Wednesday, July 01, 2015

Boulder Valley Beer Fest [Events]

Mark your calendars for September 12.

The Boulder Valley Beer Fest is a great fun way to spend a late summer day with friends.  It also happens to be Boulder Valley Rotary's #1 fundraiser to support the many service projects at the heart of my Rotary club. 

The festival will take place in conjunction with the Town of Superior’s annual Chili Fest and will be held at the Superior Community Park, 1350 Coalton Road, Superior

25 Breweries will participate including..
Asher Brewing
Fate Brewing
SKEYE Brewing
Big Choice
Front Range Beer
Twisted Pine
Boulder Beer
Horse & Dragon
Upslope
Bristol Brewing
Loveland Ale Works
Very Nice
Crazy Mountain
Nighthawk Brewing
Vindication
Crystal Springs
Odd 13
Westminster Brewing
Elevation Brewing
Oskar Blues
Wibby
Wild Woods


From now through July 31st tickets will be available on the Beer Fest website for a discounted price for Rotarians and their friends.  Call 303.746.6896 or email osman@realtyunique.com for a special discount code

Discounted Prices:
General admission tickets are $25 (discounted an additional $5 off the presale price of $30).   VIP tickets are $45 (discounted an additional $10 off the presale price of $55).

Get your tickets HERE.

Tuesday, June 30, 2015

Have We Reached the Peak of the Selling Season? [Analyze This]

by Osman Parvez
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This is a follow-up to yesterday's analysis of Boulder inventory and digs a little deeper.    Consider it part #2 of the inventory analysis.  We'll also expand by analyzing neighboring cities including Longmont, Louisville, Lafayette, and Superior.  

The key question for buyers and sellers is whether we've reached the peak of the summer selling season.  It's a question that impacts selection, pricing, and negotiation strategy.    Let's take a look. 


This busy first chart shows percentage of inventory under contract over the past twelve months.    Note: 

- A far lower percentage of houses in Boulder are under contract compared to surrounding cities.   Demand is higher in places like Louisville, Longmont, and Lafayette - which often surprises buyers and sellers.   It also surprises more than a few Realtors who don't really know the market. 

- At this time last year (left side), inventory under contract ranged from about 45% for Boulder to approaching 65% for Louisville.  This June, (right side of chart) it ranged from about 50% for Boulder to about 70% for Louisville.    This year has been a substantially stronger market.


This chart shortens the time period to just the past three months, more relevant for buyers and sellers.     

Note: 

- Inventory under contract (a.k.a. absorption) peaked at slightly different times for each of these markets.     This is one of the reasons we emphasize an analysis of the market specific to your unique situation.   If you're shopping for an agent that leverages real-time market analytics to drive intelligent real estate decisions, contact us.  

-Absorption is now clearly declining in most markets, suggesting that we've reached the summer peak.   It's always possible that more sellers will enter this market, but it seems unlikely. 

- Boulder is trailing the L's and Superior by a substantial margin.    


This chart shows growth in total inventory (available and under contract) since the beginning of the year.   Longmont has the highest inventory, which reached a peak of about 330 houses.   234 Boulder houses are on the market.    179 town homes and condos (attached dwellings or AD).    In Boulder, condo inventory grew 14.7% since early April while house inventory grew at 32.2% over the same time period.  

As discussed before, the condo and town home market is far more aggressive than the house market in Boulder.  The ease of renting out property on AirBnB and the associated low maintenance cost of attached dwellings may be influencing this market. 


To complete the series, this chart shows total inventory for Louisville, Lafayette, and Superior.    We would have put it on the same chart as Boulder, but a different scale made sense.   Louisville and Superior are the smallest of our local markets.   Lafayette is running about half the size of Boulder.   All three markets show the expected seasonal trend.   More evidence for being at or very near the 2015 seasonal peak.  



This final chart shows the historical peak for Boulder real estate (single family houses) going back to 2004.   This year is an estimate.    Inventory is down a massive 61.4% from June 2009.    This is the 6th consecutive year of declining inventory.  


Don't you wish you bought in 2009?

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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. 

Monday, June 29, 2015

Six Years of Declining Boulder Inventory [Analyze This]

by Osman Parvez
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Ready for an update on real estate market conditions in Boulder? Here we go. 

Remember: intelligent real estate decisions are based on a deep knowledge of current market conditions. Don't settle for hand waving, happy talk, and old statistics too stale and generic to be useful. Get the facts about market conditions relative to YOUR specific real estate situation. If you're buying or selling real estate in Boulder or surrounding areas, CALL US FIRST. 303.746.6896. 

Let's start with a look at the single family house market. 



115 houses are currently available, 119 are under contract and headed to closing. This represents a 26% decrease in total inventory compared to a year ago, respectively.   We're now in the 6th consecutive summer of declining inventory in Boulder.  

The chart suggests house inventory reached the 2015 seasonal peak at the end of May and we expect it will be declining for the remainder of the year. 


Inventory for attached dwellings is currently 57 available units and 121 under contract. Taken together, this represents a shocking decrease of 58% from a year ago




The seasonal peak and percentage of property under contact tend to go in lockstep. This year is no exception.    

Percentage of inventory under contract peaked near the end of May, dropping from 78% to 68% for attached dwellings. For houses, its dropped from 57% to 51%. This is a good proxy for competition among buyers for available properties. 

Negotiation Strategy
In short, buyers can afford to be a little more patient and slightly more aggressive in negotiations. Sellers need to be cautious if you're choosing a "go high and fish for a buyer" pricing strategy.

Keep in mind that the data above is for the Boulder market as a whole. Your house, your neighborhood, and your property type could be markedly different. Our last research note (sign up HERE) showed massively higher availability at certain price points in the market. 

Note: Part TWO of this analysis is HERE

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You can also like our Facebook page or follow us on Twitter.

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. 

Sunday, June 28, 2015

The Writing On The Wall

by Osman Parvez
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Asking price?    $600K.   Working oven not included. 




And don't you just love it when the seller leaves cute little notes on the wall for the next owner? Or maybe it was the builder.    Look carefully. 


How some buyers feel in this market
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You can also like our Facebook page or follow us on Twitter.

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. 

Friday, June 26, 2015

This Week: Turn Key Flips and New Urbanism [Fresh Listings, Get 'Em Hot]

30+ new listings hit the Boulder real estate market this week. 12 are worth your time to see. This week: a couple of flips and a sort of new urbanist condo in the mix.    

Are they worth the price? You decide. Let's go see some houses.  


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



Single Family Homes


86 Genesee Court | $550K | More Details
This spot of town on the Southeast side of Boulder is near open space, bike paths and easy access to commuting corridors. It's also adjacent a possible large development that has been hotly contested for many years. The split layout could be a challenge for many families but for the price, this one should get a look. Due diligence:  Be sure to review the neighborhood market performance during the last cycle before writing your offer.  It's not a pretty picture. If your Realtor can't do the analysis, find one who can









4405 Osage Drive | $680K | More Details
Did the seller really add $160K in value during the last 60 days? You decide. They paid $519K in April and redid the interior. They also replaced the sewer line, added air conditioning, exterior doors, and an insulated garage door.








3980 Greenbriar Boulevard | $799K | More Details
An open space marvel. This house backs right to it. Some updated finishes, layout could be a challenge.  










902 Grant Place | $879K | More Details
Cute little bungalow on Rose Hill. Lots of updates. Solid location.  Due diligence: Smallish lot and historical. Caution on your expansion plans.









2203 Holyoke Drive | $1.075MM | More Details

Family friendly layout and the best schools in Boulder. The value is in the cul-de-sac location and proximity to open space. Bring a budget to gut and redo the interior.








Attached Dwellings

1405 Broadway Street 307 | $265K | More Details
CU kiddie condo. Cool loft could function as storage or possibly a sleeping area (as long as you're not prone to falling dreams).  Due diligence: Review the HOA docs and trajectory of regulations before your plan your Air BnB empire.







2610 Iris Avenue 101 | $299K | More Details
Iris Hollow is not just cute, it's very livable, with plenty of retail nearby and access to bike paths. The owner of the last unit we sold there is now car-free. From a design perspective, this isn't really New Urbanism, but it's close enough.  There are plenty of nearby lifestyle amenities. 













3025 Broadway Street A-5 | $370K | More Details
Great location for lock and leave, low maintenance and easy access to downtown. This one has some nice updates.   We sold one last month to a very selective buyer.    










964 Arapahoe Avenue 2 | $389K | More Details

Great location for access to downtown. Nice updates. Due diligence: Flood damage likely, check for proper mitigation.












3467 Iris Court | $597K | More Details
Solid location, vaulted ceilings, a decent location, and a cheap HOA. Of course there are already offers on the table.    Snooze you lose. 










1655 Walnut Street 105 | $625K | More Details


Built in 2008, this is a turn key apartment with a modern design and friendly layout. It's in the heart of downtown and within walking distance to everything. 











2008 18th Street 3 | $729K | More Details


Seller paid $600K last year. Although it looks historic, it was built in 2001 so should be reasonable with respect to maintenance and energy efficiency. Great location. Did it gain 21% in a year? You decide. 


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

----
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Want to get blog updates via email?  Click HERE.       


Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 


You can also like our Facebook page or follow us on Twitter.

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 rigorous due diligence and professional advice before buying or selling real estate.

photo credit:  Bradley Newman

Monday, June 22, 2015

PAY Below Asking Above $1MM, SELL Dumpy Houses Below $600K [Analyze This]

by Osman Parvez
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Buying or selling a house in Boulder? This is what the market looks like right now. 

At prices below $600,000, more than 80% of available inventory is under contract. This is the price range where we're seeing many buyers overpay for marginal properties and where we advise the most caution for our buying clients. Conversely, it's also where we advise our sellers who own marginal properties to liquidate in order to buy higher quality assets.  

Percentage under contract drops as a function of increasing price, more or less as you'd expect. There's a bit of an anomaly in the $900 to $1MM price point. Above $1MM, the market shifts more towards buyers with less than half of the existing inventory under contract. Above $1.5MM, it's a buyer's market.    

If your agent advises you to pay your "highest and best" (i.e. overbid) without showing you the stats, get a better agent

The chart above is from our latest research report (published last week). The research report also shows negotiated discount/premiums paid, and the percentage of properties which sold over asking during the last twelve months. In addition to the house market in Boulder, the report also covers the attached dwelling (condo and town home) market.   

A deep knowledge of market conditions is the key to intelligent negotiation. Sign up for our research HERE. Just remember that our best research goes to our clients first.

Our Research Priority 


1. Clients under Buyer or Seller Agency. Our most actionable research on market conditions, customized to your real estate situation. This research is real-time, created to answer your questions on market conditions and negotiation strategy as we prepare to write an offer or list your property.

2. Research subscribers (sign up here). No ads, no spam. Sometimes the research will be current, sometimes it will be several weeks old. Often it was originally prepared for our clients. Remember, our first focus is always our clients.

3. The general public via this blog. Research reports will eventually make their way here, but often several months after original publication. 


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Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

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. 

Friday, June 19, 2015

Luxury Compounds and CU Kiddie Condos - This Week's Fresh Listings

37 listings hit the Boulder real estate market this week. We culled the refreshed listings, the grossly overpriced, the bad layouts, and the marginal locations.   

These twelve are worth seeing. 

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



Single Family Homes


755 7th Street | $2.8MM | More Details
This one is pretty spectacular, even to our jaded eyes. Gorgeous updates and hike half a block and you're on the best trails in Boulder. Outdoor living spaces, the indoor outdoor transition, and proximity to open space help anchor the valuation. The owners paid $1.3 for this 13 years ago. Here's what it looked like back then. Hard to believe it's the same house.

Note: With respect to valuation, there were 16 sales in the $2.0MM to $2.5MM range during the last twelve months. 11 homes are in current inventory (3 under contract, 8 available) and the average negotiated discount was 4.9% from asking.   
If you're buying or selling real estate in Boulder, get the facts on market conditions. It's not a seller's market at all price points and locations. If your agent insists otherwise, get a better agentSign up for our latest research report. The new edition will be published this weekend. 



750 7th Street | $1.2MM | More Details

Love the location, but want to update the property to suit your taste? This one is a solid bet with good bones. The lot size is decent, the layout is functional, and it's been well tended.    

Remember: When the market gets bubbly, seek safety by focusing on real estate in well tested, highly desirable locations. If past real estate cycles are a guide, this one should hold it's value nicely in the long term. 




2745 Iliff Street | $850K | More Details

Another functional house in a solid location, this time near highly desirable South Boulder schools. Has had some system updates in recent years. Due diligence tip: check this one carefully for flood damage and proper mitigation.  











1815 Yaupon Ave | $825K | More Details
Far North Boulder is set for major improvements in coming years. The Armory is the major catalyst for an improving retail mix, and with a the included Ecopass, it's an easy trek downtown. Currently tenant occupied (lease ends July 31), so no interior photos and 24 hour showing notice is strictly enforced.  












816 Ithaca Drive | $640K | More Details
Boulder's best public schools, mostly North/South orientation, and on a quiet street. It's likely underpriced.  

Negotiation tip: In this price range, 40% of the homes sold for over asking during the last twelve months and 70% of the inventory is under contract. 








4405 Burr Place | $595K | More Details
Roll up your sleeves, this one needs some work. The good news is that the location is fairly well buffered from Foothills. Vaulted ceilings and skylights are a benefit and bring in lots of natural light. 












2805 Elm Ave | $475K | More Details

Hard to believe a basic 3 bed, 1 bath Martin Acres house with mild updates is now approaching $500K. The location of this one in the neighborhood is a little rental heavy, but the heated studio in the garage balances it out.    









Attached Dwellings

4714 Longview Lane #2F | $550K | More Details
Here's what we love about Northfield: The design is very intelligent with lots of storage and functional layouts. They're newer, so more energy efficient and require less maintenance. The downside is an unproven location with no nearby retail. As one of my runner friends recently reminded me, the location is only about 1.5 miles from retail but for some, that might still be a bit of a jog. 









2850 E College Ave | $313K | More Details
Here's the deal. Landmark Lofts is directly adjacent to the University. It has exceptionally high student density and is mostly investor owned. If you're a student or a parent of a student, this is a reasonably smart investment play - depending on whether or not junior is on the five plan. For those seeking a long term home, there are better options.   One bedroom units are also the hardest to resell and often cash flow poorly. Be aware of road noise from 28th Street. 








4990 Meredith Way | $285K | More Details
From an investment perspective, this one makes more sense than 2850 E College, but it's not as nice. The second bedroom is where the advantage comes to play. It's also closer to a nice little retail plaza. Built in the 80's, garden level, and ready for the next owner. 








695 Manhattan #103 | $200K | More Details
Decent price for a 2 bedroom CU kiddie condo. The complex is decently maintained. The grocery store and bike path are nearby. It's only a short jog to the University. The smartest of the four attached dwellings worth seeing, but far from the most livable. 













3969 Pinedale | $675K | More Details
UNDER CONTRACT












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Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 


You can also like our Facebook page or follow us on Twitter.

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 rigorous due diligence and professional advice before buying or selling real estate.

Wednesday, June 17, 2015

The Plutonium Dust Bowl | Rocky Flats

by Osman Parvez
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A few months ago I met with prospective clients moving from California.   They said they needed at least three bedrooms, a decent size garage, and preferred something newer so they could spend less time dealing with maintenance.    They didn't know much about Boulder and were open to location, including "the L's" (Louisville, Longmont, and Lafayette).   

After our meeting,  I gave them our neighborhood guide and sent them out on a driving tour. I also set them up with MLS listing alerts (much better than Zillow, Trulia, Redfin) that matched their search criteria and price range.   I checked in with them every so often on how the sale of their house in California was going and when they were planning to revisit so we could schedule showings of available homes. 

Then one day, I get the email.  

Unbeknownst to me, they had visited again.   Driving around, they decided to check out Candelas, a large development just a few miles south of Boulder.   In the sales office, they didn't disclose they were working with an agent and went ahead and signed up to purchase a new home.    They were now under contract... without representation.

Here's how they shared the news: 
"We were able to score a lot on the far west end of the Candelas backed right to the reserve with fantastic unobstructed views of the mountains. Beyond excited we are to say the least."
Too bad they didn't call us before handing over the non refundable deposit.   

What The Buyers Didn't Know

Candelas is directly adjacent to the former Rocky Flats Super Fund Site, now rebranded a Wildlife Refuge.  The formerly secret nuclear weapons plant (with almost 800 structures) was once called the most contaminated site in America (read Full Body Burden).   

Some environmental activists call Rocky Flats the "Plutonium dust bowl" for its history of fire and leakage of radioactive materials.   Nuclear weapons were manufactured here for nearly 40 years leaving facilities, groundwater, soil, and surface waters contaminated with chemical and radioactive substances that, according to the EPA, posed potential health and safety risks to the public and workers.

Naturally, the developers think the site is perfectly safe.  Their version of history doesn't mention the plume, the thousands who protested, and the fact that nearly all of the underground contamination was left in place.  Most government officials would now like you to think its perfectly safe, despite the health studies suggesting otherwise.  

Why Didn't the Buyer's Call?   
My guess is they didn't understand how real estate commissions are paid (from the seller's proceeds, almost always).   They figured they saved some money, when it really just added to the developer's profit.

The buyers didn't know that there is usually no price difference for using a buyer's agent.   Developers rely on Realtors to sell their product.  They're not going to undercut their independent sales team, even in this inventory deprived market.   If you doubt it, ask the question point blank to the sales office and see what they say.   I help clients buy new construction every year.   None of them have offered a discount for cutting out the buyer's agent. 


Make an Informed Decision
Whether you believe Rocky Flats is perfectly safe or you believe it's Colorado's Love Canal, you have the right to study the issue and make a decision for yourself. A good buyer's agent has deep knowledge of local market conditions and other factors that affect long term desirability.  Talk to your real estate agent.   Get the facts.  Make a smarter real estate decision.  

If I were representing the buyers, I would have warned them not just for their own health but because of the stigma that Rocky Flats may have on potential future buyers. Let history be your guide.   Environmental concerns with real estate transactions only increase with time.   See the history of lead paint, asbestos, radon, and mold.   

The Colorado Real Estate commission thinks buyers should have their own representation. This is one of the reasons.   

p.s. Don't ever be shy to ask your agent about how commissions work and the pros/cons of representation.  There are no dumb questions when you're investing hundreds of thousands or even millions of dollars into an asset. 


Additional Reading
Candelas Glows
The EPA site on Rocky Flats

    
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Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

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. 

Friday, June 05, 2015

This Week: Hipster Crash Pads and Uber Green Dwellings [Fresh Listings, Get 'Em Hot]


31 shiny fresh listings hit the inventory parched Boulder real estate market this week. We sifted through the bad locations, overpriced, and otherwise unwise choices.    

If you're a regular reader of this blog, you know that we're several years into an upmarket cycle with strong appreciation. If past cycles hold true, certain locations and property types will fall further when the market turns.   

Will the real estate cycle turn? Of course it will. It always does. Choose your real estate assets (and your advisor) carefully.

Here are the 12 worth seeing: 

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



Single Family Homes


570 Hartford Drive | $518,000 | More Details
Why is this worth seeing? Because it's a family friendly house with north/south orientation on a decent size lot with the best schools in Boulder. It's also an easy stroll to the Table Mesa Shopping center and the recently installed neighborhood pocket park. The HDR photos don't make up for the fact that the interior is horrible. It's still underpriced, so after the bidding war is over, try to save some money for updates.    

Protip: Choose an experienced agent who knows the contract backwards and forwards before writing the offer. You'll be waiving contingencies to get this puppy.





3210 Arnett Street | $580,000 | More Details
Another one with horribly dated finishes from the 1960's. It's also lacking a garage. So, why is it worth seeing? Because it's a 4 bedroom with a good layout (bedrooms all on the main level) ranch on moderate size lot (~8,000SF) in North Boulder for under $600K. Like 570 Hartford above, expect a bidding war.    








185 Seminole Drive | $595,000 | More Details

Keewaydin is such a tranquil part of Boulder. This 1960's split level 4 bedroom house is in decent shape. Some updates, except for the kitchen. Can you believe 3 houses worth seeing under $600K this week? Me either. 

Pro Tip: The restaurants "in close proximity" aren't particularly great, unless you're into dining at Subway. 570 Hartford is a functionally similar house in a better location at a lower (asking) price. 





980 9th Street | $675,000 | More Details
This one almost didn't make the list because 9th Street is a very busy road. The updates and outdoor living spaces helped it make the cut. It could also make a nice pad for junior while he attends CU and then could be turned into a rental.

Due diligence: It recently rented at $3500 per month.     







2495 Jupiter Avenue | $727,000 | More Details
Some updates, cathedral ceiling on the main level, and 4 bedrooms (although 2 are in the basement). The seller has owned it for 20+ years. 










4600 Nassau Place | $760,000 | More Details
There is a lot to like about Fourmile Creek. The homes date from the 90's and there is plenty of nearby open space. The downside is the location doesn't have the track record of other neighborhoods in Boulder and it's not quite as walkable either. The layout of this one is particularly attractive (3 on the upper level). Worth a look. 






4542 Sprucedale Place | $859,900 | More Details
Northfield Village shares some of the pros and cons of Fourmile, but it's even newer. It was built in this century!   That translates to a great layout, more storage than you probably need, and spectacular energy efficiency. The downside is that you'll probably need to drive everywhere or bike, at a minimum. 






4020 Chippewa | $1,050,000 | More Details
A large ranch with all the bedrooms on the main, lots of updates, and a pool. As usual, the HDR photos make it look better than it does in person. The key benefit of the location is the access to adjacent open space, trails, and nearby retail. This could make a great pad for aging boomers with no stairs to climb and a therapy pool in the backyard. When you get tired of the maintenance, you can check into the nearby retirement center and truly age in place. Looking at the photos, it reminds me a little of the house from The Graduate. It's the pool that Dustin Hoffman throws himself into during the opening scene.   

One word: Plastics. 







1887 Orchard Avenue | $1,800,000 | More Details
Named "Solar Harvest", we think this one will go pretty quick. It's a net zero home on a keyhole lot in North Boulder. The master is on the upper level, no clue about the rest so we'll hold our comments about the layout. At more than 1/2 an acre, the lot is ginormous. Finishes look pretty good although the photos appear a little cramped. Worth a look.






Attached Dwellings

2625 Juniper Avenue 21 | $345,000 | More Details

Cute 2 bedroom, 1 bath in an OK location. Finishes could use an update. The key advantage to this one is the main floor bedrooms and the bonus loft on the upper level. Think of it more like a three bedroom...  








3910 Colorado Avenue D | $420,000 | More Details
For this type of property, I love the location. The location is easily rentable to young professionals or graduate students. It's right by CU's East Campus. It's also not far from the new Googleplex. Hard to believe pricing is over $400K for a 2 bedroom, so double check the comps before submitting.   2625 Juniper (above) might be a better value. 










1641 9th Street #2 | $619,000 | More Details
A funky crash pad for the urban hipster. This one is stumble distance to downtown and practically on top of the Boulder Creek path. The listing is touting the architectural details.   Worth a peek not for that alone but the strong history of price appreciation, even during weak market periods. 













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Like this analysis?    Subscribe to our client research report.     

Want to get blog updates via email?  Click HERE.       


Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 


You can also like our Facebook page or follow us on Twitter.

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 rigorous due diligence and professional advice before buying or selling real estate.