Old Man Winter decided to pay a frosty visit to Boulder this weekend. If you’re not enjoying the POW in the mountains, put on your mittens. It’s a great time to go look at houses. 


Why? Because buyers tend to focus on the most attractive new listing in any given location and price point. It’s a little like young children chasing a soccer ball. House buyers like to play herd ball and in poor weather, many will sit on the sidelines, potentially reducing the competition. 


129 new listings hit the market this week. Only 8 made my list and, as you’ll soon find out, one of them is almost certainly going to have a bidding war. Let’s take a look. 

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 

2133 Norwood Ave | $2.3MM | Pics and Details
A beautiful design with a central location, plus excellent transitions to outdoor dining and entertaining areas. Click the link above for the eye candy. The basement suite has a separate entrance (ADU Potential). Listed at $2.4MM last fall, refreshed in mid January, it sold at the last asking price.  

3681 Paonia St | $1.6MM | Pics and Details
This beautiful Modern Farmhouse style two-story is in Kalmia Estates, located on the north east side of Boulder and well connected with nearby bike paths. As with most newer construction in planned subdivisions, lot sizes are small and the house feels a little cloistered to its neighbors. This particular builder is known for their construction quality and attention to detail. An excellent floor plan, four bedrooms on the upper level, one on the main. It was under contract two weeks after hitting the market and closed at the asking price. 

Fresh Listings

1558 Cress Ct | $2.6MM | Pics and Details

Early 90’s construction in a central, but walkable location in Boulder. 1558 Cress Court a large, family friendly home with six bedrooms, six baths, and a three car attached garage. The lot size is generous and the kitchen has been nicely remodeled. Views may be a possibility, which makes this worth seeing. 

2510 Kohler Drive | $1.6MM | Pics and Details

A mid 70’s family home in Table Mesa with a few updates and a 1 bed/1 bath ADU. Due diligence: As with all ADUs, the license doesn’t transfer with title. Buyers are strongly advised to verify license potential with the City prior to closing. Also, although the lot size is generous, it’s also a busy corner between Kohler Drive and Stanford Ave. For a slightly smaller home with a better location, see our upcoming listing at 3335 Heidelberg Drive. 

788 18th Street | $1.25MM | Pics and Details
A six bedroom, three bath historic rental property (licensed for 4 unrelated occupants). Finishes are worn and ready for an update, or leave as-is and continue the property’s use as a student rental. The detached garage with additional studio space offers an interesting aspect to the property. Plenty of on (permitted) and off street parking. Due diligence: Cap rate looks robust but verify the leases, rental history, and operating expenses. Supposedly already Smartregs approved, but verify that too.

547 County Road | $1.1MM | Pics and Details
There are a lot of reasons to love Louisville. It’s well situated with respect to Boulder and commuting roadways to job centers. It has its own historic and charming downtown area, thriving with shops and regular events. It’s also not a tourist destination and there are almost no students, which lends itself to a more family friendly atmosphere. Well situated homes in Louisville regularly make my list.  


This particular property at 547 County Road is an intriguing mix of architectural styles, with an end result that appears to flow well. Four bedrooms, four baths, and a modest size make it functional for many buyers. The location is just south of downtown, within easy walking distance to the community park or shops.  The most intriguing aspect is that this property is sold with the adjacent parcel at 543 County Road, which currently has a detached 2 car garage and in all likelihood is a buildable lot. Due diligence: The train noise and build-out potential of the adjacent lot.  

2356 Sandpiper Drive | $750K | Pics and Details
An ranch style home with a full basement, backing to land owned by the HOA which further backs to City of Lafayette Open Space (Wanaka Lake). Although the home needs a repaint and the interior needs a deep cleaning + touch-up paint, it’s wise to look past the cosmetic factors. The kitchen is functional and generously sized. The large living and kitchen area flow naturally to outdoor entertainment areas. Due to the HOA owned parcels, it also doesn’t feel penned in against its neighbors. 


Due diligence: This home has a high probability of attracting multiple offers. There are some aspects of the basement finish, as well as other signs of deferred maintenance, that warrant a close inspection. Buyers should also check on the permit status for completed work. If your Realtor fails to mention those things, find one who can advise you on how to win a bidding war without giving up proper due diligence. 

472 Sycamore Ct | $675K | Pics and Details
Although it’s a touch on the small side, this four bedroom, two bath backs to City of Louisville open space, bike paths, and is easily accessible to the downtown Louisville area. Lots of nice updates inside and check out the views from the back deck (and many rooms of the house). 


Due diligence: Only a one car garage and a little small on the square footage. Unclear whether a third bath could be added.   

1201 Balsalm Ave #305 | $425K | Pics and Details
You say you want a stylish Boulder apartment, within easy strolling distance of Pearl Street for occasional use? This could be a good fit. The building dates back to the 1950’s but has been renovated. Interiors are now tasteful and the location is pretty solid as an investment. I imagine an end user is someone who regularly visits Boulder, wants to be in a good location, but doesn’t want the hassle of property maintenance (i.e. executive or grandparent). 


Due diligence: Don’t forget about the still in flux Alpine-Balsalm project. It has the potential to seriously change the character of this location, likely for the better. 

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

3363 Madison Ave V120 | $405K | Pics and Details
Wimbledon has served House Einstein’s investors well. Curb appeal is lacking, but the two bed, two bath, townhome style units are functional and rent easily to students or young professionals due to their location. If you’re serious about purchasing, give me a ring. I would be happy to update my analysis (see Osman, How Much Should I Offer?)

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

Worth a Second Look 

1965 Stony Hill | $2.65MM | Pics and Details
I’m deeply familiar with the value of this location, with clients just up the street. It’s a small peninsula of homes, surrounded by south Boulder open space – the furthest southwest you can be and still be inside the city limits. The key to understanding the valuation is that homes on the south side of the street (like my client’s property) have spectacular, jaw dropping views. Originally listed at $3MM, 1965 Stony Hill just slashed the price $345K and is starting to look attractive. It’s a mid 70’s era home – moderately sized with four bedroom, five baths and a three car detached garage. When the next owner updates and perhaps redesigns this home, the key question is whether it will unlock the value of the view. 

—-

—-