3130 Kittrell Court [Notable Sales]
What's a Notable Sale? Every month, hundreds of properties sell in Boulder. Nearly 500 have already closed in Boulder County this month, alone. Some sales stand out because they set the market for a particular neighborhood and property type. These are notable; a benchmark for the sale price of other, similar homes in the near future. 3130 Kittrell Court | $1.43M Listed last September at $1.5M, this Table Mesa Tri-Level is located in the Rolling Hills subdivision. Located towards the end of a dead end street, near the cul-de-sac, it was marketed as having exceptional views, but it's not front [...]
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 Boulder Real Estate Headed for a Fall? [Analyze This]
Believe it or not, Governor Polis declared a state of emergency in Colorado almost a month ago. Should I still wait to list my home for sale? Will there be buying opportunities ahead? These are the types of questions we are receiving from our clients every day. Unlike the stock market, the real estate market tends to react slowly to changing conditions. This inefficiency creates opportunity, for buyers who understand the market and have the patience to wait, or for sellers who see what's coming and want to get ahead of the trend. Either way, it's important to have a [...]
A Cluster in Boulder [High-End Notable Sales, Analysis, $2M+]
There's no denying the capital markets meltdown happening due to the Coronavirus. As I wrote about in my last blog post, one possible impact will be more hesitant buyers. More inventory means better selection and more buyer leverage in negotiations in the 2Q and 3Q of this year. The counterbalancing impact will be lower rates, but this is more impactful for buyers who are rate sensitive (i.e. focused on monthly payments). Luxury home buyers are typically not rate sensitive, but they do keep a close watch on their portfolio values. If you want to ZIG when others ZAG, you need [...]
Rare Locations and Trophy Estates [Boulder Fresh Listings]
IMPORTANT UPDATE 7/23/19: A listing agent complained to the MLS about our use of listing information and we were contacted with a request to remove the links. Given the traffic on this website, agents are usually thrilled we've independently decided to encourage buyers to consider their properties. Why would an agent act against the interests of their seller? If they didn't like the way we described their property, instead of whining to the MLS, why didn't they reach out to us to actually pitch us on their listing and invite us for a personal visit? This is why we can't have [...]
Could Your Cat Ruin Your Listing? [Boulder Notable Sales]
In this week's notable sales, I review recent sales in several Boulder neighborhoods including Table Mesa, Carolyn Heights, Keewaydin, and Eldorado Springs. The purpose of these posts is to help educate you on market conditions and tell you a little about the stories behind the listings. Here's a little video intro: For private showings and discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896. My goal is to help you make a smarter real estate decision. Sold Listings of Note 2140 Linden Ave | $2.5M | Pics and Details Why would a buyer pay $2.5M for a large [...]
Coming Soon: 3335 Heidelberg Drive [Video]
The view over Viele Lake and Harlow Platte Park. Coming Soon: 3335 Heidelberg Drive. It's a beautiful four bedroom, three bath on a quiet street in Table Mesa. The South Boulder Rec Center, Harlow Platte Park, and Viele Lake are just down the street. Boulder's best schools and open space are nearby. The kitchen has been beautifully updated and it has a great layout. The owners are putting the finishing touches on the house, preparing it for sale. We will have it on the market shortly. Call for more details. 303.746.6896
BOO! 1140 Edinboro Drive Preview [Watch This]
--- by Osman Parvez Desirable listings are usually available for only a few days in Boulder. You have to move quickly if you want a shot at it. Here at House Einstein, when our buyers can't make it to a showing, we go on their behalf. We video the property, upload the videos to YouTube, and share a private link. If the property is of interest, we schedule a follow-up call to discuss putting together an offer. Mostly, this service is for relocation buyers but sometimes our local clients are traveling or have other schedule conflicts. Although the market has [...]
Sales in Bear Creek [Analyze This]
by Osman Parvez It's a rainy day in Boulder, a good time for analysis. One of the most important pieces of advice we give our clients, both sellers and buyers, is how to understand market conditions for their unique property (or property search criteria). Location is the starting point for the conversation. If you don't know the history of recent sales in the neighborhood, you're going in blind. Take a look at the table below. You're looking at sales since the beginning of the year for properties within the Bear Creek Elementary footprint. Why Bear Creek? Because its one [...]
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, [...]
Value Plays: Triplexes and Detached Secondary Dwellings [Fresh Listings, Get ‘Em Hot]
50+ properties hit the boulder real estate market this week - everything from affordable housing to one luxury downtown condo with a wishful thinking asking price of $3MM. Only 9 made this week's cut. Buyers - be cautious in the current market. It's not only an election year, unlike any other, but we're nearing the end of the real estate cycle. Intelligent selection and negotiation can reduce the risk of capital loss if you're forced to liquidate in the coming downturn. During the last down market, the high-end saw prices fall as much as 40% from the peak value. Yes, here [...]
Table Mesa Prices Jump 11.5% [Analysis This]
by Osman Parvez ---- A few weeks ago, I updated my annual analysis for Martin Acres. Now let's take a look at an adjacent neighborhood directly to the west: Table Mesa. Remember: negotiation expertise is a competitive advantage for both buyers and sellers. Smart real estate decisions are based on a deep understanding of local market conditions. There is no short-cut to deep analysis nor a replacement for skill. Sorry, there's no app for that. Table Mesa is a well located neighborhood with a selection of diverse properties. It has the best rated schools in Boulder. The retail [...]
Wonderland Lake and Newlands Homes Exceed $1MM Threshold [Analyze This]
by Osman Parvez ---- Last week, one of our blog readers asked how appreciation rates in Martin Acres compared to other Boulder neighborhoods. Great question. Take a look at the following chart. As it turns out, Martin Acres experienced far higher appreciation last year than many Boulder neighborhoods including Table Mesa, Wonderland Lake, and Newlands. The median sold price for a house in Martin Acres increased 17.4%. Wonderland Lake increased 15%, and Table Mesa 11.5%. Newlands, by comparison, gained a paltry 5.1%. Of course, the characteristics of these neighborhoods and the houses within them are quite different. North Boulder [...]
Buy Now or Buy Later? [Analyze This]
by Osman Parvez ---- Jackson Waits for the Market Dip One of the toughest questions my investors ask is whether they should buy now or keep powder dry for the coming downturn. There are no easy answers and of course, nobody has a crystal ball, but data is something we can provide. Remember, intelligent real estate investment decisions are based on a deep understanding of local market conditions. At the moment, one of our buyers is focused on bi-level homes in Table Mesa. This part of Boulder has the best rated schools, easy access to trails and to [...]
Showings for the Weekend? [Listings]
by Osman Parvez Yay! The weekend is upon us and there is a pile of new inventory. What's worth seeing? Let's walk through it. A quick search of the MLS shows 24 new listings hitting the Boulder market since Monday. I removed 13 of those listings because they're either refreshed old inventory or spec projects (i.e. imaginary houses). That leaves 11 worth your consideration for this weekend's showing schedule. I think 8 are worth a look. Let's take a closer look (all the listings). Ready for showings? Let me take you to see these properties this weekend. Call me at [...]
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