T’is the Season for a New Home? [Fresh Listings, Get ‘Em Hot]
Ready to cuddle up with that special someone next to the roaring fire? Before you get too deep into the eggnog, let’s take a look at recent notable sales and fresh listings to hit the market this weekend. Maybe you’ll find a new home in your stocking.
As usual, I’ve sifted through the most recent listings in Boulder and surrounding areas to bring you property worth considering. I’ve also included a discussion of notable sales to help educate you on market conditions. Remember: Intelligent real estate investments are based on deep market knowledge.
As for me, I’m heading into the mountains on Saturday morning to look at properties and then spending the rest of the weekend with family and friends.
To schedule a private showing, which includes a discussion of valuation and all the eggnog you can drink, call Osman at 303.746.6896.
Sold Listings of Note
342 2nd Ave (Niwot) | Sold Price: $3.1MM | Details
It’s hard to believe, but after 9 months on Market, the Niwot Inn finally sold. The deal closed for a whopping ~14% below asking, a lesson to other would be unicorn buyers and sellers. Most likely, the property will continue to be operated as a bed and breakfast or boutique hotel.
1077 Canyon Blvd #301| Sold Price: $1.8MM | Details
71 Acorn Lane | Sold Price: $1.52 | Details
Pine Brook Hills is a desirable neighborhood just to the north of Mt. Sanitas. The views are spectacular (despite the poor quality, pixelated photos) and it’s a quick trip into town. The owner of this one had been attempting to sell since 2008, with prices that have been all over the map. At one point, 8 years ago, it was listed at $2.4MM. Take home lesson: If you’re serious about maximizing value, price it right and market it professionally.
4348 Pebble Beach Drive | Sold Price: $970K | Details
Originally marketed at $1.2MM, it’s an example for why I advise my clients to be highly selective in any of the higher-end neighborhoods between Boulder and Longmont (proper). There is plenty of inventory and Buyer appetite for ginormous homes on large lots is limited once you leave the city limits. For every buyer I work with who wants one of these, I have ten that would prefer a much smaller, simpler home, close to downtown Boulder.
Despite one of the strongest appreciating markets in years, this owner had zero appreciation after paying transaction costs. Sellers: if your Realtor has not deeply analyzed the comps, find a better Realtor. Never test the market with wishful thinking.
2144 S Walnut | Sold Price: $625K | Details
Fresh Listings
Remember: To schedule a private showing, which includes a discussion of valuation and market trends, call Osman at 303.746.6896.
Boulder
1095 Redwood Ave | Asking Price: $2.7MM | More Details
3170 18th Street | Asking Price: $675K | Details
3707 Telluride Circle | Asking Price: $590K | Details
Louisville
The only new listing in Louisville this week is on Main Street. It’s much too close to the railroad tracks to recommend. Protip: Never go see property in a compromised location. All you can do is talk yourself into a bad investment decision. Skip.
Lafayette
391 Pika Point | Asking Price: $659K | Details
Protected views mitigate against capital loss during a down-cycle and offer significant appreciation potential during upswings. This relatively affordable option appears to have them, plus a decent size lot and a 3 car garage. A quick jaunt down the road and you’re also into downtown Louisville. The in-law suite in the basement could help a creative buyer generate an income-stream to offset the mortgage. Worth a look. Due diligence: Confirm the views are indeed protected. Check your commute for rush-hour traffic on the roads into Boulder.
Longmont
2113 Creekside Drive | Asking Price: $665K | Details
A large family house on a decent size lot in desirable south Longmont. The commute to the Googleplex is ~15 minutes. It’s not far from the most popular north Boulder cycling routes and downtown Niwot. It’s even in high performing Niwot schools. Ignore the gold trimmed bathrooms, go see it.
Remember: To schedule a private showing, which includes a discussion of valuation and market trends, call Osman at 303.746.6896.
Superior
312 W Maple | Asking Price: $688K | Details
You can’t get much closer to Costco without living inside the building, but maybe that’s a bonus. The house is also right next to a nice park and in easy commuting distance to Boulder or Denver. I’ve sold a couple of homes in this location during the past year. None of my buyers have complained about the proximity to retail. Due diligence: Superior should keep growing for the next few years with the Superior Town Center development now underway. Make sure you consider all your options.
3160 E Yarrow Circle | Asking Price: $530K | Details
Remember: To schedule a private showing, which includes a discussion of valuation and market trends, call Osman at 303.746.6896.
Investment Opportunities
Both of the following multi-family properties offer decent cap rates and the possibility of future gains from Longmont’s rapidly appreciating market.
212 E Longs Peak Ave | Asking Price: $2.3MM | Details
8 units in walkable proximity to downtown. Early 80’s construction puts it past the lead paint era. Hold it for the current cap rate and invest in finish improvements as the tenants turn-over for a boost to your return. Due diligence: traffic noise, but most potential tenants rarely care.
2223 Dexter Drive | Asking Price:$695K | Details
Remember: To schedule a private showing, which includes a discussion of valuation and market trends, call Osman at 303.746.6896.
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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 credit: Toa Heftiba
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Osman was a refreshingly honest realtor. He stressed through the entire process that his goal was to make me happy with my home purchase. I greatly appreciated the fact that he never shied away from pointing out the negatives as well as the pluses of different places while leaving the final decision up to me.
We can highly recommend Sophie. Her attention to detail and communication skills are great. Our home was in area that most realtors are not familiar with, but Sophie took extra time to get to know the neighborhood in order to give us quality service. She also brought in a professional photographer to make our home look its best. Even though the listing was in winter, the house sold quickly. With Sophie’s business and people skills, we have no doubt she will be a top realtor in the area.
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More about the author
Osman Parvez
Owner & Broker at House Einstein as well as primary author of the House Einstein blog with over 1,200 published articles about Boulder real estate. His work has appeared in the Wall Street Journal and Daily Camera.
Osman is the primary author of the House Einstein blog with over 1,200 published articles about Boulder real estate. His work has also appeared in many other blogs about Boulder as well as mainstream newspapers, including the Wall Street Journal and Daily Camera. Learn more about Osman.
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