3135 E Yarrow Circle [Notable Sale]
SUPERIOR NOTABLE SALE: 3135 E Yarrow Circle | $705K Why Notable? Over the years, we've sold a number of homes in Superior, a few on this very street. Overall, these two-story houses pose a very attractive alternative to much older (and much smaller) options in the City of Boulder. You're also much closer to the airport and to Denver, should your work situation evolve. 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 Nearby, you'll find fantastic access to open space, including Marshall Mesa. Historically, there was some trouble with foundations [...]
Boulder Start-Ups, Rogers Farm, Coronavirus Mortgages, and Balfour Senior Living [Weekend Reading]
It's hard sifting through all of the noise, especially with the spring season upon us. We've narrowed down a few quick reads to help you make a smarter real estate decision: 1. Four Reasons Why Boulder is the New Innovation Hub What do you think attracts start-ups to Boulder? 2. New Model Grand Opening at Rogers Farm in Superior, Colorado "Low-maintenance, energy-efficient homes are for all ages – millennials, retirees and families with children." 3. Coronavirus and Mortgage Rates… To Lock or Not? That is the Question! "To lock or not to lock, that is the buyer’s choice. However, buyers need to understand [...]
Choose Your Adventure [Boulder Fresh Listings]
The final push into the Boulder summer real estate market is about to kick off. This is peak season, people. Inventory will soon crescendo and buyers will become even more aggressive to lock down rare and desirable properties. For the next 4-6 weeks, at least. Yes, the market is also cooling so cautious and prudent target selection remains critical. For high-demand properties, just don't expect to be the only interested buyer. The key is knowing which ones are worth the bidding war and which ones you can safely let go. Just this morning, I helped potential buyers understand that the property [...]
Sharp Design and Functional, Fun Homes [Fresh Listings Get ‘Em Hot]
Despite the holiday this week, we found something to offer from nearly every market in the Boulder area. Your options include high-end homes in the Foothills, charming options in Niwot, historic fixer uppers in Lafayette and turn key, affordable family homes in Renaissance. Ready to schedule your showings? Let’s go! Remember: Worth seeing doesn't mean worth buying - especially at the asking price. For a private showing, which includes a discussion of valuation, negotiation strategy, and market conditions, call Osman at 303.746.6896. My goal is to help you make a smarter real estate decision. Sold Listings of Note 40420 Boulder [...]
New Year Brings New Variety
By Osman Parvez ------- With a new year comes new opportunity. In Boulder, inventory typically grows in early January and steadily builds until it reaches a seasonal peak in late May or early June. If you're serious about buying real estate, now is the time to meet with your Realtor to develop an effective strategy for finding the right home. Part of that strategy should include seeing listings regularly, even if you're months away from pulling the trigger. When the right one hits the market, you won't have time to familiarize yourself with contract norms, negotiation tactics, or property valuation. [...]
Turn-Key Boulder Condos, Historic Charmers, and Pop Tops [Fresh Listings, Get ‘Em Hot]
A surprising number of old (previously withdrawn/expired) listings hit the Boulder area market this week. Maybe it's the time of year, but it might also be a signal that the market has started to slow. Bottom line: We're well into record territory for a bull market in real estate. Now is the time to be extra cautious with property selection. Some will hold their value far better than others. Don't overpay for marginal assets. Of course, there were plenty of real new listings too. I sifted through and removed the bad locations, the jaw droppingly overpriced, and the old ones [...]
T’is the Season for a New Home? [Fresh Listings, Get ‘Em Hot]
Ready to cuddle up with that special someone next to the roaring fire? Before you get too deep into the eggnog, let's take a look at recent notable sales and fresh listings to hit the market this weekend. Maybe you'll find a new home in your stocking. As usual, I've sifted through the most recent listings in Boulder and surrounding areas to bring you property worth considering. I've also included a discussion of notable sales to help educate you on market conditions. Remember: Intelligent real estate investments are based on deep market knowledge. As for me, I'm heading into the mountains [...]
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 [...]
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, [...]
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. [...]
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 [...]
Inventory Rises in Superior [Market Update]
by Osman Parvez Time for an update on real estate market conditions in Superior, CO via House Einstein Research. If you're not a subscriber, sign up HERE. It's the highest quality, most up to date research on Boulder area real estate available. No spam, no hand waving - just solid research. What's happening in Superior? Let's take a look. Superior Home Inventory Like most other markets in Boulder County, inventory is in short supply in Superior. There were 23 homes on the market last month, up 53% from last year but still 39% below the [...]
Dirty Data [Visualize This]
by Osman Parvez This post is mostly for the Realtors in the audience but it should also concern those who track real estate markets in Boulder and beyond. Back in January, I wrote an open letter to BARA concerning an data error in their statistical analysis. The chart below is a visualization of a problem with dirty data. IRES and Metrolist (METRO) provide MLS services for our region. Throughout Boulder County, IRES dominates the market (blue). In some locations, Broomfield most notably, Metrolist has a significant market share (grey). The data provided by the Boulder Realtor Association, [...]
Last Month’s Research [Get it Cold]
by Osman Parvez For those of you who aren't subscribed to my research reports, here's a look at what you're missing. You can download a few older reports from last year by clicking the links below. Enjoy! November's House Einstein Research Report (link) with Sales Data (link) December's House Einstein Data (link) and monthly sales sheet (link) --- Like this analysis? Subscribe to my research. Want to meet me in person? Attend a Boulder Real Estate Meetup. Ready to buy or sell? Call me at 303.746.6896.
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