Friday, June 10, 2016

The Deep End of the Boulder Real Estate Market [Fresh Listings, Get 'Em Hot]


Miss us last week?  Sorry, sometimes we sneak away midweek to savor a little of the Colorado good life.  But don't worry. It didn't stop us from putting another of our buyers under contract this past weekend. We locked down the best of several entry level houses that hit the Boulder market last week.  

Client first, always.   

Now, we're back with another round of fresh listings.  What's worth seeing in Boulder real estate this week? Let's dive in!

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


Fresh Listings

Boulder 

1655 High Street | $2,650,000 | More Details
A spectacular Boulder location - just a few blocks from downtown, nestled among other high-end homes, on a large lot on a dead-end street. The house is great as it stands and the lot size should leave you plenty of flexibility for changes in the future.  

The structure was originally built in the 1950’s and then completed redone and expanded in 2000.  The interior design aesthetic is a little last century, so save some budget for a cosmetic refresh.  

Due diligence: Don't forget to discuss market conditions at the high end with your Realtor.  Bidding wars are not at $2MM+ price points.  


2850 6th Street | $1,250,000 | More Details
A solid location - just a couple of blocks from North Boulder Park.  Smaller home with a 1 car garage.  Split layout. 

Note:  Your real estate dollar goes farther in rapidly improving South Boulder with better schools and arguable better open space and trails.  The downside risk is higher due to lower density of higher end homes.  

Due diligence:  Flood damage in 2013.  Check for professional mitigation.


1082 Albion Road | $900,000 | More Details 
Another nice mid-century ranch with a full basement, located near Viele Lake, the Sobo Rec Center, and Harlow Platte park.   This one looks well tended but could use some freshening. 

Due diligence:  Ranches with full basements are selling for substantially less across Broadway in Majestic Heights, but there's a reason for the price difference.  Ask your agent... and if they can't give you a solid answer, get a better Realtor.


630 Hartford Drive | $845,000 | More Details 
We've sold several homes on Hartford Drive and have a number of close friends who live there. We know it well.  

The park at the end of the street is freshly built.  The improvements at the retail plaza is set to further add value to the area.  This house is much smaller than 1082 Albion (see above) but many buyers prefer the bi-level style because the basement is above grade. The seller has nicely updated this property.  We happen to know one of the former tenants. Due diligence: check for proper flood damage mitigation.


3000 Broadway Street 1-2 | $750,000 | More Details 
A legal duplex in North Boulder.  For the savvy buyer, here's an opportunity to jump into ownership and use supplemental income to offset your mortgage. Rent one side, live in the other.   

Due diligence: The seller's investment analysis is frankly entertaining. Clients, ask about our proprietary investment model. It includes a few missing variables that you might want to include - like maintenance costs!


1013 Berea Drive | $749,000 | More Details 
We’ve sold several houses on Berea in recent years. It’s a great street in one of the best neighborhoods in Boulder. Solid schools. Rec center and parks across the street. The Table Mesa shopping center retail mix is rapidly improving, with Lucky’s Market on the way. 

Due diligence: As of this writing, square footage is wrong on the basement. Traffic noise from Broadway




2439 Bluff Street | $650,000 | More Details 
This property type and location appeals to Boomers and others who want a low maintenance, mostly lock and leave lifestyle near the heart of downtown Boulder. $650K is an appealing entry point, despite basic finishes and some needed updates.  Low HOA dues likely means it doesn't cover much and likely lacks reserves. 




1802 Canyon Boulevard 1 | $529,000 | More Details
Downtown town home built in ‘08. We’ve toured these and they’re tasteful. Square footage is small but high ceilings compensate. Great pad for the urban minimalist who doesn’t need the extra bedrooms.

Due diligence: Road noise from Canyon.  





715 Arapahoe Avenue 1 | $475,000 | More Details
Backs directly to Boulder Creek. A few minutes stroll to Alfalfas and the best of downtown Boulder. Reasonable investment potential, easily rentable to students, young professionals or boomers looking to downsize.  









3009 Madison Avenue L-212 | $324,900 | More Details 

Students love Wimbledon for its easy access to CU and roommate friendly layout. Investors love it because construction quality is reasonable for this price point and vacancies are unlikely. 

Due diligence: Prices only recently crossed the $300K threshold, see our investment analysis HERE

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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.    Image: Markus Spiske

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