Friday, March 04, 2016

Exclusive Enclaves and Hidden Gems [Fresh Listings, Get 'Em Hot]



70 New listings hit the Boulder real estate market this week
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10 Already under contract
3 Flips of questionable execution
6 Refreshed, old listings pretending to be new

... 13 Worth looking at

Note: Last week, one of our regular readers asked if I would disclose conflicts of interest. The answer? Of course! If the listing is within Realty Unique, or even if I own property nearby, I will always disclose known conflicts of interest. Only property worth seeing makes this list and worth seeing doesn't always make it worth buying. If you really want to know my thoughts on valuation, desirability, and long term investment performance - give me a call.

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


Boulder 


215 Green Rock Drive | $3,395,000 | More Details
A high end, turn-key trophy home in a quiet and private yet ideal Boulder location. Many Boulderites don't even know this neighborhood exists. It's that exclusive. Bonus, it's not within Boulder City limits.   Due diligence: Talk to your expert buyer's agent  about the sales history of this property and negotiation tactics for +$3MM homes. 













440 Christmas Tree Drive | $2,600,000 | More Details
Gorgeous, completely remodeled in 2007 in coveted Chautauqua.   Includes a pet shower for Fido.  ...Of course, it does. 












3060 8th Street | $1,850,000 | More Details
Spacious Newlands home less than one block from North Boulder Park, and a short walk from the Rec Center and nearby retail by Ideal Market. Sadly, it went under contract as we wrote this post. Snooze you lose.  

If you're a serious buyer, your agent should have you on instant listing alerts and you should try to see property within 48 hours of it hitting the market. This one lasted only three days. With that said, any seller who doesn't allow their property to make it through a full weekend of showings is risking large sums left on the table.  Hint: If the buyer wants it on Thursday, they'll still want it on Monday or they were't serious buyers.  Listing agents who push their clients to take offers without an adequate showing period are doing their clients a disservice.  Frankly, it borders on malpractice. 



1500 Moss Rock Place | $1,390,000 | More Details
A unique home inspired by Asian architecture and design with special features like a solarium and Shoji screens throughout the home. 











4 Benchmark Drive | $1,179,500 | More Details
This special area has the benefit of feeling quiet and protected from the city while maintaining incredible views and easy access to everything in Boulder and Louisville. Home is light-filled, spacious and has excellent views. 










1843 Walnut Street A | $669,500 | More Details
A historic property built in 1904, with a modern twist on one of Boulder's most adored streets. Walk, stumble, stroll or ride your bike to everything.  












2727 Folsom Street 11 | $330,00 | More Details
A 2 bed, 2 bath for a reasonable price in a solid location. Live here or rent to students or young professionals. The last bidding war on Trout Farm went $45K over asking, all cash. And that was for a 1 bedroom.   A better location than Gold Run with a typically more mature resident base (i.e. fewer students). 












2892 Shadow Creek Drive 211 | $359,000 | More Details
When it's not catching fire, Gold Run has strong history with easy CU and downtown access. It was the first place I lived in Boulder, so I'm deeply familiar with the pros/cons. Valuation should be adjusted by elevator and garage access. Student density and investor ownership is high. Good spot for a kiddie condo.  Recent rental price increases at nearby developments bode well.  Special assessments, not so much.






Niwot 

7528 Estate Circle | $779,000 | More Details
This home needs a lot of updating but it's on more than half an acre and near large Niwot open space. It should take about 15 minutes or less to drive from here to downtown Boulder. Niwot also boasts excellent schools.   I'd live here.












100 Murray Street | $625,000 | More Details
A charming, updated home in the heart of old Niwot.  In recent years, Niwot has come into its own with downtown showing signs of revitalization.  Due Diligence: Check road noise from nearby Diagonal Highway and the train.










Superior 



2060 Shamrock Drive 13 | $204,000 | More Details

A decent condo with easy access to Flatirons mall and the tech corridor along 36. Nothing fancy, it's all about proximity and the lock and leave lifestyle. A good choice for executive living or the occasional grandparent visit.








Longmont 

6842 N 71st Street | $499,000 | More Details
A cute home perfect for families looking for outdoor space, 1.63 acres to be exact. Renovate the existing house or construct your dream home. Look at the location on a map. It's a Longmont mailing address but it's nearly as close to Boulder. You can't buy a decent ranch within city limits at this price.  Rural living with fast access to downtown Boulder at a bargain price.   










1019 S Terry Street | $290,000 | More Details
Dated Tri-Level at a great entry price to home ownership. This location makes economic sense for solid long term appreciation. Ask your buyer's agent about the investment thesis for Longmont and for a discussion of desirable locations for appreciation. 











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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.    Cover image:  Jason Chen

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