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 [...]
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 [...]
