecture firm. He later oversaw the construction of the first County Court House, the Masonic Temple and several churches in Boulder. In addition, Chauncey designed the President's house at CU and superintended the construction of dormitories.
The Chauncey Stokes House is a restored example of French Second Empire architecture; a rare find in Boulder. Classic layout, upper level bedrooms, two car garage, full kitchen and a legal OAU carriage house, this home exudes charm without giving up modern functionality. Another Smiley restoration and a great Whittier location.
On the market only two weeks before a buyer locked it down, it sold for $50K below asking.
450 Kneale Rd | $2.5 MM | Pics and Details
Originally constructed for a prominent Boulder physician, this contemporary gem was completed in 1991 by Sugarloaf Building Company. Located just inside Eldorado State Park, it features three bedrooms, three baths, and about 3,700 finished square feet. The lot size is generous - almost 33 acres, and of course it's nestled into the park itself with year-round hiking and climbing opportunities.
Although now almost thirty years old, the design is still striking and numerous aspects of the home have been recently updated. The home was available for just under a month and sold at full asking.
443 E Raintree sold for $30K over asking (+4.6%).
2925 15th St | $4 MM | Pics and Details
One of the most intriguing listings of the spring. This compound includes three separately lots, one of which appears to have some development potential. The combined lot size approaches a half acre and it's well located, just steps from Ideal Market which features great dining options (looking at you Santo). And if that's not enough, it's a short summer evening stroll to downtown restaurants and more shopping.
The structures include a primary house, guest house, studio, and greenhouse. All together, it features six bedrooms, five baths, and about 5,600 tastefully finished square feet. Click through the eye-candy photos (link above) and you'll see thoughtful touches abound. This is an exceptional choice for a family home, with little updating needed - and it's turn-key for the next owner.
Due diligence: Whenever development is a consideration, we recommend our buyers schedule an in-person consultation with a City of Boulder planning specialist. We often attend these meetings with our clients and we also connect them to local, experienced architects to walk through the real potential of the property. When it comes to listing agent hyperbole, trust but verify.
705 Mapleton Ave | $3.7 MM | Pics and Details
It's hard to believe that this is the same home that traded hands in 2016. Compare the link above to the old listing photos. It's been extensively modified, added-to, and renovated. Now almost 1,700 SQFT larger, every aspect of the interior appears well executed and modernized. If some of the finish choices don't match a buyer's taste, they could easily, and relatively inexpensively be changed. The hard work has been done and it's eye-catching.
From a location perspective, it's also hard to beat the 700 block of Mapleton Hill. It's in the center of the historic district but still far enough away from the crowds at Sanitas so that parking will rarely be an issue.
Due diligence: Curb appeal from the street on this home is understated, which tends to appeal to more conservative affluent buyers, but the reason the exterior has seen minimal alteration is likely because the house is deemed contributing to the District. It's best to conclude that what you see from the street is probably what you get, unless proven otherwise. As with any recently completed construction, don't forget to verify permits were closed out.
537 Terry St | $1.28 MM | Pics and Details
3005 Birch Ave | $900K | Pics and Details
Speaking of builders, here's the former residence of an owner of SoBo Homes. It's an oversized, three bedroom, two bath ranch in a solid location in Martin Acres, on a quiet street, with multiple families nearby and great neighbors. Lots of thoughtful and functional touches throughout.
237 Sunset Street | $425K | Pics and Details
It's a historic bungalow on the west side of Old Town - well maintained, tasteful updates including the kitchen, a screened-in porch, and a carriage house for guests. Are you surprised it's already gone? It didn't even make it through the weekend. Two days after hitting the market, the seller accepted an offer. Snooze ya lose.
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: James Barker