715 Juniper Ave [Boulder Notable]
BOULDER NOTABLE SALE: 715 Juniper Ave | $3.7M The Location: It’s true. Juniper is a desirable spot. Located in north Boulder and west of Broadway, the neighborhood features north-south oriented lots, more privacy than Newlands, and easy access to nearby open space. The House: This property features four bedrooms, three baths, designer finishes and fixtures, all on a third of an acre lot. While the modern farmhouse trend may be on its way out, this extensively renovated historic home stands as a prime example of a well-chosen, turn-key luxury residence. The Deal: Listing a home in the fourth quarter is generally not advisable. [...]
340 S Peak Rd, Boulder
BOULDER NOTABLE SALE: 340 S Peak Rd | $1.6M The Location: Perched on the side of Sugarloaf Mountain, this home is about a fifteen-minute drive from downtown Boulder. It's situated in a platted neighborhood that includes the key benefit of association road maintenance. The House: We’ve talked about this house extensively because, well, it was our listing. This was a dream home for the original owner, and the architect they hired did a remarkable job. The house not only maximizes the view but also features a triple solar setup, with passive, hot water, and photovoltaic systems. It stands [...]
5345 Gallatin Pl [Boulder Notable]
BOULDER NOTABLE SALE: 5345 Gallatin Pl | $1.5MThe Location: Arapaho Ridge, conveniently located near open space trails (like Bobolink), bike paths, neighborhood retail, Flatirons Golf Course, and Boulder Community Hospital. For more about Arapaho Ridge, check out our "What You Need to Know" video. The House: This property is a ranch-style home from the late '90s, featuring original finishes and likely an EFIS exterior. On a visit with a client, we immediately noticed the exterior's deterioration, evidenced by verdant green moss growth. In addition to the deferred maintenance and lack of updates, this home was a bit too large for our [...]
3610 Emerson Ave [Boulder Notable]
BOULDER NOTABLE SALE: 3610 Emerson Ave | $1.1M A typical 60's era ranch with some mild updates. The location is excellent, just around the corner from the rec center and Viele lake. Although there wasn't anything sexy about the updates, they weren't done with profit in mind. The roof, sewer line, and HVAC system had all been recently upgraded. System updates are often better than cosmetic ones. They point to a well maintained home. Deal notes: Listed at $1.5M in September, the seller cut the price substantially in early October. It took another month for a buyer to lock it [...]
1715 15th St, Boulder
BOULDER NOTABLE SALE: 1715 15th St 7 | $1.15M Our listing in downtown central Boulder. The value proposition: A large condo with four bedrooms, three baths, in the center of downtown. Unlike the some units nearby, this property was not in a luxury complex, but was in a secure building and featured large community outdoor living spaces. It was a rare downtown Boulder value investment. Sellers made tasteful updates, so we positioned it as a intelligent alternative to luxury options and focused our marketing on the layout, community open space, and downtown lifestyle. Deal notes: On market for just under two months before a buyer locked it [...]
717 Hawthorn Ave [Boulder Notable]
BOULDER NOTABLE SALE: 717 Hawthorn Ave | $3.64MA moderate size four bedroom, five bath in Newlands - a neighborhood we track closely. South facing, newer construction, and a three car garage. Design is relatively textbook for what is considered attractive today. Nothing edgy, which is usually the right answer when maximizing profit. The design of the home is relatively narrow due to the narrow lot. Deal notes: It was on the market only two weeks before attracting a strong offer. 717 Hawthorn Ave sold at only a 1.6% discount to list price, cash. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the [...]
2255 Emerald Rd [Boulder Notable]
BOULDER NOTABLE SALE: 2255 Emerald Rd | $3.92M A gorgeous, newer home in north central Boulder, in a pocket of unincorporated Boulder County, right in the city. Designed with sustainability in mind and with unique custom architecture, it's a fetching property - but given its unique design, not for everyone. The home itself features four bedrooms, four baths, and about 3,800 SQFT, but more importantly LEED Platinum/Net-Zero design. This is a very rare thing in a home, and unlike a spec project, nothing in this home was chosen to maximize profit. It was carefully curated and designed by the owner as a respite, away from the hustle and bustle of the [...]
1175 Georgetown Rd [Boulder Notable]
BOULDER NOTABLE SALE: 1175 Georgetown Rd | $3.6MWe toured this property multiple times with our buyers. It’s one of the most beautiful homes we’ve seen ever listed in the Table Mesa neighborhood. A clean sheet design from the ground-up, it’s rare to see a spec home with this level of design. Deal Notes: Originally listed just below $4M, the challenge for the seller was the lack of comps at a similar level in the neighborhood. To make matters worse, shortly after listing, a redevelopment began directly behind the house. Uncertainty regarding how the views and privacy would be affected by the newly constructed neighboring property [...]
6709 Whaley Dr [Boulder Notable]
BOULDER NOTABLE SALE: 6709 Whaley Drive | $1.58MNestled in a pastoral landscape, located between S. Boulder Road and US 36, you'll find a neighborhood with some of the most impressive views in all of Boulder. Commonly referred to as Spanish Hills, although other subdivisions exist, it's also a location that suffered catastrophically during the Marshall Fire. Today, construction activity is underway and in some cases, owners who decided to not rebuild are selling lots. We represented the buyers on the acquisition of this lot last week (3X clients) and can't wait to see what they create. Deal Notes: The lot was listed at $1.75M in September. The final [...]
274 Lock St [Louisville Notable]
LOUISVILLE NOTABLE SALE: 274 Lock St | $900K The Trails at Clementine is a newer townhome development on the east side of Louisville. It's a great spot except for one glaring problem - busy railroad tracks. As such, we've discouraged our buyers from considering it. This three bedroom, four bath townhome featured a classic floor plan (for a townhome), 2,485 SQFT, and a two car garage. It was on the market for 156 days (officially, but likely much longer). At the sale price of 900K, the property was discounted $27K (2.9%) from list. Due Diligence: $362/SQFT is an attractive number for a smaller, luxury oriented townhome in Louisville. Compare [...]
3401 Arapahoe Ave [Boulder Notable]
BOULDER NOTABLE SALE: 3401 Arapahoe Ave F-419 | $780KA top floor, large studio unit in the 2nd phase of the Peloton. Acquired by the seller in 2018 for $644,480. During their ownership tenure, the seller remodeled the bathroom. For those unfamiliar with the Peloton, it's one of Boulder's premier condo buildings. Featuring concrete construction and built to reduce sound transfer between units, it's a very attractive option for those seeking a lock and leave living experience. Deal notes: The seller (also the listing agent) put this unit on the market for $825K in September. They cut the price twice before the end of the year. The last asking [...]
4432 Greenbriar Blvd [Boulder Notable]
BOULDER NOTABLE SALE: 4432 Greenbriar Blvd | $875KListed in August of last year for $895K, this three bedroom, three bath townhome sat on the market until the end of the year. A savvy buyer’s agent sifted through the expired and withdrawn listings, finding the deal for their clients. Pros include the views over protected City of Boulder open space, updated kitchen, one car garage, and nice main-level flooring. Cons: bathrooms were terribly dated, paint could use an update, and the inundation of traffic from Fairview High across the street.Deal notes: The transaction closed for $5K below list, cash, no disclosed concessions. Like this content? Check out Fresh [...]
3378 Overland Rd [Jamestown Notable]
JAMESTOWN NOTABLE SALE: 3378 Overland Rd | $940KLocated only a 15 minute walk from the Mercantile, this mountain home features three bedrooms, four baths, and about 3,100 SQFT. Constructed in the early 90’s, it also has a large detached workshop. Finishes are unremarkable, but there are ridgeline views visible from many rooms of the house. It's a very nice (and easily accessible) primary or second home in the mountains.Deal notes: On the market about a week before an offer was accepted, the deal closed for $50K (5.9%) below list. The seller also contributed an additional $20K in concessions for an undisclosed reason, and there were reduced commissions [...]
1145 Timber Ln [Boulder Notable]
BOULDER NOTABLE SALE: 1145 Timber Ln | $5MWe encouraged our clients to see this luxury mountain home when it first hit the market in June. Well designed, it featured incredible views and was built into the mountainside. Now 30 years old, it still shines as an exceptional home. Well priced at $5.4M, the seller didn't receive an acceptable offer during the listing period. As the end of the 4th quarter neared, the property was withdrawn from the market, but an enterprising buyer (or their agent) went after it and successfully negotiated a 7% discount from the list price. Pro tip: Always [...]
The Biggest Discounts in Boulder ’22 #7
As we march onward into 2023, it's worth looking back at the largest discounts, and premiums in Boulder County. The following was originally published on founding broker, Osman Parvez's Twitter. #7 | 3175 Kittrell Ct. Listed with a "let's test the market" price of $3.5M in Jan, the seller slashed the price 9 days later by 10%. About 3 weeks later, it finally went under contract, eventually closing for $2.65M or 15.9% below asking.Lesson 1: Incredible views and a rare location won't spare you the cost of a wishful thinking price. Lesson 2: Don't test buyer appetite at the end of a bull market. Lesson 3: Always negotiate [...]
Welcome to House Einstein
Locations, Due Diligence, Negotiation
Testimonials
Osman was a refreshingly honest realtor. He stressed through the entire process that his goal was to make me happy with my home purchase. I greatly appreciated the fact that he never shied away from pointing out the negatives as well as the pluses of different places while leaving the final decision up to me.
We can highly recommend Sophie. Her attention to detail and communication skills are great. Our home was in area that most realtors are not familiar with, but Sophie took extra time to get to know the neighborhood in order to give us quality service. She also brought in a professional photographer to make our home look its best. Even though the listing was in winter, the house sold quickly. With Sophie’s business and people skills, we have no doubt she will be a top realtor in the area.
