Trophy Views, Duplex Investments, and Family Houses [Fresh Listings, Get ‘Em Hot]
Ready for some fresh listings? As usual, we've sifted through the Boulder real estate market for the very best listings, notable sales, and price reductions. This week: A rare executive trophy home with water AND mountain views on the west side of Broadway, an equally rare downtown duplex, and more. Market Note: House inventory dropped 4% in Boulder last week. 47% of houses remain under contract. The market has peaked for the season. As our British clients like to say about their fruit, "it's on the turn." To schedule a private showing, which includes a discussion of valuation and price [...]
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 [...]
Historic Chautauqua and More [Fresh Listings, Get ‘Em Hot]
Ready to take a walk through the latest available homes? Here is what's worth seeing in Boulder real estate this weekend. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 1527 Pine Street | $2,450,000 | More Details A large pre-war Victorian with classic lines, in a prime location within the Historic District. Hasn’t traded hands in more than a decade. No garage and a small lot are potential issues. Due diligence: Your house search and negotiation strategy should reflect growing inventory supply above $2MM. 2424 6th Street | $2,300,000 | More Details Another gorgeous [...]
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 [...]
Modern on a Perch and Income Properties [Fresh Listings, Get ‘Em Hot]
56 Listings hit the market this week. 11 Already under contract 9 Refreshed old listings (including one that thinks it’s worth $200K more than 4Q) 26 Overpriced, bad locations, not built yet, not particularly interesting, or otherwise undesirable. -------- 10 are worth looking at this weekend. 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. Boulder 2345 Balsam Drive | $2,790,000 | More Details If modern is your thing, here’s your chance. It’s on a little island of high-end houses with views on Panorama, Alpine, [...]
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 [...]
Louisville or Boulder? [Analyze This]
by Osman Parvez ---- Boulder buyers often consider Louisville as a more affordable alternative. Over the years the spread between these markets has widened. This isn't just happy talk and hand waving. Let's look at the data. Enter the wayback machine. A few years ago, we helped a Doctor decide between purchasing in Boulder or Louisville by analyzing all the sold homes with 4 bedrooms and 2 bathrooms and running a regression. This is what it looked like. The chart above confirms what you probably already suspect. Boulder is a more expensive market but historically, it's also appreciated faster. [...]
Commuter Condos to Castles on the Hill [Fresh Listings – Get ‘Em Hot]
Ready to see some houses? We've sorted through this week's fresh listings. As usual we scrubbed the old inventory, bad locations, egregiously overpriced, and otherwise undesirable properties from the list. We're also including Louisville and Lafayette into this week's mix. Here are this week's picks. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Single Family Homes 409 Mapleton Avenue | $995,000 | More Details Great location for a ranch style house, albeit one that needs a full gut and remodel. Post war construction, but expect some struggle to get past [...]
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. [...]
Louisville Inventory Update [Analyze This]
by Osman Parvez ---- Here's an update on inventory conditions in Louisville. The red line is the total inventory in Louisville. The dark blue line is the percentage of inventory under contract. The chart goes back to June. The chart shows that the total number of available houses peaked during the summer at nearly 70 properties. Beginning in late September, it dropped to below 50, a fairy typical seasonal pattern. The real story is that the percentage under contract dropped markedly and has been on a downward trend since June, from a shockingly high 82% at the beginning of summer [...]
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 [...]
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