Boulder Inventory Update [Analyze This]
Time for an update on current market conditions in Boulder. Let's take a look at inventory. The chart above shows detached single family houses in the City of Boulder (excluding Gunbarrel). As of this writing, 28% of houses are under contract (active/backup or pending status). 72% are available. Inventory below $1M continues to be in extremely short supply. As a general rule of thumb, we advise our clients that often less than half of the homes in a given price range are actually exciting enough to want to write an offer. In other words, "available" is not the same thing as "desirable." [...]
Houses Under Contract Rises Slightly in Boulder [Analyze This]
Although inventory has risen nearly 12%, the Boulder market is keeping up with increased supply. Houses under contract are slightly higher than the same time last year. Get the facts, make a smarter real estate decision. #realestate #Boulder A post shared by HouseEinstein (@house_einstein) on Sep 26, 2017 at 1:13pm PDT ---- Want to get blog 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 [...]
Boulder house inventory rises 11.8%
Inventory of houses in Boulder is up 11.8%, year over year. The market is cooling. #realestate #Boulder A post shared by HouseEinstein (@house_einstein) on Sep 26, 2017 at 10:43am PDT ---- Want to get blog 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 blog are the opinion of the writer and subject to business, economic, and competitive uncertainties. We strongly recommend [...]
Inventory Under Contract Falls, Boulder Real Estate Market Cooling [Analyze This]
by Osman Parvez ---- The writing is on the wall. After years of high activity, the Boulder market is now showing clear signs of cooling. Median sale prices have once again dropped below asking. Inventory has risen 9.4%, year over year. Now, as we enter the summer market, the percentage of inventory under contract has fallen. These aren't alternative facts. Take a look at the following chart. The purple bars represent the percentage of inventory of single family houses under contract for the end of May and beginning of June from 2015 to 2017, in Boulder. As we [...]
Boulder Inventory and Condo Sales Up, House Sales Fall [Analyze This]
by Osman Parvez ---- Let's talk about market conditions. A couple of weeks ago, I analyzed the Boulder real estate market by comparing negotiated discounts, price per square foot, and sales volume. If you haven't read that post, click HERE. It shows a slight cooling in market activity, quarter over quarter. Data is available for April. Here's an update. Condo and town home sales show an 11.8% increase for April, year over year. House sales are down 9.2%. Monthly activity for a small market like Boulder is typically volatile, but this does continue and deepen the trend that I noted [...]
Boulder Real Estate Eye Candy and Dream Homes in Newlands
Miss us? For the past few weeks, we’ve been focused on helping our sellers and buyers execute their investment strategies and achieve their goals. Some are preparing to list. Our focus is to help maximize the market value of their property. Others are looking to find their dream homes but also want to make a smarter real estate decision. Meanwhile, we’re adding new members to our team and preparing to open a new office in North Boulder. We’ve been very, very focused on execution. When the blog posts slow down, remember this: Clients first. Blogging second. That’s how we roll [...]
A Room with a View on Flagstaff, Historic Old Town, and Rare Southwest Style Charmers
Wake up and smell the listings It's been a busy week: a full schedule of showings every day, late nights writing caffeine-fueled offers, and negotiating back-to-back bidding wars. Meanwhile, I'm doing a deep analysis for a new listing, managing several inspections, and still finding time to meet with new clients. I won't apologize for the lateness of this post, but clients always come first. This week: custom mid-century modern homes on Flagstaff mountain, beautiful adobe Southwest-style homes in historic Lafayette, and two exciting options in Old Town Longmont. As usual, no excessively priced or refreshed listings, and no bad [...]
The Perfect Boulder Bachelor Pad, Loads of Eye Candy, and Managing Risk in Niwot
Phew, it's been a busy week! I've taken buyers to see over 30 listings, everything from eye popping mountain trophy homes to entry level condos. Two late night offers also resulted in two sets of clients happily under contract. It was hard to find time to review the fresh listings, but it's the only way to stay on top of the market. Remember, intelligent real estate decisions are based on a deep understanding of market conditions. There is no substitute. Good news. There's a lot of real estate to consider this week. As usual, I've culled the bad locations, [...]
MLS Data Sharing Ends – Now What?
by Osman Parvez ---- Effective today, data sharing between regional MLS systems IRES and Metrolist ends. As of this writing, IRES controls 78% of the listings in the city of Boulder (as shown in the chart above) and 71% within Boulder County. Market penetration varies by city. On the front range, IRES controls a greater share of northern Colorado real estate. Metrolist controls Denver and the immediate suburbs. PPAR controls Colorado Springs. If you're a home buyer in Boulder or surrounding areas, make sure that you are receiving listings from both MLS systems. There are currently over 100 listings on [...]
Mountain Houses and SoBo Eye Candy [Fresh Listings, Get ‘Em Hot]
Oh, the beautiful snow. On a wintry weekend such as this, you’re probably tempted to snuggle up beneath a blanket with your sweetie and binge on Netflix. Forget it! Serious house buyers: put down the cocoa, put on your down jacket, and let’s go see some houses. The only way to make an intelligent, educated decision on real estate is to stay on top of the market. You can’t do that from your couch. Every week, I carefully sift through new listings in the Boulder real estate market. This week: A variety of family friendly houses, entry level condos, [...]
Strategy by Price Range [Analyze This]
by Osman Parvez ---- For the last few days, I've been writing about inventory conditions in Boulder. It's time to wrap up the analysis. The following chart shows inventory of houses by price range in Boulder. It excludes attached dwellings like condos or town homes, multifamily property, and vacant lots. The source of data is both regional MLS systems, duplicates and other junk have been carefully removed. There is much more inventory between $500K and $900K, compared with price points between $900K and up to $2.0MM. Once again, it's a tale of two markets. The $2.0MM+ tranche is open ended, [...]
Boulder Inventory Stabilizes, Spring Outlook Positive [Analyze This]
by Osman Parvez ---- Continuing my inventory analysis from yesterday (see Boulder Entry Level Remains Strong, High End At Risk of Correction), the chart above shows total inventory (active, under contract, and pending) for the City of Boulder over the last three years. The blue line dots and trend line represent 2017. Orange represents 2016 and grey represents 2015. Inventory started off substantially higher at the beginning of this year. It is now in-line with the previous two years. Expect inventory to continue rising from now until mid summer. It typically peaks in June or July. Note: The source of [...]
Boulder Entry Level Remains Strong, High End At Risk of Correction [Analyze This]
by Osman Parvez ---- ---- So your Realtor say the market only goes up in Boulder? Guess again. At the most basic level, price is always a function of supply and demand. There is no escape from this law. Market strength depends on price range, location, property type, depth of market, and many other characteristics. As we approach the end of a real estate cycle, smart buyers focus on properties that are more likely to hold their value and sellers dump assets that are at risk of a price correction. Take a look at the chart below. It shows percentage [...]
Turn-Key Boulder Condos, Historic Charmers, and Pop Tops [Fresh Listings, Get ‘Em Hot]
A surprising number of old (previously withdrawn/expired) listings hit the Boulder area market this week. Maybe it's the time of year, but it might also be a signal that the market has started to slow. Bottom line: We're well into record territory for a bull market in real estate. Now is the time to be extra cautious with property selection. Some will hold their value far better than others. Don't overpay for marginal assets. Of course, there were plenty of real new listings too. I sifted through and removed the bad locations, the jaw droppingly overpriced, and the old ones [...]
Let’s Find Your Castle [Fresh Listings, Get ‘Em Hot]
by Osman Parvez ---- It might be mid-January, but spring is in the air when it comes to Boulder real estate. Inventory has begun to rise which means more selection. Most buyers haven’t entered the market yet and, for now, competition for the most desirable homes isn't scorching hot. If you’re serious about buying in 2017, now is a good time to begin your home search. We’ve culled the bad locations and the egregiously overpriced. We’ve also pulled out the old-refreshed listings. Here are the 10 best fresh listings on the market, plus a look at notable sales. Remember: to schedule [...]
