As we head into the holidays, new listings start to dry up but it’s still a great time to shop for a new home. Why? Sellers who list at this time of year are often very motivated. The 4th Quarter is when we’ve been able to negotiate the best deals for our buyers.


As usual, we’ve sifted through the listings that hit the market this week. We’ve removed the bad locations, refreshed old listings, and otherwise undesirable properties.  The following homes are the best properties to hit the market.  

Reminder:  Just because we think a property is worth seeing doesn’t mean we think it’s worth buying, especially at the asking price.  Intelligent real estate decisions are based on deep market knowledge.  There is no substitute. 

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

903 Pine St | $2.02MM | More Details
Historic. Large, functional layout. Beautifully updated and eye catching. The location is close to the center of everything. No garage, but at least there was off-street parking. It sold for 1.5% over asking, 4 days on market before the negotiation was settled, no concessions, conventional financing.  











1480 Ithaca Dr | $849K | More Details
A basic bi-level with some tasteful renovations. A good benchmark sale for the entry point in Table Mesa. Decent location, typical size lot.  It was on the market for only 9 days and sold for full asking, no concessions.

2790 Stanford Ave | $800K | More Details 
A solid choice for a buyer willing to remodel. Almost every finish begged for updating. This location and larger lot should easily support the follow-on capital. Stanford is close to trails and retail, plus Boulder’s best schools. It was on the market for 3 days and sold for a few thousand over asking, no concessions. 

2930 Shadow Creek #303 | $282K | More Details 
Gold Run is a great choice for student rental investments in Boulder. It’s in close proximity to CU, the majority of units are investor owned, and it offers clean, functional amenities. Valuation should be adjusted for location in the complex, whether or not the unit has elevator access, garage parking, and if it’s on the top floor with vaulted ceilings (like this one). This unit sold for 2.8% below asking, 18 days on market, cash. Due diligence: Gold Run has a history of fire. Check for fire suppression systems.   


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


Fresh Listings


Boulder 

2040 Hermosa Dr | $3.0MM | More Details
Originally listed at $1.7MM in April ’16, it was on the market for 6 months and had several price reductions before it sold for $1.2MM a year ago. It’s now back with what appears a new kitchen, new baths, and updated finishes. Some retail nearby at Iris and 28th. Due diligence: Compare the current listing photos to old pictures from a year ago. Are the improvements worth $1.8MM? Mr. Market will decide. 

711 Pine St | $3.0MM | More Details
No interior photos yet. Maybe they weren’t ready in time but wanted to get it on the market this weekend anyway. Solid location. Pre-war but completely remodeled, according to the listing verbiage. What’s it look like on the inside?  Schedule a showing to find out.   

1658 Modena Ln | $2.0MM | More Details 
Brand new and very tasteful. 5,000 SQFT on a third of an acre. Around the corner from Uptown Broadway and across the street from a city owned, possible future park.  


Due diligence: Based on the current flood map, this is likely in the 100 year flood zone but the listing verbiage says it’s the 500 year flood. Verify before you submit your offer. A mortgage for a property in the 100 year flood requires flood insurance but also creates very specific constraints, ask your buyer’s agent for details.  If they dismiss your concerns, find a better agent.  





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

1301 Canyon Blvd #204 | $1.3MM | More Details 
Higher-end finishes, functional 2 bedroom layout, and a great location. It’s across the street from Central Park and the Civic Area. Flatiron views. Due diligence: traffic noise from Canyon.

8922 Tahoe Lane | $825K | More Details 
An interesting one due to the unique HOA owned open space, including a lake and 13 acre park. Backs to a pasture. House itself was built this century and sits on a large lot.  

2965 13th St | $760K | More Details 
Excellent location for its proximity to downtown and future Alpine Balsam project. Basic 3/2 ranch built in the early 60’s with just under 1,200SQFT. Some updates. If it’s in good shape, the price is right. 

1770 Yellow Pine Ave | $733K | More Details 
Four bedroom four bath with a split layout, but at a more affordable price. Our nearby clients love the proximity to day care, open space, and north boulder retail options. Snooze ya lose, it’s already under contract. The most attractive real estate is available for very short periods in Boulder. Responsive agents have a competitive advantage.







Louisville 

2332 Wynona Ct | $897K | More Details
Larger, family friendly house, newer construction, great layout, backs to open space, stroll to downtown.   Due Diligence: Train noise.

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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: ANDRIK LANGFIELD PETRIDES