A Rose By Any Other Name [Boulder Fresh Listings]

Osman Parvez|May 11, 2019|Boulder|

Here at House Einstein, our clients always come first. There was no Boulder fresh listings post last week. I was busy writing offers and negotiating contracts – three of them.

In this week’s post, we discuss notable sales at various price points in Boulder and new listings worth your time. No refreshed old listings, pretending to be new. No horrible locations. Just the best.

Ready to see some houses? 176 listings hit the market in Boulder this week. Only 6 houses made the cut.

Let’s do this thing.

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

972 Westview Dr | $2.2M | Pics and Details
Over a half acre of land, mountain views, and located in great proximity to Boulder proper – just south of Baseline Reservoir. Designed to frame the views, it feels like you can walk out to the Flatirons. Construction on 972 Westview Drive was completed in 2017. The home features four bedrooms, four baths, and about 4,600 F. SQFT. Traditional and tasteful, it was basically turn-key for the new owner.

Deal notes: The seller listed the property in late January at $2.5M, cut the price two months later by $100K, and accepted an offer of $2,215,000 at the end of March for 7.7% discount from last asking. It closed last week with an additional $10K the seller paid towards the buyers’ closing costs.

109 Sentinel Rock Ln | $775K | Pics and Details
We wrote about Tician Papachristou’s Bowman House when it hit the Boulder real estate market in March, and we showed it to buyers the first weekend. Our sources told us that multiple offers were on the table with some buyers flying in just to see this particular stunner.

Deal Notes: Due to deferred maintenance, we advised our buyer to expect to spend $100,000 to correct the maintenance and a minimum of $200,000 follow-on capital to make this property ship-shape.

The winning bidder paid $150,000 over asking for the property (+24%), cash. We knew it was intentionally under priced but still didn’t expect it to fetch that sum. Wow.

515 S 44th St | $710K | Pics and Details

Our clients were immediately blown away when they first saw this home, prior to it hitting the market. During her ownership period, the seller performed an extensive remodel, and it showed beautifully. The work was obviously not done to flip. The new owners are an awesome family who have been renting in the neighborhood and are now excited to call it home. They expect to refinish the floors and remodel the kitchen; otherwise, it was turn-key.

Deal Notes: One of the key factors in the decision process was to help our buyers evaluate the trade-off between buying a larger home in Louisville versus a better location in Boulder. Boulder won out.

We engaged in a challenging negotiation to lock it down, and at one point, the deal almost fell apart due to an erroneous inspection item. To keep it together, we had multiple contractors provide follow-up inspections and estimates. Although Scott Home Inspection is usually very thorough, they almost killed the deal with copy/paste language from a previous report.

I’m going to miss showing homes to this family. They were a pleasure.

Fresh Listings

1821 Redwood Ave | $3M | Pics and Details
“OK, Google, play La Vie en Rose.” As Edith Piaf echoes through the rooms, you make your way up the stairs, and the high ceilings will make you think you’re walking up to heaven. You are! Just draw a warm bath and wait on your deck as the sun sets just for you. The white modern look is perfect with the furnishings of the kitchen, bedrooms, bathrooms, etc.

Buyers, bring your imagination glasses to the showing. It’s not staged, which makes it a little challenging to evaluate layout and scale.