906 Arkansas Mountain Road [Boulder Notable Sale]
NOTABLE SALE: 906 Arkansas Mountain Rd | $2.1M Located not far from my personal residence, this luxury mountain home was originally listed last summer for $2.3M. We toured it for our clients and quickly realized it would need substantial updating. The floor plan also wasn’t conducive to families with younger children. We advised our clients to pass. Apparently so did everyone else, for it sat on the market from June through September, when the seller finally capitulated and cut the price to $2.15M. Sadly, it was too late for the summer real estate season. It sat on market throughout the winter [...]
2287 Holyoke Dr [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2287 Holyoke Drive | $1,535,000 A larger lot on an A-rated street in Table Mesa, with a well worn and ready to be scrapped 70’s era bi-level on it. A couple of years ago, I had the nearly identical home two houses up the street under contract for below $1.2M. My buyer bailed out after (a) we determined the feasibility metrics provided by the listing agent were based on inaccurate lot line measurements (b) the seller refused to negotiate a reasonable concession. Due diligence: A curvilinear front lot coupled with non-conforming setbacks can be quite challenging, at least [...]
3044 8th St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 3044 8th St | $3.18M We showed this home to several sets of buyers last summer when it first hit the market with an asking price of $3.5M. Built 22 years ago, it features five bedrooms, four baths, and about 4,800 SQFT. The home is traditionally designed and sports somewhat dated finishes. Our clients were OK with factoring in a cosmetic remodel, but the deal killer was the limited utility in the tight outdoor spaces. The backyard and outdoor entertaining areas were not up to snuff, at least for our buyers. Deal notes: Listed at $3.5M in June, [...]
1360 Walnut St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 1360 Walnut St #301 | $3.8M The condo and townhome market is a very different world from the heated single family home market, particularly at the higher-end. Originally listed at $4.0M last July, this property was on the market for 6 months before a buyer locked it down.Tastefully refreshed, this eye popping and hip luxury unit features three bedrooms, three baths, four underground parking spaces, and a generous 3,865 SQFT. The location is as good as it gets - downtown, directly across from Central Park and the Farmer’s market. Congratulations to Andy Hawk, the buyer’s agent, for [...]
2227 16th St [Boulder Notable Sale]
Boulder NOTABLE SALE: 2227 16th Street | $1.59M I've looked at this home multiple times for our clients, over multiple listings since 2016. It's a historic and charming carriage house, converted into a two bedroom, two bath home in an idyllic part of Boulder. The foundation and brick construction showed multiple repairs and restorations over the years, but all appeared solid. The standing seam roof was looking a bit on the dodgy side, but otherwise the home was in fairly good shape. The downside was the lack of covered parking.Deal notes: Sure, it needed a few updates here and there, but [...]
536 Apollo Dr [Boulder Notable Sale]
Boulder NOTABLE SALE: 536 Apollo Dr | $2.9M A mid 90’s two-story that survived the fire in Spanish Hills. Although the finishes were dated, this was a generously sized home (+8,000 SQFT) in a location minutes from Boulder proper. The views were excellent and the layout conducive for a remodel.Deal notes: On the market for more than two months before an acceptable offer was received. It sold for $50K below the list price. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | SubscribeNote: The Realtors [...]
2211 Bluff Street [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2211 Bluff Street | $1.31M The north side of Bluff Street in Boulder has a steep slope, limiting the size of back yards. It also contains a number of townhomes in close proximity, most built around the same time period. Still, it's close to historic districts and in proximity to both downtown and the Google Campus. 2211 Bluff is an early 80's townhome, with one bedroom on the main and two on the upper level. It shares a wall with the neighbor and doesn't have an HOA, which could make ownership (and financing) interesting. From a functional perspective, [...]
656 Juniper Ave [Notable Sale]
BOULDER NOTABLE SALE: 656 Juniper Ave | $2.75M Why Notable?Another home on a flag lot, but this time with one difficult to correct problem: no yard. Functionally, the home had a split layout and a low bedroom count (where are the home offices going to go?), but the design was at least architecturally interesting. The location just north of Newlands supported the valuation but wasn't close to the quality of some of the neighboring estate homes. Ultimately, inadequate outdoor space and the sheer amount of work needed to remodel the interior killed our client's interest.Mr. Market agreed. It was listed at $3.2M in October and after a month, the seller [...]
3633 21st Street [Notable Sale]
BOULDER NOTABLE SALE: 3633 21st St | $4.5M Why Notable?We took our clients to see this home several times while it was on the market, but couldn't get our heads around the choppy layout, location, and deferred maintenance at the inflated list price. The home was substantive, and the location very private (flag lot), but also east of 19th Street with no real views. Deal Notes: The home was listed at $5.15M at the end of September, well after the peak of the seasonal cycle. After a couple of weeks on market, the seller cut the price to $4.95M. About a week after that, it [...]
223 Old Post Office Road [Notable Sale]
NOTABLE SALE: 223 Old Post Office Road | $865K Why Notable? Listed for $900K, this historic log-cabin home with a newer addition went under contract twice before successfully closing. We took our clients to see the property while it was available. The main selling point was the gorgeous setting. At first glance, we were also attracted to the 5+ acre parcel, but the way it was split across roadways didn't really add much value. In the end, we advised our buyers to skip it due to signs of a dodgy foundation and extensive work needed to make the home habitable. Like this content? Check out Fresh Listings. It's our [...]
6331 Snowberry Lane [Notable Sale]
NIWOT NOTABLE SALE: 6331 Snowberry Lane | $2.6M What Makes It Notable?Often overlooked by Boulder home buyers, Niwot is a fantastic community with exceptional schools and a historic downtown. The newer neighborhoods typically have large, luxury homes, on larger lots. 6331 Snowberry features six bedrooms, nine baths, and just under ~10,000 SQFT of living space. It also has a five car garage, gorgeous pool, views over open space, and nearby trail access. Some of the finishes are a touch dated, but mostly what it needed was a current paint scheme - a pretty painless update. Originally listed in June at $2.85M, buyers ignored this house as [...]
1491 High Street [Notable Sale]
NOTABLE SALE: 1491 High Street | $4.2M What Makes It Notable? First listed at $4.5M in May, this moderate sized two-story was pulled off the market within a week of listing and (apparently) rented for the summer. It returned to market at the end of August, with a solid $250K bump to the list price. We saw it with clients and felt the layout of the home was far too choppy and would require major architectural surgery to correct. The lot size and pre-war existing structure would likely allow necessary modification, but it was a far larger (and longer) project than our clients were [...]
2500 Linden Avenue [Notable Sale]
NOTABLE SALE: 2500 Linden Avenue | $4.7M Why Notable? We had clients who were very interested in this property, but we couldn't quite get our heads around the list price, given the location. The house design was compelling, and after a couple of visits, we were weighing a low offer when it suddenly went under contract. Overall, our analysis showed the neighborhood doesn't really support the valuation, especially given the home needed extensive remodeling. That's until you consider the value of the expansive private lot. It was like a secret garden. 2500 Linden was on market for about a week before a buyer locked it down for $35K below the [...]
130 South 31st Street [Notable Sale]
NOTABLE SALE: 130 South 31st Street | $810K Why Notable?A basic three bedroom, two bath Martin Acres Ranch without a basement. It was on the market for two full weeks before receiving an offer, and it sold for $15K below the list price.Market Note The seller acquired the home in September, 2020 for $540K, and it's unlikely they put in more than $100K worth of renovations. Nice flip. Also, note the lack of egress windows in the bedrooms.Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | Subscribe Note: The Realtors at [...]
7742 Essex Place [Notable Sale]
NOTABLE SALE: 7742 Essex Place | $710K What Makes It Notable? This was a very interesting deal. It's a 70's era ranch with a full walk-out basement and a painfully dated interior. The photography of this listing also didn't do it any favors. It was on the market for more than three weeks before a buyer locked it down for $15,000 below the asking price, with an additional $5,800 in concessions. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | Subscribe No doubt, the house needs new flooring, a new kitchen, [...]
