Trophy Views, Duplex Investments, and Family Houses [Fresh Listings, Get ‘Em Hot]
Ready for some fresh listings? As usual, we've sifted through the Boulder real estate market for the very best listings, notable sales, and price reductions. This week: A rare executive trophy home with water AND mountain views on the west side of Broadway, an equally rare downtown duplex, and more. Market Note: House inventory dropped 4% in Boulder last week. 47% of houses remain under contract. The market has peaked for the season. As our British clients like to say about their fruit, "it's on the turn." To schedule a private showing, which includes a discussion of valuation and price [...]
Boulder Real Estate $1MM+ Market Analysis
by Osman Parvez ---- Contrary to popular belief, the high end of the Boulder real estate market is not driven by a scarcity of inventory and bidding wars. Here's the research note on 1Q16 sales we sent to our clients a few months ago. Buying or selling real estate in Boulder? Call us. We provide professional advice based on a deep understanding of real estate conditions. If your Realtor wants you to pay over asking but can't provide actionable market analytics, get a better Realtor. ---- Want to get blog updates via email? Click HERE. Ready to [...]
Boulder Town Home and Condo Inventory Analysis [Market Update]
by Osman Parvez ---- Available inventory of attached dwellings has more than doubled since the end of March, but remains low by historical standards. The number of under contract properties has increased by 85.5% for the same time period. 61% of inventory is currently under contract. ---- Want to get blog updates via email? Click HERE. Ready to buy or sell? Schedule an appointment or call 303.746.6896. You can also like our Facebook page or follow us on Twitter.As always, your referrals are deeply appreciated. -- The ideas and strategies described in this blog are the [...]
Fairy-tale Horse Property and Entry Level Homes [Fresh Listings, Get ‘Em Hot]
I've sorted through all the new listings, removed the egregiously overpriced, the poor locations and sneaky refreshed listings. Below are the top picks of what's worth seeing in the Boulder real estate market. Let's go see some houses! To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. For fun, I've included recent sales of note, interesting price reductions, and a couple of properties that have returned to market. Sold Listings of Note 440 Japonica Way | $1,355,000 | More Details This sale illustrates the premium buyers are willing to pay for the Newlands neighborhood. [...]
Boulder Inventory up 32%, Absorption Drops [Analyze This]
by Osman Parvez ---- Boulder house inventory is up 32% since the end of March. Pending and under contract are up 18.2%. Peak absorption this year was reached in the middle of May. Read Summer is Over for more details. ---- Want to get blog updates via email? Click HERE. Ready to buy or sell? Schedule an appointment or call 303.746.6896. You can also like our Facebook page or follow us on Twitter.As always, your referrals are deeply appreciated. -- The ideas and strategies described in this blog are the opinion of the writer and subject [...]
For Boulder Real Estate, Summer is OVER [Analyze This]
by Osman Parvez ---- Summer officially began last week, but it looks like it's already peaked for the Boulder real estate market. Remember, intelligent real estate decisions are based on a deep understanding of market conditions. Let's take a look at inventory in Boulder. The chart above shows the number of detached, single family houses on the market in the City of Boulder over the past year. The blue line represents available inventory, not under contract. The orange line is property that is currently under contract or about to go under contract with a buyer (active/backup or pending, for [...]
This Week’s Ripe Listings [Get ‘Em Sweet]
What's worth seeing in Boulder real estate? We've culled the refreshed old listings. We've weeded out the overpriced and bad locations. Here's the best of the bunch. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Sold Listings of Note 215 Green Rock Drive | $3,100,000 | More Details A tale of caution. The 2nd to last owner, a well known Boulder real estate broker, purchased the property in '06 at the height of the real estate cycle for $2.1MM. He later took a bath and sold the property in 2013 for $1.7MM, [...]
Value Plays: Triplexes and Detached Secondary Dwellings [Fresh Listings, Get ‘Em Hot]
50+ properties hit the boulder real estate market this week - everything from affordable housing to one luxury downtown condo with a wishful thinking asking price of $3MM. Only 9 made this week's cut. Buyers - be cautious in the current market. It's not only an election year, unlike any other, but we're nearing the end of the real estate cycle. Intelligent selection and negotiation can reduce the risk of capital loss if you're forced to liquidate in the coming downturn. During the last down market, the high-end saw prices fall as much as 40% from the peak value. Yes, here [...]
Boulder and the L’s [Inventory Analysis]
by Osman Parvez ---- Smart house buyers and sellers adjust strategy to market conditions. The chart above shows the annual change (year over year) in total house inventory and inventory under contract for Boulder and the L's (Louisville, Lafayette, and Longmont). The L's show the pattern you'd expect - when supply drops, percent under contract (a.k.a. absorption) increases. Louisville inventory is up 8.9% and homes under contract fell 9.0%. Lafayette inventory dropped 7.1% and houses under contract increased by 2.0%. Longmont inventory dropped 4.5% and houses under contract increased 8.0%. Boulder is the anomaly. Total inventory is up [...]
The Deep End of the Boulder Real Estate Market [Fresh Listings, Get ‘Em Hot]
Miss us last week? Sorry, sometimes we sneak away midweek to savor a little of the Colorado good life. But don't worry. It didn't stop us from putting another of our buyers under contract this past weekend. We locked down the best of several entry level houses that hit the Boulder market last week. Client first, always. Now, we're back with another round of fresh listings. What's worth seeing in Boulder real estate this week? Let's dive in! To schedule a private showing, which includes a discussion of valuation, negotiation strategy, and price trends, call Osman at 303.746.6896. [...]
This Week’s Fresh Listings and Notable Sales [Get ‘Em Hot]
Ready for Memorial Day Weekend? It's time to see some houses. We've sifted through this week's new listings to bring you the most interesting, fresh, and desirable properties on the Boulder market. No old, refreshed listings pretending to be new. No bad locations or egregiously overpriced shacks. 130 new properties his the market in Boulder county this week. 19 are already under contract. Here's what's worth a look this weekend. Oh and as a bonus, we've decided to include recent and notable sold properties with some insights into the negotiation. Sold Listings of Note 1476 Periwinkle Drive | $949,000 [...]
Boulder High-End Sales Analysis [Caution Flag]
by Osman Parvez ---- No, the market is not scorching hot for all property types and locations in Boulder. Your agent says otherwise? Find a better Realtor. For the past several years, we've advised our clients to be cautious and conservative before jumping into a bidding war for high-end properties. The data supports our advice. Here's the latest stats: During 1Q16, only 26% of real estate transactions above $1MM closed for more than asking. The majority sold for asking or less. Take a look at the chart below. It's shocking how many agents waive their hands around and pretend it's a hot [...]
Historic Chautauqua and More [Fresh Listings, Get ‘Em Hot]
Ready to take a walk through the latest available homes? Here is what's worth seeing in Boulder real estate this weekend. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 1527 Pine Street | $2,450,000 | More Details A large pre-war Victorian with classic lines, in a prime location within the Historic District. Hasn’t traded hands in more than a decade. No garage and a small lot are potential issues. Due diligence: Your house search and negotiation strategy should reflect growing inventory supply above $2MM. 2424 6th Street | $2,300,000 | More Details Another gorgeous [...]
Boulder House Inventory UP 20%, Condos DOWN 33% [Analyze This]
by Osman Parvez ---- Time for a quick market update. Here's our latest inventory analysis for Boulder real estate markets compared to last year. Total inventory of attached dwellings (AD) in the City of Boulder is 33% lower. Boulder and Superior are both showing substantially higher inventory, while percentage under contract is mixed. As Boulder County's largest real estate market, Longmont is the big story. It's a bastion of affordability and an important barometer of market conditions. In Longmont, inventory is 7% below last year while the percentage under contract has climbed markedly. Data for smaller markets like Louisville [...]
Exclusive Enclaves and Hidden Gems [Fresh Listings, Get ‘Em Hot]
70 New listings hit the Boulder real estate market this week ------------ 10 Already under contract 3 Flips of questionable execution 6 Refreshed, old listings pretending to be new ... 13 Worth looking at Note: Last week, one of our regular readers asked if I would disclose conflicts of interest. The answer? Of course! If the listing is within Realty Unique, or even if I own property nearby, I will always disclose known conflicts of interest. Only property worth seeing makes this list and worth seeing doesn't always make it worth buying. If you really want to know my thoughts [...]
