Saturday, July 15, 2017

The Ultimate Dream Home, Pre-War Gems, and Luxury Condos [Fresh Listings, Get 'Em Hot]

Sorry Boulder real estate fans, fresh listings were a little delayed this week. We had several client meetings on Friday and submitted an offer for our buyers this morning. Clients always come first. 

Here's the roundup of the best listings to hit the Boulder real estate market. Ready for the eye-candy? 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


860 University Ave | $1.8MM | More Details 
Historic looking from the curb and the addition creates the impression of separate dwellings. It's modern and beautiful on the inside. The only caveat was the location. University has high student density, although it's mostly east of 9th. The deal is proof the higher-end is alive and well, it sold for over 8% above asking. Click the more details link above for the eye candy.



715 Arapahoe Ave 4 | $569K | More Details 
This deal was all about the location. The interior of the unit had basic finishes but was clearly updated at some point in its history. HOA fees were reasonable, square footage on the generous side, no garage but one reserved space. The asking started at just under $600K. The seller cut the price after a few weeks to $579K and accepted an offer on day 21 of the listing period. It closed on the 12th for 1.7% below asking, no disclosed concessions.

Featured Listings

Boulder 


3275 Spring Valley | Asking: $1.75MM | More Details
After a few updates, our gorgeous listing at 3725 Spring Valley is on back on the market. The adjacent open space provides privacy and view protection. Trails to Sanitas and Wonderland Lake open space are at your doorstep. The layout is excellent for entertaining guests both indoor and outdoors. Lot size is large and it's a quick jaunt to downtown Boulder. The price has been reduced $50K! Contact your Realtor for more details.

Fresh Listings

Boulder 

1765 Sunset Blvd | $5MM | More Details
There are only a handful of properties in Boulder that can justify this price point. Your investment thesis starts with the location - it better be the best of the best, exclusive and yet steps from downtown. Check. From there, the lot should be large and private. Check. The last piece is all about design and execution, for which this might qualify. Only a showing can confirm. Call your Realtor. You'll need proof of funds to even schedule a showing.



1021 10th | Asking: $1.4MM | More Details
A classic pre-war gem in University Hill. The 2001-2001 Historic Survey notes this property is not contributing to the District, which means the city might allow more flexibility if the new owner wants to make modifications. The interior has classic features but could use updating. Decent size and layout, plus a one car garage. Due diligence: Historic homes require much deeper due diligence, with particular attention to foundations, mechanical, and electrical systems. Proper due diligence should include a visit to the planning department.



3179 6th | Asking: $1.1MM | More Details
A cute bungalow in Newlands. It looks like the house has experienced a few rounds of updates since it was built in 1948. Lot size is a little on the small side, further expansion will be limited. If you think you might need more square footage, ask your Realtor to bring their architect to the showing. Newlands is ground zero for restrictive zoning in Boulder.




2390 Dartmouth | Asking: $950K | More Details 
Dartmouth is a fairly busy street but the further up you go, the less traffic becomes an issue. This one is past the Kohler and Kenwood turn offs, so the location is worth a consideration. The house is a large 1950's ranch, no basement, with a bunch of updates. Lot size is larger than typical. Open space is across the street. Boulder's best schools nearby.




1139 Monroe Dr B | Asking: $425K | More Details 
Right on the bike path, with a layout that works well for roommates, and in close proximity to CU. Construction quality in this complex isn't impressive, but it makes up for it with the location and price point. In the past, we've sold these to CU parents and grad students, or younger couples looking for an entry point to Boulder's market. The rentability is excellent here, this unit should work well for an investor seeking to start or add to their rental property portfolio.


4550 Broadway #219 | Asking: $700K | More Details 
Uptown Broadway is a recently constructed luxury development in North Boulder with a variety of unit types and configurations. The two story units are among the most desirable, with vaulted ceilings and views of open space. If you're going to buy property subject to traffic noise, you should get something special in exchange. This one has nice views and the owner plowed $50K into remodeling. It shows. Click the link above for eye candy. Due diligence: The HOA has been battling with the developer and insurance companies to have EIFS stucco corrected. There is a risk of a special assessment sometime in the future. As an owner and investor in this location, I'm still a believer. Competent and committed people are handling the problem and I think the stucco cloud will pass in short order. 


8252 Kincross | Asking: $715K | More Details 
The interior could use some updates, but as long as the bones are solid on this house, it doesn't matter. This is a reasonably sized, south facing, two story house on a generous lot, directly adjacent to open space. It's also in Gunbarrel and unincorporated Boulder County. If your Realtor can't explain why that's an advantage, find one who canAt this price, it likely won't last the weekend. 


Louisville 

2376 Hecla| Asking: $729K | More Details 
A smaller but functional house with a good layout in a decent part of Louisville. Small lot is a plus for buyers that want less maintenance hassle. Open space and trails are nearby.  







Longmont 

4318 Bella Vista Drive | Asking: $495K | More Details 
This location is excellent with good schools, low traffic, and a family friendly neighborhood. It takes about 15 to 20 minutes to drive to the Google Campus in Boulder. Paths lead to open space, Longmont Whole Foods is only la few minutes away, and there are a handful of restaurants within a short evening stroll. This house has a main floor master, two bedrooms on the upper level, and an unfinished basement. Finish quality is acceptable but not higher end. You'll most likely want to demo the fireplace/tv wall. Disclosure: I believe in the investment thesis in this location and own an investment property just down the street from this house. 



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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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