Friday, February 24, 2017

Mountain Houses and SoBo Eye Candy [Fresh Listings, Get 'Em Hot]


Oh, the beautiful snow. On a wintry weekend such as this, you’re probably tempted to snuggle up beneath a blanket with your sweetie and binge on Netflix. Forget it!  

Serious house buyers: put down the cocoa, put on your down jacket, and let’s go see some houses. The only way to make an intelligent, educated decision on real estate is to stay on top of the market. You can’t do that from your couch.

Every week, I carefully sift through new listings in the Boulder real estate market. This week: A variety of family friendly houses, entry level condos, Colorado mountain houses, and CU friendly options are on market.  

To better educate you on market conditions, I’ve also included a discussion of notable sales. 

Ready to see some houses? Let’s go. Here are this week’s best listings.  



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




Sold Listings of Note


3192 Galena Way | $950K | More Details 
Small 2 bed, 2 bath in Shanahan Ridge with open space nearby. No surprise it went for over asking in a bidding war. Open space and views help preserve value during downturns and boost value during upswings. This was a smart investment that will likely hold its value in coming years.






1135 Berea Dr | $552K | More Details 
This house went for below dirt value, likely snapped up by a buyer with plans for expansion. It pays to look past poor quality listing photography. Who said there weren’t bargains in Table Mesa?  






3025 Broadway St 31 | $395K | More Details 
It made my list a couple of weeks ago and boom, it’s gone. Sold for $10K over asking, cash. 










Fresh Listings


Boulder 

2880 Juilliard St | $1.8MM | More Details 
Designed for entertaining, with views to impress and a desirable location. Four bedrooms, four baths, and a price well below what it would cost to build today. Boulder’s best schools and open space are within a short walk. This one should move quickly.  






649 Valley Ln | $1.2MM | More Details 
If you want a Colorado “mountain house,” my advice is to find one that is within a 20 minute drive of downtown Boulder. It will make it far more livable. This one is qualifies. The design is charming and although the photos don’t show a spectacular view, they hint it may be possible, especially if tree clearing is possible on part of the 14+ acres. Mid 90’s construction also means better insulation, no lead paint, and low risk of asbestos. 3 bedrooms, 3 baths, and almost 4,400 finished square feet will be adequate for most buyers. A 3 car garage houses the toys. Dated teal carpet, included!


971 Poplar Ave | $1.05MM | More Details 
A reasonably sized 4 bed North Boulder home with a good layout. Built this century, albeit on a tiny lot. Stroll down the street to Lucky’s Market. Poplar gets some traffic, but the trade-off is finding a turn-key house built this century, with little deferred maintenance. Too bad, you missed it. It’s already under contract. This is why responsiveness is critical to success. If your agent is too slow, find a better Realtor.





7126 Four Rivers Rd | $950K | More Details 
The developers knew what they were creating when they designed the homes and neighborhood around Boulder Country Club. The streets are narrow and winding. Most of the luxury homes are single story with open kitchens and large master bathrooms. Vaulted ceilings lend a sense of spaciousness. The exterior of this one looks like it belongs in an English Hamlet or the set of a Renaissance fair, but that’s an acceptable trade for backing to the golf course. 4 beds, 2 baths, less than 15 minutes to the Google Campus. Not bad for just under $950K. If there’s room in the budget, I’d modernize the exterior, update the railings and balusters with something more trendy, and call it done. To start with a house with good bones and complete a cosmetic remodel is a more intelligent, lower risk approach than extensive renovation or scrape/build.



815 Maxwell Ave #2 | $629K | More Details 
Here’s a ~1,000 SQFT downtown Boulder 2 bedroom townhome for under $650K. The interior has the right aesthetic with exposed brick and vaulted ceilings. Won’t last. Bring cash. No more rhymes, I mean it. 





3950 Colorado Ave L | $569K | More Details 
Did you lose out in the last two bidding wars at Wellman Creek? Both went under contract within days. Maybe the third time is the charm? This one has three bedrooms, 2 full bathrooms, and ~1,200SQFT. It’s in good shape, has a nice layout, and most importantly is in a perfect spot for graduate students and young professionals. These make for solid owner occupied townhomes or income properties. 




850 20th St 205 | $379K | More Details 
It’s directly across the street from CU, a short walk to the heart of the Hill, the building is in decent shape, and this unit has some updates. Two bedroom units work well for a little extra cash flow. A good choice for a CU student condo or income property. We recently sold a condo in this building last month and wouldn’t hesitate to personally invest in this building.  




5550 Stonewall Pl 13 | $250K | More Details 

A one bedroom unit with a garage, just a short bike ride from CU for only $250K. Very low cost entry into Boulder real estate. If you have the downpayment and the credit, it’s cheaper than renting. You could buy this, live in it for a few years, and then convert it into a rental property before moving up to something larger. Water levels were high across the street during the flood. Due diligence should include checking for undisclosed damage and proper flood mitigation (i.e. sump pumps, mold treatments, drywall removal, etc).




Louisville 


1017 Arapahoe Cir | $630K | More Details 
Full disclosure: This one barely made the cut. It’s sandwiched between Wash Ave and Arapahoe Circle. If you can look past that, it’s a value play for a livable house in close proximity to Boulder. Close by Louisville schools, and fantastic nearby open space on Davidson Mesa. Normally, a busy location wouldn’t make my list but the open space pushes this one over the edge. Is open space a good trade for traffic noise? If you’re a believer that quiet self driving, electric cars are our future, the answer is yes. Go see this one. 
Due diligence: Stand on Wash Ave at rush hour and make sure you’re OK with the traffic. 







Image Credit: Mira Kemppainen
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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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