820 Grant Pl [Boulder Notable]
BOULDER NOTABLE SALE: 820 Grant Pl | $2.9MLikely the first owners of this historic bungalow were Orban and Ilene Workinger in 1928. Orban was a CU electrical engineering student who later founded an electric company in Indiana. Tastefully finished and nicely updated; at some point, the home was expanded to just over 3,000 SQFT. It now features four bedrooms, four baths, and a two car attached garage. It’s located less than a block from the entrance to Chautauqua. Deal notes: Listed for $2.8M, this home attracted strong buyer interest and closed in just three weeks for $2.93M, cash. There were no disclosed concessions. Bidding wars are [...]
3401 Arapahoe Ave [Boulder Notable]
BOULDER NOTABLE SALE: 3401 Arapahoe Ave F-419 | $780KA top floor, large studio unit in the 2nd phase of the Peloton. Acquired by the seller in 2018 for $644,480. During their ownership tenure, the seller remodeled the bathroom. For those unfamiliar with the Peloton, it's one of Boulder's premier condo buildings. Featuring concrete construction and built to reduce sound transfer between units, it's a very attractive option for those seeking a lock and leave living experience. Deal notes: The seller (also the listing agent) put this unit on the market for $825K in September. They cut the price twice before the end of the year. The last asking [...]
3642 Fourmile Canyon Dr [Boulder Notable]
BOULDER NOTABLE SALE: 3642 Fourmile Canyon Dr | $865KA attractive two-story house with three bedrooms, three baths, and a workshop over the detached two car garage. The house is 2,065 SQFT. It's also sitting on over an acre of land. If you didn't know the location of this mountain home, you might wonder about the (relatively low) sale price. The house is located on a tight turn, with limited visibility on Fourmile Canyon drive. This is why for deep market knowledge, it's critical to see comparable sales in person. Due diligence: The decisions are always up to our clients, but we always encourage consideration of the future. Homes in busy locations can [...]
1380 Riverside Ave [Boulder Notable]
BOULDER NOTABLE SALE: 1380 Riverside Ave | $920K Located in the Wildwood subdivision, just east of Broadway and across from Wonderland Lake. There are plenty of nearby examples of similar but updated homes. This early 80's era two-story hadn't been updated in decades. I showed this home when it was available in 2021 but my buyers were outgunned in a bidding war. At that time it sold for $865,000. We toured it again when it was on the market last year, noting that the owner had touched very little in the house. There were also signs of an active roof leak, plumbing issues in the crawlspace, and many other [...]
3235 10th St [Boulder Notable]
BOULDER NOTABLE SALE: 3235 10th St | $1.3MA rare buildable lot in Newlands. South facing and over 10,000 SQFT, which should allow building a house sizable enough to meet the needs of the vast majority of buyers. Previous 20's era house was demolished, so there should be no tap fees required.Deal notes: The seller acquired the property in September of 2020 for just under $1M. They took the risk for obtaining the demo permit and were successful. Had the previous seller undertaken that step, they likely could have sold the lot for much more. This time around, the lot had been marketed for $1.87M last summer. The seller cut [...]
3858 14th St [Boulder Notable]
BOULDER NOTABLE SALE: 3858 14th St | $1.85M Fake sky and artificial warm glows appear to be big this year. Located just south of Lucky's, the Appleridge Park subdivision is well located with nearby retail. It's also not far from Wonderland Lake open space. This tri-level was modestly sized at only 2,184 SQFT. It featured three bedrooms, two baths, and a two car detached garage. The outdoor living area and atrium-like ceiling on the main were standout features for this home. Landscaping was exceptional. Most interior finishes appear tasteful and current. Deal notes: Listed at $1.75M, it was on the market for only a [...]
722 Timothy Dr [Longmont Notable]
LONGMONT NOTABLE SALE: 722 Timothy Dr | $614KOne of the most affordable neighborhoods in southwest Longmont. Tucked between commercial areas and major roadways, it’s a nice neighborhood. This four bedroom, four bath, two-story home features a conventional layout and mostly original finishes. It’s also an attractive home for the vast majority of buyers in this price range.Deal notes: What looks like a bidding war wasn’t. The purchase was funded with a conventional mortgage with the seller paying $14,500 for closing costs, canceling out the premium paid over list. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and [...]
4432 Greenbriar Blvd [Boulder Notable]
BOULDER NOTABLE SALE: 4432 Greenbriar Blvd | $875KListed in August of last year for $895K, this three bedroom, three bath townhome sat on the market until the end of the year. A savvy buyer’s agent sifted through the expired and withdrawn listings, finding the deal for their clients. Pros include the views over protected City of Boulder open space, updated kitchen, one car garage, and nice main-level flooring. Cons: bathrooms were terribly dated, paint could use an update, and the inundation of traffic from Fairview High across the street.Deal notes: The transaction closed for $5K below list, cash, no disclosed concessions. Like this content? Check out Fresh [...]
3378 Overland Rd [Jamestown Notable]
JAMESTOWN NOTABLE SALE: 3378 Overland Rd | $940KLocated only a 15 minute walk from the Mercantile, this mountain home features three bedrooms, four baths, and about 3,100 SQFT. Constructed in the early 90’s, it also has a large detached workshop. Finishes are unremarkable, but there are ridgeline views visible from many rooms of the house. It's a very nice (and easily accessible) primary or second home in the mountains.Deal notes: On the market about a week before an offer was accepted, the deal closed for $50K (5.9%) below list. The seller also contributed an additional $20K in concessions for an undisclosed reason, and there were reduced commissions [...]
3007 10th St [Boulder Notable]
BOULDER NOTABLE SALE: 3007 10th St | $3.8M Listed at $3.8M last June, this gorgeous six bedroom, six bath Newlands property hit the market just as the downturn gained steam. It sat all summer and fall before being pulled from the Boulder real estate market in December.Sifting through last year’s expired/withdrawn listings, an enterprising agent showed it to buyers nevertheless. It went under contract pre-listing on January 15 and closed just ten days later. This is a technique we strongly recommend in December and early January. Even as of this writing (January 27), a large number of homes that were pulled [...]
1145 Timber Ln [Boulder Notable]
BOULDER NOTABLE SALE: 1145 Timber Ln | $5MWe encouraged our clients to see this luxury mountain home when it first hit the market in June. Well designed, it featured incredible views and was built into the mountainside. Now 30 years old, it still shines as an exceptional home. Well priced at $5.4M, the seller didn't receive an acceptable offer during the listing period. As the end of the 4th quarter neared, the property was withdrawn from the market, but an enterprising buyer (or their agent) went after it and successfully negotiated a 7% discount from the list price. Pro tip: Always [...]
Top 10 Premiums Paid in Boulder ’22 #7
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #7 | 3830 Carlock DrAcquired in April, the Buyer for 3830 Carlock paid $318K (+33.5%) over list. 1. The comps show the following range of values for multi-level houses in Table Mesa: $860K to $1.5M. Two broke through $1.4M (2865 La Grange and 3125 Endicott), both in arguably better locations but perhaps not with the view potential. 2. Two facts suggest this home will be a flip. It was acquired in a brand new LLC [...]
The Biggest Discounts in Boulder ’22 #7
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #7 | 3175 Kittrell Ct. Listed with a "let's test the market" price of $3.5M in Jan, the seller slashed the price 9 days later by 10%. About 3 weeks later, it finally went under contract, eventually closing for $2.65M or 15.9% below asking.Lesson 1: Incredible views and a rare location won't spare you the cost of a wishful thinking price. Lesson 2: Don't test buyer appetite at the end of a bull market. Lesson 3: Always negotiate [...]
Top 10 Premiums Paid in Boulder ’22 #8
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #8 | 5140 Sioux DriveOwned by seller for decades, this 60's era bi-level was listed for $1.1M and sold for $1.46M, or 33% over asking. Here's the skinny...Note: The market is not always rational and while it might annoy the buyer and their agent, I'm going to call it as I see it. 1. There are tons of bi-levels in Boulder and they have limited market appeal. For every buyer I have worked with [...]
The Biggest Discounts in Boulder ’22 #8
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #8 | 2650 Juilliard St.Listed at $3M in April and sat on the market. After 45 days, the sellers capitulated and took a low offer. It closed for 2.55M or 15% below the list price.Lesson 1: Views, coveted location in Table Mesa, and extensive updates aren't enough. Pricing it right from the start matters. Lesson 2: Don't be afraid to offer low on a stale listing. Osman Parvez is the Founder and Employing Broker of House Einstein. [...]
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