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 [...]
2127 Fourmile Canyon Drive [Boulder Notable]
BOULDER NOTABLE SALE: 2127 Fourmile Canyon Drive| $1.2M It's no secret that I'm a huge fan of mountain property, and I happen to drive past this one nearly everyday. It's a beautiful perch overlooking the canyon but also very close to a busy road. This means frequent traffic noise and potential air quality issues, negative factors somewhat offset by the views. The three bedroom, three bath home itself was attractive and yet slightly updated. There was also no garage. Supposedly the seller had obtained estimates to build one, although no mention of required permits or engineering to build on a perch. Listed [...]
7745 County Creek Drive [Boulder Notable]
BOULDER NOTABLE SALE: 7745 County Creek Drive | $1.05MMy buyers sometimes ask how low they can offer on a property. The answer is to know which properties to target. The best low offer targets have been on the market for at least a month, with tons of equity, and a motivated seller. 7745 County Creek was a perfect example. Listed with a wishful thinking, make-believe asking price of $1.5M in June, the property was offered by a motivated seller (i.e., estate sale) and had been under one owner for more than decade (i.e. plenty of equity). The interior was quite dated, [...]
1025 6th Street [Boulder Notable]
BOULDER NOTABLE SALE: 1025 6th Street | $4.0M A 13,000+ lot is rare for Newlands, and this 20's era home featured five bedrooms, six baths, and a cottage across ~5,300 SQFT. Not bad. The design itself is classic, with a well thought-out layout, exterior entertaining spaces, and traditional finishes. Excluding the gaudy stone lion, it's a tasteful home, generously sized, in a solid location. Deal notes: Listed at $4.4M in early July, it was on the market for several weeks before the seller accepted an offer at 9.1% below asking. It sold for $4.0M and closed on September 9th. The buyer [...]
3631 Eldorado Springs Dr [Boulder Notable]
BOULDER NOTABLE SALE: 3631 Eldorado Springs Drive | $6.6M 35 acres of prime Boulder real estate, directly adjacent to open space, 3631 Eldorado Springs was available for a very brief period. The location and parcel size is where the value exists. The existing 20's era house will likely be demolished to make way for a luxury residence. There's also some potential of the lot being subdivided to create a family compound.3631 Eldorado Springs Drive was listed at $5.7M in June. It was available for only a few days before going under contract but took another three months to close. Likely that extended closing schedule was because the seller's family needed [...]
1765 View Point Rd [Boulder Notable]
Boulder NOTABLE SALE: 1765 View Point Rd | $3.15M Houses directly adjacent to open space are the equivalent of waterfront property. They hold their value well during downturns, command surprising premiums during market upswings, and ownership rarely changes hands. Last on the market 24 years ago, the interior of this five bedroom, four bath was ready for an extensive remodel. The floor plan and size should support the post acquisition investment in this location. The outdoor living spaces are quite attractive, including a relatively rare pool with waterfall. Deal notes: Even as the market has softened recently in Boulder, 1765 View Point [...]
310 Morning Glory Dr [Boulder Notable]
Boulder NOTABLE SALE: 310 Morning Glory Dr | $2.15MChautauqua cottages are rarely on the market, and when remodeled like this one, they tend to go quickly. Originally constructed in 1928 by Jon Blanchard, who built eight other cottages for out of town owners, this is the second cottage built on the site. Earlier maps from 1900 to 1922 show a smaller cabin.The current home features just two official bedrooms in its ~1,500 SQFT and as typical for the neighborhood, no garage. The remodel is tastefully executed and the home's location in the neighborhood is not a thoroughfare for hikers. Due Diligence: [...]
1295 Edinboro Dr [Boulder Notable]
Boulder NOTABLE SALE: 1295 Edinboro Dr | $1.44MHouse Einstein has several clients on Edinboro drive, none of whom have ever sold. It's a solid location, in close proximity to the park and an easy bike ride to schools. This mid 60's ranch has an early 90's second story primary suite addition. The kitchen and main level looks like it may have been remodeled in the early 2000's. The backyard is overgrown, but there's nice flatwork. The lime green color might not appeal to everyone's taste, but paint is cheap. Deal notes: Listed at $1.59M in May, the seller slashed the price [...]
740 S 46th St [Boulder Notable]
Boulder NOTABLE SALE: 740 S 46th St | $975K This appears to be a Martinique model, the largest ranch when the neighborhood was originally developed in the 1950s. With vaulted ceilings and an extensive remodel, it's a nice representation of what's possible with this style of basic home in Boulder. The location was likely the sticking point for some buyers. It backs directly to Summit Middle School, although the neighborhood itself is a fantastic spot - close to parks, trails, and shopping. House Einstein's Ian Steinmo actually lives in the neighborhood. His view: "This 3 bed/3 bath is a common build throughout Martin [...]
4104 Saint Croix St [Boulder Notable]
Boulder Notable Sale: 4104 Saint Croix St | $1.55M A classic five bedroom, four bath, two-story in the Fourmile neighborhood in North Boulder. Constructed in the late 90's, the home still featured mostly original builder finishes and a classic time-tested layout. It's a good benchmark for the neighborhood, adjusted for interior condition and the location on a somewhat busy corner. Deal notes: Saint Croix Street is an artery into the neighborhood, which coupled with higher mortgage rates, may explain why this property sat for more than two months before it went under contract. The seller cut the price a little after a month [...]
What Goes Up Must Go Down? [Analyze This]
In our latest newsletter, we spend quite a bit of time discussing market conditions in Boulder and Denver- including an analysis of the chart above. We tell you what buyers and sellers should expect for the second half of the year. You'll also find a discussion of the most interesting new listings and notable sales to hit the local market. There's only one place to get it: House Einstein's Fresh Listings. Sign up HERE. Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife [...]
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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.
