320 32nd St: A Martin Acres Review

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Click the following link to view details, map and photos of this listing: 320 32nd St

 

Listing history:

 

  • 08/20/2010 – Purchased for $398,500
  • 08/01/2014 – Listed for $459,700
  • 08/04/2014 – Went under contract
  • 08/29/2014 – Sold for $463,200

 

 

Description:

 

320 32nd Street started as a typical Martin Acres, 1,040 square foot ranch on a crawlspace with a 1-car attached garage. These layouts originally had three bedrooms and 1 full bathroom. This house has been beautifully renovated. The kitchen is nicely updated and the back two bedrooms have been combined to create a master suite with walk-in closet and ¾ bath which has a luxurious shower. Combining the bedrooms creates a bit of an elongated master bed but since the closet and bath take up one end of the room it is reasonably proportioned.

 

The house also has a single car garage and nice backyard and is located on a very desirable street in the neighborhood that displays pride of ownership.

 

Other than the lack of a third bedroom this listing has it all. You can’t make everyone happy so the fact that it doesn’t have the third bedroom is no problem. In fact some of the older homes in the Highland Park subdivision of the neighborhood were built with only two beds and one bathroom, no garage and significantly less square footage. Consider this the luxury model of the two bedrooms.

 

Pricing:

 

This listing went under contract right away and it wouldn’t surprise me if they had multiple offers. There is no question that they priced to sell. And sell they did. For over asking price. Although 2-beds doesn’t work for many home-shoppers little justification is needed for the price. Below are a couple links to comparable sales if you are interested.

 

Here’s a link to the four 1,040 square footers which have sold this year: Click Here

 

Here’s a link to the 17 ranch style sales of 2014 which had at least 1,000 square feet. They are sorted with the highest price on top: Click Here

 

Need a market expert’s assistance? To set up a showing to see this home contact David Lorraine at: David@8z.com or call 303-502-7823.

 

TrailCrossing at Lee Hill

TrailCrossing is a new 31 unit single family home project at 8th and Lee Hill Road in North Boulder.  The location is a 6 acre site with a community park, garden, great views of the foothills and close access to trails, and open space.   Homes range in size from approximately 1280 square feet to 2300 square feet above ground, with two-to-four bedroom plans, and options for a finished basement.  Prices start in the low $500,000 up to the $800,000 range depending on options.   The homes will provide and energy efficient gas fireplace, open floor plan, and some of the models have rooftop decks.

 

If you would like more information about this development contact John Hinkelman, your North Boulder Real Estate expert.

 

Source: Inside Real Estate News

October 2014 Market Update for Gunbarrel

As your local 8z REALTOR and market expert, it is my pleasure to bring you this monthly update for Boulder’s Gunbarrel neighborhood. Tune in each month for updated information about one of life’s biggest investments: your home.

 

In September there were a total of 5 sales in the Gunbarrel neighborhood, with the average sales price being $715,800, and the median sales price being $564,000. On average these homes were on the market for 53 days.

 

The average days to contract for those homes under contract is 25.

The average days to contract for those homes under contract is 65.

 

There are 15 new listings since September 1st. Eight of those 15 are under contract.

 

New Listings

 

Address Price Bed/Bath Price/SF finished
7194 Mount Sherman Rd. $379,900 3BD/3BA $139/sf
7484 Mount Sherman Rd. $419,000 5BD/3BA $125/sf
7114 Cedarwood Cir. $428,900 3BD/3BA $165/sf
5648 Slick Rock Ct. $430,000 4BD/3BA $219/sf
6544 Twin Lakes Rd. $450,000 4BD/3BA $191/sf
5892 S Orchard Creek Cir. $499,000 4BD/3BA $248/sf
4551 Tally Ho Trail $499,000 4BD/3BA $299/sf
5903 Wellington Rd. $539,000 6BD/4BA $168/sf
4543 Tally Ho Trail $575,000 4BD/4BA $215/sf
7189 Cedarwood Cir. $649,000 4BD/4BA $172/sf
7226 Four Rivers Rd. $690,000 4BD/4BA $168/sf
7171 Four Rivers Rd. $729,000 4BD/3BA $222/sf
4469 S Meadow Dr. $739,900 4BD/4BA $169/sf
4893 Country Club Way $917,000 4BD/5BA $303/sf
4567 Robinson Pl. $1,090,000 4BD/3BA $290/sf

 

If a home is priced correctly and shows well, based on activity in the Gunbarrel market, it should go under contract within the first 30 days. Homes that are upwards of $750,000 are taking longer, but again, if it is priced correctly and shows well, it should go under contract within the first 60 days. How a home shows is just as important as the location and the price.

 

Homes Sold in September:

 

Address Sold Price Bed/Bath Sq Ft Price/SF DOM
5428 Glendale Gulch Cir $410,000 4BD/4BA 2,352 $174/SF 38
4572 Beachcomber Ct $460,000 3BD/3BA 2,194 $210/SF 46
6965 Sweetwater Ct $564,000 4BD/3BA 3,271 $228/SF 67
5183 Idylwild Trl $1,050,000 3BD/3BA 4,370 $310/SF 90
4493 Pali Way $1,095,000 4BD/3BA 5688 $276/SF 3

 

The market is slowing down. There were 15 sales in August, compared to the 5 in September. However, considering that there are 14 properties in the Gunbarrel area under contract, this could indicate a busy October. Most sellers think this is a slower time of year, which might have held true 2 – 3 years ago, but nowadays it is always a good time to sell your home for top dollar. The time of year is not as important as making sure you price it correctly and that it shows very well.

 

I believe the Gunbarrel market will continue to see rising prices. We still have an inventory problem, which has created a consistent, upward pattern of appreciation. There are a lot of buyers who do not want to pay the high price tag to live in the city limits of Boulder. Louisville has become increasingly less affordable and Lafayette is just too far out for many buyers. This has created demand for Gunbarrel, which is why homes are selling so quickly throughout the area.

 

With interest rates hitting below 4% for a 30 year loan, inventory at an all time low, and the number of buyers actively looking for a home to purchase, NOW is a great time to list your home for sale. If you would like a complimentary market analysis please feel free to give me a call at 720-203-7789 or send me an email at Julia@8z.com.

 

4135 Moorhead Ave: A Martin Acres Review

 

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Click the following link to view details, map and photos of this listing: 4135 Moorhead Ave

 

Listing history:

 

  • 03/09/2009 – Purchased for $359,900
  • 06/13/2014 – Listed for $519,000
  • 08/18/2014 – Withdrawn from the market
  • 10/14/2014 – Listed for $499,000

 

 

Description:

 

This house started as a typical Martin Acres four-level home built in the William Martin Homestead subdivision in 1960. Since then, in the 80’s I think, they added the mother of all master bedroom suites as a fourth level (on top of the middle level). With this addition the house has a total of 2,050 square feet with 4 bedrooms and 2 full bathrooms.

 

There are only two bedrooms and one bathroom on the first upper level and then you can go up another half flight of stairs to the master suite. This room is very large with vaulted ceilings, big beautiful windows with views, two huge walk-in closets, and a cozy library/sitting area with a fireplace in the back. A master bathroom would have been nice to include in the design but one of the walk in closets could likely be converted into a bathroom.

 

The lower level consists of the fourth bedroom and 2nd full bath. It has its own entrance from the back yard and a common area which would make for a great 2nd kitchen! This lower level would be great as a rental or mother-in-law suite.

 

The house also has a 2-car garage, a nice front porch and skylights in the kitchen.

 

The downside is that this beautiful home is backing to highway 36 as are all of the homes on this side of Moorhead Avenue.

 

Pricing:

 

This is one of the larger multi-level homes to sell in the neighborhood and, so far this year, is the only one backing to the highway. Here’s a link to the five tri-levels to sell over the last 12 months: Click Here

 

The most comparable sale would be the listing at 4694 Ingram Court. This house was 2,316 square feet on a lot which was a little larger than the typical lot. It was on the corner of Ingram and Moorhead so although it didn’t back to the highway it still had a lot of traffic noise and was located towards a busy end of Moorhead. Plus it was backing to the new High Mar senior apartments and not everyone is comfortable with their home backing to a large complex like that.

 

The highway will make it a bit more challenging to find a buyer for 4135 Moorhead but I don’t think they are far off the mark. It could easily be argued that they would be priced better around $475,000 or so but if I were them I might right it out for a little longer at the current price. It’s a very nice house and will only take one buyer to take it off the market.

 

Need a market expert’s assistance? To set up a showing to see this home contact David Lorraine at: David@8z.com or call 303-502-7823.

 

Weekly Snapshot: NEBO Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in Boulder, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in Northeast Boulder!

 

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There were no new listings this week.

 

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3080 Carbondale Ln

$182,325 | 2 beds | 2 baths | 1261 sq ft | Single Family Home in Northfield Commons

 

3086 Carbondale Ln

$187,125 | 2 beds | 2 baths | 1261 sq ft | Single Family Home in Northfield Commons

 

Have questions about any of these properties or curious about your home’s value? We can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

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Weekly Snapshot: Historic Boulder Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in Historic Boulder, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in Mapleton and Whittier!

 

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1850 Folsom Street #203

$275,000 | 1 beds | 1 baths | 801 sq ft | Condo in Whittier

 

2620 Pine St

$504,900 | 2 beds | 1 baths | 784 sq ft | Single Family Home in Whittier

 

1727 Mapleton Ave

$1,689,000 |  beds |  baths | 3736 sq ft | Single Family Home with 2 units in Whittier

 

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No homes sold this week.

 

If you have any questions or are curious about your home’s value, we can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

Follow Historic Boulder Pulse on Facebook

 

Weekly Snapshot: Goss Grove Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in Goss Grove, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in Goss Grove!

 

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There were no new listings this week.

 

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No homes sold this week.

 

Have questions about any of these properties or curious about your home’s value? We can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

Follow Goss Grove Pulse on Facebook!

 

Weekly Snapshot: Flatirons Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in Boulder’s Flatirons neighborhood, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in Flatirons!

 

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There were no new listings this week.

 

 

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No homes sold this week.

 

 

Have questions about any of these properties or curious about your home’s value? We can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

Follow Flatirons Pulse on Facebook!

 

Weekly Snapshot: Uni Hill Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in University Hill, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in UniHill!

 

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There were no new listings this week.

 

 

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1085 Broadway #16

$210,000 | 1 beds | 1 baths | 560 sq ft | Condo in Uni Hill

 

 

Have questions about any of these properties or curious about your home’s value? We can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

Follow Uni Hill Pulse on Facebook!

 

Weekly Snapshot: Chautauqua Oct. 23 – 29

BoulderSnapshot

 

Owning a home is one of the most important financial investments of your life. The more you know about how real estate works in Chautauqua, the better off your investment will be.

 

We’re here to show you the latest changes in the neighborhood: new listings, solds and open houses. Join us each week for the scoop in Chautauqua!

 

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There were no new listings this week.

 

 

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829 13Th St

$1,233,500 | 4 beds | 3 baths | 3268 sq ft | Single Family Home in Chautauqua

 

If you have questions any questions or are curious about your home’s value, we can help! Reach us at 303-543-3083 or clientcare@8z.com.

 

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