Rare Locations and Trophy Estates [Boulder Fresh Listings]
Here’s a quick video intro to this week’s post.
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
9191 Tahoe Lane | $6.8M
You haven’t seen this luxury estate before. Neither have I.
Why? Because it’s extremely secluded; tucked way on farmland just north of Arapahoe and west of 95th street. The lot is 55 acres and the residence features five bedrooms, each with an en-suite bath, and over 12,000 finished SQFT. The views are spectacular, naturally.
Due diligence: Valuation hinges on the large and extremely private parcel of land, quality/nature of the water rights and whether it’s possible to ever build a home this large again. Yes, Boulder County has house size limits based on an arbitrary circumscribed neighborhood. The design of this custom home is attractive but may not suit the taste of current luxury home buyers, thus a key consideration should be how it might be redesigned and modernized. Ask your agent to bring their architect and interior designer to the showing. Don’t forget there is an architectural control committee and protective covenants to navigate.
3639 21st Street | $4.5M |
I wrote about the Carloyn Heights neighborhood in the most recent Notable Sales (read Could Your Cat Ruin Your Listing.) This listing proves the point and adds additional support for the valuation.
Built 12 years ago, 3639 21st Street is a six bedroom, six bath custom two story with a five car attached garage on a 2/3 acre lot. The design is tasteful and enduring.
Due diligence: It doesn’t look like much has changed during the last six years (the current owner’s tenure). They acquired it for $3.4M. At the asking price, the property appreciated about 4.9% per year, which passes the sniff test.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
Due diligence: The listing says the home is heated by forced air, but I see registers everywhere. Most likely it’s a boiler. Cooling the home could pose a challenge given the likely limited insulation in the vaulted ceilings and late 60’s insulation in the walls. The solution is probably a ductless mini-split system or evaporative cooler(s).
A nine year old Markel two story in Lousville’s North End neighborhood. The home has five bedrooms, four baths and a nice three car garage. It’s a tasteful and attractively designed property that should suit the needs of most buyers. Louisville schools are reasonable and the location is only a short distance from downtown Louisville.
Due diligence: Other than paint, it doesn’t look like the seller did much in the way of improvements since the home was last sold. The asking price represents about a 6% appreciation rate. Be sure to ask for a copy of the lease agreement for the solar system and understand the homeowner’s obligations when it comes time to replace the roof. The trails behind the house are on developer (or perhaps hoa?) owned space, but likely restricted for any future development. It looks like a water retention area, so unlikely to be built upon. Trust but verify.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.
902 Grove Dr | $865K
Due diligence: The solar system is owned and the property backs to City Open Space, which creates a nice sense of spaciousness.
Due diligence: About a 40 minute drive to Boulder, plus the usual mountain house checklist items. Also, not Boulder County.
Due diligence: Permits, warranties, HOA restrictions. Also, when evaluating comps be sure to compare units within the correct HOA and with the same floor plan/level. Garden level units are not always comparable.
For private showings and a discussion of market conditions, valuation, and negotiation strategy, 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.
Cover image: Karol Kaczorek
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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.
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.
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More about the author
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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