Sunday, October 15, 2017

Coming Soon: 1 Bedroom, Turn Key, Perfect Boulder Investment Location. [Pre-MLS Opportunity]

by Osman Parvez

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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. 

Saturday, October 14, 2017

Historic Gems and Turn Key Beauties [Fresh Listings, Get 'Em Hot]


Happy Autumn!
During the past few months, we've assisted multiple clients buy and sell homes, enjoyed some time with family, and have been making final preparations on our new office space (more details on the new office will be posted soon). Please excuse the blogging interruption. 

This week, 106 listings hit the market in Boulder County. We sifted through the listings and pulled out the best properties in the nicest locations. We culled most of the old refreshed listings (a few are worth a second look). We also included notable sales, some of which paint a different story to the statistical data we've been publishing this week. You may find it curious that a slowing market can support bidding wars.  

As always, don't hesitate to reach out to us if we can be of service. We're happy to show you any property, guide you through the process, and ultimately help you make a smarter real estate decision. 


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

8562 Monte Vista Ave | $1.89MM | More Details 
Niwot is a small town with a large number of gorgeous, trophy quality homes on large lots. It's an exclusive enclave with excellent schools and a tight knit community. The historic downtown continues to improve and it's only a short drive from Boulder proper. The density of higher-end homes on the market in Niwot means that buyers should be very selective. 8562 Monte Vista is well designed, features excellent views in every direction and it's a net zero energy home. It was first listed in March at $2.2MM. Four asking price reductions later, the price dropped to $1.95MM and a buyer negotiated a 2.6% price reduction from the last asking (about right).  



3076 9th St | $1.52MM | More Details 
turn-key home on nearly a quarter acre lot in the center of Newlands. The listing shows the house on 11th, but the address is correct. It's on 9th, a relatively busy through-fare, just south of Evergreen. The beauty of this property is that it's already been extensively updated from the pre-century (1894) original construction. The extensive lot would also likely clear compatible development regulatory hurdles and allow further creative opportunities for a new owner. It's lovely as it stands. The buyer agreed. It sold for $1.52MM, cash. That's 8.7% over asking




7180 N 49th St | $1.31MM | More Details 
Many Boulderites dream about an opportunity to live on a farm or ranch, just north of the City. This gorgeous 9.5 acre parcel features a small but tasteful home. It was made complete with a barn for horses and (critical) water rights. It sold for 1.9% over asking or $1.3MM, cash.  





917 McKinley Ave | $1.22MM | More Details 
This sale helps support the market for high-end luxury homes in walking distance to downtown Louisville. It's an open and updated charmer, with five bedrooms, four baths, and just over 3,000 finished SQFT. It sold for $1.2MM cash, or 11.9% over asking




819 Timothy Dr | $437K | More Details 
This delightful home in Nelson Park boasts an open layout with 4 spacious bedrooms, a tastefully updated kitchen and extensive back yard landscaping. It's in close proximity to great retail options, and near the best cycling routes in town. This was one of our listings. It recently sold to a happy young buyer and his family.


Fresh Listings

Boulder 

3105 Kittrell Ct | $1.98MM | More Details
Over half an acre at the end of a cul-de-sac with some of the best views in Boulder. The home itself is spacious, bright and tasteful. As the cycle continues to wind down (see this week's blog posts), I strongly recommend properties that feature views like this one or have other factors that will help it resist a short-term drop in value. 


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


1555 Judson Dr | $700K | More Details 
Somewhat updated basic ranch in Upper Table Mesa. Awesome location. Compare to low to mid $600's in Martin Acres. The extra $75K is well spent for the premium location. Note: This is not a knock on Martin Acres. I love Martin Acres and own two homes in the neighborhood. Table Mesa is considered a substantial step-up, it's closer to open space, has fewer run-down rentals, and has better performing schools. 




250 S Peak Rd | $499K | More Details 
Mountain house up on Sugarloaf. 1.3 acres, needs updating. Oops, too late. It went under contract as we were writing this post. Snooze you lose.  Note: Livable homes under $500K are somewhat rare in the lower foothills. This one stood out as a value. You have to see them right away. If you were our client, you would have received this listing in your inbox the very moment it hit the market. 



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


2946 Kalmia Ave 53 | $490K | More Details 
These units work well for end-users who want lock and leave, as well as investors who desire minimal maintenance and easy rentability. This one is a 2/2 with an open layout and a 2 car garage, a rarity for a Boulder attached dwelling. HOA includes tennis and pool. 


Longmont 


426 Vivian St | $446K | More Details 
Historic bungalow in coveted Old Town Longmont. Small is beautiful.  








610 Terry St | $425K | More Details 
Another historic Longmont home, this one much closer to the best of downtown and arguably more updated. Small studio in back yard is a bonus. See both before writing your offer. 




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



Worth A Second Look  

Note: These listings are not fresh. They have had price reductions and have been on the market for a significant time. At the current asking price, they are now worth a second look. 

Boulder 

10 Chautauqua Park | $1MM | More Details 
Rarely available, historic home built in 1920 and now priced at a more reasonable $1MM. This one is special. It backs directly to open space and some of the best trails in all of Boulder. Chautauqua bungalows are also rare to market and in high demand as summer rentals. It's better to think about them as a community asset, with a value protected by the fact that Chautauqua is a cornerstone of Boulder's cultural heritage. It's a magnet for visitors and residents alike.  
Call us for a showing. 


3272 Big Horn St | $1MM | More Details 
Large 4000 sqft home on a small lot in Northfield Commons. Homes in this neighborhood are well designed and functional, compared to the much older housing stock throughout the rest of Boulder. Much improved multi-path connectivity now links this neighborhood to retail at 28th and Iris, including a short jaunt on Elmer's Two Mile to Rayback Collective.   


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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: @chrislawton

Friday, October 13, 2017

Boulder Price Gains Slow in the Third Quarter

by Osman Parvez


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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.  

--
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. 

Thursday, October 12, 2017

Sales Volume Falls in Boulder [Analyze This]

by Osman Parvez
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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.  

--
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. 

Tuesday, September 26, 2017

Houses Under Contract Rises Slightly in Boulder [Analyze This]


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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.  

--
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. 

Boulder house inventory rises 11.8%


A post shared by HouseEinstein (@house_einstein) on
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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.  

--
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, September 25, 2017

Inventory Rises 29% for Condos and Town Homes [Analyze This]


A post shared by HouseEinstein (@house_einstein) on
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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.  

--
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. 

Boulder Townhomes and Condos Under Contract Drops [Analyze This]


A post shared by HouseEinstein (@house_einstein) on

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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.  

--
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, August 25, 2017

Open House!

Open House: Sunday, August 27th from 2pm-4pm  

819 Timothy Dr, Longmont: 

With a new price reduction to only $439,900K, this exquisite house features 4 bedrooms (on the upper level), 3 baths, and a two car garage. With vaulted ceilings and an open floor plan, the layout is perfect. Mature landscaping surrounds the property. It's located on a quiet street with Willow Farm Park around the corner and Whole Foods a quick walk away. Easy access to Boulder County's best road cycling routes and a fast commute to Boulder. Come tour it for yourself! 

For more photos and information CLICK HERE


Call us at 303-875-3140 to arrange a private showing. 




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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.  

--
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. 

Thursday, August 17, 2017

Open Houses This Weekend

Hello World!

We are hosting two Open Houses in Boulder this weekend. Stop by to see our terrific, compelling listings for yourselves and to chat with us. 

4567 Sunnyside Place - Saturday, August 19th from 1pm-3pm 

*Must qualify through the City of Boulder Permanently Affordable Housing Program.* 

Three bedroom, 1.75 bath townhouse in north east Boulder, near Jay and Sunnyside place. 1600 square feet, built in 2011. Home features hardwood in kitchen and dining, tiled bathrooms and new carpet and paint. It has two decks and a wrap around yard. Attached 1 car garage with storage + 1 off street parking spot (ample on street parking too). Low cost utilities (the house is on a solar PV system). Quiet, well established family-friendly neighborhood with pocket parks, trails and great neighbors. One block from Palo Park. Easy access to Hwy 19 and 36, RTD route 205 stop nearby.


235 Fox Drive - Sunday, August 20th from 1pm-3pm 

Nicely updated three bedroom town home with the square footage and layout of a stand-alone house. All bedrooms are on the upper level, the main level has space for entertaining and the full basement has potential for additional finished space. It has a rare two car garage. The property also features minimal landscaping, giving you more time to travel or enjoy outdoor recreation and spend less time doing maintenance. The location is in Frasier Meadows, which has low student density. It's around the corner from a large HOA maintained park and pool. Bike paths lead to CU, open space, and several retail centers. If you lived here, you could practically be car free.

Call Sophie for more details: 303-875-3140

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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.  

--
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, August 12, 2017

Want to See Turn Key? Check Out 819 Timothy Drive [Coming Soon]

by Osman Parvez
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Heads up: A spectacular home will be hitting the market this coming week. I want you to know about it first. 

This house features 4 bedrooms (on the upper level), 3 baths, and a two car garage. With vaulted ceilings and an open floor plan, the layout is perfect. Mature landscaping surrounds the property. It's located on a quiet street with Willow Farm Park around the corner and Whole Foods a quick walk away. Easy access to Boulder County's best road cycling routes and a fast commute to Boulder.  

The past owners took excellent care of the property, and the current owners continued the tradition. During the past year, they've refinished the hardwood floors, replaced carpet, refinished window trim, and repainted the interior.  This house is beyond "turn key."

From an investment perspective, the house also checks a lot of boxes. It's well priced for a family friendly house but the layout works for a majority of buyers. The commute time to job centers is reasonable.  Nearby popular restaurants, coffee shops, movie theaters, and more make for an interesting retail mix.

Professional photography is scheduled for Monday. The property should hit the MLS by Wednesday or Thursday.   If you'd like a sneak peak, call me at 303.746.6896.   

Asking price: $445,000

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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.  

--
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. 

Thursday, August 03, 2017

Update: 235 Fox Drive [Value Investment]

by Osman Parvez
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This morning, the sellers of our listing at 235 Fox Drive decided to make a HUGE $40K price cut! The asking price is now $650K. 

235 Fox Drive is a nicely updated three bedroom town home with the square footage and layout of a stand-alone house. All bedrooms are on the upper level, the main level has space for entertaining and the full basement has potential for additional finished space. It has a rare two car garage. The property also features minimal landscaping, giving you more time to travel or enjoy outdoor recreation and spend less time doing maintenance. The location is Frasier Meadows, which has low student density. It's around the corner from a large HOA maintained park and pool. Bike paths lead to CU, open space, and several retail centers.  If you lived here, you could practically be car free.

235 Fox Drive now blows away the competition in this price range. 

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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.  

--
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. 

Tuesday, August 01, 2017

PSA: CU Move In Week

by Osman Parvez
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One Man's Treasure (42nd Street)
In case you haven't noticed all the moving trucks in town, the CU students are back. Classes won't begin for several weeks, but Boulder is already bustling with activity. 

Public Service Announcement: 

- Young college students from out of town are not prepared for the volume of pedestrians and cyclists in Boulder. Every year, I witness car vs cyclist/pedestrian accidents that occur during August. Young people, large vehicles, and the excitement of a new place all contribute to the carnage.  Be safe. Double check that vehicles are stopping before entering crosswalks. Being right and having the right of way won't spare you the broken leg.

- Rental units typically turn over on the last day of the month. Don't be surprised if you find strangers prowling the alley behind your house this week. It's a tradition in Boulder. This is the week for dumpster diving.  

- If you're a neighbor to a rental unit, don't be shy.  Say hello and welcome the new tenants to the neighborhood. Students add tremendous vibrancy to Boulder's neighborhoods. At our house, we have new graduate student neighbors across the street. They're from China and studying civil engineering. 

- With the students come parents and family. If you're planning on a night out, reservations are probably a good idea for the area's best restaurants.  It will calm down again soon, but for the next week or so, better plan ahead. 

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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.  

--
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 28, 2017

The River Flows On [Fresh Listings, Get 'Em Hot]


The summer selling season is rapidly wrapping up. If you have't found your dream home yet, don't give up. The river flows on. Plenty of new listings hit the market this week. Favorites include a solid town home in Niwot, a luxury property near the Hawthorn Farm in Boulder, and a couple of great houses in Louisville. 

We've sifted through and chosen the best listings to hit the Boulder area real estate market. A discussion of notable sales is also included, plus a coming soon listing, and a high end property that deserves a second look.  

Are you ready to see some houses? 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.




Coming Soon

819 Timothy Drive | $445K | Longmont
A gorgeous 4 bedroom, 3 bath with an ideal layout - all bedrooms are on the upper level. Landscaping is exquisite. The interior is in great shape. The location is on a quiet street near parks, bike paths, and Whole Foods. It's also a quick commute to Boulder. A solid option for families, first time buyers, and investors.  
Not on the MLS.  Call: 303.746.6896 


Sold Listings of Note

920 Grant Pl | $1.36MM | Pics 
This house caught our attention when it hit the market last summer due to its location (one of our favorites) and many updates. The man cave with a nautical door was a fun feature. Originally listed at an eye popping $1.7MM, the listing was pulled at the end of last summer and re-listed a month later with big price reduction. More price cuts soon followed. It eventually went under contract, but buyer #1 and then buyer #2 terminated for unusual reasons. The third time was the charm, it sold for $1.36MM  - below market in our opinion. Take home lesson: Price it right or prepare for a long listing. Also, sometimes there are bargains in the rough. 



1077 Canyon Blvd 203 | $1.05MM | Pics 
The Arette is a downtown luxury development in a premier location with high-end finishes. This one bed, 2 bath unit has a generous 1,281 SQFT and 2 garage spaces. A typical deal, it was on the market for 2 months andsold for 2.3% below asking, conventional mortgage. At $820/SF, it sets a benchmark for pricing other downtown units (without a view).





600 Arapahoe Ave 2 | $474K | Pics 
This 3 bed, 2 bath was exceptionally well priced and located downtown, great for solid long term rental income. The cons were the garden level, the awkward entrance, and the investor ownership percentage in the building (which limits financing). With that said, it had a great layout for roommates. Several of our investors gave it serious consideration.  


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


Worth a Second Look 

1301 Canyon Blvd 302 | $2.99MM | Pics 
On the market since March (coming up on 5 months). Epic Flatiron views, a premier location, top notch finishes. It's a lock and leave, supersized executive trophy ideal for an owner who travels far too often to manage maintenance. It could also work for an urban family. See unit #203 for a baseline for pricing. Add the value of the view (10% to 15%) and the extra garage space. After 5 months on market, the (out of town seller) should be willing to consider all serious offers. 


Fresh Listings

Boulder 


3335 15th St | $1.69MM | Pics 
Luxurious and spacious, a nice option for a family home. Set in 5 houses away from busy Iris, it should be quiet enough.  Around the corner from Growing Garden's Hawthorn farm and an easy bike ride to downtown. 






5060 2nd St | $1.67MM | Pics 
Nestled up against the Foothills in far North Boulder, front row to open space. Step outside to trails and walk to retail at Uptown.  If you're buying for the view and want to be closer to downtown, compare to our listing on Spring Valley.  






2219 Mapleton Ave | $1.45MM | Pics
Priced at dirt value and then inexplicably withdrawn from the market the same day. No pictures, but it’s a value play if the home was truly built in 1995 and the lot size is actually 7500 SQFT. Might still be available but you better hustle if you want it. Call us.



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


Louisville 


1420 Fillmore Pl | $490K | Pics 
A beautifully updated ranch at an affordable entry level price. Easy and quick access to Boulder on South Boulder Road. From the home it's a 30 minute walk or 10 minute bike ride to downtown Louisville. 





661 W Mulberry St | $489K | Pics 
We've already seen this one. It showed well, has tasteful updates and feels fairly open for a tri-level. The house itself has limited storage space, but the garage compensates. Large and nicely landscaped yard backs to the Louisville trail system. A 24 minute walk to or 7 minute bike ride to downtown Louisville. 




Longmont 


7466 Park Ln Rd | $679K | Pics 
Vaulted, updated and spacious and at an affordable price point. Don't be fooled by the Longmont address, it's truly in between Gunbarrel and Niwot, 10 minutes from Boulder.  Near open space and trails.








1318 S Collyer St D | $340K | Pics
To be built 3 bed, 3 bath townhome with Green construction. Walk to Prospect.  Not far from downtown. This development has lots of expansion potential, which might limit future appreciation but the designs are updated with excellent floor plans.  Another affordable option.  


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


Niwot 


8016 Dry Creek Cir | $497K | Pics 
We've already taken clients to see this one, too. It showed beautifully and has been tastefully updated. It backs to a nice greenbelt with bike and walking paths that's cared for by the HOA (snow removal too!). Walking distance to downtown Niwot. If you're serious, call us for a showing, it likely won't last long



Investment Opportunities


515 Main St | $620K | Pics 
A rare opportunity to own a historic building (built in 1920) in the thriving and gentrifying heart of Old Town Longmont. An A+ retail location along rapidly improving main street. It’s a historic building with 2,000 SQFT and a recently renovated parking lot. For once, the listing verbiage isn’t all hyperbole. It does have huge potential - at the asking price. If House Einstein needed a Longmont office, this one would be on our radar. 
Due diligence: check for the usual historic property issues (foundation, electrical, sewer lines, roof). You should also talk to the planning department about their historic preservation intentions. 

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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.
--

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: Ville Palmu