Summertime, And The Livin’ Is Easy [Fresh Listings, Get ‘Em Hot]
While the official start to summer is still a few weeks away, in Boulder real estate, it’s already here. The market is in full swing and you simply can’t see every new listing – over 100 new homes this week alone. Time is precious and the most desirable listings are usually under contract within a few days.
What’s worth seeing? The following are the best listings to hit the market in the Boulder area. Before we begin, let’s start with a discussion of select recent sales to help educate you on market conditions.
Remember: Worth seeing doesn’t mean 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
1081 8th St | $1.8MM | More Details
A tasteful, early 90’s custom home in Rose Hill. The solid location makes for a pleasant evening stroll to downtown, Chautauqua trails, and funky retail on The Hill. My clients who live on this street tell me it’s a sled run in the winter and have the scars to prove it. 1081 8th Street sold for $100K over asking, 3 days to offer.
1921 Pine St | $1.32MM | More Details
The Bell-Bass House: A classic, Landmarked pre-war home with a desirable layout, nice finishes, and a solid location. The two car garage/studio is a huge bonus. The roof, mechanical systems and electrical wiring had already been redone. Historic never goes out of style. Updated and turn-key homes are particularly desirable. It sold for $50K over asking, cash.
Fresh Listings
Boulder
450 Gregory Ln | $3.12MM | More Details
The founder of Moxie Sozo’s spectacular, modern home. It’s in a truly rare, very private location at the entrance to Gregory Canyon. As you’d expect from the head of a design agency, the home is stunning. Due diligence: Traffic noise from the summer parade of vehicles up and down Flagstaff.
820 16th St | $2.45MM | More Details
With 4,000+ SQFT, we are curious if this classic Tuscan style home can be upgraded with modern finishes. As it stands now, it’s functional and the location is decent. The large lot should accommodate a new garage. Due diligence: Quite close to CU, check for red cups in the neighbor’s recycling bins.
To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.
2305 Kenwood Dr | $1.5MM | More Details
A modest and tasteful tri-level family house on a corner lot in Table Mesa. About a third of an acre, views, and Boulder’s best schools. Due diligence: Baseboard radiant heating, while efficient, also means no ducting for air conditioning upgrades. Evaporative cooling works well in Colorado but doesn’t work for everyone. Talk to your Broker.
485 Oakwood Pl | $1.4MM | More Details
Homes in this little pocket of Wonderland Lake are seldom available. The location is the primary draw, nestled against open space and on the west side of Broadway. For families, having a private neighborhood pool is a huge bonus. The house itself is clean and functional, updated at least once from the original early 80’s original build.
To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.
2370 23rd St | $1.35MM | More Details
An adorable Whittier Victorian with pleasant outdoor spaces. Although I’m not crazy about the split layout, it’s still charming. Good thing it already has a sizable detached garage. Due diligence: The tiny lot means there is no room for expansion under Boulder’s regulations. What you see is what you get.
5164 Gallatin Pl | $895K | More Details
Developed in the 70’s, Arapahoe Ridge is filled with moderately sized family homes on larger lots. Although not particularly walkable to retail, the flip side of the coin is that its neighborhood park is usually free of camping transients – a growing problem throughout Boulder. We often recommend this neighborhood to buyers with families looking for a little more space than Table Mesa homes at the same price point. The finishes could use a refresh. The vaulted ceilings are a plus.
To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.
780 W Moorhead Cir B | $460K | More Details
A classic two bedroom townhome in South Boulder’s Tantra neighborhood. It’s a mix of young professionals and graduate students who live here, so it would likely make for a good investment property when the time comes to move up – especially if CU Campus South is fully developed. In the interim, enjoy the open space trails and nearby Tantra Lake.
2800 Kalmia Ave A-314 | $369K | More Details
Our clients worked hard to prep this listing for sale and it shows. Top floor, on the quiet side of the complex, updated and ready for the next owner. The recently constructed bike path connects well to the rest of the transportation network. Grocery and several other retail options are nearby. The pool is a popular hangout for the community all summer long.
To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896.
Worth A Second Look
1003 9th St | $1.49MM | More Details
It’s that time of year when sellers begin to realize the writing is on the wall. If you blow the summer selling season, it could be a very long fall and winter. It’s time to get serious and that means one thing – price adjustments.
After more than a year on market, 1003 9th Street went from an original asking price of $1.85MM down to $1.5MM. This week, the seller slashed another $150,000.
We usually won’t recommend listings on busy streets but at this price point, it’s starting to look like a value play. Here are some things to think about; (1) Can you tolerate the current traffic noise on 9th? (2) Will the traffic problem get better over time? and (3) Is the new price right?
With much quieter electric transportation becoming the norm, odds are that 9th street won’t get much worse. If you’re from a major east or west coast city, you may not even notice the traffic. This historic Victorian house itself is beautiful, large enough and well laid out to accommodate a family. Priced at $322/SF, it’s hitting value territory. The four car detached garage is a bonus. Take a second look.
To schedule a private showing, which includes a 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: J. Plenio
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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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