68 Listings hit the Boulder area real estate market this week.
10 are already under contract.
We've sifted out the many old refreshed listings (mostly at the high end), the bad locations, and the egregiously overpriced. Here’s what’s worth seeing.
Boulder
3015 24th Street | $575K | More Details
Nothing fancy here. It's a basic 3/1 ranch in a good part of town. These sort of houses go for about $525K in Martin acres. Add ~10% premium for North Boulder. In other words, the asking price is right. This one has had some mild updates. If you're thinking about buying and popping the top on a basic ranch in Boulder (typically $350K to 400K), this has been a better location than South Boulder historically. Due Diligence: The geography at this location can block mobile phone signals. Double check your cell phone at the showing.
Keewaydin is a pretty decent neighborhood. Historically, it's underperformed faster appreciating neighborhoods like Table Mesa and Newlands but it's still a big step up from the entry level. This one needs updating, save some room in your budget.
2390 Hillsdale Way $869K | More Details
This one obviously needs some updating. The investment thesis is mostly about the larger than typical lot which will make it easier to design your future home and capitalize on the views. You've got the best rated schools in Boulder, nearby open space, and a retail mix that is on the upswing (Lucky's coming soon). Due Diligence: Discuss Solar Access, Green Building Points, Smart Regs, and the Compatible Development Ordinance with your Realtor.
3701 Arapahoe Avenue C-420 | $1.15MM | More Details
It's hard to find a decent size, newer built lock-and-leave condo in a good part of Boulder. When constructed, the Peloton had very high construction quality. It's extremely unlikely you will hear your neighbors. After selling a few units over the years, and enjoying a dip in the roof top hot tub, I've come to appreciate the value you get from the higher than typical HOA dues. It's for a well heeled buyer who wants minimal hassle and maximum utility.
At this price in Boulder, there are a lot of options and you have negotiation leverage. If your Realtor says otherwise, get a better Realtor. Although the MLS details of this house shows no listing history, it's wrong. I've seen it before (a few years ago.) The layout is a little maze-like but the location is solid. I vaguely recall my buyers having an issue with the elevated dining room and the master bedroom separation. Worth a look. Due Diligence: Review the real MLS history.
3917 Pebble Beach $995K | More Details
Lake Valley is a hidden gem just north of Dakota Ridge. Forget that the address says Longmont. It's much closer to Boulder than some houses with a Boulder address. This location is spectacular with a private lake, and excellent open space access. There's a reason it's an enclave of higher-end homes filled with professionals. It's smart. A ten minute drive to the south and this house would be worth double the price with high quality open space views.
Louisville
XXXXXX Drive | $4XX,XXX |
We're taking clients to see this one. Details removed because, frankly, we don't need further competition. The key factor will be a buyer's tolerance for train noise from nearby tracks, conveniently not mentioned in the listing description.
Lafayette
1272 Lambert Circle $425K | More Details
It's a real house that backs to open space. It has a 3 car garage. It was built in the 1990's. It's under half a million. In other words, it's a no brainer. Don't wait to go see it. Unless there is something seriously wrong with the house, it should fly off the market. Due Diligence: Talk to your agent about negotiation strategies.
Nearly 5 acres of horse property in a quiet location with a very livable house and more than adequate horse facilities. Escape from the stress of work and the city.
This could be you.
Longmont
1305 Kestrel Lane L | $304.9K | More Details
I don't normally include new construction in my fresh listings worth seeing, but this one is an exception. The project is approaching completion. Construction and finish quality looks decent. There are several town homes and stand alone houses to choose from. It's a manageable commute to job centers in Denver or the tech corridor. It doesn't get much cheaper than this for entry into ownership in Boulder County. Not if you want new construction. Due Diligence: Talk to your agent about location risk.
4127 Ravenna Place | $415K | More Details
This location is a no-brainer if you want a family friendly, affordable house with good schools and a short drive to everything in Boulder. The neighborhood is filled with young families. There is nearby open space. The future Whole Foods is a short distance away. There's a reason people in Longmont call this neighborhood "Little Boulder." Full disclosure: I bought an investment property here last month.
3628 Boxelder Drive | $459.9K | More Details
Another one for buyers priced out of Boulder to consider. The listing description is right. Kids walk all over this neighborhood, including to/from school.
It's only 20 minute or so to downtown Boulder. Great open space and schools nearby. Kids walk everywhere in this neighborhood. Hello 5 car garage! Due Diligence: I could be your neighbor.
Investment Opportunities
Need office space for your start up but also want to invest in the underlying real estate? Here's your chance. Skip the high-cost Boulder rent, take your company to business friendly Lafayette. Rent what you don't need and take over space as your company grows. Easy drive into Boulder. Decent location in downtown Lafayette.
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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 professioal advice before buying or selling real estate. Powered by Realty Unique, LLC.
image: Scott Webb
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.
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 rigorous due diligence and professioal advice before buying or selling real estate. Powered by Realty Unique, LLC.
image: Scott Webb
