Friday, July 21, 2017

Modern Beauties and Entry Level Gems [Fresh Listings, Get 'Em Hot]


Modern design stands out in a sea of Boulder homes from the 50s, 60's and 70's. Often constructed on top of the bones of the former, they're a vision of clean design, efficiency, and minimalism. 

This week, two stand out.

In addition, you'll find a spectacular high-end trophy perched beneath Flagstaff, a large lot with a good foundation in Frasier Meadows, a rare artist's home in Eldorado, and a downtown multi-family investment opportunity. 

80+ homes hit the market in Boulder this week. Grab your slip-on shoes. Here is what's worth seeing. 


Remember: 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



865 Kalmia Ave | $1.99MM | Pics 
Built in the early 90's, this moderately sized 5 bed, 4 bath home has nice entertaining spaces. The finishes are nothing special at this price point and there is no view (at least compared to this). Still, it sold quickly. The location might have something to do with it: a private enclave, west of Broadway, south of Wonderland Lake. Deal notes: Five days to offer, full asking, cash. 




2170 Hillsdale Cir | $1MM | Pics 
Wow. A large ranch with obvious deferred maintenance on a slightly larger than typical size lot in Table Mesa, subject to traffic noise. It drew a bidding war and crossed the $1MM threshold. Due diligence: Ranches are preferred for architectural flexibility, but a house with a stunning view is usually smarter for capital preservation at the end of a real estate cycle (hint, hint). Compare to 1380 Knox Drive which is still available as of this writing.




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



4628 16th St | $750K | Pics 
I was just telling Ian, one of our new clients, to keep an eye out for smaller detached houses near Holiday and Uptown. They're often underpriced and the neighborhood parks make up for the lack of a yard. There's great retail nearby and the location is likely to keep improving. This sale proves the point. Deal notes: Listed at $675K, sold for $750K with a conventional mortgage.  No concessions.





655 S 41st St | $690K | Pics 
A good data point if you're tracking the market for basic ranches with basements in Majestic Heights or Martin Acres (I'm looking at you, Joel.). This one has a partially finished, but painfully dated basement that didn't add any beds or baths. Decent location. 



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

Fresh Listings

Boulder 


815 Circle Dr | $4.5MM | Pics 
One whole acre in a spectacular lower flagstaff Boulder location, complete with a luxury home built with a wall of glass. Excellent views. Pro tip: Before you write an offer, ask your Realtor for an analysis of homes that sold over $3MM in Boulder and a value proposition for why this one beats out the others. 




1327 Balsam Ave | $2.3MM | Pics  
Some buyers want a home office. Others, apparently require a full board room at home. "Sorry kids, it's time for that HR meeting." Other than this unusual room, the house is a treasure of modern design with excellent indoor and outdoor spaces. The location is also a hotbed or renovation and supports the price point. Definitely worth a look.



3120 14th St | $1.9MM | Pics 
If you've talked to a builder lately, you know the probability of high construction costs and long timelines to completion. Or you can avoid construction risk entirely with this modern and turn-key home. The location is right too.  It's only three homes away from the Hawthorne Farm, right by North Boulder Rec and walking distance to Ideal. Remember: time is money. 




270 Lipan Way | $899K | Pics 
A dated mostly original ranch on a generous lot in Frasier Meadows House. Ask your Realtor to bring their architect to the showing. Negotiation tip: Don't expect to get a big discount. It's already priced like bare dirt.






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




265 Eldorado Springs Dr | $625K | Pics 
A unique home on a perch with special features. Few neighbors, close to the terrific Eldorado Springs Pool. Eldorado is a funky artistic community with it's own vibe. Rarely available.  






850 W Moorhead Cir 3-D | $260K | Pics 
A very affordable 1 bed, 1 bath in quiet South Boulder for under $300K. Remodeled in the last year with decent finishes. A good fit for a professional or student seeking quiet. Go for walks or runs on the cross country course on nearby CU open space. Enjoy it while you can. Plans are in the works for significant changes.





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


Louisville 


1078 Eagle Ct | $647K | Pics 
Your eagle has landed.  This is a solid starter family home, close to open space and a short bike to downtown Louisville. Nice location and awesome neighbors (personal friends).  





727 W Aspen Way | $530K | Pics 
Well maintained ranch with a finished basement. Decent finishes, charming and a more affordable 4 bed option. This particular style and layout of works well for downsizing Boomers or young families. North/South orientation is preferred for passive and active solar. Not sure if you've heard, but Louisville has a great downtown. The secret is out. 



Lafayette

2437 Lexington St | $635K | Pics 
Late 90's finishes in a family friendly, modestly sized house in a great location (end of the cul-de-sac) overlooking the golf course. The home has an open and livable layout and a reasonable price point. Great elementary school scores. 



Longmont 

1039 Neon Forest Cir | $895K | Pics 
Spacious 5 bedroom house in hip Prospect neighborhood with a rare 4 car garage + modern carriage house. Walk to Prospect restaurants. Offset your ownership cost by renting out the carriage house on a short or long term basis. Likely won't last long. With my motorcycles, I'm as a fan of large garages myself. Believe me, it's rare to find one in a beautiful, updated house for below $1MM. Especially in this neighborhood. Don't wait to go see it.


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



Investment Opportunities 


1723-1725 15th St | $2MM | Pics
A 4 bedroom house and a 6 unit building, all 1 bed, 1 bath. Two blocks from Pearl, 30 seconds to the farmers market. The listing claims "10 residential units or 2 commercial units and 8 residential units could potentially be built on site." While possibly true, you might want to familiarize yourself with regulatory risk in Boulder. Council has a habit of arbitrarily (and some would say capriciously) shutting down a new owner's development plans.  In short, don't bet on it.  Doubt me? Ask the owner of the old Robb's Music Store building. Council called up and quashed their plans for a high density, multi-use building. They took a bath. It's now a used clothing shop. As I told my Chiropractor today (while he cracked my back), the base case for this investment is the current cap rate of 4.62. When you ask your agent to write the offer, make sure they leave adequate time and contingencies for due diligence on the development potential. 


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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.

image credit: inspiration de

Thursday, July 20, 2017

Step Into A New Space

by Sophie Kloor

Design is critical to our enjoyment of interior spaces and our behavior within them. According to the EPA, the average American spends 93% of their life inside. Working with home buyers and sellers over the years, I’ve seen how well staged interiors with functional layouts have a strong impact on desirability.  
       
Want to feel inspired? Check out this website that showcases the work of talented English interior designer Ilse Crawford. She is fascinated by the way people behave in different spaces and deeply observes how remarkably impacted human beings are by our surroundings. Ilse has designed everything from airport lounges, offices, hotels, personal homes, apartments and more. In recent months, I've become wonderfully infatuated with her work.

Interior design has been an interest of mine for many years. Since an early age, I have been fortunate to travel and visit a whopping 42 countries by my early 20’s. I’ve seen, experienced and absorbed a lot of spaces. More recently, I’ve found myself particularly taken with Nordic and Scandinavian design. Its mesmerizing style of perfect simplicity, clean lines and cool colors is the most aesthetically pleasing design style I’ve seen in the world.

For the majority of people, a clean and organized space can increase productivity, workflow, and overall levels of contentment. Icelandics and Scandinavians certainly believe so, as do I myself! On a recent trip to Iceland last year, I fell hopelessly in love with the capital city of Reykjavik. With an entire population of only 300,000 people on the chilly island, I found these special people to have exquisite taste, particularly when it comes to how they design and decorate their spaces. From compact, 200 square foot studio apartments to large commercial spaces, these viking people of the north understand that interior spaces should be organized, sleek, comfortable, cozy and most importantly, inspiring! I’ve taken this sense of minimalism and clutter reduction into my own life, and continue to implement this process every day.  


During my visit to Iceland, I had the pleasure of finding the remarkable Kex Hostel, located in the heart of Reykjavik. The word Kex means “biscuit” in Icelandic. To my surprise, the hip hostel/hotel, bar and event space was once a biscuit factory, since converted into one of the most gorgeous spaces I have ever absorbed. At Kex, they've mastered the perfect mix of modern and hip design, wonderfully complemented by high levels of coziness and warmth. It was a place I never wanted to leave, and a place I felt deeply inspired in. 

With a circular bar in the center of the space, Kex boasts a beautifully open layout that features a mix of comfy leather couches and seats by large windows, overlooking the rugged, dark and stunning sea. It was here where I felt instantly at home. The warm lighting, bright natural light, and enormous amounts of books created the perfect spot to spend an afternoon, while sipping a delicious Icelandic craft beer. 


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Thinking locally, design in Colorado is quite different compared to places like Iceland or Scandinavia. Americans execute a wide variety of ways in which we decorate and design our homes. Having grown up in Colorado, I’m a big fan of a mountain house rustic feel and decor, although it has to be done tastefully. 649 Valley Lane is a perfect example of what could be transformed into a beautiful mountain retreat-like home. We've previously highlighted and written about this house in our weekly fresh listings post. Large windows and vaulted wood ceilings look out to endless pine trees. I would love to sit out on this deck with my guitar, get inspired and take in the peaceful environment. This space could easily be converted into a beautiful mid-century modern or chic style interior. Take a look at the current home on the left and future possibilities, displayed on the right. Beautiful, isn't it?

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I greatly enjoy advising our clients through the process of successfully staging their homes for maximum desirability and marketing potential. I help our clients through an emphasis on simplicity and spaciousness. I want potential buyers to enter a home and picture their future within a property, surrounded by their loved ones, and their specific possessions. The key to effective staging is for buyers to feel a sense of inspiration and hope for the future when entering a new space. Through depersonalization, de-cluttering, and some simple design, I assist sellers in enhancing their home's livability, charm and best highlights. I understand what elements work and flow together when it comes to staging and designing your dream interiors. Ultimately, it’s about successfully working with the unique needs of every type of individual or family to achieve your goals and dreams. 

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Don’t hesitate to reach out if this post resonates with you! I’m a Boulder native eager to grow my community and enhance my connections. If you, a friend or family member are looking to buy or sell real estate in colorful Colorado, give me a call. I’ll work tirelessly on your behalf as your personal advisor and advocate for your specific needs, while treating you with the utmost warmth and integrity. 

Reach me at: 303.875.3140.


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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.

Image credit: Breather and Jarand L√łkeland


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. 

Saturday, July 15, 2017

The Ultimate Dream Home, Pre-War Gems, and Luxury Condos [Fresh Listings, Get 'Em Hot]

Sorry Boulder real estate fans, fresh listings were a little delayed this week. We had several client meetings on Friday and submitted an offer for our buyers this morning. Clients always come first. 

Here's the roundup of the best listings to hit the Boulder real estate market. Ready for the eye-candy? 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


860 University Ave | $1.8MM | More Details 
Historic looking from the curb and the addition creates the impression of separate dwellings. It's modern and beautiful on the inside. The only caveat was the location. University has high student density, although it's mostly east of 9th. The deal is proof the higher-end is alive and well, it sold for over 8% above asking. Click the more details link above for the eye candy.



715 Arapahoe Ave 4 | $569K | More Details 
This deal was all about the location. The interior of the unit had basic finishes but was clearly updated at some point in its history. HOA fees were reasonable, square footage on the generous side, no garage but one reserved space. The asking started at just under $600K. The seller cut the price after a few weeks to $579K and accepted an offer on day 21 of the listing period. It closed on the 12th for 1.7% below asking, no disclosed concessions.

Featured Listings

Boulder 


3275 Spring Valley | Asking: $1.75MM | More Details
After a few updates, our gorgeous listing at 3725 Spring Valley is on back on the market. The adjacent open space provides privacy and view protection. Trails to Sanitas and Wonderland Lake open space are at your doorstep. The layout is excellent for entertaining guests both indoor and outdoors. Lot size is large and it's a quick jaunt to downtown Boulder. The price has been reduced $50K! Contact your Realtor for more details.

Fresh Listings

Boulder 

1765 Sunset Blvd | $5MM | More Details
There are only a handful of properties in Boulder that can justify this price point. Your investment thesis starts with the location - it better be the best of the best, exclusive and yet steps from downtown. Check. From there, the lot should be large and private. Check. The last piece is all about design and execution, for which this might qualify. Only a showing can confirm. Call your Realtor. You'll need proof of funds to even schedule a showing.



1021 10th | Asking: $1.4MM | More Details
A classic pre-war gem in University Hill. The 2001-2001 Historic Survey notes this property is not contributing to the District, which means the city might allow more flexibility if the new owner wants to make modifications. The interior has classic features but could use updating. Decent size and layout, plus a one car garage. Due diligence: Historic homes require much deeper due diligence, with particular attention to foundations, mechanical, and electrical systems. Proper due diligence should include a visit to the planning department.



3179 6th | Asking: $1.1MM | More Details
A cute bungalow in Newlands. It looks like the house has experienced a few rounds of updates since it was built in 1948. Lot size is a little on the small side, further expansion will be limited. If you think you might need more square footage, ask your Realtor to bring their architect to the showing. Newlands is ground zero for restrictive zoning in Boulder.




2390 Dartmouth | Asking: $950K | More Details 
Dartmouth is a fairly busy street but the further up you go, the less traffic becomes an issue. This one is past the Kohler and Kenwood turn offs, so the location is worth a consideration. The house is a large 1950's ranch, no basement, with a bunch of updates. Lot size is larger than typical. Open space is across the street. Boulder's best schools nearby.




1139 Monroe Dr B | Asking: $425K | More Details 
Right on the bike path, with a layout that works well for roommates, and in close proximity to CU. Construction quality in this complex isn't impressive, but it makes up for it with the location and price point. In the past, we've sold these to CU parents and grad students, or younger couples looking for an entry point to Boulder's market. The rentability is excellent here, this unit should work well for an investor seeking to start or add to their rental property portfolio.


4550 Broadway #219 | Asking: $700K | More Details 
Uptown Broadway is a recently constructed luxury development in North Boulder with a variety of unit types and configurations. The two story units are among the most desirable, with vaulted ceilings and views of open space. If you're going to buy property subject to traffic noise, you should get something special in exchange. This one has nice views and the owner plowed $50K into remodeling. It shows. Click the link above for eye candy. Due diligence: The HOA has been battling with the developer and insurance companies to have EIFS stucco corrected. There is a risk of a special assessment sometime in the future. As an owner and investor in this location, I'm still a believer. Competent and committed people are handling the problem and I think the stucco cloud will pass in short order. 


8252 Kincross | Asking: $715K | More Details 
The interior could use some updates, but as long as the bones are solid on this house, it doesn't matter. This is a reasonably sized, south facing, two story house on a generous lot, directly adjacent to open space. It's also in Gunbarrel and unincorporated Boulder County. If your Realtor can't explain why that's an advantage, find one who canAt this price, it likely won't last the weekend. 


Louisville 

2376 Hecla| Asking: $729K | More Details 
A smaller but functional house with a good layout in a decent part of Louisville. Small lot is a plus for buyers that want less maintenance hassle. Open space and trails are nearby.  







Longmont 

4318 Bella Vista Drive | Asking: $495K | More Details 
This location is excellent with good schools, low traffic, and a family friendly neighborhood. It takes about 15 to 20 minutes to drive to the Google Campus in Boulder. Paths lead to open space, Longmont Whole Foods is only la few minutes away, and there are a handful of restaurants within a short evening stroll. This house has a main floor master, two bedrooms on the upper level, and an unfinished basement. Finish quality is acceptable but not higher end. You'll most likely want to demo the fireplace/tv wall. Disclosure: I believe in the investment thesis in this location and own an investment property just down the street from this house. 



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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.

Wednesday, July 12, 2017

A First Time Buyer Finds a Home

by Osman Parvez
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I still remember when Orri told me that he wanted to buy a home in Boulder, years ago. He said he wanted a
 house, in good condition, with extra bedrooms that he might rent out to roommates. It was important that it had a yard with enough land for a garden. Another bonus was if it was in good commuting range to his job. It had to fit the budget, of course. 

Sadly at the time, he wasn't quite ready and ended up renting. Meanwhile, the market for entry level homes in Boulder became extremely competitive, pushing most first time buyers out east into the L's. 

Then, a couple of months ago, his luck turned. I started working on an estate sale. The family wanted to close a chapter of their lives and sell their Dad's house in East Boulder. Although it had some deferred maintenance, it was still in good shape. As it happened, it also met most of Orri's criteria. The timing was perfect. 

One of the secret benefits of this business is the opportunity to be of service. Real estate transactions aren't solely about acquiring or liquidating an asset. They're inflection points in life. Helping people make smart decisions around these milestone events is a deep pleasure.

A few weeks ago, buyer and sellers greeted each other at the closing table. With tears in their eyes, the sellers said goodbye to their childhood house, but also got to see a young man who had saved for years truly make Boulder his home.  

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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.

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, July 07, 2017

The Search Continues: South Boulder, Mapleton Hill, and Louisville [Fresh Listings, Get 'Em Hot]


Can't find your Boulder dream home? Wipe away those tears. The peak of the summer market may be behind us but plenty of new homes hit the market this week. 

Are you ready to see some houses? We've sifted through the new inventory. Here's the best of Boulder real estate. 


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

429 Concord Ave | $1.22MM | More Details 
The Wolcott Residence, a small but beautiful 3 bed, 3 bath charmer on the northwest edge of the Mapleton Hill Historic District. Built in 1906 and owned by a family who first arrived to Boulder in covered wagons. The exterior is Edwardian Vernacular, the interior has many modern touches.  After two curiously short listing periods in 2016, it was put on the market at the beginning of this year at $1.3MM. A buyer snagged it after about 3 months on market and the deal finally closed on July 3. With upcoming investments in Alpine Balsam plus all the new high end homes at Trailhead, this should hold its value well over time. 



10187 N 75th St | $1.2MM | More Details 
When space is a priority on your shopping list, we recommend looking for pockets of Boulder County where yard size is measured in acres. Often this is just outside city limits.  

This particular mid 70's custom was built to frame the outdoors and had many updates. The lot size is 4+ acres and it's still a short drive to Boulder.  

First listed last August at $1.39, the seller cut the price in October to $1.3MM and held steady.  It finally found a buyer this summer and sold for 7.3% below asking. Due diligence: water rights are critical for farm and ranch property. 

Fresh Listings

Boulder 

1594 Wildwood Ln | $1.42MM | More Details
Lots of natural light, cul-de-sac, not against the dreaded electrical transfer station. Exterior could use a cosmetic refresh, interior has some updates. Devil's Thumb has a neighborhood HOA which provides a pool and courts, giving the neighborhood a private club-like feel.





516 Maxwell Ave | $1MM | More Details 
Charming 2 bedroom, 2 bath home nestled in the heart of Mapleton Hill, the most iconic part of Boulder. It features tasteful modern updates throughout but maintains historic appeal. Multiple offers are already on the table but the seller is holding off making a final decision through the weekend. Pro tip: Bring your negotiation expert.


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



2850 Dover Dr | $1MM | More Details 
A large updated ranch in South Boulder. The lot size is also slightly larger than typical. The "open space" to the south is private but unlikely to be developed. The access to Kohler Mesa and easy stroll to retail, not to mention the high performing public schools, are the value proposition.





1380 Knox Dr | $995K | More Details 
What comes around goes around. When we listed and sold this property back in 2012, we knew it would go fast. It sold immediately, over asking, cash. The value driver was and remains the view. The downside is the traffic during the school year, which is why we listed it in the summer. The layout is a little funky (tri-level), but with a large lot, it's a great platform for renovation.  




3315 Heidelberg Dr | $879K | More Details 
Upper Table Mesa, close to the best schools in Boulder.  Awesome neighbors (we should know, we sold them the house). Layout is decent, interior could use a refresh.


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




220 31st St | $769K | More Details 
A rare 2-story home in Martin Acres, with a studio in the back yard. 31st Street is reasonably quiet, lots of other renovated homes on the street. Easy access to CU and bike paths to downtown. 






325 S 41st St | $699K | More Details 
Updated Ranch in Martin Acres. Quiet street away from Table Mesa road noise. Layout is conducive to roommates or short term rental in the lower level. Awesome neighbors. Freshly sod and irrigated landscaping. 





3800 Colorado Ave 3800-G | $595K | More Details 
Wellman Creek is popular with young professionals and serious CU students. Great location for access to research buildings. This location has seen a lot of appreciation in recent years. 


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


Louisville 

1417 Cannon St | $599K | More Details 
A sweet bungalow, walking distance to Main St.  The neighborhood is a little enclave, east of the tracks, west of 42.  Due diligence: Traffic noise.



240 S Jefferson Ave | $510K | More Details 
Step out your back door and into beautiful open space.  Vaulted ceilings, open layout. A solid entry level starter home, downsizing property, or long term investment. 







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Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.

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As always, your referrals are deeply appreciated.

Photo: Tom Pumford

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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.