Friday, October 20, 2017

Eye Candy on Spanish Hills, Hip Urban Loft, and More [Fresh Listings, Get 'Em Hot]


Autumn is often when we find the best deals on the Boulder real estate market. Competition between buyers is lower and sellers are often more negotiable and motivated to sell. It's a great time to shop for a home or an investment property.  

Our picks this week include a luxurious estate overlooking Boulder Valley, a hip urban loft, and a variety of interesting properties across price points and locations in Boulder. Nearly 100 listings hit the market this week. We've culled out the old refreshed listings, the bad locations, the Frankenhouses, and otherwise poor choices. The following listings are the best the Boulder market has to offer. 



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




Sold Listings of Note
Home sales worth noting. 

3083 8th Street | $1.875MM | Pics
On the market just a few days, this property sold the very first weekend on market in a bidding war. Why? Because it's difficult to find a moderate sized family friendly, functional, newer home in a great spot in Newlands. If you've priced out building lately, you know it's actually a very good deal. When you know it's the right one for your family, paying +4.2% over asking is trivial. 



9715 Niwot Road | $1.875MM | Pics
As Boulder’s population continues to grow and congestion increases, demand has risen for country estate like properties on the north of town. This one didn’t have any significant acreage, but included water rights for irrigation and excellent views. It was also nicely updated. Try building an 8 car garage in Boulder proper. It sold for 3.8% below the asking price after several weeks on market. 

By the way, if you're in this price range and you haven't checked out Niwot, you should. The historic downtown is lively and thriving, with several excellent restaurants. There is just enough retail so you can regularly skip driving into Boulder for shopping. Schools are excellent and the lot sizes are typically generous. The market is also much softer, so you have better selection and more leverage in the negotiation than in Boulder proper. We wouldn't hesitate to live in Niwot, personally.



2233 15th Street | $1.725MM | Pics
An example of a classic pre-war Victorian in a good location. This one was well maintained with ample square footage, decent finishes, and a one car garage. It sold quickly after only 3 days on market, and no discount from the asking price. 





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



Featured Listing
Select listings from our portfolio. 

Boulder 


3200 Carbon Place #S208 | $400K | Pics

A hip urban soft loft style apartment, beautifully maintained, with tasteful updates. "What's a soft loft", you say? It's a purpose built loft, not a conversion from an industrial factory.
That means the mechanicals are efficient, the paint isn't full of lead, and it's intelligently designed. The location of this one is central to everything, with excellent retail, and it's only steps from Google’s new campus. There's no lawn to mow, very little maintenance to deal with. This gorgeous property buys you time to enjoy Colorado's lifestyle.


Fresh Listings
The best of what's new.

Boulder 


7579 Panorama | $8.5MM | Pics (Eye Candy Alert)
Spanish Hills is an exclusive pocket of high end homes with spectacular views that overlook Boulder Valley. This particular estate is at the top end of the market, with no expense spared. As Ferris once said, “If you have the means, I highly recommend picking one up.” 





3060 17th Street | $2.14MM | Pics
Over the past few years, this part of Boulder has seen a string of buyers competing for dilapidated 1950’s ranches. The reason? The location offers a near perfect balance of access to downtown, work centers, and open space. Many new owners have taken them down to the studs and rebuilt to create tasteful modern homes. This is a good example of what's possible. If you’re considering doing the same, it's also a chance to skip the risk for construction cost and timeline expansion. Turn-key and well executed, it's worth a visit. 




2795 32nd Street | $979K | Renderings
It won’t be complete until the end of next summer, but Spark is officially on the market. It’s a solid location with great access to retail and tech offices. They’re selling quickly, so don’t delay. Prices vary but expect to pay at least $850K to get what you want. Due diligence: Train noise. 




6956 Lodgepole Ct | $650K | Pics
An affordably priced four bedroom, three bath towards the south end of the Country Club in Gunbarrel. Decent size lot.  The house has some tasteful updates. The owner is still making some final updates as it comes to market (new carpet, master bath). 
Due diligence: Corner lot, check for traffic issues. 




3665 Smuggler Place | $609K | Pics
Shanahan Ridge is a popular spot. Townhomes in this older development from the late 70’s typically sell quickly and rent easily, given their proximity to open space. They’re also in the area’s best schools and a quick bike ride down the hill to nice retail options. This one fronts on an HOA park, which lends a sense of spaciousness. 
Due diligence: While charming, these units are not well insulated and often have electric baseboard heat. Be prepared for higher than typical heating and cooling expenses. 


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


755 35th Street | $585K | Pics
The Baseline neighborhood is entry level for Boulder’s market for stand alone houses. This is a good example of what you'll find, with a slightly larger than typical lot. The location is in close proximity to CU, which makes it easy to rent.  
Due diligence: 35th is directly accessible from Baseline, so it gets some traffic. Check it out at rush hour. Also, if you have plans to open up the kitchen by removing a wall, you should know that this particular layout has a structural wall in the middle. It's still possible, but adds a few thousand to the expense.



4757 White Rock Circle F | $320K | Pics
Top floor condo with vaulted ceilings and a loft. Powderhorn is a popular and affordable location with a short commute into Boulder. We have helped several clients purchase here and they have never regretted their investment. It’s a great community. 



Longmont 

4224 Portofino | $815K | Pics
Regular blog readers know I’m a fan of Renaissance. It’s a quiet neighborhood filled with families where kids walk to school. Open space, cycling routes, and excellent retail options are nearby. This particular one has a deck backing to open space/bike path corridor and a three car garage.  
Full disclosure: Osman owns an investment property in Renaissance.  It's currently available for rent


Worth A Second Look  
Select older listings, back on market or with substantial price reductions. 

Boulder 

2928 7th Street | $1.1MM | Pics
Originally listed at $1.3MM, now down to $1.1MM.  Decent location in Newlands. Seller is signaling they’re motivated.  Contact us for more details.  





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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: Hedi Alija

Sunday, October 15, 2017

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

by Osman Parvez

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A post shared by HouseEinstein (@house_einstein) on

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

Follow us! | Facebook |
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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: @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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Ready to buy or sell?  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. 

Boulder house inventory rises 11.8%


A post shared by HouseEinstein (@house_einstein) on
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Ready to buy or sell?  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. 

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.  

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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. 

Boulder Townhomes and Condos Under Contract Drops [Analyze This]


A post shared by HouseEinstein (@house_einstein) on

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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.  

--
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.