Friday, December 11, 2015

Everything from Prime Office Space to Family Homes and Investment Condos [Fresh LIstings, Get 'Em Hot]

Twenty fresh listings hit the Boulder real estate market this week. As usual, we culled the wheat from the chaff by removing bad locations, the refreshed old listings, and the egregiously overpriced. Here's the rundown: 

Already Under Contract: 2
Refreshed: 2
Bad locations: 3
Egregiously overpriced: 1
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Worth seeing: 12 


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



Boulder 


628 Tantra Drive | $325,000 | More Details
Let’s see…live here and you’re near a great Nepali restaurant (try the chai), a coffee shop, and very close to South Campus open space. Plus easy (nearly direct) access to the Table Mesa PNR and not far from the Table Mesa plaza, too. For grad students and young professionals, or Boomers looking to downsize - this a fantastic spot. The interior has been re-done with fresh paint and brand new hardwood floors. Full disclosure: This is my listing and it’s buttoned up, turn-key, and ready for its new owner.

 

3938 Promontory Court | $1,149,000 | More Details
Wonderland Hill is a great location with direct access to open space and downtown. This particular house is 80’s vintage construction with some updates. The split layout won’t be  ideal for some buyers but the privacy of this location is exceptional. 

 





2727 Folsom Street #226 | $189,900 | More Details
Trout farm has a great, central Boulder location and because it was built in the late 80’s, it’s past the era of extensive lead paint and asbestos. This particular 571 SQFT unit looks like it has some updates. Small is beautiful.

 






1585 Judson Drive | $575,000 | More Details
This is a fixer but it’s hard to tell if this only needs a cosmetic remodel (i.e. “good bones”) or if it’s better to scrape and start over. We recently took buyers to see one Table Mesa house that clearly was a scrape (foundation issues, horribly layout) and it was priced similarly. Obviously, this isn’t about the house - it’s the location and from my perspective, the dirt (almost 8,000 SF) is worth more than the asking price. Buyers should be prepared to waive contingencies to be competitive in a bidding war.





 7006 Roaring Fork Trail | $1,400,000 | More Details
Gunbarrel Green and the Boulder Country Club is a desirable location, but most of the houses are original from the 1960’s with minimal updates. This one is an exception with lots of updates and interesting architecture. It also has a great view of the course and the mountain backdrop. Creepy bunny art probably not included.





Louisville

364 W Sycamore Lane | $449,500 | More Details

I like these ranch-style houses because they work for a broad range of potential buyers and tenants. This particular location not only backs to open space but is a short stroll to downtown Louisville. Expect a bidding war. 

 




1518 White Violet Way | $649,900 | More Details
Markel build quality is generally very good and this location is convenient for accessing downtown Louisville, Hecla and Waneka Lake open space. Plenty of walk-able retail nearby.
   




Lafayette 

2472 Concord Circle | $360,000 | More Details
Solid location in Indian Peaks, town-home style attached dwelling. Last sold two years ago for $100K less, but there’s little like it on the market (2 car garage!). The listing is wrong about the square footage, so buyers need to verify. This would work for Boomers looking to downsize, especially if you like to play golf.
   


Superior 



3142 Cimarron Place | $540,000 | More Details
Rock Creek is a solid location for reasonably priced houses in Boulder County with easy access to Boulder or Denver job centers. This one has a good layout, has a walk-out basement and backs to open space. The listing agent is a pro too, so expect good communication through the deal. Due diligence: Always evaluate foundations and drainage carefully for houses at Rock Creek. The development has a history of expansive soil.




1474 E Weldona Way | $494,900 | More Details
Another solid location backing to open space in Superior. This one is priced $50K lower but you’re missing the extra space and bedrooms of 3142 Cimarron. I like the updates in this house. See the comment above about due diligence.







Longmont 

205 5th Avenue | $279,900 | More Details
Hello Old Town! It doesn’t really matter that the interior is shabby (i.e. “charming”) and there are clear signs of deferred maintenance. At this price point for a 3 bedroom house on a giant lot in Old Town, it’s a steal. The availability of this one probably won’t make it through the weekend.





Investment Opportunities
 
385 Broadway Street | $1,980,000 | More Details
A highly visible, high profile office building. The owner planned to build 16 residential town homes, but it required a zoning change from low density residential. The plan was denied in a September 2015 planning board meeting and met fierce resistance from the community.   Key issues are access to the property and that pesky low density zoning, of course. I could see this appealing to a boutique end-user.   





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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.    Powered by Realty Unique, LLC. 


Image Credit: Zach Dischner

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