Turn-Key to Bare Dirt – Fresh Listings [Get ‘Em Hot]
Seventeen new listings hit the Boulder real estate market this week. We sifted out the stale and refreshed, the overpriced and (most) bad locations. This week’s options include everything from high end historic homes to bare dirt lots.
Are you ready to look at some houses? Here are ten worth considering.
To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896.
Single Family Homes
2056 Mapleton Avenue | $1,695,000 | More Details
Historic home, completely renovated and
updated with excellent craftsmanship by Paul Baumann in 2009. Decent location,
around the corner from Whittier Elementary.
Due diligence tip: This is a beautiful house but in a weaker market, it was not
snapped up by eager buyers. It took 150+ days to sell during the last downturn.
I suggest caution and a careful valuation analysis before writing your offer.
1205 Sumac Avenue | $985,000 | More Details
continues to improve as a location. So… what’s not to like? OK,
I’ll tell you. Proximity to Broadway.
Due diligence tip: Check for
traffic noise. We generally recommend that our clients not purchase homes that
are less than 3 lots in from busy streets.
849 9th Street | $985,000 | More Details
on 9th street. The lot sizes are too small to allow meaningful expansion
due to Boulder’s Compatible Development ordinance. This house is also
historic, which means additional layers of review. Sure, with 5 bedrooms and a decent layout, it could work
for a variety of buyers. It has some nice updates but needs a kitchen
refresh.
Due diligence: 9th street is a major artery. It is always busy. Also, check
the neighbors recycle bins for red cups. This street has a lot of college
rentals.
2738 Winding Trail Place | $675,000 | More Details
contemporary. Decent location. Built in the early 80’s, so past lead
paint and asbestos concerns (we still recommend testing).
Due diligence: Only 1079 SF
above grade and a tiny lot size will limit expansion under Compatible Development. 4 bedrooms but a
split layout, which may not work for families. If you’re buying this, better assume that What You See is What You Get (WYSWYG).
20 S 38th Street | $589,000 | More Details
Martin Acres with some updates.
Due diligence: Only 2 lots in from
Moorhead. 38th also gets quite a bit of traffic as parents drop/pickup
children from nearby Creekside elementary.
Attached Dwellings
827 Maxwell Avenue K | $450,000 | More Details
downtown location. If the past is an indication, attached dwellings
within a few blocks of downtown hold their value very well during real estate
cycles. Reasonable HOA.
Due diligence tip: Check for adequate
reserves and special assessments.
3385 Cripple Creek Trail 14-C | $370,000 | More Details
pictures and go see this one. It’s been well updated and it has a
desirable ground level patio, a desirable feature for the majority of Shanahan
Ridge buyers.
Due diligence tip: Utility bills are expensive in
this complex due to electric baseboard and late 70’s vintage
construction. Request utility billing records as part of the due
diligence contingency in the Contract to Buy and Sell.
4475 Laguna Place 203 | $340,000 | More Details
virtually every apartment complex in Boulder. They chose a top floor
unit at Laguna Place (Villa Del Prada) because of the excellent maintenance
history at the complex, heated garages, elevators, and other amenities
(including an indoor pool). An adjacent shopping plaza has a grocery
store and restaurants. Easy access to Foothills Parkway for commuting
purposes and CU is just down the street. Ignore the fuzzy photos, go see
it.
Vacant Lots and Land
1525 Redwood Avenue | $699,000 | More Details
in 1986. Now the asking price is $700K. That’s Boulder real estate for you. It’s a great location and North/South oriented lot in North Boulder. The
only thing missing is views. If you want to build your dream home, this
would be a good spot. Just remember that construction costs are averaging $280/SF for finished construction. When you’re all done writing checks, expect to spend $1MM+ for a 3,000 SF house. Anyone telling you different doesn’t know what they are talking about.
233 Bellevue Drive | $1.5MM | More Details
two previous real estate cycles (2001 and 2006). Will the third time be
the charm?
Due diligence tip: Building in Boulder is expensive due
to extensive construction regulations, among the most challenging in the
country.
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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 rigorous due diligence and professional advice before buying or selling real estate. Top image: Cliff (CC by 2.0)
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Testimonials
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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