40 S 35th Street [Boulder Notable Sale]
BOULDER NOTABLE: 40 S 35th St | $900K A small, early 60’s tri-level in Martin Acres. From a location perspective, 35th street is not a primary artery in the neighborhood, but does get some traffic. This home featured four bedrooms, two baths, and a one car garage. It’s very close to bike paths and is in close proximity to several shopping areas and restaurants. The home had some basic updates but many original windows. Deal notes: Listed at $780,000, the house was on the market for a few days and received multiple offers. It sold for $900,000 (+15.3%) over the list [...]
3030 Dover Drive [Boulder Notable Sale]
BOULDER NOTABLE: 3030 Dover Dr | $1.5M An unusual house, oriented with the short axis facing the street, and with steps on both sides - leading to confusion over the proper “front” of the home. Updated inside, it was quite attractive and functional. The landscaping and outdoor dining area in the back was particularly well executed, with a stepped terrace to a social trail. Perhaps not ideal for small children, but otherwise very attractive. The home had been modernized with a current paint scheme and interior updates. One of the key selling points is that the home is in Table [...]
3085 9th Street [Boulder Notable Sale]
BOULDER NOTABLE: 3085 9th St | $1.46M A smallish lot (~6,300 SQFT) with a tear-down bungalow in Newlands. The house is one property south of the intersection of 9th and Evergreen, east facing, which will limit buildout potential due to solar access rules and the relatively narrow lot (about 50’ wide). Assuming nobody significant (to the city) lived in the house, the powers that be will probably allow the existing early 50’s era structure to be deconstructed. Given the lot size, the maximum floor area under Boulder's Compatible Development ordinance is about 3,300 SQFT, somewhat small given the dirt value was in excess [...]
651 Maxwell Ave [Boulder Notable Sale]
BOULDER NOTABLE: 651 Maxwell Ave | $2.2M Built in the early 1900’s (the actual date is unclear), this three bedroom, two bath home was constructed in the Edwardian Vernacular style and located in Boulder’s Mapleton Historic District. One of its early inhabitants included George Dodd, whose family was one of the early farmers in Niwot. The image on the right is George Dodd with his son Clarence. Although the house itself was relatively small, with only 2,200 SQFT, it featured a reasonable bedroom and bath count. It also had a large, and relatively rare detached 3-car garage. Deal notes: Listed in January [...]
4557 Apple Way [Boulder Notable Sale]
BOULDER NOTABLE: 4557 Apple Way | $2.8M I’ve written about this pocket neighborhood several times in the last couple of years. It’s a hidden gem. Not only do owners enjoy association owned open space, access to city owned open space is directly to the west. There is some potential risk of negative impact to the quality of the open space when the so called “Planning Reserve” is developed, but that could be many years away. From a location perspective, it’s a solid play and continues to sell at a relative discount to better known Boulder neighborhoods. 4557 Apple Way is on [...]
1507 Pine St [Boulder Notable Sale]
BOULDER NOTABLE: 1507 Pine St | $3.92M There are many lessons to be learned from this sale. First, don’t invest in a home based on its views or neighborhood characteristics, without certainty that it’s protected. Second, when marketing a home for sale, wishful thinking is the wrong approach to pricing. This home was originally marketed at $6.0M, more than 50% higher than the eventual sale price. The seller’s WAG was quickly followed by aggressive price cuts, which sends a negative signal to the market. Third, auction-style listings may get the job done but they’re expensive. In addition to paying commissions, [...]
2287 Holyoke Dr [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2287 Holyoke Drive | $1,535,000 A larger lot on an A-rated street in Table Mesa, with a well worn and ready to be scrapped 70’s era bi-level on it. A couple of years ago, I had the nearly identical home two houses up the street under contract for below $1.2M. My buyer bailed out after (a) we determined the feasibility metrics provided by the listing agent were based on inaccurate lot line measurements (b) the seller refused to negotiate a reasonable concession. Due diligence: A curvilinear front lot coupled with non-conforming setbacks can be quite challenging, at least [...]
380 Erie Dr [Boulder Notable Sale]
BOULDER NOTABLE SALE: 380 Erie Drive | $1.73M A moderate sized early 70’s tri-level, located on a 12,000 SQFT lot. The home featured three bedrooms, three baths, and an attached garage. Remodeled seven years ago, the interior was still quite current and tasteful. From a location perspective, the home is west facing and around the corner from the CU Chancellors’ residence. I do have to wonder if the new owners were advised on the potential for development of that land. When it occurs, Caddo Parkway to Mohawk could see a lot more traffic. What is currently used as de facto [...]
5392 Nelson Road [Boulder Notable Sale]
BOULDER NOTABLE SALE: 5392 Nelson Road | $1.9M 35 acres of land and 63 shares of Left Hand Ditch, plus a custom mid-90’s sprawling ranch. The interior was yawn inducing and ready for a gut remodel, but the land and water rights alone were compelling. Adjacent open space to the south is owned by the City of Boulder. Expect to see the new owner invest significant post-acquisition capital remaking the bones of this structure into their dream home. Deal Notes: I wrote about this property when it first hit the market last April, noting that the listing information was incorrect. At [...]
2800 5th St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2800 5th St | $3.5M We took several clients to see this newly constructed home in Newlands while it was on the market. Modern and attractive, it still had several significant challenges. The biggest problem was the layout lacked an easily accessible powder room on the main. The home also suffered from a disconnected and small outdoor living area, and a relative lack of privacy next to its sister house next door.Deal notes: Listed in October of last year, the seller cut the price dramatically after a few weeks on the market. The listing expired, but it [...]
4650 Holiday Dr 201 [Boulder Notable Sale]
BOULDER NOTABLE SALE: 4650 Holiday Dr #201 | $750K Two words: Smart Buy. The Crescent building in the Holiday Neighborhood faces mostly south and fronts on the park. This gives each unit very nice views and a sense of spaciousness. We’ve tracked each sale over the years. It’s a deeply compelling investment opportunity in a solid, well established location. Once construction is completed on Broadway and the Amory is occupied, expect the retail mix in this location to continue to improve. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real [...]
4614 Almond Ln 2 [Boulder Notable Sale]
BOULDER NOTABLE SALE: 4614 Almond Ln 2 | $785K A nearly identical comp listed and sold a few weeks before we took this lovely townhome to market. This unit featured a beautifully updated kitchen and main level, updated windows, new sliding glass door, and more. This helped push the envelope upward +$30K from the previous sale. Deal notes: We love working with repeat clients and this was our third transaction for these sellers. To help maximize sale price, we made sure to reach out to buyers who participated in the bidding war from the most recent comp in the neighborhood. In [...]
3044 8th St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 3044 8th St | $3.18M We showed this home to several sets of buyers last summer when it first hit the market with an asking price of $3.5M. Built 22 years ago, it features five bedrooms, four baths, and about 4,800 SQFT. The home is traditionally designed and sports somewhat dated finishes. Our clients were OK with factoring in a cosmetic remodel, but the deal killer was the limited utility in the tight outdoor spaces. The backyard and outdoor entertaining areas were not up to snuff, at least for our buyers. Deal notes: Listed at $3.5M in June, [...]
1360 Walnut St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 1360 Walnut St #301 | $3.8M The condo and townhome market is a very different world from the heated single family home market, particularly at the higher-end. Originally listed at $4.0M last July, this property was on the market for 6 months before a buyer locked it down.Tastefully refreshed, this eye popping and hip luxury unit features three bedrooms, three baths, four underground parking spaces, and a generous 3,865 SQFT. The location is as good as it gets - downtown, directly across from Central Park and the Farmer’s market. Congratulations to Andy Hawk, the buyer’s agent, for [...]
2227 16th St [Boulder Notable Sale]
Boulder NOTABLE SALE: 2227 16th Street | $1.59M I've looked at this home multiple times for our clients, over multiple listings since 2016. It's a historic and charming carriage house, converted into a two bedroom, two bath home in an idyllic part of Boulder. The foundation and brick construction showed multiple repairs and restorations over the years, but all appeared solid. The standing seam roof was looking a bit on the dodgy side, but otherwise the home was in fairly good shape. The downside was the lack of covered parking.Deal notes: Sure, it needed a few updates here and there, but [...]
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Testimonials
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.
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.
