Friday, March 03, 2017

What's Hot, Historic, and Hygge? This Week's Fresh Listings.


A handful of higher end houses and rare locations are featured in this week's fresh listings. If you’re looking for eye candy, check out the hygge farmhouse style property on 26th Street. For a rare location and the best schools in Boulder, assuming you’re willing to do some renovations, the family home on Grinnell may be a good option. 

As usual, we’ve sifted through the many listings that hit the market this week. We’ve culled the overpriced, maintenance deferred, bad locations, and refreshed listings. In this competitive market, you don’t have time to waste. The following are the very best of Boulder real estate. 

Ready to schedule some showings? Let’s go!



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



Sold Listings of Note


266 McKinley Park Ln | $1.26MM | More Details 
A few weeks ago, I told you that this home was one of the best listings to hit the market. After the dust settled from the bidding war, it closed for $110K over asking, cash. Despite the premium paid by the buyer, I’m confident that the  top tier location and estate-like feel will help it appreciate during upswings and hold value well in downturns. Not every property is worth entering into a bidding war for. This one qualified. 



2445 Junction Pl 304 | $645K | More Details 
Junction Place is the epicenter of development for Boulder. This modern, top floor condo, with excellent views, went for $6K over asking, cash. In my opinion, the buyer got a bargain.  





1529 Easy Rider Ln 201 | $600K | More Details 
This also made my list a couple of weeks ago. As expected, the meticulous modern updates and relative rarity of available property at Studio Mews drove a fast sale. $600K cash. 




Fresh Listings

Boulder 

3852 26th St | $2MM | More Details 
Over half an acre in north Boulder and generous +4,500 finished square feet of farmhouse style home, with modern touches. The outside is modest and unassuming. The interior is both elegant and updated, featuring beautiful kitchen and living areas. Perhaps some of the bathroom finishes could use an update, otherwise it looks very ready for a new owner. North/south orientation is ideal for a more substantial project, and better for active or passive solar, if desired. 

Due diligence: The 100 year flood zone isn’t too far north of this property, check the mapped flood extents and look carefully for damage/mitigation. 

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


2021 Walnut St | $1.52MM | More Details 
Old on the outside,  modern and stunning on the inside. Student density is a little high in this location, but several neighbors have renovated and the location has improved in recent years. This might work well for a downsizing buyer who wants to bridge the gap between living in a stand-alone house paired with the hassle of handling maintenance. 




5065 3rd St | $1.1MM | More Details 
A moderate sized five bedroom, five bathroom family house in a good spot in Dakota Ridge. Fairly conventional layout that appears well maintained. Exceptional open space nearby, ready for mild cosmetic updates. Buyers should compare with the cost of similar sized new build or a renovation project. If you want to skip the construction risk, this one looks like a smart investment.

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


4240 Grinnell Ave | $1.1MM | More Details | Alternate Link
This home is in a rare location. It backs to the South Boulder rec center and city park, providing views and a sense of spaciousness. Reasonably sized, mid 60’s construction means you’ll get less resistance from the city for a major renovation. 

Due diligence: Grinnell gets some traffic. 

Note: Nearly 80% of Boulder listings are on IRES. This property is only listed on REColorado and it’s not on secondary websites (like Zillow, Trulia, etc). If your agent doesn’t offer you access to both MLS systems, many potential buyers (like you) might miss it. Before you choose your listing agent, talk to your Realtor about a comprehensive and professional marketing campaign.



3131 5th St | $1.05MM | More Details 
Speaking of renovation projects, here's one. Mid 1950’s construction and a solid two-story frame usually make for good bones. The lot size is typical. 
Due diligence: The south side of the house appears to be very close to the property line, which will create constraints in the design. Bring your architect to the showing and be cautious of waiving contingencies to win the bidding war. If your budget is not quite large enough to pull the trigger on a big project, the home is likely livable enough to wait it out for a few years. The studio in the back also offers additional flexibility.




3850 Broadway #19 | $670K | More Details 
A 5 bedroom condo in a decent condition, priced aggressively to counter the busy location. This checks a lot of boxes for a lock and leave owner or investor. 

Due diligence: Traffic noise and HOA reserves. 




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



3025 Birch Ave | $610K | More Details 
A basic 3 bed, 2 bath ranch with some updates. South facing. The slightly smaller than typical lot size and lack of a garage will add design constraints, if you want to join the neighbors in the pop-top game. It’s priced right, won’t last. 






Louisville 

633 La Farge Ave | $625K | More Details 
Historic home ownership isn’t for everyone. Adorable and quite charming, historic houses have also proven themselves to be excellent investments (when located downtown). They also have their challenges. Bedrooms and closets are tiny. Maintenance and renovation costs can additionally be about twice that of a more modern house. This particular one could use brighter paint to lighten up the feel. The interior is ready for an update. 3 car garage and reasonable size lot are a bonus. The driving factor to the investment potential is the downtown location. 



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



248 W Sycamore Ln | $499K | More Details 
There are quite a few of these small ranches with finished basements in Louisville. Built in the 1980’s, it's past lead based paint which makes renovations less expensive. This one has nice updates and backs to open space. Bring your negotiation skills and expect a bidding war. 



Longmont 

4306 Bella Vista Dr | $420K | More Details 
Minutes from Whole Foods, a fairly short drive to the Google campus, and on the best cycling routes in North Boulder. Walking paths are everywhere and you’re a short stroll from open space. This one appears to be significantly under-priced.  

Full disclosure: I own an investment property a few houses away. I’m a strong believer in the investment thesis for Renaissance.  

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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: Justin Tietsworth

2 comments:

  1. Just curious on 3025 Birch Ave, why do you need a garage to pop the top? Would a carport suffice?

    ReplyDelete
  2. The city will likely require two off street parking spaces, along with many, many other things.

    ReplyDelete