Saturday, August 12, 2017

Want to See Turn Key? Check Out 819 Timothy Drive [Coming Soon]

by Osman Parvez
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Heads up: A spectacular home will be hitting the market this coming week. I want you to know about it first. 

This house features 4 bedrooms (on the upper level), 3 baths, and a two car garage. With vaulted ceilings and an open floor plan, the layout is perfect. Mature landscaping surrounds the property. It's located on a quiet street with Willow Farm Park around the corner and Whole Foods a quick walk away. Easy access to Boulder County's best road cycling routes and a fast commute to Boulder.  

The past owners took excellent care of the property, and the current owners continued the tradition. During the past year, they've refinished the hardwood floors, replaced carpet, refinished window trim, and repainted the interior.  This house is beyond "turn key."

From an investment perspective, the house also checks a lot of boxes. It's well priced for a family friendly house but the layout works for a majority of buyers. The commute time to job centers is reasonable.  Nearby popular restaurants, coffee shops, movie theaters, and more make for an interesting retail mix.

Professional photography is scheduled for Monday. The property should hit the MLS by Wednesday or Thursday.   If you'd like a sneak peak, call me at 303.746.6896.   

Asking price: $445,000

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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

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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. 

Thursday, August 03, 2017

Update: 235 Fox Drive [Value Investment]

by Osman Parvez
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This morning, the sellers of our listing at 235 Fox Drive decided to make a HUGE $40K price cut! The asking price is now $650K. 

235 Fox Drive is a nicely updated three bedroom town home with the square footage and layout of a stand-alone house. All bedrooms are on the upper level, the main level has space for entertaining and the full basement has potential for additional finished space. It has a rare two car garage. The property also features minimal landscaping, giving you more time to travel or enjoy outdoor recreation and spend less time doing maintenance. The location is Frasier Meadows, which has low student density. It's around the corner from a large HOA maintained park and pool. Bike paths lead to CU, open space, and several retail centers.  If you lived here, you could practically be car free.

235 Fox Drive now blows away the competition in this price range. 

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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
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. 

Tuesday, August 01, 2017

PSA: CU Move In Week

by Osman Parvez
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One Man's Treasure (42nd Street)
In case you haven't noticed all the moving trucks in town, the CU students are back. Classes won't begin for several weeks, but Boulder is already bustling with activity. 

Public Service Announcement: 

- Young college students from out of town are not prepared for the volume of pedestrians and cyclists in Boulder. Every year, I witness car vs cyclist/pedestrian accidents that occur during August. Young people, large vehicles, and the excitement of a new place all contribute to the carnage.  Be safe. Double check that vehicles are stopping before entering crosswalks. Being right and having the right of way won't spare you the broken leg.

- Rental units typically turn over on the last day of the month. Don't be surprised if you find strangers prowling the alley behind your house this week. It's a tradition in Boulder. This is the week for dumpster diving.  

- If you're a neighbor to a rental unit, don't be shy.  Say hello and welcome the new tenants to the neighborhood. Students add tremendous vibrancy to Boulder's neighborhoods. At our house, we have new graduate student neighbors across the street. They're from China and studying civil engineering. 

- With the students come parents and family. If you're planning on a night out, reservations are probably a good idea for the area's best restaurants.  It will calm down again soon, but for the next week or so, better plan ahead. 

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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
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. 

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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As always, your referrals are deeply appreciated.
--

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

Thursday, July 27, 2017

Trust and the Case of the $160K Wire

by Osman Parvez
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Last night, a friend stopped over after dinner.  He told us about a recent situation at his company where a customer wired $160,000 without a contract. He compared it with the frustration of working with a different customer that requires complicated paperwork, filled out in blue ink (in triplicate!), for every single dollar spent. 

His story reminded me of the importance of trust in real estate deals.  When trust is present between buyer and seller, everything goes smoothly. In the end, the parties tend to be much more satisfied. When trust is absent, the slightest hiccup creates waves of resistance, paranoia, and jeopardizes the deal. 

Back when I worked for investment firms, the legal team were always the last ones invited to the deal table. Why? Because their job was to find areas that could cause trouble and paper over them with contingencies, the very process of which tends to erode trust. It wasn't the final attorney approved contract that established the deal. It was the strength of the trust established between the negotiators and principles, which started with the very first moment of contact. Integrity and candor are the foundation of a deal, and these factors far outweigh the process of evaluating risk and managing contingencies. 

What was true in high dollar business deals is also true in residential real estate transactions. Trust isn't just something, it's everything

In real estate deals, sellers are at particular risk. The standard Colorado contract provides a wide range of exits for buyers, many of which are arbitrary. Meanwhile, the market perception of a property that has been under contract and returns to market because buyer #1 terminated is quite negative. It can cost a seller tens of thousands of dollars and many months on market. If you want the deal to go smoothly, and increase the probability of closing, it's critical for sellers to act in ways that increase transparency, engender trust, and build confidence. 

It starts with selection of the real estate agent. We are your guide and adviser to doing the right thing so choose wisely. Our advise includes depth of disclosure, how the property is marketed and priced, and how you should conduct yourself through the negotiation, due diligence process, and closing. Buyers want to perform thorough and complete due diligence, rightfully so. Sellers who want a smooth transaction not only facilitate, they encourage due diligence. 

Among other things, I always recommend a pre-sale inspection report by a reputable inspection company. When a buyer sees the report on the kitchen counter, along with a list of how the repairs were handled, it creates trust. The seller looks like a rock star. They also had an opportunity to address repairs and maintenance on their schedule, before the listing went active, with their choice of contractor, rather than under the gun of an inspection resolution deadline. 

On the buy side, we do not work with clients who demonstrate a lack of integrity. This is one of the reasons we don't rush to put every potential buyer under a buyer agency agreement. We need time to get to know each other and verify integrity, practice communication, and build trust. It's rare, but we've also been known to fire buyers who ask us to do unethical or dishonest things. This is one of the reasons why we sometimes win bidding wars without being the top price. We have a reputation for holding our buyers to their agreements.


Back to the story about the two companies and the case of the $160K wire. It sounds outrageous, doesn't it? Here's the thing. The company that received the money is going to deliver exactly what was promised, whether or not a contract was present. They're a trustworthy institution, with a solid reputation built on a culture of deep values and integrity. Of course, you should never wire funds without a contract but in this case, it will work out just fine. There's trust.  

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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
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.   

images: Rick and Nik MacMillan

Friday, July 21, 2017

Modern Beauties and Entry Level Gems [Fresh Listings, Get 'Em Hot]


Modern design stands out in a sea of Boulder homes from the 50s, 60's and 70's. Often constructed on top of the bones of the former, they're a vision of clean design, efficiency, and minimalism. 

This week, two stand out.

In addition, you'll find a spectacular high-end trophy perched beneath Flagstaff, a large lot with a good foundation in Frasier Meadows, a rare artist's home in Eldorado, and a downtown multi-family investment opportunity. 

80+ homes hit the market in Boulder this week. Grab your slip-on shoes. Here is what's worth seeing. 


Remember: 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



865 Kalmia Ave | $1.99MM | Pics 
Built in the early 90's, this moderately sized 5 bed, 4 bath home has nice entertaining spaces. The finishes are nothing special at this price point and there is no view (at least compared to this). Still, it sold quickly. The location might have something to do with it: a private enclave, west of Broadway, south of Wonderland Lake. Deal notes: Five days to offer, full asking, cash. 




2170 Hillsdale Cir | $1MM | Pics 
Wow. A large ranch with obvious deferred maintenance on a slightly larger than typical size lot in Table Mesa, subject to traffic noise. It drew a bidding war and crossed the $1MM threshold. Due diligence: Ranches are preferred for architectural flexibility, but a house with a stunning view is usually smarter for capital preservation at the end of a real estate cycle (hint, hint). Compare to 1380 Knox Drive which is still available as of this writing.




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



4628 16th St | $750K | Pics 
I was just telling Ian, one of our new clients, to keep an eye out for smaller detached houses near Holiday and Uptown. They're often underpriced and the neighborhood parks make up for the lack of a yard. There's great retail nearby and the location is likely to keep improving. This sale proves the point. Deal notes: Listed at $675K, sold for $750K with a conventional mortgage.  No concessions.





655 S 41st St | $690K | Pics 
A good data point if you're tracking the market for basic ranches with basements in Majestic Heights or Martin Acres (I'm looking at you, Joel.). This one has a partially finished, but painfully dated basement that didn't add any beds or baths. Decent location. 



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

Fresh Listings

Boulder 


815 Circle Dr | $4.5MM | Pics 
One whole acre in a spectacular lower flagstaff Boulder location, complete with a luxury home built with a wall of glass. Excellent views. Pro tip: Before you write an offer, ask your Realtor for an analysis of homes that sold over $3MM in Boulder and a value proposition for why this one beats out the others. 




1327 Balsam Ave | $2.3MM | Pics  
Some buyers want a home office. Others, apparently require a full board room at home. "Sorry kids, it's time for that HR meeting." Other than this unusual room, the house is a treasure of modern design with excellent indoor and outdoor spaces. The location is also a hotbed or renovation and supports the price point. Definitely worth a look.



3120 14th St | $1.9MM | Pics 
If you've talked to a builder lately, you know the probability of high construction costs and long timelines to completion. Or you can avoid construction risk entirely with this modern and turn-key home. The location is right too.  It's only three homes away from the Hawthorne Farm, right by North Boulder Rec and walking distance to Ideal. Remember: time is money. 




270 Lipan Way | $899K | Pics 
A dated mostly original ranch on a generous lot in Frasier Meadows House. Ask your Realtor to bring their architect to the showing. Negotiation tip: Don't expect to get a big discount. It's already priced like bare dirt.






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




265 Eldorado Springs Dr | $625K | Pics 
A unique home on a perch with special features. Few neighbors, close to the terrific Eldorado Springs Pool. Eldorado is a funky artistic community with it's own vibe. Rarely available.  






850 W Moorhead Cir 3-D | $260K | Pics 
A very affordable 1 bed, 1 bath in quiet South Boulder for under $300K. Remodeled in the last year with decent finishes. A good fit for a professional or student seeking quiet. Go for walks or runs on the cross country course on nearby CU open space. Enjoy it while you can. Plans are in the works for significant changes.





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


Louisville 


1078 Eagle Ct | $647K | Pics 
Your eagle has landed.  This is a solid starter family home, close to open space and a short bike to downtown Louisville. Nice location and awesome neighbors (personal friends).  





727 W Aspen Way | $530K | Pics 
Well maintained ranch with a finished basement. Decent finishes, charming and a more affordable 4 bed option. This particular style and layout of works well for downsizing Boomers or young families. North/South orientation is preferred for passive and active solar. Not sure if you've heard, but Louisville has a great downtown. The secret is out. 



Lafayette

2437 Lexington St | $635K | Pics 
Late 90's finishes in a family friendly, modestly sized house in a great location (end of the cul-de-sac) overlooking the golf course. The home has an open and livable layout and a reasonable price point. Great elementary school scores. 



Longmont 

1039 Neon Forest Cir | $895K | Pics 
Spacious 5 bedroom house in hip Prospect neighborhood with a rare 4 car garage + modern carriage house. Walk to Prospect restaurants. Offset your ownership cost by renting out the carriage house on a short or long term basis. Likely won't last long. With my motorcycles, I'm as a fan of large garages myself. Believe me, it's rare to find one in a beautiful, updated house for below $1MM. Especially in this neighborhood. Don't wait to go see it.


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



Investment Opportunities 


1723-1725 15th St | $2MM | Pics
A 4 bedroom house and a 6 unit building, all 1 bed, 1 bath. Two blocks from Pearl, 30 seconds to the farmers market. The listing claims "10 residential units or 2 commercial units and 8 residential units could potentially be built on site." While possibly true, you might want to familiarize yourself with regulatory risk in Boulder. Council has a habit of arbitrarily (and some would say capriciously) shutting down a new owner's development plans.  In short, don't bet on it.  Doubt me? Ask the owner of the old Robb's Music Store building. Council called up and quashed their plans for a high density, multi-use building. They took a bath. It's now a used clothing shop. As I told my Chiropractor today (while he cracked my back), the base case for this investment is the current cap rate of 4.62. When you ask your agent to write the offer, make sure they leave adequate time and contingencies for due diligence on the development potential. 


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As always, your referrals are deeply appreciated.
--

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 credit: inspiration de

Thursday, July 20, 2017

Step Into A New Space

by Sophie Kloor

Design is critical to our enjoyment of interior spaces and our behavior within them. According to the EPA, the average American spends 93% of their life inside. Working with home buyers and sellers over the years, I’ve seen how well staged interiors with functional layouts have a strong impact on desirability.  
       
Want to feel inspired? Check out this website that showcases the work of talented English interior designer Ilse Crawford. She is fascinated by the way people behave in different spaces and deeply observes how remarkably impacted human beings are by our surroundings. Ilse has designed everything from airport lounges, offices, hotels, personal homes, apartments and more. In recent months, I've become wonderfully infatuated with her work.

Interior design has been an interest of mine for many years. Since an early age, I have been fortunate to travel and visit a whopping 42 countries by my early 20’s. I’ve seen, experienced and absorbed a lot of spaces. More recently, I’ve found myself particularly taken with Nordic and Scandinavian design. Its mesmerizing style of perfect simplicity, clean lines and cool colors is the most aesthetically pleasing design style I’ve seen in the world.

For the majority of people, a clean and organized space can increase productivity, workflow, and overall levels of contentment. Icelandics and Scandinavians certainly believe so, as do I myself! On a recent trip to Iceland last year, I fell hopelessly in love with the capital city of Reykjavik. With an entire population of only 300,000 people on the chilly island, I found these special people to have exquisite taste, particularly when it comes to how they design and decorate their spaces. From compact, 200 square foot studio apartments to large commercial spaces, these viking people of the north understand that interior spaces should be organized, sleek, comfortable, cozy and most importantly, inspiring! I’ve taken this sense of minimalism and clutter reduction into my own life, and continue to implement this process every day.  


During my visit to Iceland, I had the pleasure of finding the remarkable Kex Hostel, located in the heart of Reykjavik. The word Kex means “biscuit” in Icelandic. To my surprise, the hip hostel/hotel, bar and event space was once a biscuit factory, since converted into one of the most gorgeous spaces I have ever absorbed. At Kex, they've mastered the perfect mix of modern and hip design, wonderfully complemented by high levels of coziness and warmth. It was a place I never wanted to leave, and a place I felt deeply inspired in. 

With a circular bar in the center of the space, Kex boasts a beautifully open layout that features a mix of comfy leather couches and seats by large windows, overlooking the rugged, dark and stunning sea. It was here where I felt instantly at home. The warm lighting, bright natural light, and enormous amounts of books created the perfect spot to spend an afternoon, while sipping a delicious Icelandic craft beer. 


kex.jpg
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Thinking locally, design in Colorado is quite different compared to places like Iceland or Scandinavia. Americans execute a wide variety of ways in which we decorate and design our homes. Having grown up in Colorado, I’m a big fan of a mountain house rustic feel and decor, although it has to be done tastefully. 649 Valley Lane is a perfect example of what could be transformed into a beautiful mountain retreat-like home. We've previously highlighted and written about this house in our weekly fresh listings post. Large windows and vaulted wood ceilings look out to endless pine trees. I would love to sit out on this deck with my guitar, get inspired and take in the peaceful environment. This space could easily be converted into a beautiful mid-century modern or chic style interior. Take a look at the current home on the left and future possibilities, displayed on the right. Beautiful, isn't it?

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I greatly enjoy advising our clients through the process of successfully staging their homes for maximum desirability and marketing potential. I help our clients through an emphasis on simplicity and spaciousness. I want potential buyers to enter a home and picture their future within a property, surrounded by their loved ones, and their specific possessions. The key to effective staging is for buyers to feel a sense of inspiration and hope for the future when entering a new space. Through depersonalization, de-cluttering, and some simple design, I assist sellers in enhancing their home's livability, charm and best highlights. I understand what elements work and flow together when it comes to staging and designing your dream interiors. Ultimately, it’s about successfully working with the unique needs of every type of individual or family to achieve your goals and dreams. 

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Don’t hesitate to reach out if this post resonates with you! I’m a Boulder native eager to grow my community and enhance my connections. If you, a friend or family member are looking to buy or sell real estate in colorful Colorado, give me a call. I’ll work tirelessly on your behalf as your personal advisor and advocate for your specific needs, while treating you with the utmost warmth and integrity. 

Reach me at: 303.875.3140.


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Want to get blog updates via email?  Click HERE.       
Ready to buy or sell?  Schedule an appointment or call 303.746.6896. 
You can also like our Facebook page or follow us on Twitter.

Image credit: Breather and Jarand L√łkeland


As always, your referrals are deeply appreciated.  

--
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. 

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.