Historic Boulder, Luxury Views, and More Trophy Estates [Fresh Listings, Get ‘Em Hot]
Blog readers (and disappointed Realtors) often ask why their listing didn’t make the cut. The better question: What does it take to make the list? 13 years of real estate experience and 20 years of investment experience. It's hard to summarize. It starts by screening for whether I would buy it. That’s right, me personally. Whether as my personal residence or an investment property, if I can’t imagine a scenario in which I would consider acquiring a particular property - it’s not going to make the list. Only solid locations, priced intelligently, and with desirable features. The rest are [...]
A Telecom Exec’s Trophy Home and Multifamily Investments [Fresh Listings, Get ‘Em Hot]
We've scoured through the new real estate inventory. We culled the recycled listings, the bad locations, and the egregiously overpriced. Here's the best of the bunch. What's worth looking at this weekend? Call your agent. It's time to schedule a showing. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 8932 Mountain View Lane | $5,700,000 | More Details How would you like to use a different bathroom every day of the week? Here's your chance. 8932 Mountain View is a sprawling mansion in unincorporated Boulder County boasting over 14,000 square feet [...]
Boulder vs Longmont [Analyze This]
by Osman Parvez ---- Think market conditions are better in Longmont? Better get the facts. Houses under contract (as a percentage of total inventory) is far higher in Longmont than Boulder. As of this writing, 72% of all houses on the market in Longmont are under contract compared with 55% in Boulder. Longmont also has 37% more inventory than Boulder, despite being a slightly smaller city. Sellers: The take home message remains the same. Do not rely on your Realtor's bravado when in comes to marketing and negotiation strategy. A comprehensive analysis of comparable sales and inside knowledge of negotiations is [...]
$13+ Million Estate + Inventory Update [Fresh Listings, Get ‘Em Hot]
Have you finished shoveling from the latest snow storm? Good. Let's take a look at what's new and worth seeing on the Boulder real estate market. As usual, we've sifted through everything that hit the MLS and culled the refreshed listings, overpriced, and poor locations. The listings below are worth your time. Pocket listing alert: Realty Unique (my brokerage) has a new listing about to hit the market. If you're shopping in Arapahoe Ridge in Erie, take a look at this stunner. Beautiful kitchen, family friendly layout, huge yard that backs to open space and has beautiful mountain views. [...]
Horse Property, Hidden Gems, and Office Space for Startups [Fresh Listings, Get ‘Em Hot]
68 Listings hit the Boulder area real estate market this week. 10 are already under contract. We've sifted out the many old refreshed listings (mostly at the high end), the bad locations, and the egregiously overpriced. Here’s what’s worth seeing. To schedule private showings, which include a discussion of valuation, negotiation strategy, and price trends, call Osman at 303.746.6896. Boulder 3015 24th Street | $575K | More Details Nothing fancy here. It's a basic 3/1 ranch in a good part of town. These sort of houses go for about $525K in Martin acres. Add ~10% premium for North Boulder. In other [...]
Boulder Market Update: Inventory Up, Sales Slow [Analyze This]
by Osman Parvez ---- If I were to base my analysis of market conditions on my brokerage's business, the Boulder real estate market is scorching hot. I have a healthy number of clients and many are now under contract and heading to closing. That's how most Realtors talk about the market. They base it on their personal business or what they hear from their colleagues at the water cooler. Don't believe the hype. Ignore the hand waving and happy talk from my competitors. The market is starting off cooler this year. Let's look at the analysis. Inventory for [...]
Inventory Flood Kicks Off 2016 [Fresh Listings, Get ‘Em HOT]
You wanted more houses available for sale? Here it comes. After months of declining inventory, we’re finally starting to see a higher volume of fresh listings. This week... New Listings: 52 Under Contract: 5 Refreshed: 9 Overpriced: 5 Bad Location or Otherwise Undesirable: 10 Spec: 1 Worth Seeing: 22 To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 2036 Mesa Drive | $1,300,000 | More Details Last traded hands in 2013 for $938K. I love this location for its proximity to downtown Boulder but if you’re considering writing an offer, [...]
Commuter Condos to Castles on the Hill [Fresh Listings – Get ‘Em Hot]
Ready to see some houses? We've sorted through this week's fresh listings. As usual we scrubbed the old inventory, bad locations, egregiously overpriced, and otherwise undesirable properties from the list. We're also including Louisville and Lafayette into this week's mix. Here are this week's picks. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Single Family Homes 409 Mapleton Avenue | $995,000 | More Details Great location for a ranch style house, albeit one that needs a full gut and remodel. Post war construction, but expect some struggle to get past [...]
A Change in the Wind? Boulder Inventory Update [Analyze This]
by Osman Parvez ---- Happy Autumn, dear blog readers. Hot off the presses, here's our latest inventory analysis of Boulder real estate market conditions through October 1st. Think you know what's happening? You might be surprised... This first chart (above) shows inventory for Boulder houses. The brown line represents the total number of houses listed in inventory. The blue is the percentage that are currently under contract. The typical seasonal pattern shows a significant drop in both inventory and percent under contract. This year is far from typical. Total inventory has remained steady and the percentage under contract has trended [...]
The Last Surge of Summer? [Analyze This]
by Osman Parvez ---- Ready for an update on inventory in Boulder for attached dwellings (i.e. town homes and condos)? Here we go. As of this morning (August 13th), total inventory has dropped to 157 units. This is up 10 from a week ago but down substantially from the seasonal peak in mid June. Meanwhile percentage of inventory under contract has increased to 71%, up from the recent low of 63% in mid July. What to make of these tea leaves? It's unusual for inventory under contract to increase after August. The majority of buyers have found their properties and [...]
Sorry Sellers, Boulder Inventory Under Contract PLUNGES [Analyze This]
by Osman Parvez ---- Psst... want to know a secret? The Boulder real estate market has finally started swinging back towards buyers. If your Realtor tells you differently, get a better Realtor. As usual, no happy talk or hand waving. Let's look at the charts. Remember, intelligent real estate decisions are based on a deep understanding of the market. If you're serious about buying or selling real estate in Boulder, call us for a detailed analysis of market conditions tailored to your specific real estate situation. Don't rely on a 30,000 foot analysis to determine your strategy, not even this one. [...]
Have We Reached the Peak of the Selling Season? [Analyze This]
by Osman Parvez ---- This is a follow-up to yesterday's analysis of Boulder inventory and digs a little deeper. Consider it part #2 of the inventory analysis. We'll also expand by analyzing neighboring cities including Longmont, Louisville, Lafayette, and Superior. The key question for buyers and sellers is whether we've reached the peak of the summer selling season. It's a question that impacts selection, pricing, and negotiation strategy. Let's take a look. This busy first chart shows percentage of inventory under contract over the past twelve months. Note: - A far lower percentage of houses in Boulder are under [...]
Six Years of Declining Boulder Inventory [Analyze This]
by Osman Parvez ---- Ready for an update on real estate market conditions in Boulder? Here we go. Remember: intelligent real estate decisions are based on a deep knowledge of current market conditions. Don't settle for hand waving, happy talk, and old statistics too stale and generic to be useful. Get the facts about market conditions relative to YOUR specific real estate situation. If you're buying or selling real estate in Boulder or surrounding areas, CALL US FIRST. 303.746.6896. Let's start with a look at the single family house market. 115 houses are currently available, 119 are under contract and [...]
PAY Below Asking Above $1MM, SELL Dumpy Houses Below $600K [Analyze This]
by Osman Parvez ---- Buying or selling a house in Boulder? This is what the market looks like right now. At prices below $600,000, more than 80% of available inventory is under contract. This is the price range where we're seeing many buyers overpay for marginal properties and where we advise the most caution for our buying clients. Conversely, it's also where we advise our sellers who own marginal properties to liquidate in order to buy higher quality assets. Percentage under contract drops as a function of increasing price, more or less as you'd expect. There's a bit of [...]
Available Inventory Finally Rises, but Not for Town Homes or Condos [Analyze This]
by Osman Parvez ---- Intelligent real estate decisions are based on an in-depth understanding of market conditions. Does it feel like you're flying blind? Get a better real estate adviser. Time for an inventory update. The following is a broad analysis of the Boulder real estate market. If you're thinking about buying or selling (and you're not under and exclusive agreement with one of our competitors) call us to discuss market conditions relative to your price range, property type, and location. Ph: 303.746.6896. Total inventory continues to climb. 197 houses (blue) and 154 condos and town homes (orange) [...]
