From spacious family houses to a small duplex, we cover a lot of territory this week. We also venture further out of the Boulder bubble to look at the value provided in adjacent locations like Indian Peaks and Gunbarrel. 


Take a look, you might be surprised. 

Market update: As of this writing, 42.2% of available inventory is under contract in Boulder – substantially slower than last year. Full market analysis coming next week.


Buyers, now is the time to be judicious in your property selection and disciplined in your negotiations. Sellers, the writing is on the wall. If you’re serious about selling, you better get serious about pricing and preparing your home for sale. Hope is not a strategy. 


125 properties hit the market in Boulder this week. Just 7 made the list. 


Are you ready to see some houses? Let’s go!

For private showings and discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. My goal is to help you make a smarter real estate decision.

Sold Listings of Note 

145 S. 32nd Street | $975K | Pics and Details
This four bedroom, three bath South Boulder home was under contract just two days after it hit the market and sold for $50K over the asking price. No surprise. It’s on one of the quietest streets in Martin Acres, the addition was nicely executed, and it included a slightly oversized two car detached garage. 


Let’s do the math: A basic ranch with no updates in South Boulder, in good condition and on a quiet street should set you back about $650K. A second story addition will easily cost $350K to $400K. The cost to build a basic two car garage is another $35K to $50K. That’s as much as $1.1 to do it yourself, plus 4 months for construction. Although this home was completed in 2012, most of the finishes are still up to date and tasteful. It was a solid purchase by the buyer. 

2995 Vassar Drive | $1.1MM | Pics and Details
Our listing. A beautifully updated three bedroom, three bath, on one of the best streets in Table Mesa. We put it under contract before it hit the MLS and it closed this week. You may recall this property last year when we helped our buyers acquire it. A few months after closing, a career opportunity took them back to the west coast. The link for pics and details (above) is from the previous listing period. It sold for $1.1MM.  

Fresh Listings

943 Yellow Pine Ave | $1.3MM | Pics and Details
West of Broadway in a quiet neighborhood with opens space access across the street. The seller of this four bedroom, four bath invested a tidy sum in updates and custom finishes. It shows. Just under 3,000 total SQFT.  This location should continue to improve in value as the City of Boulder invests in the North Boulder sub community plan and the NoBo Arts District. 

2435 Targhee Pt. | $1.2MM | Pics and Details
Not finding what you want in Boulder? Consider Indian Peaks in Lafayette. It’s only a twenty minute (or so) drive from this home to downtown Boulder. It’s also a friendly neighborhood filled with attractive, family homes. 2435 Targhee Pt is a good example. It features six bedrooms, five baths, and almost 6,000 SQFT on a +14,000 SF lot. Layout and finishes are traditional and tasteful. The neighborhood pool is just a few blocks over. 


Due diligence: Schools. The west side of Indian Peaks is served by Douglass Elementary and Platt Middle School. The south and east side are served by Lafayette Elementary and Angevine Middle. In the past, Douglass was preferred by our buyers but this may have changed over the years. Don’t forget, there’s more to the story than school rankings. School visits are highly recommended. 

2854 Twin Lakes Cir | $760K | Pics and Details
A crisp, two year old single story in Indian Peaks South with an open floor plan, three bedrooms on the main, and generous square footage. The gourmet kitchen is a nice touch. It’s only about two miles from downtown Louisville. Due diligence: Train noise. 

7731 Devonshire Ct | $700K | Pics and Details
Heatherwood is a family-friendly neighborhood in Gunbarrel and one of our favorite clients just happen to live on this street. It’s a great location with nearby open space and an easy commute into Boulder proper. The house itself is a large ranch with a full basement. Three bedrooms are on the main, two are in the basement. The kitchen looks like it was updated recently. During the past few years the sellers have refinished the floors, improved the landscaping, installed a radon mitigation system, replaced the roof, updated two of the baths, and installed LED lighting. You’ll probably want to save some budget for further updates. 

620 S 42nd Street | $650K | Pics and Details
A basic Martin Acres ranch with a finished basement. The vaulted ceilings are unusual and a nice feature. Some of the windows appear to have been replaced but that’s about it for updates. This house is mid-block on 42nd, which puts it far enough away from Table Mesa so that it shouldn’t be an issue. Bike paths and parks are steps away. It’s a great location for a car-free lifestyle. It appears priced for a fast sale so don’t expect it to last past the weekend. Due diligence: Don’t skip the sewer scope. If the house still has original cast iron lines, they will almost certainly need to be replaced which can be pricey. Don’t ask me how I know. Egress windows are about $3K apiece to have installed, and highly recommended. It may be possible to add a 5th bedroom, many people in the neighborhood have done so. 

4330 Monroe Drive C | $450K | Pics and Details

Built in the mid 70s, this development is directly adjacent to the research side of CU and on the bike path. Town homes here make for solid rentals or for an owner occupant. This two bed, two bath is an end-unit. Due diligence: Utility bills might be high for the end units due to 70’s era energy efficiency standards. Ask for utility billing records in the due diligence doc section of the contract.

717 Baker Street | $415K | Pics and Details
Only a few blocks from Old Town Longmont. It’s a small, historic duplex with a giant, +1,000SF detached garage. The garage appears to be on its own meter. Tenants are already in place. This looks like an interesting investment play. 


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