Friday, April 03, 2015

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

by Osman Parvez

Did you miss us last week?   

Between multiple closings, helping our clients put property under contract, and sneaking in a quick road trip to cross off a bucket list item (photos), there was no time left to blog.    

But we're back in the saddle now.  Let's cut to the action.   Are you ready?  Let's see some Boulder real estate. 

35 attached dwellings and residential homes came on the market this week. We sorted the wheat from the chaff and found 14 worth looking at.  

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



Single Family Homes


4545 Martin Drive | $515,000 | More Details
This Martin Acres home is spacious, sits on a large lot, and is close to Table Mesa shopping center, and easy access to HWY 36. Remodeled kitchen and light filled rooms. Expect it to go for higher than asking. Most Martin Acres homes sold this year have seen a bidding war. 

640 Yale Road | $559,000 | More Details
This is an example for why you can't wait for the weekend to see fresh listings.  640 Yale was listed on Tuesday and the offer submission deadline was Thursday.  They've already received multiple offers and the sellers are not allowing any further showings. 

It's true that 40% of listings sold for less than asking last month, but the majority of fresh listings are under contract at the asking price (or more) within days of listing.  Read the Over-Under in Boulder Real Estate.

To increase the chance of buyer success, we take clients to see new listings within 24 hours of the property hitting the market and if they want to buy it, our goal is to submit a strong, well crafted offer within 12 hours of seeing the home.   If you're serious about buying, we should meet in person to discuss on and off MLS strategies and get you into our active client program.    Click HERE to schedule an appointment.

1596 16th Street | $665,000 | More Details
Good looking, classic Victorian.  Two bedrooms on the main level, no basement.   Some updates.  Despite the listing verbiage, it would be stretch to call this a quiet neighborhood.  No garage.    

465 Lipan Way | $839,000 | More Details
Pretty, spacious and light-filled home in the quiet Baseline neighborhood. Vaulted ceilings make the interior feel bigger.   Three bedrooms on the main means this will work for a variety of owners (always consider future resale when investing in real estate).  Love the master bath.   According to City of Boulder planning maps, there will (someday) be a BRT stop where the bike path crosses US36, only a short stroll from this house. 

1515 Mariposa Avenue | $990,000 | More Details
Refreshed listing, but we're including it because it's worth a second look.   Charming home in Chautauqua close to all of the historic parks many offerings. Very well kept with an open layout and spacious yard, it's perfect for lovely summer nights.  Due diligence tip: Because it was built in '41, you run some risk with the planning department putting a kibosh on upgrade plans.   Don't think it won't happen to you.

1505 Sunset Boulevard | $1,450,000 | More Details
The home itself is outdated and a scrape. You're paying for a large dirt lot in a spectacular location. Sunset is a wide street, full of million dollar plus homes, and it's active with families. Great views to the North and walking distance to downtown and shopping around Ideal market.    Frankly, I would have listed it at $1.6 given recent negotiations over similar rare perches.

1440 Bellevue Drive | $1,550,000 | More Details
There's no doubt about it that this home is special. It's architecturally unique and sits in Bellevue Heights close to Chautauqua park.   Last marketed in 2013, 16,000+SF Lot and mid '60's construction.    Due diligence tip:  No HOA, but check the title work carefully for architectural restrictions.  These neighborhood level rules were common in the '60s and are usually still enforceable. 

1820 Deer Valley Road | $3,295,000 | More Details
If you want to walk your kids to Bear Creek Elementary and then hit the trails immediately after, this spectacular home doesn't need to be gutted and redone.  It has easy open space access, walking and hiking trails and a terrific view of the Flatirons.  If you're concerned with capital preservation, this also nails two of my three critical anchors for holding value during downmarket periods.  


Attached Dwellings

350 Arapahoe Avenue #17 | $119,000 | More Details

This two bed two bath condo is surprisingly attractive with a modern design and simple layout. It's sits close to the mouth of the Canyon, and gives you easy access to Eben G. Fine park and all of downtown. At this price and location, expect a bidding war despite the land lease.  Due diligence tip: We strongly recommend legal review to ensure long term occupancy and your CPA review the tax deductibility of the land lease.

4500 Baseline Road 2-2304 | $355,000 | More Details
It's been off the market for just under a year, so we're including this one.  Newly remodeled with a tasteful design. This could work out as a nice student rental if desired. It's right on Baseline and close to CU campus, nearby elementary and middle schools, and Meadows shopping center. 

625 Pearl Street #5 | $379,900 | More Details
Sold in October and flipped back on to the market for a quick $54K (at the asking price).  I don't see any updates during the four months the owners have held the property.  Phenomenal location if you want to be in the heart of downtown. It's small, but has a decent kitchen and living space. Complex is relatively quiet and west of noisy downtown area. 

1435 Yarmouth Avenue #202 | $450,000 | More Details
Top floor unit with high ceilings that's Southwest facing with a view of the mountains. The North Boulder Subcommunity is becoming more and more popular. With many shops, businesses and restaurants, it's a desirable place to call home. Investment potential as this area continues to improve.

1301 Canyon Avenue #206 | $1,029,000 | More Details
South facing unit with Flatiron views.  Center of the action, right across from the Farmer's Market.  Earlier this week, we closed on another unit in this building for one of our buyers. Our impression is the units are quiet, well appointed, and the building is put together with bank vault like construction.  There are also several common areas to enjoy with guests. The interior of this unit is clean, modern and well kept. Current tenants lease goes through the end of July.

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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. 

3 comments:

  1. Curious what your thoughts are on 2255 Mariposa Ave. Can't tell if they did anything since it was last sold less than a year ago...

    ReplyDelete
  2. Took down the sky chairs? Here's the before and after -> http://www.iresis.com/cwa/link/listings?llid=c85y8k

    The last time it was on the market (a year ago), it took 400+ days to sell at $674K. The seller now wants $779K and it's been on the market 30+ days. I can't say much more on a public website. If you want the real skinny, call me. 303.746.6896.

    ReplyDelete
  3. Here's another link to the before/after -> link

    ReplyDelete