7745 County Creek Drive [Boulder Notable]
BOULDER NOTABLE SALE: 7745 County Creek Drive | $1.05MMy buyers sometimes ask how low they can offer on a property. The answer is to know which properties to target. The best low offer targets have been on the market for at least a month, with tons of equity, and a motivated seller. 7745 County Creek was a perfect example. Listed with a wishful thinking, make-believe asking price of $1.5M in June, the property was offered by a motivated seller (i.e., estate sale) and had been under one owner for more than decade (i.e. plenty of equity). The interior was quite dated, [...]
1025 6th Street [Boulder Notable]
BOULDER NOTABLE SALE: 1025 6th Street | $4.0M A 13,000+ lot is rare for Newlands, and this 20's era home featured five bedrooms, six baths, and a cottage across ~5,300 SQFT. Not bad. The design itself is classic, with a well thought-out layout, exterior entertaining spaces, and traditional finishes. Excluding the gaudy stone lion, it's a tasteful home, generously sized, in a solid location. Deal notes: Listed at $4.4M in early July, it was on the market for several weeks before the seller accepted an offer at 9.1% below asking. It sold for $4.0M and closed on September 9th. The buyer [...]
3631 Eldorado Springs Dr [Boulder Notable]
BOULDER NOTABLE SALE: 3631 Eldorado Springs Drive | $6.6M 35 acres of prime Boulder real estate, directly adjacent to open space, 3631 Eldorado Springs was available for a very brief period. The location and parcel size is where the value exists. The existing 20's era house will likely be demolished to make way for a luxury residence. There's also some potential of the lot being subdivided to create a family compound.3631 Eldorado Springs Drive was listed at $5.7M in June. It was available for only a few days before going under contract but took another three months to close. Likely that extended closing schedule was because the seller's family needed [...]
1765 View Point Rd [Boulder Notable]
Boulder NOTABLE SALE: 1765 View Point Rd | $3.15M Houses directly adjacent to open space are the equivalent of waterfront property. They hold their value well during downturns, command surprising premiums during market upswings, and ownership rarely changes hands. Last on the market 24 years ago, the interior of this five bedroom, four bath was ready for an extensive remodel. The floor plan and size should support the post acquisition investment in this location. The outdoor living spaces are quite attractive, including a relatively rare pool with waterfall. Deal notes: Even as the market has softened recently in Boulder, 1765 View Point [...]
310 Morning Glory Dr [Boulder Notable]
Boulder NOTABLE SALE: 310 Morning Glory Dr | $2.15MChautauqua cottages are rarely on the market, and when remodeled like this one, they tend to go quickly. Originally constructed in 1928 by Jon Blanchard, who built eight other cottages for out of town owners, this is the second cottage built on the site. Earlier maps from 1900 to 1922 show a smaller cabin.The current home features just two official bedrooms in its ~1,500 SQFT and as typical for the neighborhood, no garage. The remodel is tastefully executed and the home's location in the neighborhood is not a thoroughfare for hikers. Due Diligence: [...]
1295 Edinboro Dr [Boulder Notable]
Boulder NOTABLE SALE: 1295 Edinboro Dr | $1.44MHouse Einstein has several clients on Edinboro drive, none of whom have ever sold. It's a solid location, in close proximity to the park and an easy bike ride to schools. This mid 60's ranch has an early 90's second story primary suite addition. The kitchen and main level looks like it may have been remodeled in the early 2000's. The backyard is overgrown, but there's nice flatwork. The lime green color might not appeal to everyone's taste, but paint is cheap. Deal notes: Listed at $1.59M in May, the seller slashed the price [...]
809 Tenacity Dr [Longmont Notable]
Longmont NOTABLE SALE: 809 Tenacity Dr | $916KProspect is one of the most interesting and unique neighborhoods not just in Longmont, but in all of Boulder County. Conceived with a diversity of house types, colors, and community interaction in mind - the design has weathered the decades extremely well. It's one of my favorite spots in Boulder, and I routinely encourage my Boulder buyers to consider it. 809 Tenacity is an attached four bedroom, four bath townhome built in 2000. It features four bedrooms, four baths, and a two car garage. In addition to the garage space, there are two [...]
740 S 46th St [Boulder Notable]
Boulder NOTABLE SALE: 740 S 46th St | $975K This appears to be a Martinique model, the largest ranch when the neighborhood was originally developed in the 1950s. With vaulted ceilings and an extensive remodel, it's a nice representation of what's possible with this style of basic home in Boulder. The location was likely the sticking point for some buyers. It backs directly to Summit Middle School, although the neighborhood itself is a fantastic spot - close to parks, trails, and shopping. House Einstein's Ian Steinmo actually lives in the neighborhood. His view: "This 3 bed/3 bath is a common build throughout Martin [...]
240 Dixon Rd [Gold Hill Notable]
Gold Hill NOTABLE SALE: 240 Dixon Rd | $1.4M This home checks a lot of boxes for mountain home buyers. It's in the Gold Run subdivision, in close proximity to the historic mining town of Gold Hill. Built in the late 90's, the overall design has held up well and it sits on a generous 3.9 acre lot. An open and functional floor plan, with all bedrooms on the main, probably helped but the views were the key factor driving the sale. Deal notes: 240 Dixon was listed in early May and quickly found a buyer. There was apparently quite a bit [...]
4104 Saint Croix St [Boulder Notable]
Boulder Notable Sale: 4104 Saint Croix St | $1.55M A classic five bedroom, four bath, two-story in the Fourmile neighborhood in North Boulder. Constructed in the late 90's, the home still featured mostly original builder finishes and a classic time-tested layout. It's a good benchmark for the neighborhood, adjusted for interior condition and the location on a somewhat busy corner. Deal notes: Saint Croix Street is an artery into the neighborhood, which coupled with higher mortgage rates, may explain why this property sat for more than two months before it went under contract. The seller cut the price a little after a month [...]
What Goes Up Must Go Down? [Analyze This]
In our latest newsletter, we spend quite a bit of time discussing market conditions in Boulder and Denver- including an analysis of the chart above. We tell you what buyers and sellers should expect for the second half of the year. You'll also find a discussion of the most interesting new listings and notable sales to hit the local market. There's only one place to get it: House Einstein's Fresh Listings. Sign up HERE. 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 [...]
2350 Panorama Ave [Boulder Notable]
Boulder NOTABLE SALE: 2350 Panorama Ave | $1.9M Most of Panorama Ave sits on a perch. View quality is a key determinant of valuation. Some homes have picture perfect views of downtown and the Flatirons. Others are blocked. It's very much hit or miss. It appears this one is a bit too far to the west and doesn't have the view corridor. Constructed in the early 50's, this ~1,700 SQFT ranch features three bedrooms, three baths, and a 2 car carport. Most likely it will be completely torn down and a new home will be built on the lot. It will be [...]
310 S 40th St [Boulder Notable]
Boulder NOTABLE SALE: 310 S 40th St | $1.1MThe remodeled ranch plus full basement market in South Boulder is holding up quite well. This basic home was originally built in the 1950's, like most of the neighborhood, and then thoroughly reworked. These style of homes are perfect for a variety of buyers and in a down-market, tend to be one of the last to adjust. In other words, they hold their value very well and have for decades. 310 S 40th was nicely remodeled. It featured four bedrooms, three baths, and about 2,500 T.SQFT. The reason the SQFT is a bit [...]
4606 Ipswich St [Boulder Notable]
NOTABLE SALE: 4606 Ipswich St | $869KOur spectacular listing at the end of the street, across from gorgeous open space. A California style ranch, with vaulted ceilings and ready for the next owner's remodeling vision. Watch the listing video. It's worth a billion words.And if you're in love with this location but missed out, check out our other listing at 4708 Ipswich. It's far more updated and features an energy saving solar system, plus much more.Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | Subscribe Osman [...]
5890 Woodbourne Hollow Dr [Boulder Notable]
NOTABLE SALE: 5890 Woodbourne Hollow Rd | $5.9M Hidden away in a pastoral setting in northeast Boulder, just north of the airport, this +8,600 SQFT estate was formerly owned by local filmmaker Peter Coggan. It featured a 5 acre lot, six bedrooms, six baths, and timeless design. A turn-key property, interior finishes were tastefully updated throughout and the home had many unusual features, including an indoor lap pool. It was on the market for a little over a month and sold for $300K below list. Due diligence: This area is currently subject to air traffic noise (general aviation), however the future of [...]
