Happy Halloween Weekend!  


A number of attractive spooky listings hit the market this week, including a surprising number at the entry point. Meanwhile, the luxury end seems to have fewer fresh options, but one really caught our eye. Take a look at 6033 Sunrise Ranch (below) for a beautifully executed interpretation of a modern farm house. 


Remember: Just because we think it’s worth seeing doesn’t mean it’s worth buying, especially at the asking price.  

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






Sold Listings of Note
Dozens of properties have already closed in Boulder during October. If you’re tracking the market, sold listings of note are sales that you should know about.


2060 5th St | $2.89MM | Pics

Just because it’s off the market doesn’t mean it’s gone. Like a zombie, listings sometimes come back from the dead. The seller of this one tested the market a couple of years ago and brought it back this spring. It was available for six months before receiving an offer and sold for 3.2% below the last asking price (9.4% below original ask). The house itself is tasteful, large, and recent construction. It featured a family friendly five bedrooms and a very nice downtown location, one block from West Pearl.   

2044 Walnut St B | $960K | Pics
A newer two bedroom, two bath, lock and leave condo in close proximity to the tell-tale heart of downtown Boulder. Vaulted ceilings, nice finishes, and a lightly finished 1 car garage or studio. Listed in July, it sold for 1% below last asking (2% below original ask). Sometimes, you just have to wait for the right buyer.  





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




1114 Neon Forest Cir 4 | $432K | Pics
A handful of locations in Longmont truly capture our attention and Prospect is near the top of the list. It’s hip, with a variety of modern and inspired architecture styles. The population is a diverse mix of ages, with many families, young professionals, and downsizing Boomers. The retail scene continues to improve, there are community events, and it’s only a short jaunt to the restaurant scene in Longmont’s historic downtown. This 1 bedroom, 3 bath modern loft offers the possibility of commercial use – awesome for a small business owner or as a rental to offset to mortgage costs. It was available for just two weeks before a buyer locked it down. It sold this week for 4% below asking. 
Due diligence: Mixed use properties usually require non traditional, portfolio lending. 

Fresh Listings


Boulder 

4291 Prado Dr | $1.74MM | Pics

It’s true, as the listing description says, homes in Eldorado Springs rarely come on market. The location is attractive due to the proximity to open space, Boulder proper, and work centers on the tech corridor. The lot size of most of the adjacent parcels are a standard 1 acre, which creates a sense of privacy. This particular home is in need of a significant refresh throughout, but the bones might make for a good candidate for your project. 
Due diligence: South Boulder Creek is adjacent to this property, which creates a lovely riparian environment, but also possibly puts the property in the flood zone (now or in the near future). This often creates additional constraints to design plans, which buyers should explore before putting the property under contract. If your Realtor often fails to mention things like this, find one who understands their fiduciary responsibility.




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




3860 Cloverleaf Dr | $975K | Pics

After you’re done gazing at the view, you should know that this mid ‘60’s tri-level has a choppy layout and the finishes are ready for the dumpster. There’s also a failing structural wall on the east side, likely caused by decades of neglect to bad drainage. But forget all that. It’s a compelling spec or end-user location, with a perch overlooking the already recapitalized neighbors. This is one of the better project locations we’ve seen this year, at a price that makes sense (i.e. dirt value). 


Note: We’ve shown this to some of our buyers already. If you’re interested in our preview photos and video, contact us for more details. 

850 Hartford Dr | $787K | Pics

Ever since we sold our first house on Hartford drive about a decade ago, we’ve loved this location. The once barren field is now a park, the retail center is perfect for the usual necessities of life (grocery, coffee shop, brew pub, ice cream, breakfast bagels on the weekend), and the neighbors are re-investing in their homes. A mid 60’s ranch with an already finished basement is a good starting point for a future pop-top, assuming the house is actually liveable for most buyers today. Only a showing will tell. 








5935 Brandywine Ct | $735K | Pics
A large family friendly house with a good a layout, on the south side of Gunbarrel. One of several options that are fresh on the market this week. We sold a similar house on this particular street a few years back and the new owners love it.  They tell us the neighborhood regularly holds block parties and other events, which brings the community nicely together. Finishes are little dated on this one (likely original), but it’s offset by the cul-de-sac location and the three car garage. Finishes can be fixed, location cannot.  






4417 Wellington Rd | $695K | Pics
Another southwest Gunbarrel option, smaller SQFT than 5935 Brandywine, and a busier location. Mostly on this week’s list for comparison purposes. We recommend seeing both. Call us to arrange private showings. 

4971 Cornwall Dr | $500K | Pics

An entry level priced four bed, three bath ranch (with a basement) on a good street in Heatherwood. Open space is nearby and the neighborhood has plenty of families. This particular one is quite dated inside, so save some budget for updates.
Due diligence: Popcorn ceilings of these vintage homes have a high probability of containing asbestos. Have it tested before you complete your inspection period. Mitigation is recommended. 

Louisville


203 Sunland St | $675K | Pics

A classic two story with some updates, including a remodeled kitchen and solar. The flash photography takes a little charm away, it should show better in person.   
Due diligence: the solar panels may be on a long term contract, ask before you write your offer. The house is also on the corner of Mckinley, which will get some traffic because it’s the feeder to the neighborhood to the north. Be sure to visit during rush hour.  

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


Superior


3179 E Yarrow Cir | $489K | Pics
An entry level affordable house in a good location at Rock Creek. Lots of value for the square footage, easy commuting, and excellent nearby open space at Marshall Mesa. Ignore the flash photography, it should show better in person.  
Due diligence: Expansive soils are an issue in many places but buyers should pay particular attention in this location. If your Realtor doesn’t offer any tips on what to look for, find one one that does. 

Lafayette


512 S Bermont Ave | $550K | Pics
Only a few blocks from the rapidly improving downtown area and located on a gigantic +15,000 SQFT lot. Vaulted ceilings, an attractive layout, and appears to be well maintained. This has all the hallmarks of a good long term asset at an affordable price. 

Longmont 

6033 Sunrise Ranch Dr | $2.29MM | Pics
The land between Boulder and Longmont is a patchwork of open space and farm land, with rolling terrain and gorgeous views of the surrounding foothills. In this landscape, you’ll find working ranches, farms, and luxurious estate quality homes. This beautifully designed modern farmhouse style home was built in 2015, boasts just under 4 acres, and it’s directly adjacent to open space. It features three beds, four baths, and a studio.  
Due diligence: verify the open space is truly open space. Also, there is no garage. Plan to build one.   



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


Investment Opportunities 


715 Arapahoe Ave 3 | $525K | Pics
A nice investment play. 3 beds, 2 baths, and a reasonable monthly HOA fee. On the second floor and it’s only a few steps away from downtown. It should be easy to find tenants. Look past the listing photos, call us for a private showing.    
Due diligence: Verify the claimed Smart Regs cert, required for all rental properties by December 31st, 2018. 

—-

Want this blog via email?  Sign up HERE.      



Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.

Follow us! | Facebook | Twitter | Instagram


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:  Toa Heftiba