Friday, March 24, 2017

A Room with a View on Flagstaff, Historic Old Town, and Rare Southwest Style Charmers

Wake up and smell the listings
It's been a busy week: a full schedule of showings every day, late nights writing caffeine-fueled offers, and negotiating back-to-back bidding wars. Meanwhile, I'm doing a deep analysis for a new listing, managing several inspections, and still finding time to meet with new clients.  

I won't apologize for the lateness of this post, but clients always come first

This week: custom mid-century modern homes on Flagstaff mountain, beautiful adobe Southwest-style homes in historic Lafayette, and two exciting options in Old Town Longmont. As usual, no excessively priced or refreshed listings, and no bad locations. These are the best homes to hit the Boulder real estate market this week. 


To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 303.746.6896.


Sold Listings of Note


8912 Little Raven Trl, Niwot | $1,596,000 | More Details 
Don't believe the Realtor happy talk. Even priced right, large homes on the outskirts of Boulder take longer to sell and often trade at substantial discounts to asking. Yes, even in this market.  This beautiful home on Raven Trail is a good example. It's well situated in the neighborhood, adjacent to protected open space, and on a large lot. The finishes are classic Colorado; it has a three car garage and a decent floor plan.  It's an attractive property, but it still took 9 months to sell. The final price was $100K lower than the original asking price. Over the ownership period, it generated a 1.9% unlevered IRR.  In other words, this investment essentially kept up with inflation.  Take home lesson: selection and negotiation matter. Choose carefully and buy at the right price. There are a lot of options in certain price ranges and locations, so talk to your real estate advisor.


3860 Colorado Ave E, Boulder | $610,000 | More Details 
Wellman Creek town homes sell quickly and most go for a premium to asking. The location is attractive for CU graduate students and staff, and it should also benefit from the (contested) expansion of CU's South Campus.  Analysis. This particular unit was on the market for 5 days before receiving a full price, non-cash offer.  


Fresh Listings

Boulder 
450 College Ave $3.4MM | More Details 
Located just below the first overlook on Mt. Flagstaff, this custom home was designed to frame city views. A classic example of mid-century modern design, it's a unique property for select buyers. Listing photos don't do it justice. If you're riding Super Flag, it's also cheating. You'll need to head back down and start at the bottom. Due diligence: Although Boulder's market continues to expand at the high end, $3MM+ properties are in a class by themselves.  In this price range, it's a buyer's market (don't believe anyone who tells you differently), but keep in mind few homes offer a location of this caliber. Ask your Realtor for an analysis of $3MM+ homes before writing an offer. Remember, intelligent real estate decisions are based on a deep understanding of market conditions. 

To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 303.746.6896.

515 Forest Ave | $2.8MM | More Details 
Last traded for $1.7MM near the bottom of the last real estate cycle in 2008, this large Newlands home is south facing on a typical size lot. Finishes are still current, and the location is minutes from downtown.  

2155 Mead Dr |  $950K | More Details 
Homes in this little pocket neighborhood are so rarely available that when one becomes available, it's a must-see. This moderately sized ranch has some updates and appears to be in good condition. Teller Lake open space access is nearby.

To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 303.746.6896.

8323 Larkspur Rd | $935K | More Details 
Tasteful double A frame mountain house, just minutes from Boulder and south of Lefthand Canyon.  5 bedrooms, 4 baths, and a 4 car garage. It features views of the valley below. It also has notable updates since the home was constructed in the late 70's. Due diligence: key considerations for mountain property include water quality, septic system health, winter access, and fire risk. If your agent doesn't mention these factors, find a better Realtor.

3725 Silver Plume Ln | $850K | More Details 
Small is beautiful. Excellent views from this mid 70's tri-level in Table Mesa, but don't expect to expand it. The lot is only 4,066 SQFT. Boulder's best schools. A fast bike ride to the Southern Sun and Lucky's. An option for downsizing or minimalist buyers.

Lafayette
211 W Cannon St | $1.1MM | More Details 
Now for something completely different. Adobe style homes are more common in New Mexico and Texas than Colorado. For those who appreciate their design, there is no alternative. It's classic Southwest. Completed in 2013, this large 4 bedroom, 4 bath is in the heart of historic, downtown Lafayette. If it appeals (and fits your budget), don't wait. You probably won't see another one like it anytime soon. 

To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 303.746.6896.


Longmont 
8750 Portico Ln |$1.3MM | More Details 
Minutes from Google's new campus, with nearby trails and open space, on Boulder's best road cycling routes. Completed in 2011, this not too large home features contemporary finishes and a 4 car garage. Due diligence: There are several high-end enclave neighborhoods between Boulder and Longmont. Consider options in Niwot and Lake Valley before writing your offer.   

611 Grant St | $989K | More Details 
A large, family friendly home with wrap-around porch and a 2 car garage in historic Old Town Longmont. It may look historic, but it's not. Construction dates from 2002.   Note:  Old Town is one of three locations in Longmont where I would personally live and invest.  

To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 303.746.6896.

219 Pratt St | $385K | More Details 
Old Town Longmont for under $400K?  Of course the finishes are dated, so bring your imagination, your DIY skills, and your negotiation strategy. 3 bedrooms, 2 baths, and small barn. Expect multiple offers. 

1544 Renaissance Dr | $375K | More Details 
A large 2 bed, 3 bath town home in Renaissance. Long time blog readers know I'm a believer in this location for its easy access to Boulder, open space, trails, and cycling routes. Whole Foods is nearby, the retail mix continues to improve, and the HOA is relatively inexpensive.  This one is an end unit with views and worth a look. 

To schedule a private showing, which includes a discussion of valuation, market risk, and intelligent real estate investing, call Osman at 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.

Friday, March 17, 2017

The Perfect Boulder Bachelor Pad, Loads of Eye Candy, and Managing Risk in Niwot


Phew, it's been a busy week! I've taken buyers to see over 30 listings, everything from eye popping mountain trophy homes to entry level condos. Two late night offers also resulted in two sets of clients happily under contract. It was hard to find time to review the fresh listings, but it's the only way to stay on top of the market. Remember, intelligent real estate decisions are based on a deep understanding of market conditions. There is no substitute.  

Good news. There's a lot of real estate to consider this week. As usual, I've culled the bad locations, the refreshed old listings, and the obviously overpriced homes from the list. I've also included a more thorough discussion on last week's notable sales. 

This week: A modern, turn key North Boulder home (you just missed). Also family homes of all sorts in Boulder, Louisville, and Longmont. Plus the perfect Google employee bachelor/bachelorette pad.


To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.


Sold Listings of Note


1301 Canyon Blvd #304 | Sold: $2.19MM | More Details 
This high-end condo was on the market for only a week. High-end condos in downtown Boulder aren't rare, but few offer the critical south facing view of the flatirons. Although the views aren't as spectacular at One Boulder Plaza compared with say, The Arette, this particular unit is generously sized at ~2,500SQFT or $862/SF. It sold for 2.7% below asking, about right. 

2065 Alpine Dr | Sold: $1.79MM  | More Details 
When it first hit the market, I took two different sets of buyers to see this renovated mid 1950's ranch with a full basement. We concluded it was well executed, but would never reach the trophy level of the immediate neighbors on the exclusive Alpine-Balsalm-Panorama peninsula. It also didn't have the view potential. We didn't think it would garner a bidding war. We were wrong. It sold for 15% over asking, cash. Yes, I'm scratching my head. Perhaps one of the trophy home owners on the street had to have a guest house. 

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

7100 Quiet Retreat Ct | Sold $1.17MM | More Details
Niwot is filled with large, luxurious high-end homes, many built in the late 90's and 2000's. Some are spectacular, others are in need of a complete renovation. It's a great location with easy access to Boulder and its own charming historic downtown area.  

When shopping in Niwot, it's important for buyers to understand that (a) $1MM+ homes typically trade a discount and (b) they may not appreciate over even a long holding period. To reduce the risk of loss, and to increase future liquidity, it's important to choose the right house and buy it at the right price. To point, for $1MM+ homes, there were 24 sold listings and 20 failed listings last year in Niwot.  Right now, there are only 4 listings under contract and 14 available

Yes, Greg. I wrote that for you.


2030 17th | Sold: $1.15MM | More Details 
A slightly larger than typical ranch with a full basement on a slightly larger than typical lot in North Boulder. Finishes were new. Quality was high. East/west orientation. Decent street. This sets a bar for what's possible without square footage expansion, both from a design and value perspective. A good benchmark. It took a little longer than usual to sell and came out of contract twice before the deal was sealed. Sold for asking. Back of the envelope return was probably at least 15%-20%, depending on the owner's ability to control cost during the renovation (they paid $700K in 2014). 


4524 14th 7-H | Sold: $795K | More Details 
A nice 2 bed, 3 bath condo with ~1,700SQFT that sold for asking at Uptown Broadway. This one has Flatiron views. Full disclosure: I'm an owner at Uptown, have advised many buyers and sellers in the development, and will be opening our office at Uptown this summer. I'm a believer in the investment thesis. Due diligence: Pending litigation over the defective stucco and the risk of capital assessments. 


912 6th Ave | Sold: $648K | More Details 
A classic 3 bed, 3 bath historic home with newer finishes in Old Town, Longmont. Prices have been rising rapidly here. Some say it's the new Mapleton Hill - minus the drunk and high college kids. With foodie restaurants and a vibrant downtown, Old Town is a neighborhood to watch as Longmont moves forward with its revitalization plans. 

Fresh Listings

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

Boulder 

2930 18th St | Asking: $2.1MM | More Details 
Snooze you lose. Listed mid-week and under contract three days later. Freshly renovated, modern homes are in short supply and intense demand in Boulder.  This is why you work with a buyer's agent. Click the link for eye-candy. 

1444 White Hawk Ranch Dr | $1.95MM | More Details 
Haven't heard of White Hawk Ranch? 


It's an enclave of high end homes, adjoining farm land, in east Boulder, off Arapahoe Ave. Built in the early 2000's, it's a newer neighborhood but it has some of the same challenges of higher end homes in Niwot.  See the statistics on 7,100 Quiet Retreat above. This particular home has +7,500SQFT of finished space, beautiful finishes, a great layout, and a four car garage for all the toys. If you were to attempt to build a similar home today, construction costs would easily exceed this price - if Boulder allowed you to do it all.  

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

2958 6th St | $1.8MM | More Details 
The seller has only had this home 5 months (they paid $1.6MM), which is why it's a surprise to see it return to market. Reasonably sized with three bedrooms, four baths, and a two car garage. Historic and charming, with a real rocky mountain feel to the finishes. It's in a nice spot in Newlands and has partial views.  Worth a look. 

2960 6th St | $1.7MM | More Details 
Like things square? You'll like this renovation. It's boxes on boxes that contain 4 bedrooms, 3 baths over 3 stories built on the frame of a 1950's ranch. On a small lot in a very desirable part of Newlands, it's very modern and tasteful, with transom windows and other design features to highlight the partial views. 

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

1985 Bluebell Ave | $1.5MM | More Details 
This is one of my favorite spots in Boulder, with great access to Chautauqua open space and a short bike ride downtown. This mid 50's house is on a larger than typical lot, with potential for future expansion and renovation (check with the planning department for hidden restrictions). The majority of its bedrooms are on the main level. Finish quality appears acceptable. Although the Baseline plaza recently lost its Whole Foods, surely something interesting will take its place. Worth a look. Due diligence: Check the new flood maps. The old one shows the lot just missing the 100 year flood zone. 

1590 Quince Ave | $800K | More DetailsExterior finish needs a refresh on this 4 bed, 3 bath ranch in North Boulder. Vaulted ceilings create a sense of spaciousness. With a modest budget for steel I-beams, perhaps the kitchen could be opened up similar to 2030 17th (see above). A decent size north/south oriented lot, late 70's construction and a two car garage complete the picture. Quince is a little busy but this should still go pretty quick. 

275 Pearl St #13 | $725K | More Details
A decent size two bedroom on one of the most iconic streets of Boulder, a few blocks from downtown and steps from open space and city parks. Mid 80's construction means you're past the era of lead based paint and likely asbestos, too. The value is almost entirely about the location.

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

2910 Bluff St #124 | $413K | More Details
A few years ago, I did an analysis comparing one and two bedroom condo investment performance in Boulder. The analysis showed that they appreciate at about the same rate, but one bedroom properties take longer to sell and have fewer potential tenants. They still make for very desirable investments and living situations, especially when they are as well situated as this one. This condo is only about a decade old, too, with views. Google's campus being practically next door surely doesn't hurt, either. It's a perfect young professional, bachelor or bachelorette pad. Another one that will likely garner a bidding war. 


3293 Madison S-104 | $350K | More Details
Wimbledon units make for nice living for CU students, graduate and undergraduate. They also make nice investments for parents and others. This one isn't particularly remarkable but does serve as a comparison point with my last analysis on the complex


Louisville 

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

675 Tamarisk Ct | $750K | More Details 
An early 90's family house, moderately sized, with four bedrooms and a two car garage. It's south facing with open space access at the end of the cul-de-sac.  Shouldn't last long on the market. Don't wait to go see it and prepare for a bidding war. 

286 S Taft Ct #75 | $328K | More Details
A solid choice for entry into real estate or downsizing. This 2 bed, 2 bath is in a decent location with easy commuting to Boulder or the tech corridor along US 36.  Early 80's construction appears to have held up well. Although it's under 1,000 SF, the layout should work well for roommates or a bedroom/office combo. Lounge at the pool during the summer. HOA is only $200/month. 

Longmont 

To schedule a private showing, which includes a discussion of valuation, negotiation strategies, and market trends, call Osman at 303.746.6896.

834 Confidence Dr | $945K | More Details 
In the center of Longmont's hippest neighborhood. 15 years after construction, this 4 bed, 4 bath home's design largely stands the test of time. It's also a value play compared to your move-in ready options (or wait time) for the new build at Prospect's expansion.  

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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.  image: Olivier Guillard

Friday, March 10, 2017

Unicorn Downtown Condos, A Craftsman on the Hill, and a Tale of First Time Buyers Who Find a Home


This week, we helped a young professional couple buy their first home in Boulder.  Although we've already closed many deals in the first quarter, this one felt special. It wasn't the fact we beat many competitive offers, bidding wars in this price range and location are normal. It was the fact that the property works exceptionally well for these buyers and their objectives. It's not their dream home. It meets their needs, fits their budget, and years from now, when they move up to a "forever home", it will be a nice income producing asset in their investment portfolio. It was a smart real estate decision. 

Success is always defined by our clients. For some, it's maximizing the sale price and downsizing. For others, it's finding a place to raise their family. It could be a dream home, the one they've pinched and saved to find. It might be safe place for their child to sleep and study while they attend CU.

As we start to move towards the end of the 1st quarter, the Boulder market remains active with exceptionally low inventory. Serious buyers and sellers know there is no short-cut to seeing real estate in person. Time is short. There are a lot of not so great houses. The following are the best homes to hit the Boulder real estate market and, to better educate you, a discussion of notable sales. 



To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.




Sold Listings of Note

2430 Briarwood Dr | $1.31MM | More Details 
Devil’s Thumb is a neighborhood within Table Mesa with larger homes on bigger lots, some of which have been nicely updated. This isn’t one of them. You know it’s bad when the listing agent doesn’t provide interior photos. The new owner will likely complete a full gut and remodel at some point in the near future. The lot size can support an expansion as well. Although the listing photos show expansive open space, don’t be fooled. It’s on a quiet cul-de-sac, but not directly adjacent to open space. The sale sets a good benchmark for an original condition two-story on a decent size lot in Devil’s Thumb, not in proximity to the electric transfer station on the other side of the neighborhood. 


810 Zamia Ave | $1.05MM| More Details 
Trail Crossing is a new development, right off Lee Hill road in North Boulder. It’s directly adjacent to Wonderland Lake open space. Retail at Uptown Broadway and Holiday is attractive and a short stroll away. Builder inventory sold out very quickly at this development. This enterprising owner paid $892K last summer and made a quick $165K, with an ownership period of only 8 months. Sold for $1,057,500, 3.8% below asking. 




1355 Ithaca Dr | $850K | More Details 
With Boulder’s best schools, exceptional open space, and a recently revamped retail center - Table Mesa has one of the most active markets in the city. This sale sets the new valuation benchmark for a ranch with a fully finished basement, in decent condition with mild updates, on a slightly smaller than typical size lot. Sold for asking, multiple offers, 4 days on market.  


Fresh Listings
To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.
Boulder 

2336 Spruce St A & B | $2.01MM | More Details 
This condo is a unicorn.  About 3,500 SQFT, all on one level with two underground parking spaces, a few blocks from downtown on a popular street, filled with historic homes. Greenleaf park is a minute away. It features high end finishes, an elevator, and large private outdoor spaces with good indoor/outdoor transitions. Handicapped accessible. This will not last long. If you're serious, move quickly. 



907 11th St | $1.57MM | More Details 
A historic craftsman style home that appears to be nicely updated with a (unprotected) view corridor. Studio in the basement is a nice touch. No garage.  
Due diligence: Don’t base your plans on having a legal ADU or adding a garage without a trip to the city planning office. Ask your Realtor to take you.

To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.


4275 Eutaw Dr | $1.15MM | More Details 
A moderate size mid 60’s, four bedroom house on a large corner lot in Frasier Meadows. Some updates. Vaulted ceilings create a sense of spaciousness. Extensive landscaping. Boiler, not forced air, a plus for those with sensitivities to dust and other allergens.   
Due diligence: analyze the valuation with comparables in the neighborhood, adjusted for lot size and updates. Check for traffic noise issues from nearby US 36. 



2616 7th St | $1.01MM | More Details 
A little Victorian in an excellent location in Mapleton Hill.  Small is beautiful, it still fits the needs of a variety of buyers and won’t last long. Due diligence: historic homes require much deeper inspection. Pay particular attention to electrical and foundation issues


To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.


3000 Broadway St 9 | $525K | More Details 
Similar in size and function of the house above at about half the price.  Sure, Broadway is busy and the traffic noise is endless, but it's still quite rentable. Finishes look updated sometime recently. 






4879 White Rock Cir A | $330K | More Details 
A ground level 2 bed, 2 bath condo in Powderhorn. Flooring has been updated. Set up well for roommates. 




To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.


2727 Folsom St 319 | $329K | More Details 
This 2 bed, 1 bath condo has been the scene bidding war mayhem this week. Multiple offers are already on the table, will likely be under contract by the time this blog post is published. 





Lafayette

793 Snowbird Ln | $815K | More Details 
A reasonably sized 3 bedroom, 3 bath with a master suite on the main level. The real draw is that it backs to the golf course at Indian Peaks and is a short commute into Boulder. Appears well maintained. 


To schedule a private showing, which includes a discussion of valuation, negotiation, and market trends, call Osman at 303.746.6896.



Longmont 

 3921 Iron Ct | $715K | More Details  
Lake Valley is a hidden gem, overlooked by many Boulder buyers because of its Longmont mailing address. This is the first neighborhood north of Dakota Ridge, directly accessible to open space. It features rolling terrain, large lots, and a golf course.  Even if you don't play, it's an appealing place to live.  This 5 bedroom, 4 bath house is spread across ~4000 SQFT and includes a 3 car garage.  Kitchen update is nice but some of the other finishes could use an update. At this price, don't expect it to be on the market long. 


Niwot

7147 Overbrook Dr | $760K | More Details
A ranch style house on a large lot in Niwot. Some updates. Priced well. Lots of nearby trails, easy commute into Boulder, or just hang out in Niwot for small town charm. 


To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 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. image: Hernan Sanchez

Wednesday, March 08, 2017

Imagine Waking Up To This View

by Osman Parvez
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This was the view at sunrise this morning from our new listing in North Boulder. Can you imagine waking up to this view?   

Not only does the property have a front row seat to Boulder's iconic Flatirons, but the parcel in the front is City of Boulder open space. It's unlikely to ever be developed. Trails into Wonderland Lake and Mt. Sanitas are right out your front door. Downtown Boulder is minutes away. The house itself is well designed and recently renovated, with living and entertaining areas that frame the view. The lot size is generous. If you're looking for a real estate asset with serious appreciation potential and down cycle risk protection, this special home is a must see.

We're entering the final phases of preparation to market this beautiful property. The address is 3725 Spring Valley Road.  Don't bother looking on the MLS, it won't be available to the public for at least several weeks. Select showings for well qualified buyers are now available. For more details, call me.  

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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. 

Friday, March 03, 2017

What's Hot, Historic, and Hygge? This Week's Fresh Listings.


A handful of higher end houses and rare locations are featured in this week's fresh listings. If you’re looking for eye candy, check out the hygge farmhouse style property on 26th Street. For a rare location and the best schools in Boulder, assuming you’re willing to do some renovations, the family home on Grinnell may be a good option. 

As usual, we’ve sifted through the many listings that hit the market this week. We’ve culled the overpriced, maintenance deferred, bad locations, and refreshed listings. In this competitive market, you don’t have time to waste. The following are the very best of Boulder real estate. 

Ready to schedule some showings? Let’s go!



To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market trends, call Osman at 303.746.6896.



Sold Listings of Note


266 McKinley Park Ln | $1.26MM | More Details 
A few weeks ago, I told you that this home was one of the best listings to hit the market. After the dust settled from the bidding war, it closed for $110K over asking, cash. Despite the premium paid by the buyer, I’m confident that the  top tier location and estate-like feel will help it appreciate during upswings and hold value well in downturns. Not every property is worth entering into a bidding war for. This one qualified. 



2445 Junction Pl 304 | $645K | More Details 
Junction Place is the epicenter of development for Boulder. This modern, top floor condo, with excellent views, went for $6K over asking, cash. In my opinion, the buyer got a bargain.  





1529 Easy Rider Ln 201 | $600K | More Details 
This also made my list a couple of weeks ago. As expected, the meticulous modern updates and relative rarity of available property at Studio Mews drove a fast sale. $600K cash. 




Fresh Listings

Boulder 

3852 26th St | $2MM | More Details 
Over half an acre in north Boulder and generous +4,500 finished square feet of farmhouse style home, with modern touches. The outside is modest and unassuming. The interior is both elegant and updated, featuring beautiful kitchen and living areas. Perhaps some of the bathroom finishes could use an update, otherwise it looks very ready for a new owner. North/south orientation is ideal for a more substantial project, and better for active or passive solar, if desired. 

Due diligence: The 100 year flood zone isn’t too far north of this property, check the mapped flood extents and look carefully for damage/mitigation. 

To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market trends, call Osman at 303.746.6896.


2021 Walnut St | $1.52MM | More Details 
Old on the outside,  modern and stunning on the inside. Student density is a little high in this location, but several neighbors have renovated and the location has improved in recent years. This might work well for a downsizing buyer who wants to bridge the gap between living in a stand-alone house paired with the hassle of handling maintenance. 




5065 3rd St | $1.1MM | More Details 
A moderate sized five bedroom, five bathroom family house in a good spot in Dakota Ridge. Fairly conventional layout that appears well maintained. Exceptional open space nearby, ready for mild cosmetic updates. Buyers should compare with the cost of similar sized new build or a renovation project. If you want to skip the construction risk, this one looks like a smart investment.

To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market trends, call Osman at 303.746.6896.


4240 Grinnell Ave | $1.1MM | More Details | Alternate Link
This home is in a rare location. It backs to the South Boulder rec center and city park, providing views and a sense of spaciousness. Reasonably sized, mid 60’s construction means you’ll get less resistance from the city for a major renovation. 

Due diligence: Grinnell gets some traffic. 

Note: Nearly 80% of Boulder listings are on IRES. This property is only listed on REColorado and it’s not on secondary websites (like Zillow, Trulia, etc). If your agent doesn’t offer you access to both MLS systems, many potential buyers (like you) might miss it. Before you choose your listing agent, talk to your Realtor about a comprehensive and professional marketing campaign.



3131 5th St | $1.05MM | More Details 
Speaking of renovation projects, here's one. Mid 1950’s construction and a solid two-story frame usually make for good bones. The lot size is typical. 
Due diligence: The south side of the house appears to be very close to the property line, which will create constraints in the design. Bring your architect to the showing and be cautious of waiving contingencies to win the bidding war. If your budget is not quite large enough to pull the trigger on a big project, the home is likely livable enough to wait it out for a few years. The studio in the back also offers additional flexibility.




3850 Broadway #19 | $670K | More Details 
A 5 bedroom condo in a decent condition, priced aggressively to counter the busy location. This checks a lot of boxes for a lock and leave owner or investor. 

Due diligence: Traffic noise and HOA reserves. 




To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market trends, call Osman at 303.746.6896.



3025 Birch Ave | $610K | More Details 
A basic 3 bed, 2 bath ranch with some updates. South facing. The slightly smaller than typical lot size and lack of a garage will add design constraints, if you want to join the neighbors in the pop-top game. It’s priced right, won’t last. 






Louisville 

633 La Farge Ave | $625K | More Details 
Historic home ownership isn’t for everyone. Adorable and quite charming, historic houses have also proven themselves to be excellent investments (when located downtown). They also have their challenges. Bedrooms and closets are tiny. Maintenance and renovation costs can additionally be about twice that of a more modern house. This particular one could use brighter paint to lighten up the feel. The interior is ready for an update. 3 car garage and reasonable size lot are a bonus. The driving factor to the investment potential is the downtown location. 



To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market trends, call Osman at 303.746.6896.



248 W Sycamore Ln | $499K | More Details 
There are quite a few of these small ranches with finished basements in Louisville. Built in the 1980’s, it's past lead based paint which makes renovations less expensive. This one has nice updates and backs to open space. Bring your negotiation skills and expect a bidding war. 



Longmont 

4306 Bella Vista Dr | $420K | More Details 
Minutes from Whole Foods, a fairly short drive to the Google campus, and on the best cycling routes in North Boulder. Walking paths are everywhere and you’re a short stroll from open space. This one appears to be significantly under-priced.  

Full disclosure: I own an investment property a few houses away. I’m a strong believer in the investment thesis for Renaissance.  

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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.

image: Justin Tietsworth