Happy Autumn!
During the past few months, we’ve assisted multiple clients buy and sell homes, enjoyed some time with family, and have been making final preparations on our new office space (more details on the new office will be posted soon). Please excuse the blogging interruption. 

This week, 106 listings hit the market in Boulder County. We sifted through the listings and pulled out the best properties in the nicest locations. We culled most of the old refreshed listings (a few are worth a second look). We also included notable sales, some of which paint a different story to the statistical data we’ve been publishing this week. You may find it curious that a slowing market can support bidding wars.  


As always, don’t hesitate to reach out to us if we can be of service. We’re happy to show you any property, guide you through the process, and ultimately help you make a smarter real estate decision. 

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






Sold Listings of Note


8562 Monte Vista Ave | $1.89MM | More Details 
Niwot is a small town with a large number of gorgeous, trophy quality homes on large lots. It’s an exclusive enclave with excellent schools and a tight knit community. The historic downtown continues to improve and it’s only a short drive from Boulder proper. The density of higher-end homes on the market in Niwot means that buyers should be very selective. 8562 Monte Vista is well designed, features excellent views in every direction and it’s a net zero energy home. It was first listed in March at $2.2MM. Four asking price reductions later, the price dropped to $1.95MM and a buyer negotiated a 2.6% price reduction from the last asking (about right).  





3076 9th St | $1.52MM | More Details 
A turn-key home on nearly a quarter acre lot in the center of Newlands. The listing shows the house on 11th, but the address is correct. It’s on 9th, a relatively busy through-fare, just south of Evergreen. The beauty of this property is that it’s already been extensively updated from the pre-century (1894) original construction. The extensive lot would also likely clear compatible development regulatory hurdles and allow further creative opportunities for a new owner. It’s lovely as it stands. The buyer agreed. It sold for $1.52MM, cash. That’s 8.7% over asking. 

7180 N 49th St | $1.31MM | More Details 
Many Boulderites dream about an opportunity to live on a farm or ranch, just north of the City. This gorgeous 9.5 acre parcel features a small but tasteful home. It was made complete with a barn for horses and (critical) water rights. It sold for 1.9% over asking or $1.3MM, cash.  

917 McKinley Ave | $1.22MM | More Details 
This sale helps support the market for high-end luxury homes in walking distance to downtown Louisville. It’s an open and updated charmer, with five bedrooms, four baths, and just over 3,000 finished SQFT. It sold for $1.2MM cash, or 11.9% over asking. 

819 Timothy Dr | $437K | More Details 
This delightful home in Nelson Park boasts an open layout with 4 spacious bedrooms, a tastefully updated kitchen and extensive back yard landscaping. It’s in close proximity to great retail options, and near the best cycling routes in town. This was one of our listings. It recently sold to a happy young buyer and his family.

Fresh Listings


Boulder 


3105 Kittrell Ct | $1.98MM | More Details
Over half an acre at the end of a cul-de-sac with some of the best views in Boulder. The home itself is spacious, bright and tasteful. As the cycle continues to wind down (see this week’s blog posts), I strongly recommend properties that feature views like this one or have other factors that will help it resist a short-term drop in value. 

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




1555 Judson Dr | $700K | More Details 
Somewhat updated basic ranch in Upper Table Mesa. Awesome location. Compare to low to mid $600’s in Martin Acres. The extra $75K is well spent for the premium location. Note: This is not a knock on Martin Acres. I love Martin Acres and own two homes in the neighborhood. Table Mesa is considered a substantial step-up, it’s closer to open space, has fewer run-down rentals, and has better performing schools. 






250 S Peak Rd | $499K | More Details 
Mountain house up on Sugarloaf. 1.3 acres, needs updating. Oops, too late. It went under contract as we were writing this post. Snooze you lose.  Note: Livable homes under $500K are somewhat rare in the lower foothills. This one stood out as a value. You have to see them right away. If you were our client, you would have received this listing in your inbox the very moment it hit the market. 

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

These units work well for end-users who want lock and leave, as well as investors who desire minimal maintenance and easy rentability. This one is a 2/2 with an open layout and a 2 car garage, a rarity for a Boulder attached dwelling. HOA includes tennis and pool. 

Longmont 




426 Vivian St | $446K | More Details 
Historic bungalow in coveted Old Town Longmont. Small is beautiful.  














610 Terry St | $425K | More Details 
Another historic Longmont home, this one much closer to the best of downtown and arguably more updated. Small studio in back yard is a bonus. See both before writing your offer. 

Worth A Second Look  


Note: These listings are not fresh. They have had price reductions and have been on the market for a significant time. At the current asking price, they are now worth a second look. 

Boulder 


10 Chautauqua Park | $1MM | More Details 
Rarely available, historic home built in 1920 and now priced at a more reasonable $1MM. This one is special. It backs directly to open space and some of the best trails in all of Boulder. Chautauqua bungalows are also rare to market and in high demand as summer rentals. It’s better to think about them as a community asset, with a value protected by the fact that Chautauqua is a cornerstone of Boulder’s cultural heritage. It’s a magnet for visitors and residents alike.  
Call us for a showing. 

3272 Big Horn St | $1MM | More Details 
Large 4000 sqft home on a small lot in Northfield Commons. Homes in this neighborhood are well designed and functional, compared to the much older housing stock throughout the rest of Boulder. Much improved multi-path connectivity now links this neighborhood to retail at 28th and Iris, including a short jaunt on Elmer’s Two Mile to Rayback Collective.   

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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: @chrislawton