The storm has passed and the weekend is looking dry. It’s time to see some houses. 


There were plenty of new listings that hit the market this week. After I was done shoveling my corner lot, I sifted the wheat from the chaff.  Here’s whats worth seeing. 

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

Boulder 



1655 Walnut St #104| $1.55MM | Pics and More Details 
A large two bedroom, three bath town home in a solid downtown location. Lock and leave is increasingly desirable for many types of buyers, particularly those who prefer to spend their time pursuing their passions for travel and adventure. The build quality is not as spectacular as say, the Arette (see below), but it’s decent.  This one is leased until mid summer but early possession might be possible.  Due diligence: HOA is eye popping steep, but maybe they’ve been building capital. Look for a reserve study.

1966 Hardscrabble Pl | $1.45MM | Pics and More Details
I know this house extremely well because close friends used to rent it from the owner. It’s got a great layout for entertaining, has some decent updates, but also needs a few items addressed (like that black toilet and curious wall paper).  


1310 Rosewood 5C | $990K | Pics and More Details
A large 2 bedroom, 3 bath with 2 garage spaces in a fantastic pocket of Boulder. I own an investment property in this development and have sold several to clients. I’m a believer. I’ve also personally lived here and enjoyed dining at Bacco, 4580, and Spruce Confections. If you insist on going downtown, it’s a quick ride on the SKIP or grab and Uber. I wouldn’t hesitate to live there again. Due diligence: Call to discuss valuation and comparable sales.  I have another unit under contract and scheduled to close shortly. ph 303.746.6896

845 15th Street | $850K | Pics and More Details
Property on the Hill can be very much hit or miss. Careful due diligence should include a review of the electrical systems and foundation (cobble stone often requires expensive maintenance/repair). I also recommend having a chat with the city about the property’s historic importance, less you find yourself battling with the Landmarks Board. Do some research on the neighbors because student density is high. For a decent size house with 4 bedrooms and 2 garage spaces, this appears to be a solid value. Due diligence: Walk the alley and check the neighbor’s recycle bins for red cups.  Yes, I’m serious.  If your agent frowns on that, get a better agent.  


2182 Jordan Pl| $825K | Pics and More Details

Tall ceilings, plenty of space to spread out, and 2 garage spaces. The location hasn’t been a great performer historically but the trade off is a family friendly house. HOA has some amenities. Due diligence:  Pull the long term history of this location and check out the appreciation rate. Also confirm you comfort with traffic on Iris and proximity/quality of nearby retail. 

Louisville

163 Jackson Dr | $426K | Pics and More Details
An affordable, but smaller trilevel with a split layout in a pretty good spot in Louisville.   The blue stain (beetle kill) pine is a nice touch. Due diligence: The listing agent thinks it’s the quietest spot in the neighborhood, but the whole neighborhood deals with train noise. Note the location of the tracks and be sure your due diligence includes a visit when the train passes – at night.

Longmont 

1510 Sicily Dr | $439K | Pics and More Details
A no brainer. There is lots of new construction underway nearby but at much higher price points. The drive to downtown Boulder is only a few minutes more than from South Boulder (not during rush hour). The neighborhood is packed with families. Schools are decent. There are pocket parks and multi-use paths through open space, nearby Whole Foods is slated to open before the end of the year. This is a ranch style home, so compare with a Martin Acres ranch, 1/3 smaller for $100K more. Full disclosure: I invested with a property in Renaissance at the end of last year. I believe it will be an exceptional long term investment.  


411 Lincoln| $365K | Pics and More Details
Old Town Longmont has many of the same characteristics that make Mapleton Hill in Boulder so desirable (and over time, exceedingly valuable). With the stink of the downtown turkey processing plant long gone, Old Town is likely to see a serious up-tick in value in coming years. The key is to buy the right property. This one is a decent size historic bungalow with two bedrooms, everything on one level. Works for downsizing Boomers and young professionals.  Much better than a tiny house. Due diligence:  Historic is charming but maintenance and repairs often run twice the cost of a newer house.  Ask your inspector to pay close attention to electrical and foundation issues.   Supposedly this one was completely re-wired and foundation issues repaired. As always, trust but verify.




Investment Opportunities

935 Broadway #304| $310K | Pics and More Details
This property is directly across from the CU campus. Historically, students have been some of the most reliable and lucrative tenants in Boulder. New construction in a location that is less desirable is selling out at $1,000/bed (UClub). This one is rented for $1950 for the current school year and next year’s rent is going up to $2190. If junior is one of the tenants, even better.   


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