297 Broken Fence Rd [Boulder Notable]

297 Broken Fence Rd | $1.4M 

From a location perspective, it's hard to beat 297 Broken Fence Rd. Just one patch of undeveloped, private land separated it from Betasso Preserve. It felt enmeshed by natural beauty and stunning views. It was also located at the end of the street on a cul-de-sac, and only a short distance from the City of Boulder.  
The interior of the home was mostly original, but it had some nice built-ins, and the kitchen that had been updated sometime in the not so ancient past. The spiral stairs were rare and posed a challenge for some buyers. The limited (but perhaps fixable) covered parking was another potential deficit. 
The home was listed at $1.45M and went under contract within two weeks of listing. There was a small $1,500 concession at closing, likely inspection related. 
Full disclosure: The sellers were ready to sign up with House Einstein when at the last minute, it became apparent their desired listing schedule conflicted with some travel plans. It was with great sadness that I learned they were uncomfortable with this conflict. My travel aside, the fourth quarter is also not a very good time to list a home if maximizing price/minimizing time on market is the objective. I believe they would have seen a substantial upside if they waited until mid 1Q24.  
Due diligence: It's not uncommon for social trails in the mountains to cross private land. Often there is a neighborly understanding regarding access to these trails, but it's not always the case. Trust but verify when it comes to these sort of things. Asking about social trail access is also a great pre-text to meet the neighbors and verify any information provided by the listing agent. It's strongly advisable. 

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Note: The Realtors at House Einstein did not represent the buyers or sellers of this property. Our discussion of notable sales is designed to help educate you on market conditions and make a smarter real estate decision.

Osman Parvez  is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has been a Realtor since 2005.

Osman is the primary author of the House Einstein blog with over 1,200 published articles about Boulder real estate. His work has also appeared in many other blogs about Boulder as well as mainstream newspapers, including the Wall Street Journal and Daily Camera. For more information, click HERE.

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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. House Einstein strongly recommends conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.  

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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.