4587 Apple Way [Notable Sale]
4587 Apple Way | $1.6MWhy Is It Notable?Have you heard of the Orange Orchard neighborhood? It's a bit of a secret.Orange Orchard is located just north of Jay Road, west of 47th street. It's outside the city limits in unincorporated Boulder County and directly adjacent to a mixture of agricultural land and open space. In my opinion, this is an absolute gem of a neighborhood. Even people who have lived in Boulder for decades don't know much about it, but those in the know are often willing to wait. Why is this location so desirable? Open space access is fantastic, lot sizes are generous, and the prices are [...]
1497 Marigold Drive [Notable Sale]
1497 Marigold Drive | $583KOur listing. As with all of our deals, we learn with each one. Yes, even after 16 years in the business. Post-mortem We originally represented the buyer, when she acquired the property a few years ago. As the adjacent neighborhood was developed, traffic increased on the access street behind the house. Although still not a busy location, this removed a portion of potential buyers from the pool of those considering the property. Buyers would need to weigh the positive benefits of being on a cul-de-sac, across the street from a park. We highlighted this in our marketing.Another takeaway is that when facing pressure to get [...]
415 Drake Street [Notable Sale]
415 Drake Street | $2.65MAsking Price: $1,800,000 Final Sale Price: $2,650,562 We knew that the asking price of this home seemed far too low for the typical selling price of a functional, well maintained Haertling. It clearly went into a bidding war because it sold for approximately $851K above asking after going under contract in 4 days.Why is it Notable?Hidden by a tall fence and a steep street, on the corner of Stanford and Drake, you’ll find the Caldwell House. Built by Charles Haertling in the middle of the 60’s, it features four bedrooms, five baths, and a generous 4,000 SQFT. Unlike most Haertlings, the kitchen on [...]
289 Pearl Street [Notable Sale]
289 Pearl Street | $1.7MWhy is it Notable?I wrote about this four bedroom, four bath listing in an earlier edition of Fresh Listings. Back then, it hit the market with an asking price of $1.9M. It’s a moderate sized, newer two-story on the West End, with design elements intended to look historic. It was available for about three months, and a buyer locked it down for a substantial discount. It sold for $1.7M on August 31st, or about 10.5% below the asking price. Assuming that there were no issues from past flooding, this is a bargain for the location. Sometimes it pays to wait and [...]
1024 Confidence Drive [Notable Sale]
1024 Confidence Drive | $830KWhy is it Notable?Prospect is one of the best neighborhoods in Boulder County, period. On the streets of Prospect New Town, you’ll find eclectic home designs that span a variety of classic and modern styles, lending a funky feel. The neighborhood is chock full of regular social events, including one of the most popular Halloweens in all of Boulder County. For our buyers, it was love at first sight for this hip two story home. We helped them consider several alternatives just in case, and guided them through our usual rigorous due diligence process. It won out in the end. Our [...]
480 Lipan Way [Notable Sale]
480 Lipan Way | $1.32MWhy is it Notable?Besides the fact that we helped our clients find this home, this one checked all the right boxes: it’s in a quiet, family-friendly neighborhood with spacious lots. It’s close to all the things people love about Boulder, and few of the things they don’t. Most importantly, it was near our clients' grandchildren. 480 Lipan is a generously sized, ranch-style home, owned by one family for many decades. The adult children of the last owners nicely updated it in preparation for sale, which our clients deeply appreciated. It sold for a 5% discount to the last asking price on September 3rd. Due [...]
855 13th Street [Notable Sale]
855 13th Street | $1.57MWhy is it Notable?It was only a couple of months ago that we told you to check out the Thornton House (in our Fresh Listings Newsletter, subscribe below). This style of home is exceptionally rare, and for some reason, the seller placed it back on market after less than a year of ownership. Why You Should See It Built in the Modernistic or Art Moderne style, it is defined by asymmetrical composition, with horizontal and smooth surfaces, casement windows, a flat hood, and flat garage roof. It was also built by locally renowned architect Glen Wood Huntington whose son later designed the Boulder Bandshell, [...]
350 15th Street [Notable Sale]
350 15th Street | $2.85M Why is it Notable? About 16 months ago, this property sold for $2.8M (3.1% below asking). We were quite surprised to see it back on the market so soon. Just like last time, it caught our attention because it’s only a few years old and located in one of the most desirable parts of Boulder. It's a nice location: from your front door, stroll onto the most popular hiking trails in Boulder or catch a summer concert at Chautauqua. The overall design is well executed, and finish choices, although now a few years old, have held up well. The rough stone [...]
603 North Street [Notable Sale]
603 North Street | $1.88MWhy is it Notable?We knew this listing was headed for a bidding war, so we pulled out all the stops for our buyers. One of the keys to our success was that every item was checked off in our due diligence process BEFORE we submitted our offer. This included interviews with the architect, builder, and neighbors and even a complete inspection by one of our recommended inspectors. The extensive, ground-up renovation of this house was a labor of love for the former owner, who made design and material choices well beyond what you'd see in an ordinary spec project. Development hurdles included years of [...]
1489 Sunset Boulevard [Notable Sale]
1489 Sunset Blvd | $7M Why is it Notable?A plus-size luxury home, on a 1.3 acre lot located on the northwest corner of Sunset Hill. It's nestled in an enclave of other exclusive, high-end homes, with stellar views and a short stroll to downtown restaurants and shops. The home was constructed in 2001. It features a whopping seven bedrooms, seven baths, exceptional finishes, indoor and outdoor entertaining areas, and of course - the uber-premium location. As typical for high-end property, it took a while to find the right buyer. First listed in May of 2019, the home was on the market for nearly a year before it [...]
Chillin’ in the Deep End [Fresh Listings, Get ‘Em Hot]
If you want to make an intelligent real estate decision, prepare for a dive deep into market analysis. There are no short-cuts. As of this writing, 52.4% of all houses in Boulder County and 44.4% of condos and town homes, respectively, are under contract. This is a shocking percentage and a phenomenal market for sellers. But remember: conditions vary by location, property type, and price level. What's happening? Anecdotally, we're seeing a flight from high-density, urban areas to lower density, suburban areas. Interest rates are also at all-time lows. Those that can make the jump are making the jump. [...]
A Flipper Learns a Lesson | 2590 Dartmouth [Notable Sales]
2590 Dartmouth Avenue | $850,000 Several of our buyers wanted to see this house when it was listed for sale in Table Mesa last year. We took them to see it, but also advised them to not write an offer. On paper, 2590 Dartmouth looked great and checked a lot of boxes; freshly remodeled, excellent location, top rated schools. Ranches with basements are solid candidates for a future second story addition and they also work for a wide variety of potential buyers. De facto open space is steps away, leading directly to eye popping views on Kohler and Enchanted Mesa. It [...]
Is it Really Open Space? Guess Again [Notable Sales]
"Look at that beautiful open space" - your Realtor For today's Notable Sale, let's take a look at 455 Erie Drive. 455 Erie Drive | $1.15M We saw this six bedroom, four bath, two-story home in Frasier Meadows as soon as it hit the market. Featuring about 3,800 F. SQFT, it sits on a large lot, and with some landscaping work, has a potential view corridor to the Flatirons. Although the home had some weird features (tiny Rapunzel balconies off each bedroom, for example), it was painfully dated and hadn't been updated in decades. A close look revealed it had [...]
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 [...]
Eyes Wide Shut | 3091 6th Street [Notable Sales]
Thinking about building your dream home in Boulder? Let's talk about development risk. Remember, intelligent real estate decisions are based on deep market knowledge. The Hall Family House in the 1940's Owned for decades by the Rouse family, 3091 6th Street is a worn-out two bedroom home in Newlands at the corner of 6th and Evergreen. Built in 1940, there isn't much to the house. It's a simple ranch style home and it's been a rental property for many years. Ownership of this house dates back earlier than the Rouse Family. It was once occupied (and likely built for) Leonard [...]
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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.
