Friday, July 28, 2017

The River Flows On [Fresh Listings, Get 'Em Hot]


The summer selling season is rapidly wrapping up. If you have't found your dream home yet, don't give up. The river flows on. Plenty of new listings hit the market this week. Favorites include a solid town home in Niwot, a luxury property near the Hawthorn Farm in Boulder, and a couple of great houses in Louisville. 

We've sifted through and chosen the best listings to hit the Boulder area real estate market. A discussion of notable sales is also included, plus a coming soon listing, and a high end property that deserves a second look.  

Are you ready to see some houses? 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.




Coming Soon

819 Timothy Drive | $445K | Longmont
A gorgeous 4 bedroom, 3 bath with an ideal layout - all bedrooms are on the upper level. Landscaping is exquisite. The interior is in great shape. The location is on a quiet street near parks, bike paths, and Whole Foods. It's also a quick commute to Boulder. A solid option for families, first time buyers, and investors.  
Not on the MLS.  Call: 303.746.6896 


Sold Listings of Note

920 Grant Pl | $1.36MM | Pics 
This house caught our attention when it hit the market last summer due to its location (one of our favorites) and many updates. The man cave with a nautical door was a fun feature. Originally listed at an eye popping $1.7MM, the listing was pulled at the end of last summer and re-listed a month later with big price reduction. More price cuts soon followed. It eventually went under contract, but buyer #1 and then buyer #2 terminated for unusual reasons. The third time was the charm, it sold for $1.36MM  - below market in our opinion. Take home lesson: Price it right or prepare for a long listing. Also, sometimes there are bargains in the rough. 



1077 Canyon Blvd 203 | $1.05MM | Pics 
The Arette is a downtown luxury development in a premier location with high-end finishes. This one bed, 2 bath unit has a generous 1,281 SQFT and 2 garage spaces. A typical deal, it was on the market for 2 months andsold for 2.3% below asking, conventional mortgage. At $820/SF, it sets a benchmark for pricing other downtown units (without a view).





600 Arapahoe Ave 2 | $474K | Pics 
This 3 bed, 2 bath was exceptionally well priced and located downtown, great for solid long term rental income. The cons were the garden level, the awkward entrance, and the investor ownership percentage in the building (which limits financing). With that said, it had a great layout for roommates. Several of our investors gave it serious consideration.  


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


Worth a Second Look 

1301 Canyon Blvd 302 | $2.99MM | Pics 
On the market since March (coming up on 5 months). Epic Flatiron views, a premier location, top notch finishes. It's a lock and leave, supersized executive trophy ideal for an owner who travels far too often to manage maintenance. It could also work for an urban family. See unit #203 for a baseline for pricing. Add the value of the view (10% to 15%) and the extra garage space. After 5 months on market, the (out of town seller) should be willing to consider all serious offers. 


Fresh Listings

Boulder 


3335 15th St | $1.69MM | Pics 
Luxurious and spacious, a nice option for a family home. Set in 5 houses away from busy Iris, it should be quiet enough.  Around the corner from Growing Garden's Hawthorn farm and an easy bike ride to downtown. 






5060 2nd St | $1.67MM | Pics 
Nestled up against the Foothills in far North Boulder, front row to open space. Step outside to trails and walk to retail at Uptown.  If you're buying for the view and want to be closer to downtown, compare to our listing on Spring Valley.  






2219 Mapleton Ave | $1.45MM | Pics
Priced at dirt value and then inexplicably withdrawn from the market the same day. No pictures, but it’s a value play if the home was truly built in 1995 and the lot size is actually 7500 SQFT. Might still be available but you better hustle if you want it. Call us.



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


Louisville 


1420 Fillmore Pl | $490K | Pics 
A beautifully updated ranch at an affordable entry level price. Easy and quick access to Boulder on South Boulder Road. From the home it's a 30 minute walk or 10 minute bike ride to downtown Louisville. 





661 W Mulberry St | $489K | Pics 
We've already seen this one. It showed well, has tasteful updates and feels fairly open for a tri-level. The house itself has limited storage space, but the garage compensates. Large and nicely landscaped yard backs to the Louisville trail system. A 24 minute walk to or 7 minute bike ride to downtown Louisville. 




Longmont 


7466 Park Ln Rd | $679K | Pics 
Vaulted, updated and spacious and at an affordable price point. Don't be fooled by the Longmont address, it's truly in between Gunbarrel and Niwot, 10 minutes from Boulder.  Near open space and trails.








1318 S Collyer St D | $340K | Pics
To be built 3 bed, 3 bath townhome with Green construction. Walk to Prospect.  Not far from downtown. This development has lots of expansion potential, which might limit future appreciation but the designs are updated with excellent floor plans.  Another affordable option.  


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


Niwot 


8016 Dry Creek Cir | $497K | Pics 
We've already taken clients to see this one, too. It showed beautifully and has been tastefully updated. It backs to a nice greenbelt with bike and walking paths that's cared for by the HOA (snow removal too!). Walking distance to downtown Niwot. If you're serious, call us for a showing, it likely won't last long



Investment Opportunities


515 Main St | $620K | Pics 
A rare opportunity to own a historic building (built in 1920) in the thriving and gentrifying heart of Old Town Longmont. An A+ retail location along rapidly improving main street. It’s a historic building with 2,000 SQFT and a recently renovated parking lot. For once, the listing verbiage isn’t all hyperbole. It does have huge potential - at the asking price. If House Einstein needed a Longmont office, this one would be on our radar. 
Due diligence: check for the usual historic property issues (foundation, electrical, sewer lines, roof). You should also talk to the planning department about their historic preservation intentions. 

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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: Ville Palmu

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