It’s late in the cycle and the end of the ’18 real estate season in Boulder. House Einstein is getting more selective. This week only six new properties made our list of homes worth seeing. We also discuss three recent sales, plus there’s a rare fire sale in Table Mesa.  


Ready to see what’s new on the market? Let’s go. 

Remember: For a private showing and a data driven discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. 


Our goal is to help you make a smarter real estate decision.


Sold Listings of Note

3370 4th St | $3.6MM | Details
Eye catching brand new construction in a decent, B+ location (D is passing, people!). Exceptional design, with attractive indoor/outdoor transitions, tons of glass and luxury high-end finishes. Adequate plus-sized double lot. It sold for $876/Sf finished, $763/SF total and 5.2% below asking after a few weeks on market, cash. A good valuation benchmark for new construction. 

630 Pine St | $2.05MM | Details
A pre-war historic home in the District within an easy stroll to Boulder’s finest restaurants and shopping. Moderately sized and tasteful three bedroom, two bath with a 1 car detached garage. Nicely updated sometime this century. Clean lines, great location. A solid choice. It sold for 4.2% below asking.

860 University Ave | $2.05MM | Details
Proof that historic and understated on the outside and modern on the inside is a winning combination, time and again. 860 University sold for $1.8MM in a bidding war in 2017 and came back to market this fall. This time around, it sold for asking the day it hit the market, despite the somewhat busy location, including high student density. $300K for living in a gorgeous house for a year? Yes, please, even if you have to tolerate a few red solo cups on the lawn. 



Fresh Listings


Boulder

2670 6th St | $2.9MM | Details
It’s not simple to analyze the market value of a historic home. Each property is unique, some have architectural pedigrees or past owners who made significant contributions to the city. These homes are also cherished in the community and make no mistake, the powers that be are going to pay attention to any modifications. Foundations, electrical and mechanical systems that are in poor shape create a big haircut to market value – more so than with a newer home. Location and design matters. Gathering spaces like living areas and front porches create desirability but a sense of grandeur goes a long way towards boosting value. 


2670 6th Street deserves a closer look. It has a classic layout with three bedrooms on the upper level, one on the main, and five bathrooms. It was remodeled in 2003 and there’s a licensed ADU above the garage. It’s just north of the Mapleton historic district and it was built after the war, which should help the permitting process for future renovations. 


Keep in mind that it’s appreciation rate will also be influenced by the upcoming Alpine Balsalm project. Having reviewed the proposals under consideration, we are cautiously optimistic that the development will be a positive factor for this neighborhood going forward.


For a private showing and a data driven discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. 

8202 Arapahoe Ave | $1.1MM | Details

It might look like a haunted house, but Halloween is over. Go past the surface and dig a little deeper. You’re looking at 5 acres of land, water rights, and a historic home surrounded by 88 acres of open space. While suffering from deferred maintenance, the 100+ year old primary house has classic lines and features 3 beds and 2 baths. With some imagination, perhaps it could be seriously updated into a modern farmhouse? 


Due diligence: There may be limitations on updating the property and adding additional dwellings, including conservation easements to consider. The septic is also ancient and the seller expects you to bring it up to code (budget for that in your offer). The key question is whether the property can be screened from the traffic on Arapahoe. 

2037 Mapleton Ave | $899K |Details

100+ year old 3 bed, 1 bath historic home (with a classic layout) on Boulder’s most iconic residential street. Roll up your sleeves. Deferred maintenance is obvious in the listing photos. Buy hey, with a little sweat and a big checkbook, could this be your adorable Boulder bungalow? Maybe. Buyers should carefully evaluate the supposed demo permit and complete a feasibility analysis for your project before pulling the trigger. The property is not in RMX-1, so we’re not sure what the multiple structure happy talk is about. Development in Boulder is not for the faint of heart. 

3287 Cripple Creek Trl | $585K | Details

A thoroughly updated Shanahan Ridge condo. Vaulted ceilings and updated. Compare to 3310 Cripple Creek which sold for $442,500 last week. It had one fewer bathroom, less square footage, and is not nearly as updated. Is it worth $143K more? Orientation to private open space is a key factor in this development. Some units are worth a premium. Only a showing will tell for sure. 

For a private showing and a data driven discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. 

Longmont

814 Timothy Dr | $485K | Details

This location is a hidden gem for value investors or first time home buyers. It’s a short haul to Whole Foods, a reasonable commute into Boulder, and surprisingly affordable for a functional family-friendly house. We sold a home on this street last year and our sellers loved living in the neighborhood. 

820 Kimbark St A | $267K | Details
An inexpensive investment property in downtown Longmont. If you’re a believer in the Longmont revitalization story, this is a good entry level opportunity in a solid location, walkable to shops and restaurants. Due diligence: The location is awesome, but in your excitement, don’t skip the due diligence. HOA’s of this size require thorough analysis. A special assessment is looming for the roof. Reserves are minimal.

Worth a Second Look


1245 Claremont Dr | $999K | Details
Table Mesa discount! The seller must be getting serious, as they just slashed the price $150K. If you like this one, before you pull the trigger, call us to learn about a better, more updated option that we’re bringing to market in January.  

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