Downsizing Options, Historic Beauties, and Farm to Living Room Fantasies [Fresh Listings, Get ‘Em Hot]
Some interesting eye candy hit the Boulder real estate market this week; a couple of historic homes in Louisville and Longmont, downsizing and family friendly options in Boulder, and even a fantasy farm just a few minutes away.
Didn’t you know? Farm to table is so 2016. Get ready to wear a straw hat, overalls and ride a tractor. How about your own baby-goat yoga pasture? Here’s your chance.
In all seriousness, the market is in high gear. There are lots of new listings and plenty of interesting price reductions. As usual – the most desirable stuff goes quick.
Are you ready to see houses? Let’s go!
To schedule a private showing, which includes a discussion of valuation, due diligence, and price trends, call Osman at 303.746.6896.
Open Houses
Sold Listings of Note
610 College Ave | $2.15MM | More Details
This beautiful home was on the market several weeks before a buyer locked it down.I lived around the corner from this home when I first moved to Boulder, back in 2000, and it’s still one of my favorite neighborhoods. A short walk up the hill and you’re on Chautauqua trails. Take a fast bike ride to be downtown in about 10 minutes. This house was a nicely sized, with a layout that most buyers prefer, tasteful finishes, and a three car garage. If I were shopping for a forever home, it would have made my list. Deal notes: On the market several 27 days before an offer was accepted. 56 days from offer accepted to closing table, long for a cash deal. No concessions.
988 Cedar Ave | $1.37MM | More Details
A funky layout, poor curb appeal, and not a particularly large house at just under 2,900 SQFT. The value drivers were the premium Newlands location, the three car garage, and the potential for a mostly cosmetic renovation on a already extensively remodeled historic home. First listed last September, I took two different sets of buyers to see it. We couldn’t get past the additional follow-on capital required to address the deficits. I found them smarter options (i.e no construction risk).
To schedule a private showing, which includes a discussion of valuation, due diligence, and price trends, call Osman at 303.746.6896.
Remington Post remains one of the most under valued income property complexes in Boulder. Finishes in common areas are worn out and underwhelming (at best). You have to get past the cosmetics to see the value. Here’s the investment thesis: HOA fees are reasonable. It’s easy to find tenants because of the central location, which should continue to improve as the 30th/Pearl location becomes a nexus. Recent transit investments have improved connectivity. Elevator access and layouts work for a variety of tenants and buyers. If you need to exit unexpectedly, this complex should remain liquid and continue to appreciate at a sustainable pace for the visible horizon. Despite facing north and with construction underway across the street, this particular one went quick. It was available for only two days, cash buyer, sold at asking. Due diligence: Asbestos popcorn ceilings throughout the complex. Also, don’t plan for the Diagonal plaza to be redeveloped any time soon. With so many owners involved, it would require the heavy hand of government to see it done. City Council is too busy burning money on the muni.
Fresh Listings
Boulder
3830 Newport Ln | $1.47MM | More Details
Smaller 3 bed, 3 bath home in Wonderland Lake with direct access to open space. Some updates. Unfinished basement. Newport ends in a cul-de-sac. Last on the market seven years ago. The value driver is obviously the open space and location west of Broadway.
2334 Spruce St | $989K | More Details
To schedule a private showing, which includes a discussion of valuation, due diligence, and price trends, call Osman at 303.746.6896.
5240 Holmes Pl | $929K | More Details
A nicely size family house in Arapahoe Ridge, with four bedrooms on the upper level and partially finished basement. Mid 80’s construction. A few updates but some refreshing needed. Arapahoe Ridge often makes sense for families who want a little more yard (separation from neighbors). It has decent schools and a pocket park that doesn’t attract a lot of transients. It’s also in easy proximity to downtown, BCH, and campus. Note: I already sent this to one of my clients who is considering leaving downtown for a little more space. Clients come first. If you’re interested in becoming a client, call me at 303.746.6896.
1380 Fairfield Dr | $784K | More Details
A larger 3 bedroom, 2 bath mid 60’s ranch in Table Mesa. If you’re looking for a good platform for a addition or renovation project, this should be on your list. Or wait for a future project, the finish quality and layout are livable for a variety of buyers/tenants. The location is excellent and values continue to drive upwards. The schools are the best in Boulder, the retail mix at Table Mesa plaza is the best in South Boulder, and open space trails aren’t too far away.
A basic ranch with a basement that backs to Martin Park. Great neighborhood, easy access to retail to the north and south. With that said, it’s also in the 100 year flood which limits both expansion potential and extensive remodeling (without expanding the footprint). If your agents forgets to mention that, find a better Realtor. This is for a buyer who is willing to take some location risk for additional privacy, also can adapt their expansion and remodeling plans for the flood plain. The space behind is used by the neighborhood as a walking path, but it’s not officially open space. The new school is almost done.
To schedule a private showing, which includes a discussion of valuation, due diligence, and price trends, call Osman at 303.746.6896.
3355 Everett Dr | $735K | More Details
Louisville
1009 Grant Ave | $738K | More Details
Lafayette
9760 Isabelle Rd | $1.49MM | More Details
Live out your farmer fantasy on this 5 acre spread, just a few minutes from Boulder. Come on. You know you’ve always wanted a tractor, barn, and a workshop. Here’s your chance.
In all seriousness, if you’re interested in a hobby farm, call me. There are plenty of options. Water access is one of the most critical factors for proper valuation.
Longmont
5876 Park Ln Rd | $675K | More Details
A nice size, family friendly house that backs to open space in Gunbarrel. Traditional layout with four bedrooms on the upper level, one in the basement. Updates completed during this century and it has a proper two car garage.
To schedule a private showing, which includes a discussion of valuation, due diligence, and price trends, call Osman at 303.746.6896.
646 Bross St | $625K | More Details
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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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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.
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.
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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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