4170 Pinon Dr, Boulder
4170 Piñon Drive | $3.2M 3 Bed | 1 Office | 3 Bath | 2,456 SQFT | 6 Car Garage | 2 Car Carport A mid-century marvel, the Shapely House is an architecturally stunning home designed with a nod towards Frank Lloyd Wright’s Usonia. Created for physicist Alan Shapely, who is credited with bringing the Bureau of Standards (later National Institute of Standards and Technology) to Boulder, Architect Bernard Cahlander designed the home with exposed block made on-site, cork flooring, and expansive use of glass. Tasteful updates under the current owner include a Galvalume standing seam roof and ceiling [...]
Psst… Coming Soon: Awesome Condo
by Osman Parvez ---- Psst.... We have a fantastic condo coming to market soon. Now that we have a listing agreement in place, we can tell you about it. You're looking at a gorgeous, updated, south-facing 2 bedroom, 2 bath (full baths) property with covered parking. The location is excellent. From your front door, it's an easy walk to Ideal Market, downtown restaurants and retail. It's a short half mile from the Sanitas trails and just 1.6 miles to Google at 30th/Pearl. From an investment perspective, the coming Alpine-Balsam development will likely support further appreciation and rental demand. Additionally, the [...]
Want to See Turn Key? Check Out 819 Timothy Drive [Coming Soon]
by Osman Parvez ---- Heads up: A spectacular home will be hitting the market this coming week. I want you to know about it first. This house features 4 bedrooms (on the upper level), 3 baths, and a two car garage. With vaulted ceilings and an open floor plan, the layout is perfect. Mature landscaping surrounds the property. It's located on a quiet street with Willow Farm Park around the corner and Whole Foods a quick walk away. Easy access to Boulder County's best road cycling routes and a fast commute to Boulder. The past owners took excellent care [...]
Update: 235 Fox Drive [Value Investment]
by Osman Parvez ---- ---- This morning, the sellers of our listing at 235 Fox Drive decided to make a HUGE $40K price cut! The asking price is now $650K. 235 Fox Drive is a nicely updated three bedroom town home with the square footage and layout of a stand-alone house. All bedrooms are on the upper level, the main level has space for entertaining and the full basement has potential for additional finished space. It has a rare two car garage. The property also features minimal landscaping, giving you more time to travel or enjoy outdoor recreation and spend [...]
Step Into A New Space
by Sophie Kloor Design is critical to our enjoyment of interior spaces and our behavior within them. According to the EPA, the average American spends 93% of their life inside. Working with home buyers and sellers over the years, I’ve seen how well staged interiors with functional layouts have a strong impact on desirability. Want to feel inspired? Check out this website that showcases the work of talented English interior designer Ilse Crawford. She is fascinated by the way people behave in different spaces and deeply observes how remarkably impacted human beings are by our surroundings. Ilse [...]
Would You Be My Neighbor? [Coming Soon]
by Osman Parvez ---- Heads up. This 5 bedroom, 2 bath is about to hit the market in Martin Acres. Lots of updates. Brand new back lawn with sprinkler system. Great location on a quieter street. Priced fairly. Call me for details. ---- 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 [...]
This Week’s Fresh Listings and Notable Sales [Get ‘Em Hot]
Ready for Memorial Day Weekend? It's time to see some houses. We've sifted through this week's new listings to bring you the most interesting, fresh, and desirable properties on the Boulder market. No old, refreshed listings pretending to be new. No bad locations or egregiously overpriced shacks. 130 new properties his the market in Boulder county this week. 19 are already under contract. Here's what's worth a look this weekend. Oh and as a bonus, we've decided to include recent and notable sold properties with some insights into the negotiation. Sold Listings of Note 1476 Periwinkle Drive | $949,000 [...]
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 [...]
Downtown Lock and Leave, CU Kiddie Condos, and Historic Bungalows on the Hill [Fresh Listings, Get ‘Em Hot]
The storm has passed and the weekend is looking dry. It's time to see some houses. There were plenty of new listings that hit the market this week. After I was done shoveling my corner lot, I sifted the wheat from the chaff. Here's whats worth seeing. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 1655 Walnut St #104| $1.55MM | Pics and More Details A large two bedroom, three bath town home in a solid downtown location. Lock and leave is increasingly desirable for many types of buyers, [...]
2. Pick up the Phone [Best Practices for Negotiation]
by Osman Parvez ---- This article is part of a series on best practices for negotiation in real estate called Top 10 Ways Your Agent is Compromising You. Post #1 is HERE. ------- If you think it’s all about the price, you’re wrong. It’s surprising how rarely agents call before submitting offers. Even when the Boulder real estate market wasn’t fueled by bidding wars, it was a good practice to reach out to the listing broker before lobbing in an offer. Today, it’s critical and yet most buyers agents don’t do it. You read that right. MOST buyer's agents [...]
Exclusive Enclaves and Hidden Gems [Fresh Listings, Get ‘Em Hot]
70 New listings hit the Boulder real estate market this week ------------ 10 Already under contract 3 Flips of questionable execution 6 Refreshed, old listings pretending to be new ... 13 Worth looking at Note: Last week, one of our regular readers asked if I would disclose conflicts of interest. The answer? Of course! If the listing is within Realty Unique, or even if I own property nearby, I will always disclose known conflicts of interest. Only property worth seeing makes this list and worth seeing doesn't always make it worth buying. If you really want to know my thoughts [...]
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 [...]
Modern on a Perch and Income Properties [Fresh Listings, Get ‘Em Hot]
56 Listings hit the market this week. 11 Already under contract 9 Refreshed old listings (including one that thinks it’s worth $200K more than 4Q) 26 Overpriced, bad locations, not built yet, not particularly interesting, or otherwise undesirable. -------- 10 are worth looking at this weekend. Let's go see some houses. To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896. Boulder 2345 Balsam Drive | $2,790,000 | More Details If modern is your thing, here’s your chance. It’s on a little island of high-end houses with views on Panorama, Alpine, [...]
Best Practices for Negotiation
by Osman Parvez ---- After yesterday's post on bad faith negotiation, here's one to point you in a better direction. Remember that sophisticated negotiations are not a yelling match, they're a chess game. Best Negotiation Practices for Listing Agents Step 1: Analysis. This includes a deep review of the most recent and relevant comparable sales. It's not complete without an analysis of appreciation trends for specific property type, price range, and location. There is no short-cut, it requires analytic skills and market knowledge. Step 2: Strategy selection. Lay out recommended strategic options for the seller and the most likely results of each [...]
How to Negotiate in Bad Faith [Tales from the Trenches]
by Osman Parvez Bad Faith Negotiation 101 Step 1: Set an asking price well below market value in order to lure 100+ people to your open house. Don't put it on the MLS. Step 2: At the open house, brag about how the inventory shortage is allowing you to double-end million dollar plus deals. Step 3: When asked how your sellers feel knowing they left money on the table by not allowing an open market sale, say "well, that's their choice." Step 4: Refuse to disclose terms of any offers to agents who submit, including the current high water mark [...]
