The final push into the Boulder summer real estate market is about to kick off. This is peak season, people. Inventory will soon crescendo and buyers will become even more aggressive to lock down rare and desirable properties. 


For the next 4-6 weeks, at least. 


Yes, the market is also cooling so cautious and prudent target selection remains critical. For high-demand properties, just don’t expect to be the only interested buyer. The key is knowing which ones are worth the bidding war and which ones you can safely let go. 


Just this morning, I helped potential buyers understand that the property for which they were ready to submit an offer wasn’t as rare as they first thought. When I showed them the data on past sales, it gave them pause – rightfully so. Rather than seeing only a handful of homes that matched their search criteria, we found dozens that closed in the past year. I also showed them how agents often miscode the MLS, leaving out key features that were a big part of their search – secondary garages and detached workshops. I’m glad they decided to wait. 


Remember: intelligent real estate decisions are based on a deep understanding of the market. There is no substitute. 


Note: Sales of note is moving to its own post, beginning next week. 

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.

Fresh Listings

3262 W Yarrow Cir | $554K | Pics and Details
A family friendly five bedroom, three bath, two-story home with a classic layout: four bedrooms are on the upper level, one one the main. Kitchen and baths are updated. It’s also steps from paths into gorgeous open space. The HOA includes tennis courts and pool. The basement also offers potential for additional bedrooms, baths, or plenty of storage. It also has a walkout entrance. 


Full disclosure: This is our listing. It’s exceptionally well maintained and turn-key for the next owner. I also obsessed over the comps to price it right. Don’t expect it to last long. 

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

4620 15th St D | $615K | Pics and Details
This little pocket of town homes in North Boulder has always struck me as a great alternative to an entry-level single family house – much newer than most of Boulder’s housing stock and with far less deferred maintenance. Plus, depending on what the HOA covers, little exterior maintenance. It’s also steps from great restaurants and shops like Boulder Cycle Sport, Amante, Spruce Confections, 4580 and and Bacco.  Plus, open space is nearby including Wonderland Lake and Boulder Valley Ranch. 

This particular unit has three bedrooms, three baths, and a classic layout.  One possible downside is no garage, so check for adequate storage. 

Due diligence: covenants limit the number of possible rentals in this complex, which can have some implications if your investment thesis includes turning it into an income property in the future.

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

627 Gay St | $629K | Pics and Details

Adorable historic bungalow on the west side of Old Town Longmont. The previous owners kept their renovations in the spirit of the original 1920’s design. It’s charmingl and functional with three bedrooms on the main and one in the basement (likely non-conforming).  

Due diligence: Our usual pre-war house checklist (foundation, wiring, furnace, environmental, plumbing systems).

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

406 Sherman St | $710K | Pics and Details

A good benchmark for 627 Gay Street (above). The lot is slightly smaller but everything else is a step-up, including a larger and better finished kitchen, more square footage, tall ceilings and optimal space for an office. It also has functional outdoor entertainment/dining areas, a two car garage and an arguably better location on the southwest side of Old Town. The basement bedroom appears to have a legit egress window. 

Due diligence: Same as 627 Gay Street. 

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

2750 Vassar Dr | $1.08M | Pics and Details

A dated mid 60’s ranch with a full basement in a solid Table Mesa location. The lot size is reasonable for allowing a nice addition/remodel project, although the slope might preclude going upward due to the city’s height limits. Walk-out basement. 

Due diligence: The description says this is south facing, but the driveway faces north. The existing 1960’s era structures are not square on the lot which will create interesting building envelopes. If your agent brags about potential without warning you about the challenges of development in Boulder, talk to an agent who is committed to fiduciary responsibility. 

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

4352 Sunshine Canyon Dr | $1.28M | Pics and Details

A generous 11 acre parcel within a short drive to Boulder proper with an existing 5,000+ SQFT custom home. The giant wall of glass looks like it’s designed for passive solar. Lots of potential to renovate the interior without touching much on the exterior.  Eye popping views.  Horse barn and loafing shed, plus three separate 1 acre paddocks. This is dream home material.

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

2055 Kohler | $1.53M | Pics and Details

Make no mistake, this is an attractive home, but don’t be fooled by the aerial photography. The existing structure is at the very front of the lot and the steep hillside is probably not buildable due to height limits. The existing house contains four bedrooms, three baths, and about 2,100 existing SQFT. The lot size is almost 20,000 SQFT.  

Due diligence: To maximize this property’s potential, the key question is whether the home can be configured to feature views and open space. Survey is a must. Consult with a local architect about build potential before your inspection period expires.  

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

1709 Hillside Rd | $2.28M | Pics and Details

A river runs through it, but so will a bunch of random people – especially in the summer. If you can tolerate that, this is a spectacular property with creek access that makes living with the flood risk possibly worth it. 

The home was originally built in ’38 and today features four bedrooms (split layout) with two on the upper level, one on the main, and one in the basement. If being on Boulder Creek has been your dream, this is definitely worth seeing. Creekside homes are rarely available. 

Due diligence: Oh, the joys and challenges of living in the downtown + Boulder Creek area. If your agent waves their hands and glosses over this factor, get a better agent. 

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

3358 Vista Dr | $2.9M | Pics and Details

A turn-key, buttoned up, modern luxury home in a decent location. Four oversize bedrooms, each with en-suite baths. Click the pics, the eye candy is tasty. 

Due diligence: Last on the market four years ago when it sold for $2.2MM. It’s only 9 years old, and given the current wait for a quality contractor, this is a worthy comparison for a new-build or addition/renovation project.  

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

Worth a Second Look

4165 15th St | $975K | Pics and Details

It’s that time of year when we start to look closely at older listings for diamonds in the rough. This one caught my eye because it’s a functional, moderately sized house adjacent to the spillway for Wonderland Lake (but NOT in the 100 year flood) for under $1MM.  What looks like open space is owned by the HOA and it provides a sense of spaciousness for what otherwise would be a smaller lot. The climbing wall in the upper level is a nice touch. Same owner for 13 years. Two price reductions since original listing in April at $1.035MM.

Due diligence: Keep a close watch on proposed changes at the lake. It’s a hot issue.  

Additional reading: “Boulder officials say changes at Wonderland Lake not a sure thing” and “James W. Leach: I owned Wonderland Lake and gave it to city as a nature preserve.”

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

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