Friday, January 13, 2017

January Starts with a Bang [Fresh Listings, Get 'Em Hot]


It’s mid-January. As usual, inventory has started to rise. Are you ready to see some houses? 

This week's fresh listings include high-end luxury homes, curious investment opportunities, and swanky condos with protected views. There were over 60 new listings that hit the Boulder area market. We’ve culled the bad locations, re-freshed old listings, and otherwise uninteresting properties. Here's what's worth seeing. 

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



Fresh Listings

Boulder 

2299 4th Street | $6.25MM | More Details 
Built in '12, this stunning home is minutes from downtown, nestled between Sanitas and Settlers’ Park open space. It’s well appointed with modern finishes and has excellent outdoor and indoor entertaining spaces. From a valuation perspective, the location is spot-on but the photography is off season and there is “money shot” of the Flatirons. Note:  Golden Retriever not included. 




1618 Spruce Street | $2.3MM | More Details 
This particular Victorian is wonderfully charming and appears to be in good nic, with the kitchen and many finishes updated since the property last traded hands in 2010. The carriage house and garage studio are not included in the square footage, as listed. I don’t expect it to last long. 

For those in the know, this property’s RMX-1 zoning in downtown Boulder allows owners special privileges to create and rent out detached secondary dwellings. These spaces often function as home offices, in-law or au pair suites, guest quarters, or provide short-term/long term rental income to offset ownership costs. Even in a down market, buyers snap these up, which translates to lower risk as we near the end of a real estate cycle. 

What’s that, your agent never mentioned RMX-1, pretends real estate only goes up, and doesn’t care about capital preservation? Find a better Realtor. 



405 Hapgood Street | $2.2MM | More Details 
The last few years in Boulder have seen a flurry of remodel and scrape/build reconstruction, especially at the higher-end of the market. Scrapable lots in premium locations have become scarce. This one has an existing post-war structure (easier to demo, permit already issued) and a giant lot, allowing buyers more flexibility to comply with Boulder’s extensive development regulations. It's a great perch for building your dream home. 




3135 4th Street | $1.73MM | More Details 

There’s a lot to like about this 15 year old house in Newlands. The location is right on the most popular cycling route through the neighborhood, with social trails into Mt. Saints nearby. The interior still looks contemporary, although it could use a refresh on the outside. Tech features allow owners to monitor the home remotely. The seller paid $1.2MM in 2013. 



953 11th Street | $1.43MM | More Details 

A nice historic charmer with a classic floor plan. Walk to venues like Chautauqua or Macky Auditorium. Neighborhood has high student density but it varies block to block. One potential issue is the lack of a garage. 


As an aside, I’ve negotiated many deals with this listing agent and it's always a pleasure. He’s a straight shooter and always handles everything with integrity… just like how we roll. 




4522 13th Street 6-H | $925,000 | More Details 
I’m a believer in Uptown Broadway. This particular unit has the best location of the whole complex, with beautiful unimpeded views of the flatirons. Higher-end finishes featured throughout. Easy walk to Wonderland Lake open space, nearby coffee, restaurants and retail. Likely continued neighborhood improvement via the North Boulder Subcommunity Plan.   

Full disclosure: I own investment property at Uptown and we’ll be hosting the grand opening of our new office there this summer. 



3240 15th Street | $890,000 | More Details 
This location is a hidden gem, directly North of the Long Seed Farm and the community gardens. It also has nearby bike path access for a stroll or ride to Ideal Market and even into downtown Boulder. Late 80’s construction and finishes.  Minimal quarterly HOA payments. Awesome neighbors (ask me).




701 Pearl Street 4 | $525,000 | More Details 
I’ve seen other units in this building and it’s funky, to put it mildly. Still, for a location that's stumbling distance to the restaurants, bars, and offices of downtown, it’s tough to beat. Decent size. Two carport spaces. 

Due diligence: check the popcorn ceiling for asbestos. Maybe you'll get lucky, but it’s the right vintage. 




Louisville 

684 W Aspen Way | $530,000 | More Details 
Early 80’s construction, 3 bed, 2 bath with about 1,800 SQFT. Near open space and multi-use paths, not far from downtown Louisville. Short commute into job centers along the tech corridor. These bi-levels are pretty straight forward homes and this is a decent location. Interior finishes are dated but you’re starting past the era of lead based paint which is a plus.



Investment Opportunities 

1645-1647 7th Street | $769,000 | More Details 
A unicorn duplex located in an area with a lot of other rentals, but within close proximity to downtown via the Boulder Creek path. Supposedly, the owner has been occupying both sides and it’s not conforming. Due diligence should include verification of the legal rental potential and a determination of whether future improvements are at all possible. If it’s legit, you can live in one side and rent out the other. Not a bad option for younger buyers or executive/seasonal use.


Photo Credit: Pigoff Photography

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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.

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