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For the past few weeks, we’ve been focused on helping our sellers and buyers execute their investment strategies and achieve their goals. Some are preparing to list. Our focus is to help maximize the market value of their property. Others are looking to find their dream homes but also want to make a smarter real estate decision. Meanwhile, we’re adding new members to our team and preparing to open a new office in North Boulder. 


We’ve been very, very focused on execution. When the blog posts slow down, remember this: Clients first. Blogging second. That’s how we roll with our priorities.  


This week, you won’t be disappointed. A serial Boulder entrepreneur is selling his eye-popping, downtown trophy. A number of updated family homes have also hit the market, some with direct access to open space. Or you can opt for a lock and leave downtown condo.


Are you ready to schedule your showings? Let’s go!

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





Sold Listings of Note


3852 26th St | $1.8MM | More Details
When it first hit the market in early March, we recommended seeing this property. It’s a modern interpretation of a farmhouse sited on a generous size lot. It sold for $1.8MM. 

2616 7th St | $1.27MM | More Details 
The seller of this property had two things going for them: a wave of downsizing buyers and a prime location on the edge of the Mapleton Hill Historic District. The mid 90’s updates were also better than the most. A few cosmetic changes and it could be turn key.  



When it made my list a month ago, I warned you it wouldn’t last long. The bidding war drove the price to ~17% over asking. The buyer paid cash. 

4365 Ludlow St | $752K | More Details 
Another small is beautiful story. Two bedrooms and only 850 SQFT on the main, equal size basement with a third bedroom, and one car garage. Finish quality was acceptable but not high-end. The location sealed the deal. 


Sale price: $752,500 or $443/SF, conventional financing (i.e. not cash). 


I took one of my buyers to see it as a potential investment. With only three bedrooms, we couldn’t get the cash flow to reach a reasonable threshold for our investment model. We passed. Likely the buyer is an end-user.  

Fresh Listings




Boulder 


563 Arapahoe Ave | $3.3MM | More Details 


The house nails it. Classic (and historic) on the outside. Updated and modern on the inside. The execution is spectacular and the location doesn’t get much better. 


Due diligence: homeless people sleeping on the nearby creek bank. Thank you, City Council.

512 Hawthorn Ave | $3MM | More Details 

2366 Powderhorn Ln | $1.65MM | More Details 
The last time I analyzed Devil’s Thumb, the conclusion was that you can predict at least one attractive new listing a month during the peak season. The keys to understanding valuation are location within the neighborhood, orientation, views, and of course the usual factors like layout and finishes. Additionally, the neighborhood has a hidden electrical substation, which impacts some properties along Wildwood. This particular home has some unique aspects that are attractive. It’s not directly on open space but if you’re shopping in this neighborhood, it’s a must see.

4254 S Hampton Cir | $960K | More Details 
Four Mile Creek is a tight knit neighborhood filled with families. This lovely home features 3 bedrooms, 3 baths, and a 3 car garage. Don’t expect updates since the home was constructed in the 90’s, but it backs to open space. Note: Split layout isn’t the best for families with younger children, which can impact future resale. That’s right, “think of the children.”


Heads up: if you’re looking for a smaller home in Four Mile, contact us. We have an upcoming listing that may be of interest. 

726 Pearl St B | $799K | More Details 

This is precisely what Realtors mean when they say “coveted location.” It’s on Pearl, west of 9th Street. It’s also a 2 bedroom, reasonably sized, lock and leave condo. Layout and finishes are reasonable. HOA is cheap. There is a supply shortage of high quality, mid-market attached dwellings in Boulder and little likelihood of inventory expansion in the near future.




4905 Qualla Dr | $695K | More Details 
We’ve already taken our buyers to see this house. It has a solid layout, was reasonably maintained, and it features a beautiful, large backyard. The orientation was also excellent for views of the Flatirons through future remodeling. The only obvious issue was the traffic noise from Foothills, a factor that also impacts parts of Martin Acres and Frasier Meadows. 


Snooze, you lose, it’s now under contract. 

2942 Eagle Way | $449K | More Details 
This unit is clean, well kept, and accurately priced. The kitchen is dated but the rest looks good. Ignore the map. We’ve recently sold a couple units in this complex to happy buyers, and it’s not actually inside the Rite Aid. 

Louisville 


544 Main St | $999K | More Details 
A four bed, four bath family house constructed in the mid 00’s. North/south orientation, on the south end of the historic downtown. The space above the garage looks like it would make a nice studio. 


Due diligence: Check for tolerance to train noise. The tracks are only about a block away.

Lafayette


238 Cheyenne Dr | $800K | More Details
Looking for a large, recently constructed, family house directly adjacent to beautiful open space for $800K? It’s not in Boulder but it’s only a short drive away and offers easy access to job centers along US36.  Bonus: 3 car garage holds the toys. 

Longmont 


4502 Portofino Dr | $485K | More Details
This home is in the Renaissance neighborhood, one of our favorite investment locations in Longmont. Great community, easy access to trails, the best cycling routes in north Boulder County, and Whole Foods is minutes away. This house is on a corner lot and it’s priced under $500K. Carpets on the main level are the only obvious detraction.  









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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: Scott Webb