Straight Talk from the Frozen Foothills of Boulder [Video]
A little video update for the end of January, 2023. Feedback is always welcome! Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has been a Realtor since 2005. Osman is the primary author of the House Einstein blog with over 1,200 published articles about Boulder real estate. His work has also appeared in many other blogs about Boulder as well as mainstream newspapers, including the Wall Street Journal and Daily Camera. For more information, click HERE. [...]
3378 Overland Rd [Jamestown Notable]
JAMESTOWN NOTABLE SALE: 3378 Overland Rd | $940KLocated only a 15 minute walk from the Mercantile, this mountain home features three bedrooms, four baths, and about 3,100 SQFT. Constructed in the early 90’s, it also has a large detached workshop. Finishes are unremarkable, but there are ridgeline views visible from many rooms of the house. It's a very nice (and easily accessible) primary or second home in the mountains.Deal notes: On the market about a week before an offer was accepted, the deal closed for $50K (5.9%) below list. The seller also contributed an additional $20K in concessions for an undisclosed reason, and there were reduced commissions [...]
3007 10th St [Boulder Notable]
BOULDER NOTABLE SALE: 3007 10th St | $3.8M Listed at $3.8M last June, this gorgeous six bedroom, six bath Newlands property hit the market just as the downturn gained steam. It sat all summer and fall before being pulled from the Boulder real estate market in December.Sifting through last year’s expired/withdrawn listings, an enterprising agent showed it to buyers nevertheless. It went under contract pre-listing on January 15 and closed just ten days later. This is a technique we strongly recommend in December and early January. Even as of this writing (January 27), a large number of homes that were pulled [...]
1145 Timber Ln [Boulder Notable]
BOULDER NOTABLE SALE: 1145 Timber Ln | $5MWe encouraged our clients to see this luxury mountain home when it first hit the market in June. Well designed, it featured incredible views and was built into the mountainside. Now 30 years old, it still shines as an exceptional home. Well priced at $5.4M, the seller didn't receive an acceptable offer during the listing period. As the end of the 4th quarter neared, the property was withdrawn from the market, but an enterprising buyer (or their agent) went after it and successfully negotiated a 7% discount from the list price. Pro tip: Always [...]
Top 10 Premiums Paid in Boulder ’22 #7
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #7 | 3830 Carlock DrAcquired in April, the Buyer for 3830 Carlock paid $318K (+33.5%) over list. 1. The comps show the following range of values for multi-level houses in Table Mesa: $860K to $1.5M. Two broke through $1.4M (2865 La Grange and 3125 Endicott), both in arguably better locations but perhaps not with the view potential. 2. Two facts suggest this home will be a flip. It was acquired in a brand new LLC [...]
The Biggest Discounts in Boulder ’22 #7
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #7 | 3175 Kittrell Ct. Listed with a "let's test the market" price of $3.5M in Jan, the seller slashed the price 9 days later by 10%. About 3 weeks later, it finally went under contract, eventually closing for $2.65M or 15.9% below asking.Lesson 1: Incredible views and a rare location won't spare you the cost of a wishful thinking price. Lesson 2: Don't test buyer appetite at the end of a bull market. Lesson 3: Always negotiate [...]
Top 10 Premiums Paid in Boulder ’22 #8
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #8 | 5140 Sioux DriveOwned by seller for decades, this 60's era bi-level was listed for $1.1M and sold for $1.46M, or 33% over asking. Here's the skinny...Note: The market is not always rational and while it might annoy the buyer and their agent, I'm going to call it as I see it. 1. There are tons of bi-levels in Boulder and they have limited market appeal. For every buyer I have worked with [...]
The Biggest Discounts in Boulder ’22 #8
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #8 | 2650 Juilliard St.Listed at $3M in April and sat on the market. After 45 days, the sellers capitulated and took a low offer. It closed for 2.55M or 15% below the list price.Lesson 1: Views, coveted location in Table Mesa, and extensive updates aren't enough. Pricing it right from the start matters. Lesson 2: Don't be afraid to offer low on a stale listing. Osman Parvez is the Founder and Employing Broker of House Einstein. [...]
Top 10 Premiums Paid in Boulder ’22 #9
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #9 | 2865 Madera CtListed in Feb for $1.1M, this 4 bed, 3 bath home in Palo Park was originally built in the 70's. On the market for only a few days, it sold for $1.45M or 32% above asking. Here's why:1. Nicely updated throughout, but not just by the seller. The previous listing from '13 also showed updates. 2. Great location: Quiet cul-de-sac in north-east Boulder 3. Popular ranch-style with main level primary bedroom.4. [...]
Top 10 Discounts in Boulder ’22 #9
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #9 | 4090 Baseline Rd.A ranch in Frasier Meadows, originally listed for $1.68M in Aug. 3 months later, agent #1 was out and agent #2 listed it for $1.28M. It sold a month later for $1.1M or 13.7% below last asking. Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has [...]
Top 10 Premiums Paid in Boulder ’22 #10
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #10 3825 Abeyta Ct.Listed for $800K in March, this 2 bed, 2 ba house quickly attracted buyer interest and went under contract. It sold $1.05M, or 31% over the list price. The transaction closed with cash, 2 week close, no disclosed concessions. Here's why it attracted the bidding war...1. Dead end street, backing to the bike path (although some exposure to traffic on 30th).2. Priced right and very little competition.3. Built in the 80's, [...]
Top 10 Discounts in Boulder ’22 #10
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #10 | 1105 Edinboro Drive.Normally two-story homes in Table Mesa sell quickly. This one took 9 months. First listed for $2.3M. Price cut to $1.7M. Final sale price? $1.5M or 13.7% below list. Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has been a Realtor since 2005. Osman is [...]
161 S 35th St [Notable Sale]
BOULDER NOTABLE SALE: 161 S 35th St | $865KA basic 3/1 ranch with a carport in Martin Acres. It had been remodeled, although likely just prior to sale. The home was a rental and owned by the seller for many years. From a location perspective, this is a good spot on a nice quiet street, just down the street from Martin Park. Deal notes: listed with an asking price of $800K, it was on the market for less than a week before it went under contract. The final sale price was $865K, or 8.1% above the asking price, no concessions. Yes, [...]
320 30th St [Notable Sale]
BOULDER NOTABLE SALE: 320 30th St | $995KThis is a House Einstein transaction where we represented the buyers. After scouring the market, multiple homes evaluated (with detailed remote videography) , we reached the finish line with one of our favorite clients (and friends). 320 30th Street represents an exceptional example of a customized ranch-style home in Martin Acres, with more space than a typical ranch and a new one-car detached garage. It featured beautiful updates with a unique interior finish (American Clay). It also has exceptional neighbors and a great spot in the neighborhood, which just happens to be in close [...]
310 Inca Pkwy [Boulder Notable]
BOULDER NOTABLE SALE: 310 Inca Pkwy | $1.25MA Frasier Meadows rambling ranch, larger than most. Just before it went under contract, we identified this home as a prime candidate for a low offer and took one of our buyers to see the property.Our analysis showed a post-acquisition investment of at least $200K to make the home livable. Our client’s response: “To put it succinctly, do I want to look back at days managing a house remodel, or be looking back at outdoor days and volunteering?” They passed. From a deal perspective, this home was an excellent value for a home with [...]
Welcome to House Einstein
Locations, Due Diligence, Negotiation
Testimonials
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.
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.
