Earlier this week, I walked to a meeting at one of my favorite breakfast spots – the South Side Walnut Cafe. The budding trees and spring sunshine reminded me of why location matters so much for long term real estate happiness. Retail, schools, parks, bike paths, and open space are core value drivers for real estate in Boulder. 


After breakfast, I swung by a nearby title company for a closing. Earlier in the month, one of our buyers had beat out several others in a bidding war for a house in Noble Park. This included a verified cash offer at a higher price. How did they do it? It was two parts strategy/tactics and one part luck. I’m extremely happy for them as they begin to put down roots in Boulder.  


Location is one of the most important considerations for whether a property makes our list each week. We also cull the old, refreshed listings, clearly overpriced property, and otherwise less than desirable homes from our list. The following are the best listings to hit the Boulder real estate market this week. Are you ready to see some houses? Let’s go!  

To schedule a private showing, which includes a discussion of market conditions, valuation, negotiation strategy, and due diligence, call Osman at 303.746.6896.





Sold Listings of Note

1411 Kalmia Ave | $2.24MM | More Details 
Brand new, move-in ready, modern farmhouse. Quiet street. Vaulted ceilings, exposed beams. Close to Wonderland. 5 beds, 7 baths and over 5100 SQFT. A good example of a very popular style popping up all over Boulder. On the market and available for 26 days, sold at asking. 

1435 Upland Ave | $2.22MM | More Details 
Similar in size and location to the previous listing on Kalmia, but more traditional and built almost twenty years ago. Half acre lot, double the size, one extra garage space but two fewer baths. A smart buyer would have considered both. Remember, there are trade-offs at every price point. This one was on the market only two days before a buyer locked it down. It sold for $30K over asking.  

2370 Balsam Dr | $1.84MM | More Details 
We talked about this listing a couple of weeks ago and predicted it would go quickly. Solid bones for remodel in an exclusive neighborhood. Note: South facing, ranch style homes are preferred if the property is intended for a significant expansion or remodel. This one was faces to the North, but will almost certainly be reconstructed to feature the panoramic Flatiron views to the South. 

2227 16th St | $1.51MM | More Details
A charming and adorable carriage house from 1915. Exposed brick, some updates. We took buyers to see it two years ago and they passed on an offer. The issue was livability due to the small square footage, funky layout, and lack of storage. This time around? It sold for a whopping $215K over asking, cash, only 3 days on market. Let me help you do the math. That’s almost $400K over the previous sale price just two years ago. The next time you’re considering something hip and modern, versus historic and hygge, remember this house. Historic downtown homes never go out of style. 


To schedule a private showing, which includes a discussion of market conditions, valuation, negotiation strategy, and due diligence, call Osman at 303.746.6896.


Fresh Listings


Boulder 

664 Sunshine Canyon Dr | $1.89MM | More Details 
The most important factor for mountain property is seasonal accessibility. The map location marker in this listing is wrong. It’s really about a mile up the canyon on the North side of the road, which should still make for a fast trip into downtown Boulder.  Curved ceilings, bright, solid indoor outdoor flow. 5 bed, 4 bath, 1.3 acres, 3600 SQFT.  It’s eye catching and built to frame the mountain setting. Due diligence: With mountain property, it’s absolutely critical to evaluate fire defensibility, expansion potential, water, and septic systems. 

820 Pearl St C | $1.67MM | More Details Want to be in the center of bustling downtown Boulder? You could do far worse than this 2 bed, 3 bath condo on West Pearl. Walk to everything. 1800 SQFT. 2 car garage. Nicely updated. The flat screen TVs are included, but sadly, the Ferrari is not. 

3030 Heidelberg Dr | $885K | More Details 
Here’s the skinny. This location is one of the best parts of upper Table Mesa, nicely positioned between open space and Boulder’s best schools. Table Mesa shopping center is a quick bike ride away and has what most families need on a daily basis. SQFT is a little tight but the lot size is over 8,000 which might allow for some expansion. 

3575 Silver Plume Ct | $880K | More Details 
It’s not the usual Realtor hyperbole to call this rare. Large, three bedroom detached homes are few and far between in Shanahan Ridge. This one has 3 beds, 2 baths and 1430 SQFT. It’s hip, updated, and steps to open space. The key question is whether a wall can be removed to open up the kitchen. 

1237 Elder Ave 1-1 | $530K | More Details Modern condo in a 135 year old building. 2 beds, 1 bath and almost 800 SQFT. One in from Broadway. Supposedly updated electrical and plumbing. Super reasonable HOA. Assuming the structure is in good nic, this should be a solid long term play for a first-time buyer or an investor looking to lock down a long term downtown play. 

3109 Bell Dr | $480K | More Details 
End unit town home in Noble Park. Great location for paths and commuting. 3 beds, 4 baths, and under $300 per SQFT. Needs updating, plan accordingly if you’re in this bidding war. 

Louisville 

937 W Willow St | $509K | More Details 
Full disclosure: This is our listing and I’m incredibly biased. It’s a 3 bed, 2 bath ranch with bathroom and kitchen updates on a quiet street. Dig deeper and you’ll see it hits a home run on location; top rated Coal Creek Elementary is within walking distance. Play parks, wildlife rich open space, and bike paths are steps away. It’s also a very quick and easy commute into Boulder or into downtown Louisville. Bonus zen gardens. For less than an entry level house in Boulder or bit more than a condo, take a look at this one. 






Lafayette

712 S Miller Ave | $535K | More Details 
5 bed, 3 bath, 2700 SQFT. Nice area of Lafayette and not far from downtown. Built in 1977 and reminds me of the very first house I ever lived in. Needs some updating. Solid starter home. 









Niwot

7624 Nikau Dr | $525K | More Details
This neighborhood is compact yet central and walkable to anywhere in historic, charming Niwot. Vaulted, 4 bed, 3 baths and 2400 SQFT with a garage. Due diligence:  Train noise. 

—-

Want this blog via email?  Sign up HERE.      



Ready to buy or sell?  Click HERE to schedule an appointment or call 303.746.6896.

Follow us! | Facebook | Twitter | Instagram


As always, your referrals are deeply appreciated.
—


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. 
Image: Jonas Zurcher