7010 Olde Stage Rd [Boulder Notable]
BOULDER NOTABLE SALE: 7010 Olde Stage Rd | $2.4MAlthough a popular cycling route, homes on Olde Stage can be subject to considerable traffic noise. This one sits only about 100’ away from the road, and for that reason alone, we would have advised our clients to not pursue it. Still, the home was generously sized and nicely designed for fifteen years old. Due diligence: The home was described as having a “stucco exterior over rigid form for additional insulation.” This is also known as an Exterior Finish Insulation System, or EFIS. If installed correctly and properly maintained, it’s a fantastic product. [...]
7526 Spring Dr [Boulder Notable]
BOULDER NOTABLE SALE: 7526 Spring Dr | $3.4MIt’s unclear what the full story is here, but the seller was clearly motivated to take a huge haircut. Likely it was a personal matter or perhaps a work relocation. The home was first listed at $6.5M in April. A few months later, it was put up for auction with an initial starting bid of only $3M. This resulted in a steeply discounted sale price, and it’s what makes this sale so notable, in my opinion. Auction listings can be a terrific bargain for a buyer but typically a serious loss for the seller. [...]
2299 4th St [Boulder Notable]
BOULDER NOTABLE SALE: 2299 4th St | $7.5MAcquired by the seller in 2021 for $6.4M, the new owner immediately went to work improving the property, with significant investment to landscaping and much more. The story goes that they found their dream home shortly thereafter and put this property on the market. We took our clients to see it, and it’s truly an outstanding home in a great location, albeit one lacking a traditional backyard and with limited privacy. For these reasons alone, our clients passed and remain on the hunt. Deal notes: Listed for just under $8M, the seller acquiesced and [...]
763 10th St [Boulder Notable]
BOULDER NOTABLE SALE: 763 10th St | $1.94MMid Century Modern design with beautiful vaulted ceilings. Modest size with 3 beds, 3 baths, and 2 car carport, typical size lot. Great location; half a block from Chautauqua Park, tasteful remodel, not recently undertaken and most likely not a flip.Due Diligence: Expect lots of people parking and walking in front of house. Chautauqua is a popular attraction, year round. Photo: Boulder Carnegie Library. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | SubscribeNote: The Realtors at House Einstein did not represent [...]
2795 14th St [Boulder Notable]
BOULDER NOTABLE SALE: 2795 14th St | $2.18MOriginally constructed in 1925 with a large addition in the 1980’s, this three bedroom, three bath was recently renovated. Located on a busy corner in North Boulder. Acquired in May of this year by the seller for $80K over list. Unclear why it came back to market.Due Diligence: This property is just down the street from the high density Alpine Balsam project, set to break ground shortly. It will be subject to increased traffic. Deal Notes: Listed in late September, the property was under contract within days, and lucky for the seller, the deal closed at the same price as [...]
1047 Balsam Ave [Boulder Notable]
BOULDER NOTABLE SALE: 1047 Balsam Ave | $3.0MBeautiful and nearly new construction, with five bedrooms, six baths, and a two car garage. It’s also in extremely close proximity to Ideal and an easy stroll to downtown. Despite the turn-key nature of this home, it took nearly a month to find a buyer. Listed this past August. Closed for $250K below the asking price, or 7.7% below list in a conventional mortgage acquisition (i.e. not cash). Due diligence: The buyer took a big gamble given uncertainties related to the massive Alpine Balsam project directly across the street. Were they advised about the scale of this project, the hassle [...]
902 White Hawk Ranch Dr [Boulder Notable]
BOULDER Notable Sale: 902 White Hawk Ranch Dr | $5.5MA gorgeous +9,000 SQFT mansion in the White Hawk Ranch, listed in September for $6.1M, and selling for nearly 10% below list. It also sold for less than the owner’s acquisition price. White Hawk Ranch is a luxury development off Arapahoe, just before 95th street. This particular mansion backs to open space and was originally constructed in 2008. In addition to its expansive footprint, it features gorgeous mountain views, and has seamless indoor to outdoor entertainment areas. Why Notable: The high-end market is alive and well, but despite what many real estate agents would like you [...]
2940 14th St [Boulder Notable]
BOULDER Notable Sale: 2940 14th St | $3.2M We wrote about 2940 14th Street a couple of weeks ago as a Worth a Second Look listing, noting that it had originally been listed at $3.8M and probably needed to drop a bit further. Hopefully the buyer followed our advice and made the Certificate of Occupancy a condition of closing. From the October 10th edition of Fresh Listings: “Constructed by Wood Brothers, this tasteful new build features a crisp eco-friendly design. It's a straight shot up the marketing fairway, intended to appeal to the majority of home buyers, with four bedrooms on the upper level, five baths, and a two-car attached [...]
1989 Beacon Ct [Boulder Notable]
BOULDER Notable Sale: 1989 Beacon Ct | $1.83M Although she wasn’t our client, we had a buyer reach out and ask our opinion about a house she had under contract in North Boulder. After review, we advised her to terminate and consider 1989 Beacon Ct instead. She followed our advice and closed on this property last week. Why this property? Beacon Square is a small development of townhomes on West Pearl, just down the street from the walking mall and in a location where brand new townhomes have recently sold for nearly 2x the price. They’re cute on the outside and because of the location [...]
7334 Park Cir [Boulder Notable]
BOULDER Notable Sale: 7334 Park Cir | $1.6MThe South Meadow Gunbarrel Green neighborhood consists of ~85 houses built around a pocket park, located just south east of the Boulder Country Club. It’s a quiet neighborhood and the park is a lovely feature for the residents. It’s also in close proximity to Boulder proper, but without many of the challenges of living within the city limits. We took our buyers to see this five bedroom, four bath, two-story home back in July when it first hit the market. At first they were seriously considering the property, but we convinced them to pass on it [...]
814 Sunshine Canyon Dr [Boulder Notable]
BOULDER Notable Sale: 814 Sunshine Canyon | $1.2MHouse Einstein’s Ian Steinmo and Sophie Kloor teamed up to represent the buyers of this terrific property. Not only did they put it under contract within days of it hitting the market, but negotiated past several challenging deal hurdles on the path to closing. During the course of the deal, Ian and Sophie managed to find solutions that worked for both parties. Through their professional representation of the buyers, the deal ultimately closed for $1.1M (nearly 10% below list). The home itself was older, the value was primarily in the large lot, close proximity to the city, and spectacular views. [...]
416 Pleasant St [Boulder Notable]
BOULDER NOTABLE SALE: 416 Pleasant St | $850K We took our clients to see this historic home while it was on the market. Built in 1902, it featured three-bedrooms, two baths and plenty of charm. Unfortunately, the home also showed many signs of deferred TLC. The survey markings around the property also raised more questions than they answered. Provided the budget, this home would be a one of a kind gem in a fantastic neighborhood. It was just too much for our clients to take on and they passed.Deal notes: The home was listed in July at $1.075M and quickly went under contract. The first deal failed, likely due to [...]
1480 Ithaca Dr [Boulder Notable]
BOULDER NOTABLE SALE: 1480 Ithaca Dr | $1.4MA nicely updated, albeit common Table Mesa bi-level with an elevated master suite. Ithaca drive is a through-street, and gets some traffic, but the location is also in close proximity to the park and shopping plaza. Why notable? If you're shopping in South Boulder, you're going to see a lot of bi-levels. It's a benchmark type of property for Table Mesa, in particular, and important to track if you want to understand the market. Bi-levels typically sell for a discount compared to a traditional two-story home.Deal notes: Listed in early September for $1,429,000, 1480 Ithaca was under contract quickly and sold within [...]
505 Marine Street [Boulder Notable]
BOULDER NOTABLE SALE: 505 Marine Street | $3.6M Built 120 years ago, the Snyder-Beam House is a one and a half story Edwardian vernacular with a front gabled roof, and brick and wood exterior. The brick garage was also built in 1902 (contributing) and the accessory dwelling unit (with separate address) was built in 1937. Located in the Highland Lawn Historic District, the property features five bedrooms, four baths, and approximately 4,521 total SQFT on a 10,391 SQFT lot. The one car garage was converted into finished studio space and is included in the square footage. There are two additional off-street parking spaces. The interior design and remodel remained faithful to [...]
Market Update [Analyze This]
Market update for Boulder. Accompanying charts tell the story: Preliminary data shows sales volume for detached SFR was down 24.4% last month in #Boulder County, compared to the same time period a year ago. 323 fewer houses sold during the full quarter 3Q22 compared to the average of the past three years. This is the fourth month in a row of below average sales volume. New listings hitting the market were 13% below average last month, and down about 10% year over year.Pending sales plunged in September. Only 224 homes went under contract in Boulder County, 36.7% below average and [...]
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Testimonials
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.
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.
