Gunbarrel Colorado [Neighborhood Tour]
Boulder continues to see housing cost increases, and things don't look like they'll change anytime soon. Ian Steinmo takes us on a tour of a lesser known city, Gunbarrel. Only a moments commute from both Longmont and Boulder, Gunbarrel offers a fantastic middle ground and thriving commercial center. Contact Ian directly to find out more. Ian Steinmo | Associate Broker at House Einstein. After working for more than a decade abroad in international business relations, Ian relocated to his hometown of Boulder in 2017. Through his experience in dynamic markets, he has always believed in attaining a deep understanding of markets [...]
So, Who Left Money on the Table? [Analyze This]
How much are buyers paying? The facts might surprise you. In our latest Fresh Listings newsletter, I analyzed the most recent sales in Boulder and Denver. The analysis is compelling. Median paid over asking, in deals where there was a perceived bidding war, exceeded 7%. Meanwhile, a surprising number of homes actually sold for less than list price. That's right, I'll say it again: A surprising number of homes sold for less than the list price last month. On the ground, we're seeing buyers continue to play herd ball and target some listings to the exclusion of others. It's creating quite a roller coaster marketplace. Meanwhile, [...]
5084 Cottonwood Drive [Notable Sale]
BOULDER NOTABLE SALE: 5084 Cottonwood Drive | $1.08M Why Is It Notable? A sprawling, 60’s era ranch in shee-shee Gunbarrel Green, a country club neighborhood. Priced to the comps at just under $900, it drew multiple buyers in this inventory strained market.5084 Cottonwood has had a few updates, but nothing too extravagant or even that recent. It just looks well maintained and sits on a decent size lot in a quiet location. In Boulder proper, the value could have approached the high 1’s. It sold for almost $200,000 over asking, cash.Like this content? Check out Fresh Listings. It's our review of the most compelling new [...]
Are There STILL Bidding Wars? [Notable Sales]
Surprise! Showings in Boulder have fallen to a trickle, but confident buyers are moving forward. As we predicted in our video analysis last week, this seems to be happening at lower price points where demand far outstrips supply of available homes. We anticipate that as the "new normal" continues to develop, the market for homes at higher price points will also start to revitalize. In the interim, there are deals out there. Remember: Intelligent real estate decisions are based on deep market knowledge. There is no substitute. Let's take a look at some recent closings. Sold Listings of Note 3500 [...]
How About a Castle on the Hill? [Fresh Listings, Get ‘Em Hot]
It's that time of year. Nearly 100 listings hit the market this week in Boulder. Sadly, many are failed listings from last year, refreshed to look as if they're new on the MLS. They're not. We've sifted through, culled the refreshed listings, bad locations, and less than desirable properties. What's worth seeing? Only 9 listings made the cut. These are the best fresh listings to hit the market. Check them out. Important: Due to MLS and Realtor rules, we can't share our honest opinion of these listings on a public blog. We can only do it via private email. Subscribe below to see [...]
Reading Tea Leaves [Boulder Sales of Note]
NOTE: This week, Sales of Note launches as a series on its own instead of being a section in our weekly review of new listings. I'll run this as an experiment for a few months and see how it pans out. What makes for a notable sale? In short, notable sales are properties that are representative of a property type, price range, location, or are simply unique enough to justify the spotlight. Sometimes we have inside knowledge of a deal, which justifies its inclusion. Other times we're market observers, staring into the tea leaves and telling the story. Ready? It's [...]
Staying Hot with a Cooling Market [Boulder Fresh Listings]
At my Rotary meeting last week, another Realtor asked if I was starting to see my business slow down. I told him that the market was definitely cooler this spring but House Einstein was having a very busy season. Our best yet. Helping buyers and sellers understand local market conditions has always been a big part of our mission. If you ask a typical Realtor about market conditions, you'll likely hear more about their personal business activity rather than the market as a whole. Or you'll hear about market conditions for the entire County, not conditions for the city much [...]
Ready for the Spring Market, Mr. Tibbs? [Boulder – Fresh Listings]
From spacious family houses to a small duplex, we cover a lot of territory this week. We also venture further out of the Boulder bubble to look at the value provided in adjacent locations like Indian Peaks and Gunbarrel. Take a look, you might be surprised. Market update: As of this writing, 42.2% of available inventory is under contract in Boulder - substantially slower than last year. Full market analysis coming next week. Buyers, now is the time to be judicious in your property selection and disciplined in your negotiations. Sellers, the writing is on the wall. If you're serious about [...]
Trailhead Blazes on, a Sprawling Ranch with a View, and Entry Level Charmers [Fresh Listings, Get ‘Em Hot]
Are you ready to see the best homes to hit the Boulder real estate market? This week: benchmark sales in Trailhead, a sprawling ranch with (supposedly) unobstructed views in Frasier Meadows, and family friendly options in the outer 'burbs. As usual, we've culled the bad locations and refreshed old listings. To help educate you on market conditions, we've also included a more detailed discussion on notable sales. To schedule a private showing, which includes a discussion of real estate investments, negotiation strategy, and market conditions, call Osman at 303.746.6896. Sold Listings of Note 2669 4th | $3.7MM | More [...]
Avery Brewing, Watch it Happen
by Osman Parvez Yesterday - I was at Avery sipping on an Eremita (highly recommended), when I learned the new brewery has a construction cam. Here's what the project looks like. Check out the cam HERE. How cool is that? The new 96,000 SF facility will have an initial 100K barrel capacity (with potential of up to 500K barrels per year), corporate offices, tasting room, 249-seat restaurant, outdoor seating to accommodate 100 people, and a gift shop. Cost? About $27MM. It should be complete in 1Q15. Frankly, this project coupled with Gunbarrel Town Center is a big deal. [...]
Development Update – Gunbarrel Edition
by Osman Parvez --- Here are images of ongoing development in Boulder. The following projects are located in Gunbarrel. Pics were taken August 12, 2014. Apex 5510 nears completion Apex 5510 (details): Rent starts at about $1,100 for a studio. 100% rentals. Photo Album Boulder View Apartments (6653 Lookout Rd) nears completion Boulder View Apartments (details) Building A: 3 story multifamily building containing 20 units. To include 8 single car garages on main level totaling 1,873 square feet, 21,047 square feet for residential units on three levels, and 1,325 square feet in decks and porches Building B: 3 story [...]
