Growing up in upstate New York, in a rural home with 40+ acres, I have a fondness for wide open spaces and the rough honesty of country living. The allure of acreage is strong but here in the west, soil and climate offer unique challenges. That doesn't stop buyers from coveting the the mountain homes, ranches, and farms that dot the landscape around Boulder. Many well heeled owners have invested in building dream homes in these places, but not every home is what it seems.
This week, we highlight nine new listings that have just come on market in Boulder. From hobby farms to downtown, historic charmers - there's a little of everything.
Here's a short video introduction:
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.Fresh Listings
Great location, understated on the outside but like an art museum on the inside. Five bedrooms with a near 1/2 acre lot. Private art studio, wine cellar, and Swedish sauna. Desirable South Boulder schools, nearby access to open space, Viele lake, and restaurants. Compare the old listing from six years ago and it's clear the seller invested heavily in renovating this gorgeous house. Does Mr. Market agree? Only an in-person showing will provide the answer.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
2468 Powderhorn | $2.3M | Pics and Details
A five bedroom, four bath two story home in Devil's Thumb with an attached four car garage. Classic layout with most bedrooms on the upper level, nicely updated finishes. More modestly sized than 2945 Julliard and closer to open space trails. See them back to back.
p.s. The hot tub is included.
Due diligence: Five lovely pastoral acres but no water rights. Be sure to discuss the impact to valuation with your Realtor when you analyze the comps. What's that? Your agent didn't mention water rights? Next time, choose a better agent.
1150 W Coach Rd | $1.77M | Pics and Details
Due diligence: winter access, fire protection, survey, well and septic.
2150 24th Street | $1.4M | Pics and Details
The nice thing about "Neo-Victorian" style homes is that they look historic but shouldn't have any of the usual historic house problems including crumbling foundations, marginal wiring and non-existent insulation. This adorable three bedroom, two bath is also a just right size of ~2,000 SQFT. No basement and a one car garage. From a location perspective, it's solid: Strolling distance to downtown and the Google campus. Lot size is tiny so what you see is almost certainly what you get, unless Boulder relaxes the rules around density and development - don't bet on it.
Due diligence: Corner lot on Gillaspie, which is a main street.
Due diligence: At some point in its history, it appears that one of the bedrooms was expanded (to create a master) by removing a small section of what may have been a structural wall. Take a close look on inspection and check whether a beam was added in the ceiling to distribute the load of the roof.
Due diligence: Steep hillsides create view opportunities and walk-outs, but increase the risk of structural issues from poor drainage or under-engineered foundations. Inspect closely, don't skip the survey, and don't forget the usual mountain property issues (fire, septic, water, winter access).
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2468 Powderhorn | $2.3M | Pics and Details
A five bedroom, four bath two story home in Devil's Thumb with an attached four car garage. Classic layout with most bedrooms on the upper level, nicely updated finishes. More modestly sized than 2945 Julliard and closer to open space trails. See them back to back.
p.s. The hot tub is included.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
5875 Monarch | $1.9M | Pics and Details
As we mentioned in our latest Notable Sales, the farm life is a dream for many (I'm looking at you, Bob). This gorgeous historic three bedroom farm house features a guest cottage, artist studio and substantial workshop. If you already know that you'll be having guests during the holidays, you'll now have a charming guest house to host them.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
1150 W Coach Rd | $1.77M | Pics and Details
+34 acres and gorgeous views surround this four bedroom, five bath, two story home. Talk about privacy. Constructed in the mid 90's, the home has been renovated to feature a gourmet kitchen & luxury master suite. In addition to the house, the property features +1700 SQFT of combined attached and detached garage space with an additional +200 SQFT greenhouse. Also a horse barn w/H2O & electric.
Due diligence: winter access, fire protection, survey, well and septic.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
1026 Lincoln Pl | $1.43M | Pics and Details
A historic bungalow located on the Hill, minutes from downtown. Four bedrooms and tastefully renovated with new bathrooms, paint, carpet, and finished floors. Walk-out basement with bath and kitchenette that might transform into an in-law, nanny suite, ADU or Airbnb. A good example of Bungalow-style architecture, which was very popular in Boulder' s University Hill neighborhood. The house features stucco and half-timbering in the gable ends, tapered porch piers, and multi- pane windows. It was originally constructed in 1924.
Due Dilligence: If you have the intention of renovating (perhaps a garage addition?) you'll have to verify with city. If your investment thesis depends on short-term rentals, talk to your Realtor about the rules, first.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
2150 24th Street | $1.4M | Pics and Details
The nice thing about "Neo-Victorian" style homes is that they look historic but shouldn't have any of the usual historic house problems including crumbling foundations, marginal wiring and non-existent insulation. This adorable three bedroom, two bath is also a just right size of ~2,000 SQFT. No basement and a one car garage. From a location perspective, it's solid: Strolling distance to downtown and the Google campus. Lot size is tiny so what you see is almost certainly what you get, unless Boulder relaxes the rules around density and development - don't bet on it.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
1615 Gillaspie Dr | $1.05M | Pics and Details
This three bedroom, three bath home offers easy access to Viele Lake and the South Boulder Rec Center property. A custom design with vaulted ceilings, cupola, hardwood floors on the main level, home theater/rec room, detached two car garage, decks and patio. The color scheme and finishes won't work for everyone, but remember - paint is cheap. Also, given the shortage of attractive, functional homes in Table Mesa below $1MM - need we say more?
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
130 S 34th Street | $679K | Pics and Details
A well executed, remodeled 3/2 ranch on one of the quietest, non artery streets in Martin Acres. Updates include a gorgeous kitchen with a gigantic window replacing a couple of cabinets, providing light and views to the well landscaped backyard. A laundry and 1/2 bath were added to the back of the garage.
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| Jackson contemplates waiving inspection |
One of our buyers was ready to submit an offer but couldn't move fast enough for the offer submission deadline. 10 offers were expected by the listing agent and we're not surprised. If you add up the value of all the improvements, plus the premium for being on 34th, it's a solid near turn-key option.
Due diligence: At some point in its history, it appears that one of the bedrooms was expanded (to create a master) by removing a small section of what may have been a structural wall. Take a close look on inspection and check whether a beam was added in the ceiling to distribute the load of the roof.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
7979 Fourmile Canyon | $649K | Pics and Details
An interesting and playful two bedroom, two bath in the lower foothills. The tree house and elevated pathways might be perfect for Rivendell but likely are not a permanent (i.e. permitted) improvement. The non contiguous +8 acres on the north side of Fourmile Canyon Drive are an interesting aspect to this property.
Due diligence: Steep hillsides create view opportunities and walk-outs, but increase the risk of structural issues from poor drainage or under-engineered foundations. Inspect closely, don't skip the survey, and don't forget the usual mountain property issues (fire, septic, water, winter access).
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: Lola Delabays
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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: Lola Delabays
