The Biggest Discounts in Boulder ’22 #8
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. #8 | 2650 Juilliard St.Listed at $3M in April and sat on the market. After 45 days, the sellers capitulated and took a low offer. It closed for 2.55M or 15% below the list price.Lesson 1: Views, coveted location in Table Mesa, and extensive updates aren't enough. Pricing it right from the start matters. Lesson 2: Don't be afraid to offer low on a stale listing. Osman Parvez is the Founder and Employing Broker of House Einstein. [...]
Top 10 Discounts in Boulder ’22 #9
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. #9 | 4090 Baseline Rd.A ranch in Frasier Meadows, originally listed for $1.68M in Aug. 3 months later, agent #1 was out and agent #2 listed it for $1.28M. It sold a month later for $1.1M or 13.7% below last asking. 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 [...]
Top 10 Discounts in Boulder ’22 #10
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. #10 | 1105 Edinboro Drive.Normally two-story homes in Table Mesa sell quickly. This one took 9 months. First listed for $2.3M. Price cut to $1.7M. Final sale price? $1.5M or 13.7% below list. 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 [...]
310 Inca Pkwy [Boulder Notable]
BOULDER NOTABLE SALE: 310 Inca Pkwy | $1.25MA Frasier Meadows rambling ranch, larger than most. Just before it went under contract, we identified this home as a prime candidate for a low offer and took one of our buyers to see the property.Our analysis showed a post-acquisition investment of at least $200K to make the home livable. Our client’s response: “To put it succinctly, do I want to look back at days managing a house remodel, or be looking back at outdoor days and volunteering?” They passed. From a deal perspective, this home was an excellent value for a home with [...]
7010 Olde Stage Rd [Boulder Notable]
BOULDER NOTABLE SALE: 7010 Olde Stage Rd | $2.4MAlthough a popular cycling route, homes on Olde Stage can be subject to considerable traffic noise. This one sits only about 100’ away from the road, and for that reason alone, we would have advised our clients to not pursue it. Still, the home was generously sized and nicely designed for fifteen years old. Due diligence: The home was described as having a “stucco exterior over rigid form for additional insulation.” This is also known as an Exterior Finish Insulation System, or EFIS. If installed correctly and properly maintained, it’s a fantastic product. [...]
2299 4th St [Boulder Notable]
BOULDER NOTABLE SALE: 2299 4th St | $7.5MAcquired by the seller in 2021 for $6.4M, the new owner immediately went to work improving the property, with significant investment to landscaping and much more. The story goes that they found their dream home shortly thereafter and put this property on the market. We took our clients to see it, and it’s truly an outstanding home in a great location, albeit one lacking a traditional backyard and with limited privacy. For these reasons alone, our clients passed and remain on the hunt. Deal notes: Listed for just under $8M, the seller acquiesced and [...]
902 White Hawk Ranch Dr [Boulder Notable]
BOULDER Notable Sale: 902 White Hawk Ranch Dr | $5.5MA gorgeous +9,000 SQFT mansion in the White Hawk Ranch, listed in September for $6.1M, and selling for nearly 10% below list. It also sold for less than the owner’s acquisition price. White Hawk Ranch is a luxury development off Arapahoe, just before 95th street. This particular mansion backs to open space and was originally constructed in 2008. In addition to its expansive footprint, it features gorgeous mountain views, and has seamless indoor to outdoor entertainment areas. Why Notable: The high-end market is alive and well, but despite what many real estate agents would like you [...]
7334 Park Cir [Boulder Notable]
BOULDER Notable Sale: 7334 Park Cir | $1.6MThe South Meadow Gunbarrel Green neighborhood consists of ~85 houses built around a pocket park, located just south east of the Boulder Country Club. It’s a quiet neighborhood and the park is a lovely feature for the residents. It’s also in close proximity to Boulder proper, but without many of the challenges of living within the city limits. We took our buyers to see this five bedroom, four bath, two-story home back in July when it first hit the market. At first they were seriously considering the property, but we convinced them to pass on it [...]
814 Sunshine Canyon Dr [Boulder Notable]
BOULDER Notable Sale: 814 Sunshine Canyon | $1.2MHouse Einstein’s Ian Steinmo and Sophie Kloor teamed up to represent the buyers of this terrific property. Not only did they put it under contract within days of it hitting the market, but negotiated past several challenging deal hurdles on the path to closing. During the course of the deal, Ian and Sophie managed to find solutions that worked for both parties. Through their professional representation of the buyers, the deal ultimately closed for $1.1M (nearly 10% below list). The home itself was older, the value was primarily in the large lot, close proximity to the city, and spectacular views. [...]
148 Lincoln Cir [Louisville Notable]
LOUISVILLE NOTABLE SALE: 148 Lincoln Cir | $1.19MIt's all about the location. This 80's era two-story features five bedrooms and two bath inside a relatively modest 2,400 SQFT. It's an easy stroll from here to downtown Louisville or the park. The tasteful remodel has an open design but lacks flow to the outdoor entertaining area. Deal notes: listed in early August for $1.2M, it was on the market for nearly three weeks before going under contract. The transaction took about 45 days and the deal closed for 15K under list (1.3%), including concessions. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the [...]
1480 Ithaca Dr [Boulder Notable]
BOULDER NOTABLE SALE: 1480 Ithaca Dr | $1.4MA nicely updated, albeit common Table Mesa bi-level with an elevated master suite. Ithaca drive is a through-street, and gets some traffic, but the location is also in close proximity to the park and shopping plaza. Why notable? If you're shopping in South Boulder, you're going to see a lot of bi-levels. It's a benchmark type of property for Table Mesa, in particular, and important to track if you want to understand the market. Bi-levels typically sell for a discount compared to a traditional two-story home.Deal notes: Listed in early September for $1,429,000, 1480 Ithaca was under contract quickly and sold within [...]
1295 Edinboro Dr [Boulder Notable]
Boulder NOTABLE SALE: 1295 Edinboro Dr | $1.44MHouse Einstein has several clients on Edinboro drive, none of whom have ever sold. It's a solid location, in close proximity to the park and an easy bike ride to schools. This mid 60's ranch has an early 90's second story primary suite addition. The kitchen and main level looks like it may have been remodeled in the early 2000's. The backyard is overgrown, but there's nice flatwork. The lime green color might not appeal to everyone's taste, but paint is cheap. Deal notes: Listed at $1.59M in May, the seller slashed the price [...]
5890 Woodbourne Hollow Dr [Boulder Notable]
NOTABLE SALE: 5890 Woodbourne Hollow Rd | $5.9M Hidden away in a pastoral setting in northeast Boulder, just north of the airport, this +8,600 SQFT estate was formerly owned by local filmmaker Peter Coggan. It featured a 5 acre lot, six bedrooms, six baths, and timeless design. A turn-key property, interior finishes were tastefully updated throughout and the home had many unusual features, including an indoor lap pool. It was on the market for a little over a month and sold for $300K below list. Due diligence: This area is currently subject to air traffic noise (general aviation), however the future of [...]
2402 McKinley Ave [Louisville Notable]
NOTABLE SALE: 2402 McKinley Ave | $780KOur lovely listing in the Hillsborough North neighborhood of Louisville. This location is so rarely available that fewer than 6 homes have sold per year, on average over the last decade. Surrounded by walking trails, adjacent to open space, and in close proximity to downtown - the neighborhood is truly a gem hidden in plain sight. Ranch-style homes work well for many types of buyers but this one took a little longer to sell than expected, possibly due to the smaller than typical garage. It sold for 1.9% below list.To learn more about the neighborhood, [...]
3680 Aspen Ct [Boulder Notable Sale]
NOTABLE SALE: 3680 ASPEN CT | $3,075,000 We saw this property at least three times during the 12+ months it was on market. It’s a gorgeous design, by Boulder’s own Nick Fiore at Flower Architecture. It also had a few functional drawbacks like limited storage and stands out in stark contrast to the older neighborhood. These factors kept our clients from submitting an offer, although we came close. Gradually, the homes in its vicinity are changing over and being remodeled, but for now, 3680 Aspen is a bit of an outlier for this street. Deal notes: Originally listed at $3.35M, it eventually [...]
