Now, What Should I Do? [Coronavirus: Common Questions and What’s Next]
One word describes the prevailing mood: uncertainty. At times like these, it can be difficult to make a major life decision. And make no mistake, buying or selling real estate is a major life decision. Note: This post is specific to real estate transactions. It's based on actual questions we've received from our buyers and sellers in Boulder, Colorado. If you found your way to this post looking for general Coronavirus information, you're in the wrong place. Should I Break-Up the Deal? From an investment perspective, it largely depends on the price point/location of your home and your planned holding period. Your [...]
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 [...]
Denver Market Update [MLS Data Error?]
Early today, we published a cute market update video from ReColorado, the Denver area MLS. The video was for the Denver metro area and in aggregate, it looks similar to what happened in Boulder County last month. Now here's the catch. The data release from the Denver MLS was delayed for January, for undisclosed reasons. When it finally showed up, attached dwellings have been further broken out into town home and condo subcategories. In theory, this is a very good thing but unfortunately, the historic data now looks wrong. For now, this means you can't trust any changes shown from [...]
Denver Pending Sales SPIKE [Metro Market Update]
The ReColorado (the Denver area MLS) just released an analysis of market conditions for the Denver Metro. Check it out. Their analysis is inline with the increased market activity we're seeing Boulder County. Inventory, sales volume (+9%), and pending sales (+25%) are all up. Keep in mind that this analysis is a high altitude view. Market conditions always vary by price range, property type, and location - down to the street level. If you want actionable information about your unique real estate situation, contact your House Einstein Realtor (Why Us?). Osman Parvez is the Founder and Employing Broker of House Einstein. [...]
Boulder Pending Sales SPIKE [Market Update]
A video update for the latest market conditions and historic absorption rate for Boulder real estate. For more detail, read The Best Time to Sell Your House. 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, [...]
The Best Time To Sell Your House? [Analyze This]
"Hey Osman, when should we list our home for sale?" It's one of the most common questions we get from new clients. Short answer: late winter. This maximizes limited supply and an increasing wave of buyers entering the market. "Show me the data," you say? Of course. As our clients know, we don't make market predictions without evidence to support our conclusions. Fact based decision making is just how we roll. The chart above shows the absorption rate for the City of Boulder. The red line is for stand alone, single family houses. The white line is for town homes [...]
Sell it Again, Sam | 441 Arapahoe Avenue [Notable Sales]
441 Arapahoe Avenue | $3.7M | Details and Pics Listed late last August, this gorgeous luxury home is located in one of the most desirable spots in Boulder - west of 9th street. It also backs directly to Boulder Creek, perfect for dipping your toes in the water and watching the world tube by. Completed in 2015, the residence features mountain views, a patio overlooking the creek, walk-in wine cellar, strolling distance to downtown, and just over 5,000 F. SQFT. This property is spectacular, no doubt, but it also traded twice in three years. Let's talk about the deal. Due Diligence The [...]
Gratitude Is The Attitude [Fresh Listings, Get ‘Em Hot]
--- by Osman Parvez Thank you for choosing House Einstein for your real estate needs. We are grateful for your business and your trust. It was a great year for the team and our clients, but we're not resting on our laurels. We're starting the new year with a renewed sense of mission and greater focus on our work. Our goal remains the same: help you make smarter real estate decisions. Market Performance Let's talk about the market. In Denver, total sales volume increased 3.7% Year over Year (YoY), following two years of repeated declines. Attached dwelling sales increased [...]
How About Those Autumn Deals? [Analyze This]
--- by Osman Parvez Last month marked the beginning of bargain season. Are there still deals out there? Looking for our latest reviews for fresh listings? You'll need to subscribe. There's no charge, no annoying popup screen, and zero outside advertising. Just high quality, hyper local content. When you subscribe, you'll also have full access to the archives. Properties scored this week: 1602 Violet Ave 2232 Holyoke Dr 4775 McKinley Dr 2665 Sherwood Cir 766 Furrow Way Subscribe HERE. From writing the offer to sitting down at the closing table, most non-cash transactions take 30-45 days. In order for a [...]
Boulder Market Update [Analyze This]
--- by Osman Parvez You asked for it, you've got it! Here's the latest market conditions in the City of Boulder for detached, single family homes. 93 homes sold in the City of Boulder last month, down 2.8% compared to the three year average. Year to date, sales volume is only down 5.2% compared to the average for the past three years. Remember: Intelligent real estate decisions are based on a deep understanding of local market conditions. For the full analysis, including pending sales and inventory levels, SUBSCRIBE. ---- As always, your referrals are deeply appreciated. -- The ideas and strategies described [...]
Home Runs and Hobby Farms [Boulder Notable Sales]
As Babe Ruth once said, "Don't let the fear of striking out keep you from playing the game." So swing batter, swing because this week we cover five notable sales, including a highly profitable spec home built on the bones of a basic ranch and a hobby farm that tested the market (and failed). Buy your peanuts and cracker jacks, we're taking you out to the ball game! 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 1250 Albion [...]
Winter Is NOT Coming [Boulder Fresh Listings]
Come on people, step away from HBO for a moment. We're in the SPRING market! There are over 1,500 listings on the market in Boulder County. Nearly two hundred more hit the market this week, alone. Can you read past the doctored listing photos and Realtor hyperbole? If you're a buyer, what's worth seeing and what should you skip over? Many listings are overpriced, poorly located or in compromised locations. Yet nearly 1 in 5 houses during the 1st quarter sold for more than asking in the City. Once again, it's a tale of two markets. To help guide you, I sifted [...]
Have You Found Your Way Home Yet? [Boulder – Fresh Listings]
Home. It's where families grow together and friendships kindle. It's where we break bread and share our life stories. Memories of our childhood homes create a resonance, a fond nostalgia for time and place. Well designed historic homes and those that echo historic design themes remain highly in demand, no matter the economic or real estate cycle. This week's fresh listings include another Charles Haertling masterpiece, an estate with true waterfront, a beautifully updated historic home in Chautauqua and more. 179 new listings hit the MLS this week. Only 7 made the list. Remember: just because it's worth seeing doesn't [...]
Have You Crunched the Numbers? [Boulder Fresh Listings]
I've been crunching the latest data on real estate conditions in Boulder. It paints an interesting picture. Inventory continues to build, as expected, but pending sales spiked dramatically upwards in February. What does it mean? There's more to the story - a lot more. The real estate market varies by location, down to the neighborhood level. Property type and price range are also key factors. I'll be publishing charts and analysis on the blog and our socials for the next week or so. In the meantime, I know why you're here. It's Friday. Let's talk about the new listings. From high-end [...]
Boulder Pending Sales – November ’18 [Analyze This]
--- by Osman Parvez Pending home sales fell 4.2% in November in Boulder County, compared to the average of the past three years. This represents the sixth straight month of decline. The drop was 17.6%, compared to the previous year. Looking for more stats on the Boulder real estate market? Check out our Insta. Updates via email? Click HERE. Ready to buy or sell? Schedule an appointment or call 303.746.6896. You can also like our Facebook page or follow us on Twitter.As always, your referrals are deeply appreciated. -- The ideas and strategies described in this [...]
