Here at House Einstein, our clients always come first. There was no Boulder fresh listings post last week. I was busy writing offers and negotiating contracts - three of them.
In this week's post, we discuss notable sales at various price points in Boulder and new listings worth your time. No refreshed old listings, pretending to be new. No horrible locations. Just the best.
Ready to see some houses? 176 listings hit the market in Boulder this week. Only 6 houses made the cut.
Let's do this thing.
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
Over a half acre of land, mountain views, and located in great proximity to Boulder proper - just south of Baseline Reservoir. Designed to frame the views, it feels like you can walk out to the Flatirons. Construction on 972 Westview Drive was completed in 2017. The home features four bedrooms, four baths, and about 4,600 F. SQFT. Traditional and tasteful, it was basically turn-key for the new owner.
Deal notes: The seller listed the property in late January at $2.5M, cut the price two months later by $100K, and accepted an offer of $2,215,000 at the end of March for 7.7% discount from last asking. It closed last week with an additional $10K the seller paid towards the buyers' closing costs.
We wrote about Tician Papachristou's Bowman House when it hit the Boulder real estate market in March, and we showed it to buyers the first weekend. Our sources told us that multiple offers were on the table with some buyers flying in just to see this particular stunner.
Deal Notes: Due to deferred maintenance, we advised our buyer to expect to spend $100,000 to correct the maintenance and a minimum of $200,000 follow-on capital to make this property ship-shape.
The winning bidder paid $150,000 over asking for the property (+24%), cash. We knew it was intentionally under priced but still didn't expect it to fetch that sum. Wow.
515 S 44th St | $710K | Pics and Details
Our clients were immediately blown away when they first saw this home, prior to it hitting the market. During her ownership period, the seller performed an extensive remodel, and it showed beautifully. The work was obviously not done to flip. The new owners are an awesome family who have been renting in the neighborhood and are now excited to call it home. They expect to refinish the floors and remodel the kitchen; otherwise, it was turn-key.
Deal Notes: One of the key factors in the decision process was to help our buyers evaluate the trade-off between buying a larger home in Louisville versus a better location in Boulder. Boulder won out.
We engaged in a challenging negotiation to lock it down, and at one point, the deal almost fell apart due to an erroneous inspection item. To keep it together, we had multiple contractors provide follow-up inspections and estimates. Although Scott Home Inspection is usually very thorough, they almost killed the deal with copy/paste language from a previous report.
I'm going to miss showing homes to this family. They were a pleasure.
Deal Notes: One of the key factors in the decision process was to help our buyers evaluate the trade-off between buying a larger home in Louisville versus a better location in Boulder. Boulder won out.
We engaged in a challenging negotiation to lock it down, and at one point, the deal almost fell apart due to an erroneous inspection item. To keep it together, we had multiple contractors provide follow-up inspections and estimates. Although Scott Home Inspection is usually very thorough, they almost killed the deal with copy/paste language from a previous report.
I'm going to miss showing homes to this family. They were a pleasure.
Fresh Listings
"OK, Google, play La Vie en Rose." As Edith Piaf echoes through the rooms, you make your way up the stairs, and the high ceilings will make you think you're walking up to heaven. You are! Just draw a warm bath and wait on your deck as the sun sets just for you. The white modern look is perfect with the furnishings of the kitchen, bedrooms, bathrooms, etc.
Buyers, bring your imagination glasses to the showing. It's not staged, which makes it a little challenging to evaluate layout and scale.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
3025 18th St | $2.5M | Pics and Details
For the last several years, this tiny neighborhood in north Boulder has experienced a shocking number of bidding wars for dilapidated, worn-out ranches - especially if they have a basement. The location is the perfect walking distance to Ideal, and it's well buffered from the noise on Broadway. Owners are taking those ranches and completely redeveloping them into modern, two story homes. Here you can see a Pinterest perfect final result.
Due diligence: Do it yourself, or buy it turn-key? There are pros and cons to either approach. There's also a lot to learn about development in Boulder, including some of the most challenging code in the country. Put on your waders; the due diligence rabbit hole is deep. Talk to a broker who has been down that path before, many times.
Due diligence: Doesn't currently meet SmartRegs. Bring your checklist to the showing. Also, don't forget to verify the historic nature of the garage in the back. It may be contributing to the district. Whatever you do, don't tear it down to put up a basketball court.
Due diligence: Check the drive time to downtown Boulder, and double it for winter weather. Unless of course, you've mastered the Scandinavian Flick.
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For the last several years, this tiny neighborhood in north Boulder has experienced a shocking number of bidding wars for dilapidated, worn-out ranches - especially if they have a basement. The location is the perfect walking distance to Ideal, and it's well buffered from the noise on Broadway. Owners are taking those ranches and completely redeveloping them into modern, two story homes. Here you can see a Pinterest perfect final result.
Due diligence: Do it yourself, or buy it turn-key? There are pros and cons to either approach. There's also a lot to learn about development in Boulder, including some of the most challenging code in the country. Put on your waders; the due diligence rabbit hole is deep. Talk to a broker who has been down that path before, many times.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
202 Sentinel Rock Ln | $1.7M | Pics and Details
Buyers fall in love at first sight with homes like this. Why? Because it's ONE with the rock. A home built like this will never be like any other.
202 Sentinel Rock was constructed in 1971 by architect Thomas Nixon, best known for his iconic design of the First Christian Church on 28th Street. Situated on just under six acres of land, the home features four bedrooms, four baths, and almost 4,000 F. SQFT.
Can't schedule a showing? Take the virtual tour.
202 Sentinel Rock was constructed in 1971 by architect Thomas Nixon, best known for his iconic design of the First Christian Church on 28th Street. Situated on just under six acres of land, the home features four bedrooms, four baths, and almost 4,000 F. SQFT.
Can't schedule a showing? Take the virtual tour.
Due diligence: The home has been under the stewardship of multiple owners since Tom and Elaine Nixon and has experienced quite a few renovations. Prudence calls for a close look at the work that has been completed and how far it strays from the original vision of the architect.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
A duplex in a beautiful part of the Mapleton Historic District. Love your partner but need some space? This could be it. Rent one side, live in the other? You almost certainly won't find a better located duplex in the city.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
1637 Pearl St 305 | $1.08M | Pics and Details
If you lived here, you could literally wake up and walk over to Snooze for breakfast whenever you wanted. The right person could make this into a cozy home and not so much of the office vibes we're getting from the staging.
Functionally, you're looking at two bedrooms, two baths, and reasonable square footage in a very popular location. HOA is reasonable, and there is a one car space for you in the garage.
Due diligence: Verify the private availability of the rooftop deck before the inspection objection expires.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
112 Bow Mountain Rd | $980K | Pics and Details
The key to a beautiful mountain home design is how it integrates nature into the living experience, with large windows and a seamless transition between indoor and outdoor spaces. This home does an excellent job, with spacious outdoor areas and a design oriented to the vistas below.
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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As always, your referrals are deeply appreciated.
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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: Denise Chan
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Ready to buy or sell? Schedule an appointment or call 303.746.6896.
Feeling social?
Facebook | Twitter | Instagram
As always, your referrals are deeply appreciated.
--
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: Denise Chan
