Fairy-tale Horse Property and Entry Level Homes [Fresh Listings, Get ‘Em Hot]
I've sorted through all the new listings, removed the egregiously overpriced, the poor locations and sneaky refreshed listings. Below are the top picks of what's worth seeing in the Boulder real estate market. Let's go see some houses! To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. For fun, I've included recent sales of note, interesting price reductions, and a couple of properties that have returned to market. Sold Listings of Note 440 Japonica Way | $1,355,000 | More Details This sale illustrates the premium buyers are willing to pay for the Newlands neighborhood. [...]
This Week’s Ripe Listings [Get ‘Em Sweet]
What's worth seeing in Boulder real estate? We've culled the refreshed old listings. We've weeded out the overpriced and bad locations. Here's the best of the bunch. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Sold Listings of Note 215 Green Rock Drive | $3,100,000 | More Details A tale of caution. The 2nd to last owner, a well known Boulder real estate broker, purchased the property in '06 at the height of the real estate cycle for $2.1MM. He later took a bath and sold the property in 2013 for $1.7MM, [...]
Boulder and the L’s [Inventory Analysis]
by Osman Parvez ---- Smart house buyers and sellers adjust strategy to market conditions. The chart above shows the annual change (year over year) in total house inventory and inventory under contract for Boulder and the L's (Louisville, Lafayette, and Longmont). The L's show the pattern you'd expect - when supply drops, percent under contract (a.k.a. absorption) increases. Louisville inventory is up 8.9% and homes under contract fell 9.0%. Lafayette inventory dropped 7.1% and houses under contract increased by 2.0%. Longmont inventory dropped 4.5% and houses under contract increased 8.0%. Boulder is the anomaly. Total inventory is up [...]
Boulder House Inventory UP 20%, Condos DOWN 33% [Analyze This]
by Osman Parvez ---- Time for a quick market update. Here's our latest inventory analysis for Boulder real estate markets compared to last year. Total inventory of attached dwellings (AD) in the City of Boulder is 33% lower. Boulder and Superior are both showing substantially higher inventory, while percentage under contract is mixed. As Boulder County's largest real estate market, Longmont is the big story. It's a bastion of affordability and an important barometer of market conditions. In Longmont, inventory is 7% below last year while the percentage under contract has climbed markedly. Data for smaller markets like Louisville [...]
Exclusive Enclaves and Hidden Gems [Fresh Listings, Get ‘Em Hot]
70 New listings hit the Boulder real estate market this week ------------ 10 Already under contract 3 Flips of questionable execution 6 Refreshed, old listings pretending to be new ... 13 Worth looking at Note: Last week, one of our regular readers asked if I would disclose conflicts of interest. The answer? Of course! If the listing is within Realty Unique, or even if I own property nearby, I will always disclose known conflicts of interest. Only property worth seeing makes this list and worth seeing doesn't always make it worth buying. If you really want to know my thoughts [...]
Longmont’s NextLight Forges Ahead, Boulder Flounders in Muni Quagmire
Longmont's NextLight Installation in Progress In case you forgot, Boulder is still trying to buy an obsolete electrical grid while Longmont is actually installing fiber to houses. Boulder's muni efforts have already cost taxpayers millions of dollars (the city admits to $5.9MM). If successful, municipalization will substantially increase your monthly utility costs even under the most favorable modeling scenarios while doing nothing to reduce our carbon footprint and fight climate change. Let's face it. Municipalization is a money hole. Instead of fighting Xcel and indebting taxpayers for little return, we could be installing solar panels and Tesla batteries in [...]
This Week: Investment Condos, Trophy Estates and Family Houses in Newlands [Fresh Listings, Get ‘Em Hot]
54 new listings hit the Boulder real estate market last week. Many were old, expired or withdrawn listings from late year (i.e., refreshed listings). A bunch were in bad locations or egregiously overpriced. Don't worry. We sifted the wheat from the chaff. Here's 15 worth seeing this weekend. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 3135 4th Street | $1,735,000 | More Details Family friendly layout in highly desirable Newlands. Well maintained and appears to be turn-key. Only one block from open space. Excellent hiking only minutes from the [...]
A View to Drool Over and Luxury Lock and Leave Downtown [Fresh Listings, Get ‘Em Hot]
Yay for new inventory! Nearly 40 listings hit the Boulder area market this week. We culled the bad locations, overpriced, and otherwise undesirables. Here’s what is worth seeing. Note: You might notice that nothing over $1MM made the list this week. At higher price points, demand is lower, supply is higher, and we’re far more selective. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 385 Hopi Place | $955,000 | More Details Solid location in Frasier Meadows. Looks like a good layout for entertaining. Interior finishes could use an [...]
Inventory Flood Kicks Off 2016 [Fresh Listings, Get ‘Em HOT]
You wanted more houses available for sale? Here it comes. After months of declining inventory, we’re finally starting to see a higher volume of fresh listings. This week... New Listings: 52 Under Contract: 5 Refreshed: 9 Overpriced: 5 Bad Location or Otherwise Undesirable: 10 Spec: 1 Worth Seeing: 22 To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 2036 Mesa Drive | $1,300,000 | More Details Last traded hands in 2013 for $938K. I love this location for its proximity to downtown Boulder but if you’re considering writing an offer, [...]
This Week: A Castle for the Kids [Fresh Listings, Get ‘Em Hot]
Cleo knows how sniff out good houses Here are the 12 best houses and condos to come on market this week in Boulder, Louisville, Lafayette, and Longmont. As usual, we sifted through the listings and culled the overpriced, bad locations, refreshed listings, and other undesirable properties from our list. Ready to see some houses? Let's go. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Single Family Homes 2265 Floral Drive | $729,000 | More Details Look familiar? It should. This ranch style Boulder house was on the market earlier this [...]
Boulder Sales Volume Up Almost 20% [Analyze This]
by Osman Parvez ---- 560 residential units traded hands last month in Boulder County, a 19% increase from the previous year. Within the city of Boulder, sales volume was up 15%. Longmont saw a year over year increase of 34%. As smaller cities, Superior, Louisville, and Lafayette are typically more erratic on a month to month basis. September was no exception, with sales dropping 21% in Lafayette but rising 78% in Louisville. Superior was a wash. Sales volume is a good proxy for demand. Be sure to compare it to our analysis of inventory conditions for the bigger picture. [...]
CU Kiddie Condos, Flips, and Family Homes – This Week’s Fresh Listings [Get ‘Em Hot]
It's that time of year. Fresh listings are getting few and far between so we've broadened our scope this week beyond Boulder to include Longmont, Louisville, Lafayette, and Superior. As usual, we've culled the bad locations, the sneaky refreshed old listings, known poor construction, and other un-worthies. Ready to see some real estate? Let's go. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Single Family Homes 331 Indian Peaks Trail W | $825,000 | More Details The more desirable west side of Indian Peaks. Large, family friendly, and built in [...]
Have We Reached the Peak of the Selling Season? [Analyze This]
by Osman Parvez ---- This is a follow-up to yesterday's analysis of Boulder inventory and digs a little deeper. Consider it part #2 of the inventory analysis. We'll also expand by analyzing neighboring cities including Longmont, Louisville, Lafayette, and Superior. The key question for buyers and sellers is whether we've reached the peak of the summer selling season. It's a question that impacts selection, pricing, and negotiation strategy. Let's take a look. This busy first chart shows percentage of inventory under contract over the past twelve months. Note: - A far lower percentage of houses in Boulder are under [...]
Turkey Plant Re-Development [Pics]
by Osman Parvez ---- Demolition at the former Butterball/ConAgra plant in downtown Longmont continues. As discussed previously, this 27.5 acre development is a massive indicator that Longmont is set for significant and rapid change. The mixed use development will feature 250-300 residential units, commercial, and industrial spaces. Wibby brewing space for an 8,300 SF brewery next door which will include a substantial taproom and outdoor patio. Plans are not yet final but the litigation cloud that slowed the process has been lifted. Here's a few pics from our photo set. Here's our development map. Other indicators of [...]
Inventory Shortage Rages On [Analyze This]
by Osman Parvez As long term blog readers know, I love data analysis and effective visualizations of trends. Occasionally, I'll get side tracked but most of the content on this blog remains very analytical. Here's a look at the ongoing inventory shortage in Boulder County. The chart above shows the most recent inventory level compared to the long term average for the month. Boulder, Boulder attached dwellings, Longmont, and Louisville are shown. Inventory this year is running more than 55% below the long term average (2004-2013) in the City of Boulder. It gets worse in Longmont and [...]
