A holiday week is not usually the best time to list your property, but a few motivated Boulder sellers brought their homes to market anyway. Put down that turkey sandwich, it’s time to snack on some real estate. As usual, we’ve included a handful of notable sales to keep you up to speed on market conditions.  


Are you ready? Let’s dig in. 

Remember: Just because we think a property is worth seeing doesn’t mean it’s worth buying. To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. 

Sold Listings of Note

166 Valley View Way | $2.2MM | Details
Proof that real estate doesn’t always go up, the sellers acquired this home at the market peak in ’06 for $2.4MM and finally sold it this year after a brutal 4 year marketing effort. The home itself is minutes from Boulder and designed to frame the eye popping view. It still took a long time and the right price to find a buyer. Pro tip: If you’re concerned with capital preservation, property selection is critical. 

5860 Oxford Rd | $1.3MM | Details
The spacious ag and conservation lands on the north side of Boulder are dotted with hobby farms, ranches, and luxurious estates. Many have nearby access to open space and are popular with buyers who prefer to enjoy Boulder from afar. This was originally listed at $1.5MM and on the market for about 2 months before receiving an offer. Pro tip: water rights are a key component of value. This one didn’t have any.

3301 Arapahoe #111 | $771K | Details
The Peloton has set pricing and units are starting to go under contract. This two bedroom, two bath condo is technically still available for back up offers, but will likely close at the asking price. Don’t worry, there are plenty of one and two bedroom units. The shortage is for the three bedroom condos.  Due diligence: West facing units with views are worth the premium, most buyers avoid the first floor. 


Fresh Listings


Boulder 

380 S 36th | $850K | Details
A full size ranch with a basement that backs to Martin Park on an over-sized lot. Currently configured with four bedrooms and three baths. At the asking price, the numbers don’t make sense for cash flow. This one is aimed at an end user with a project in mind. The large lot, basement, and park add value. Proximity to Broadway takes a little of it away, although it may be far enough away (and low enough) for some. Due diligence: compare to similar priced options in Table Mesa and Majestic Heights. Note the school ratings.


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



Niwot 

7771 Nikau | $550K | Details
A nicely finished ranch with vaulted ceilings and a basement at an affordable price in Niwot. Close proximity to the historic and thriving downtown area. Minutes from the nexus of Google and Boulder proper. Due diligence: Some of our buyers have found this neighborhood, with it’s smaller lots, somewhat claustrophobic. Don’t forget to check for train noise.

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

Worth A Second Look  


Boulder 

755 7th Street | $2.6MM | Details
On the west side, just a half block from Chautauqua in one of our favorite neighborhoods. It’s a moderately sized historic house with five bedrooms and five baths, plus a two car garage. The renovations are tasteful and appear to have been done to a high standard. One unusual feature is a natural gas generator, which can keep the home powered during an electrical outage. Deal notes: The last time it traded, this home sold for $2.2MM in 2015.  It’s been on market for about two months and the seller has just cut the price $50K the week before Thanksgiving. That sounds like a signal. The location is very attractive and with Chautauqua nearby, it should hold value well over the long term.


To schedule a private showing, which includes a frank discussion of valuation, negotiation strategy, and market conditions, 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: @glzk