Views, Lock and Leave Boulder Eye Candy [Fresh Listings, Get ‘Em Hot]
And we're back! If you’re shopping for real estate in Boulder, here’s what’s worth seeing. Remember: To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Sold Listings of Note 1002 Mapleton Ave | $7.75MM | More Details You have to wonder about the negotiation backstory of this iconic Boulder house. It hit the market in July at $8.4 and immediately under contract. And then nothing, for months. It finally closed at a 7.2%. Curious. Spectacular house in a premier location. Click the link for the real estate eye candy. p.s. I [...]
The Coming Boulder Market Turn [Analyze This]
by Osman Parvez ---- My recent blog posts have emphasized end-of-season bargains that are now on the Boulder market (courtesy of overzealous sellers and brokers who use wishful thinking prices to attract clients). I've already helped several clients negotiate exceptional deals in the 4th Quarter by targeting stale, overpriced listings. I'm currently on the hunt for others (including investments for my own portfolio). What about next year? Should you keep your powder dry and hope for a correction? Should you sell now before the downturn begins? The answer depends on the characteristics of the property (price, location, property type) and your [...]
Boulder Real Estate Bargain Shopping? The Time is Now [Inventory Analysis]
by Osman Parvez ---- I just completed my inventory update for the week. The Boulder real estate market is doing interesting things, but there were no big surprises. Let's look at the data. Note: The analysis below is for detached houses in the City of Boulder. If you're looking for an analysis of market conditions for condos or townhomes, call me. If you want to see market conditions for specific properties or neighborhoods in Longmont, Lafayette, Niwot, Superior, or other areas in Boulder - again, call me. Contact information is at the bottom of the post. The orange line in [...]
Big Discounts, South Boulder Views, Spacious Luxury [Fresh Listings, Get ‘Em Hot]
It's early September and there's a whiff of autumn in the air. Colorado is talking about the Broncos, the Aspens have started to change on the Western Slope, and reality is knocking on the door for sellers who blew the summer selling season. As usual, I've sifted through the market so you don't waste time with egregiously overpriced listings, bad locations, or old inventory refreshed to appear new on the MLS. There were no notable sales this week, but I've included two listings with significant price reductions that are worth your attention. Ready for the latest in Boulder real estate? [...]
Dream Homes, Chautauqua Bargains, and More [Fresh Listings, Get ‘Em Hot]
Miss us last week? We took a trip to California to ride the Pacific Coast Highway and watch Eddie Vedder perform at the Ohana Music Festival. If you ever have the chance, I highly recommend the campgrounds along the coast. Many have direct access to the ocean and the views are magical. Now it's back to the grindstone. As expected, sellers who blew the summer selling season are now scrambling to find buyers. This week a few partially finished spec homes were listed along with five $100K+ price reductions in Boulder alone. Amid the sea of stale old listings [...]
The Autumn Real Estate Market Begins [Fresh Listings, Get ‘Em Hot]
Just like that, the summer selling season has come to a close. The kids are back at CU. There's a whiff of autumn in the air... and once hopeful, doe-eyed sellers, convinced to overprice their property by overzealous agents, are now starting to offer steep discounts. There were four +$100K price reductions in Boulder this week alone (link). Negotiation is one of my favorite parts of this business. I've always been able to help buyers obtain the largest negotiated discounts during the late 3rd and early 4th quarters of the year. I expect this year will be no different. [...]
Needs a Little Remodeling [Fresh Listings, Get ‘Em Hot]
Bring your pickiest buyers.... This week: A Victorian in clown paint, a cottage in downtown Louisville, a historic grandfathered income property in Chautauqua, and a rare opportunity to get into Old Town for cheap. Plus notable sales. As always, I've carefully sifted through this week's listings and recent sales in Boulder and surrounding areas. These are the properties worth seeing and worth talking about. To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and price trends, call Osman at 303.746.6896. Sold Listings of Note 8964 Little Raven Trl | Sold: $1,507,500 | More Details A beautiful house in [...]
Investing in Longmont? Consider the Strategic Risks and Rewards
by Osman Parvez ---- Longmont is the place to be. Downtown is booming and more trendy restaurants, breweries, art galleries, and boutique retailers are opening by the day. Longmont has beautiful family friendly community spaces and multi-use paths. It also has fewer transient issues and noticeably fewer tourists than Boulder. In short, it's attractive and affordable. From the southwest corner of town, it's only about a fifteen minute drive to Google's new campus. It's also about to get much better in the future. As House Einstein's business continues to expand throughout Boulder County, I find myself increasingly advising investment [...]
The Market’s Peaked. Now What? [Analyze This]
by Osman Parvez ---- I've heard the question from buyers. I've heard it from potential sellers. Has the Boulder real estate market peaked? Is now a good time to buy (or sell)? I prefer to let data answer the question. No hand waving. No Realtor happy talk. Remember: Intelligent real estate decisions are based on a deep understanding of market conditions. ---- Inventory, Absorption, and Sales Volume This morning, I analyzed the most recent market data for Boulder real estate. Let's take a look at the numbers. The chart above shows total inventory of houses in the [...]
Always Look Before You Leap… Into Boulder Real Estate [Fresh Listings, Get ‘Em Hot]
Every week, we sift through new listings to find you the best of Boulder real estate. We also discuss notable sales and worthy price reductions. This week: An eye popping trophy home that was only available for one day, a triplex masquerading as a historic single family home, and dueling downtown Boulder condos priced $255K apart. If you’re shopping for real estate in Boulder, here’s what’s worth seeing. Remember: To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Sold Listings of Note 19 Arrowleaf Court | $5,400,000 | [...]
Waiting for the Perfect House? Don’t Hold Your Breath [Fresh Listings, Get ‘Em Hot]
Is location more important than floor plan? Are you willing to remodel or do you want turn-key? How long is the commute? At any price range, there are trade-offs to consider. We’ve found this to be true working with buyers of $3MM+ properties. It's also true for buyers of affordable housing, and everything in between. It's important to have an honest discussion of the pros and cons of each property. Remember, there is no one perfect house. Here’s a look at a dozen fresh listings that caught our eye this week as well as a few notable sales. As usual, we've [...]
Faux Swiss Chalets and Boulder Value Investments [Fresh Listings, Get ‘Em Hot]
Upset sellers and agents often call to ask why their property didn't make my list. For some Boulder properties, the problem is location - the #1 factor for long term appreciation. Other times, their asking price is way too high and far out of line with the comps. Maybe the potential tenant mix is severely limited or the previous owner butchered it beyond repair. The bottom line is that I'm not just a Realtor, I'm also a real estate investor. My goal is to help you make a smarter real estate decision and If I can't see the [...]
Downtown Condos, Discount Trophy Estates, Family Abodes [Fresh Listings, Get ‘Em Hot]
Another scorcher is on its way for this weekend. The good news? The Boulder real estate market is starting to cool down which means fewer buyers to compete against and still plenty of houses to see. Here's our pick for property to see this weekend in Boulder, Longmont, and Lafayette. As usual, we've culled the overpriced listings and the bad locations. To help educate you on market conditions, we've also included a few notable sales and even a price reduction that is starting to look like a value play. Remember, intelligent real estate decisions are based on a [...]
What RE/MAX Isn’t Telling You [Analyze This]
by Osman Parvez ---- It's nice to see data analysis on Boulder real estate conditions in the Daily Camera. Here's what Re/Max and DB aren't telling you: Sales volume for all residential real estate in Boulder during the 2nd quarter fell 14.7% from the year before. How's that possible? Let's roll up our analytical sleeves and take a closer look. It's time for a market update. Take a look at the chart below. Limited inventory continues to drive prices. Inventory of attached dwellings (i.e. town homes, condos, and duplexes) has fallen almost 10% this year. It's 46% below [...]
Housing for Cold Springs Fire Evacuees
Hey Boulder! As of this writing, 2,000 people have been evacuated from their homes due to the Cold Springs Fire. Want to do something? If you have housing to offer evacuees or emergency personnel, call the Office of Emergency Management at 303-413-7730 (non emergency number) to share what you have. They will add it to the database of resources. These are your neighbors. p.s. I just called to offer my vacant SoBo rental. ---- Want to get blog updates via email? Click HERE. Ready to buy or sell? Schedule an appointment or call 303.746.6896. You can [...]
