Friday, March 13, 2015

This Week's Fresh Listings [Get 'Em Hot]

Ready for the next owner!
27 new listings hit the market this week. Can you guess how many are worth seeing? 

Let's see... 

Already under contract or pending (sorry, you should have called me): 8

Poor location, layout, or otherwise uninspiring: 5

Refreshed old listings: 2

Ridiculously overpriced and the seller hopes you don't know better: 5

Actually worth seeing: 7

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


Let's take a closer look: 
Single Family Homes


535 Hartford Drive | $549,000 | More Details
Great location, great schools, and a functional layout with 4 bedrooms. It could use some updating, but because there is so little inventory, expect a bidding war.   











1695 Orchard Avenue | $650,000 | More Details
A scrape. The value is in the giant lot in a decent location. You're going to need a bigger mower










3030 Galena Way | $848,000 | More Details

Backs to open space and has nearby trail access. Note to clients: Value anchors like open space help the house weather real estate cycles. Homes with value anchors sell in any market, often get a premium when it's a seller's market, and decrease less when downturns occur. The lot size is a little small so don't expect to add much SQFT in the future due to Boulder's onerous Compatible Development regulations.    






1526 Sunset Boulevard | $1,200,000 | More Details
Another scrape. You're buying a giant lot on one of the most desirable streets in Boulder and the fact is the city probably won't care if you bulldoze it because the structure was built in '58. $1.2 for dirt is a little steep but maybe not for this awesome location. Safe neighborhood full of families and happy young children. Rumor has it, the next door neighbors are pretty great. 




2060 Norwood Avenue | $2,950,000 | More Details
This one is spectacular. Clients: Note how the home is built to frame the flatirons and everything is tastefully updated, inside and out. For those of you considering buying (or building) a luxury home in Boulder, this is what you're looking for. Turn-key, move-in ready. Due diligence tip: Ask your Realtor to check depth of market for high end homes in this location. If they waive their hands around and pull numbers out of their a**, get a better Realtor





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Attached Dwellings



3071 Carbondale Lane | $785,900 | More Details
Markel construction quality is decent but this location (Northfield/Kalmia 38) is unproven. The big benefit of new build is that you pick the finishes and the space is always more efficiently designed than old construction. One of several duplexes to pick from. What's that? A duplex for nearly $800? Yes. 



Investment Properties

1623 Grove Street | $685,000 | More Details
The only investment property this week. It's a 3 unit multi-family dwelling, currently rented well below market. Expect to incur some cost to comply with SmartRegs in the future but not a bad one to see with a cap rate of 5.4. 












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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.


image:  Thomas

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