T’was the week before Christmas, and all through the Boulder market, most listings were selling… but some were not.

As usual for this time of year, sellers are pulling stale listings off the market. 73 have been removed in Boulder County so far this month. More will follow. 

For buyers, expired and withdrawn listings are a rich source of potential deals. Typically, these sellers are frustrated and often disappointed with their Realtors. It’s a good time to for savvy buyers to swoop-in and negotiate a deal.  If you’re home shopping, my advice is to leave no stone unturned.  

I’ve already sent the best ones to my buyers. Has your Realtor done the same? Will there be a shiny new home wrapped up and waiting for you beneath the tree or will you be airing your grievances at the Festivus pole?  Maybe it’s time to find a better Realtor

Let’s talk about this week’s fresh listings. As usual, I’ve sifted the wheat from the chaff, culled the refreshed old listings, the bad locations, and otherwise less than ideal properties.  Are you ready to see some homes? 

Before we begin, let’s discuss a few notable sales.  Fresh listings are further down.

p.s. Sorry, no pictures this week.  I’m slammed. 

Sold Listings of Note

2085 Balsam | Sold: $2.46MM (-9% less than asking) | More Details
On the market 2.5 months before getting an acceptable offer, overpriced as listed at $2.7MM. This sets a good benchmark for the exclusive peninsula of homes on Alpine, Balsalm, and Panorama. 4000 SQFT is a pretty decent size, good views to the north, very modern inside. Completely redone with vaulted ceilings and most bedrooms on the main. Very tastefully executed. Giant size lot for future expansion.  Curious what it looked like before the renovation? Here’ the before and after. Pro tip: Don’t be afraid to offer low for listings that have been on the market a long time, especially at the high-end.  

3180 3rd | Sold Price: $1.26MM (+3.4% to asking) | More Details 
This early 70’s custom has interesting architectural details and sits in a solid location in Newlands. Not for every buyer but it still went very quickly. 7 days to offer, not cash.

424 Morrison Alley| Sold Price: $983K (just below ask)| More Details 

My clients liked the nice features and updates of this house, but the one thing we couldn’t change was the location. I recommended we let it go due to the traffic on Balsalm and my buyers wisely agreed. It will likely only get busier as the BCH campus is redeveloped.  Note: The original wishful thinking asking price was $885K. Another case of the seller overpricing, chasing the market, causing them to leave money on the table. Are you sensing a pattern?

Uptown Broadway:  1310 Rosewood 5B and 4585 13th 1D. 
I pay close attention to this development because (a) I own investment property here with wonderful tenants, (b) have many clients and friends who also live here, and (c) believe in the long-term value proposition. This is the only part of Boulder with a clear vision for the future. See The North Boulder Subcommunity Plan for more details.  Note: brokers who are not deeply familiar with Uptown Broadway often misprice and mis-market their listings. To properly value units within Uptown Broadway, buyers should evaluate comps for orientation, noise proximity to Broadway, views, layout, mixed-use, and floor level (vaulted or not).  Finishes are all pretty much the same. Carriage houses are another beast entirely (you’re living above a half dozen or so garages). 

Fresh Listings
36 properties hit the market this week. 8 are worth seeing this weekend. 

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

Boulder 

2430 Briarwood Drive | Asking: $1.35MM | More Details 
Don’t let the pics fool you, this doesn’t back to open space (otherwise it would be much pricier). Table Mesa has the best performing schools in Boulder. The Devil’s Thumb neighborhood has nice amenities and great trail access. This one likely needs a complete remodel, but it’s on the better side of the neighborhood (away from the electrical transfer station).  Worth a look.

2200 Bluebell Ave | Asking: $1.3MM | More Details 

208 Pearl Street Unit I| Asking: $519K | More Details 

Longmont 

Worth seeing to compare updates to what it looked like when it was sold several months ago (pics here).  Are the improvements worth $91K.  You decide. Location is excellent for commuting into Boulder, enjoying great restaurants in Niwot, and solid schools.  

823 Timothy | Asking: $407K | More Details 

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image:  Roberto Nickson

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.