Violet at Broadway [Development Update]
by Osman Parvez Just a quick photography update. Construction at Violet on Broadway (formerly Violet Crossing) continues at a breakneck pace. Slideshow and updated Boulder Development map below. Link to Slideshow View Development and Transportation in Boulder in a larger map More Reading --- 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.
Fresh Boulder Listings, Get ‘Em Hot
by Osman Parvez Happy Friday, Boulder. Here's what hit the market this week plus a few ramblings by yours truly. Fresh Listings, Get 'Em Hot 25 properties entered the Boulder Real Estate Market this week. 6 were actually old, refreshed listings, leaving 19 fresh properties. Here's a link -> Fresh Boulder Listings. 3 of the 19 are already under contract. I know it's only mid January but desirable properties go quickly. Seriously, you can't wait until the weekend. "New listings in this market? It's like throwing fresh meat to a pack of wolves." [...]
High End Condos Sales Boom in Boulder [Analyze This]
by Osman Parvez What if I told you that higher end condo sales in Boulder increased massively in 2013? Take a look at the following chart. Get The Research Right now, I'm crunching numbers for House Einstein's 2013 year end report and interesting trends are starting to appear. Folks - you will not find this analysis anywhere else. If you want a copy, click here to sign up. To produce the chart above, I did a price range analysis for house and condo sales in Boulder utilizing data from both MLS systems. I compiled the data and [...]
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.
Boulder Real Estate Market Research [Get it Fresh!]
by Osman Parvez Want the skinny on Boulder real estate market conditions? It turns out that the floods in September DID have an impact. Ready? It's not what you expect... Oh, I'm such a tease. Look - if you're a regular reader of this blog, you know that I provide the best research on Boulder real estate market conditions available. It's probably why you're here. There are nearly 1,500 articles published on real estate conditions on this blog, dating back to 2005. See, the thing is that my research is for clients and prospective clients, first [...]
Seriously, Which Floor Should I Buy? [Analysis]
by Osman Parvez Is a top floor worth more than a bottom floor? Of course it is - but how much more? How about 21%? That's the peak price difference between top and bottom floor units at Aspen Grove, a popular Boulder condo development. At the moment, I have two clients interested in buying units at Aspen Grove - prompting this analysis. One wants a condo for investment purposes. The other as a personal residence. I've advised both to consider only 3rd floor units. Here's why. Show Me The Numbers As my clients know, I [...]
Sales Roundup – Entry Level and Investment Grade in Boulder
by Osman Parvez It's one thing to analyze the market from 10,000 feet, another to dig into specific neighborhoods and price points. Let's start with a roundup of a recent notable sales in Boulder. Click on the links below for photographs and details on each property. Entry Level and Investment 3223 Iron Forge K-113. Like I tell my clients, if you qualify for affordable housing, consider it. This 922 SQFT, 2 bedroom, 1 bath condo in the Steel Yards sold for only $131,000 on 10/15. There are downsides to affordable housing, namely that you're giving up [...]
Boulder Inventory Shortage Deepens
by Osman Parvez Talking to a reporter about the inventory shortage in Boulder, I realized it might be helpful to put together a clearer chart. The following shows September inventory compared to the long term average for both houses and attached dwellings (condos and town homes). Since it covers 8 years of data, you could consider the long term average "normal." Inventory of houses is about 51% of normal for this time of year. For town homes and condos, inventory is only 40% of normal. If these percentages were the spring snowpack, meterologists would be predicting a [...]
Boulder Pending Sales Analysis [Market Update]
by Osman Parvez It's early October. After a scorching hot summer and the horrific flooding in September, you'd think the market would dramatically slow. Guess again. My latest analysis shows that pending home sales in the City of Boulder are continuing at a surprisingly strong rate. Although the full impact of September's floods have yet to be felt, the Boulder real estate market appears to have shrugged off rising rates. Yes, things has cooled slightly, but far less than I would have expected for this time of year. In other words, on a seasonally adjusted basis, the market remains very [...]
Pending Sales and Inventory Availability [Market Update]
by Osman Parvez Here's a quick look at pending sales and inventory availability across Boulder County. The key metric: Percent of inventory currently under contract. The chart above shows inventory of homes under contract with a buyer for Boulder, Boulder Attached Dwellings (town homes and condos), Longmont, Superior, Louisville, and Lafayette. Perhaps a surprise to many, Boulder has 40% under contract; less than adjacent markets. Louisville is leading the region with 61% under contract. If you're a buyer, flip that around. Boulder has more available inventory than any other local [...]
The Patron Saint of Real Estate? [Listings, Not So Hot]
by Osman Parvez --- I was wandering around Grand Rabbits in Boulder the other day, shopping for my niece and nephew's presents, when I came across this little gem. Take a look.... That's right. For only $5.99, you can have your very own Patron Saint of Real Estate. I suppose, if you're having trouble selling your house it certainly can't hurt to appeal to a divine power. In addition, you might consider calling a seasoned and experienced Realtor with a proven track record. You know, just saying... Anyway, since we're on this topic, let's look at a few listings [...]
The Peloton a Value Investment? [Notable Sale]
by Osman Parvez Right now, I'm reviewing sales from last month for my upcoming research report. We usually put a handful of notable sales in our research report on Boulder real estate, but there were too many in December, so I've decided to publish a few on this blog. Why Notable The intention behind House Einstein's notable sales is to help you understand market conditions. Whether you're buying or selling, we believe knowledge of the market will help you make a smarter decision. As a seller, perhaps it will give you a reason to negotiate with that lowball offer [...]
Fresh Listings, Why or Why Not [Get ‘Em Hot]
by Osman Parvez Over the last two weeks, over a hundred new properties have hit the market. This should make Boulder real estate shoppers happy. Let's take a look at a few. Not the Bargain Bin at Nordstrom Rack First of all, the following listings are truly new to market. None have been on the MLS for more than 2 weeks so they've haven't been picked through by every buyer in Boulder (yet). I've hand selected them for a variety of reasons (explained below). If you're shopping for real estate in Boulder, add these to your list. [...]
Boulder Condo and Town House Market Update
by Osman Parvez ---- From the current research report, here's a look at real estate conditions for condos and town homes in Boulder. The following is an analysis through the end of December, focusing on sales volume and inventory levels. If you're looking for information on price trends (median price, $/SQFT) or days on market, give us a call at 303.746.6896. We provide our clients with unique insight into market conditions specific to their situation. We can help you make a smarter real estate decision. Inventory - as the chart above shows, inventory levels during most of 2008 tracked below [...]
Affordable Housing in Boulder – In Action
by Osman Parvez ---- Last week a reader of the blog, Eric Chwang, contacted me. He'd just attended the "City of Boulder Homeownership Program Orientation." During the session the organizers shared some interesting market data. Specifically, they gave us the annual appreciation rates for attached dwellings in Boulder for the last 20 years, as well as the indices used to fix the appreciation rates (capped at 3.5% annually, simple interest) for their affordable housing units. Eric took some time to convert the data to an Excel file and asked if I'd share it with readers of this blog. The chart [...]
