4482 Hamilton Ct: A Martin Acres Review

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Click the following link to view details, map and photos of this listing: 4482 Hamilton Ct

 

Listing history:

 

  • 05/02/1978 - Purchased for $53,500
  • 05/02/2014 - Listed for $425,000
  • 05/07/2014 – Went under contract
  • 07/15/2014 – Sold for $419,800

 

 

Description:

 

There is nothing very special about this typical Martin Acres tri-level home. Built in 1960 in the William Martin Homestead subdivision of the Neighborhood this tri-level has 1,312 square feet, 4 bedrooms, 2 bathrooms and a carport. The unique aspect of this property is lot size and location.

 

The lot is just under a quarter acre in size (very large) and located at the back of Hamilton Court. Hamilton Court is a closed court which eliminates any through traffic. These back lots on the Courts are great because the curvature of the road allows for larger lots at the apex of the ‘u’ shape. This one in particular is interesting because it backs to the open space behind the High Mar Senior Housing development on Table Mesa Rd. There are pros and cons of this location. Pros are that the neighbor (High Mar) is further than the normal neighbor would be and that it is a very short walk to catch a bus on Table Mesa Road or walk to nearby shopping. The con would be that it backs to a commercial development which is unappealing to some folks even though it allows for a more open feeling. There is also a bit of traffic noise from Table Mesa and Highway 36.

 

Pricing:

 

This listing (4482 Hamilton) sold in July for $419,800.

 

There have been four tri-level homes (including this one) that have sold over the last 12 months. Here’s a link to the four sales: CLICK HERE

 

The sales ranged from 1280 to 1426 square feet and from $402,000 to $445,000. I feel that the Buyer who purchased 4482 Hamilton got a good deal on the property. Especially considering the large lot.

 

The house just down the road at 4457 Hamilton was much nicer on the inside but located close to a busy road and had a smaller lot. It sold for $429,500.

 

There was a 2800 square foot ranch house with a fully finished basement on a similarly large lot right across the street and it sold in August for $469,000. This basement did not show very well and the Buyer of this home got a very good deal. Price per square foot is about half of what it was on 4482 Hamilton. This goes in line with what we have been seeing this year which is that basements don’t currently have much value to them due to the floods and also the fact that many of the basements which have been on the market do not show very well. Here’s a link to a recent article I did on the subject: 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.

 

September 2014 Market Upate for Downtown Boulder

Like our neighborhood Facebook page Pearl Street Pulse!

 

As your local 8z REALTOR and market expert, it is my pleasure to bring you this market update for Boulder’s Downtown neighborhood and Pearl Street area. Stay tuned each month as I post updated information on this market’s activity.

 

35% of the Downtown inventory is under contract with impressive cost per foot figures ranging from $223 all the way up to $1211, which may be a record setter for 2014. These 40 units represent 38% ($46,992,950) of Boulder’s $123,304,707 current inventory.

 

This downtown market is doing surprisingly well based on price category with a mere 98 average days on market. If you are looking to be downtown, now may be a good time to buy before the inventory is snatched up.

 

35% of the 40 listings in downtown Boulder are under contract.

35% of the 40 listings in downtown Boulder are under contract.

 

New Listings

 

Address List Price Bed Bath Sq Ft DOM/CDOM
2301 Pearl St #61 $165,000 1 1 454 17/18
2227 Canyon Blvd #205A $169,600 1 1 702 19/20
1850 Folsom St #1112 $244,900 1 1 682 23/24
357 Pearl St #2 $284,000 1 1 574 25/26
625 Pearl St #6 $345,000 2 1 748 9/10
1850 Folsom St #409 $435,000 3 2 1,904 23/24
2030 20th St 7 $570,000 1 1 1,023 13/195
856 Walnut St C $575,000 2 2 1,004 25/26
434 Morrison Aly $599,000 2 1 1,188 19/20
2030 20th St 1 $650,000 1 2 1,182 27/28
1836 22nd St $749,000 3 3 1,510 27/123
1918 Pearl St 201 $775,000 2 3 1,400 24/25
1655 Walnut St 101 $995,000 2 2 1,825 24/25
1077 Canyon Blvd 402 $3,950,000 3 4 3,736 6/7

 

 

13 of 14 are attached dwellings ranging from small 1-bedroom condos to luxury penthouses. One single family home in the new Dwell 22 neighborhood priced at $750,000 at $496.ft, which is a deal for downtown.

 

Sold in September

 

Address Price BD BA SqFt DOM/CDOM
2301 Pearl St #11 $182,000 1 1 427 59/59
2240 Spruce St #C $374,900 2 2 1,108 43/43
1832 Spruce St #3 $401,000 3 2 960 37/37

 

There is great opportunity for investors to buy up the lower cost condos as long term or short term rentals. Investor financing is available through Firstbank  and Elevations for low owner occupancy rates. Also, there is a great opportunity to buy some of the finest luxury units with panoramic Flatiron views. Interest rates are still at an all-time low so great time to purchase.

 

Please call me if you need any assistance at Downtown Boulder. I’d be more than happy to discuss the current market’s activity, show homes from the current inventory and help you with any of your real estate needs in the neighborhood. You can always reach me at 303.817.2664 or shelydowns@8z.com or on my Facebook business page.

Field report on 1918 Pearl Street, Boulder

This is a 1,400 square-foot two bedroom ,three bathroom condo just four blocks from Ground Zero- Laughing Goat. The two bedrooms could be used for separate masters or office spaces and don’t forget to look for those Flat Iron views from the upstairs balcony. This Pearl St., gem is coming in at $553 per square foot which is about average for this location downtown. But make sure that you note the HOA dues monthly that are currently $555 ouch!

 

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Field report on 625 Pearl Street #6 Boulder

This two bedroom, one bathroom turnkey modern comfy condo is a great value at $461 a square foot just three blocks from the walking section of Pearl Street Mall. Move-in ready for as owner occupied or a perfect investment for a VRBO rental. Despite being a garden level this unit is surprisingly bright and open

 

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350 Martin Dr: A Martin Acres Review

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Click the following link to view details, map and photos of this listing: 350 Martin Drive

 

Listing history:

 

  • 07/23/2008 - Purchased for $388,400
  • 06/12/2014 – Listed for $479,000
  • 06/20/2014 - Went under contract
  • 07/02/2014 - Came back on the market
  • 08/10/2014 – Went under contract
  • 08/26/2014 - Sold for $465,000

 

 

Description:

 

What a nice house! 4 bed, 1 bath, 1326 Sq Ft. The garage was converted into a fourth bedroom or den and has a separate laundry room out back. The only downside really was that there’s only one bathroom and no garage. The tradeoff is worth it though because the space is so useable and very nicely remodeled. The best part of this house is the back yard! It is large and open with a mature tree in the middle and it backs up to the private park at Alvarado village. So on the other side of the fence is an open park area. The location of this listing is ideal for popping the top. You would then conquer views of the flatirons and the open space in back.

 

Pricing:

 

This house sat on the market for a little while. My opinion is that it was priced right for the current market conditions and a couple months on the market is representative of a fairly balanced market. So the selling price of $465,000 was just about right I’d say. Most all of the properties for under $450,000 are selling in a heartbeat and anything over that takes some adjusting for buyers who have been used to getting these houses for $425,000. Whether you want to believe it or not, $465,000 is the new $425,000. That’s no joke. We have easily seen 10% appreciation this year and it’s not unwarranted. It was time and the market has been leaning in that direction for some time now.

 

For comparison here’s a link to all of the single story ranch houses with no basement and over 1,100 Sq Ft which have sold over the last 12 months. Prices range from $396,000 up to $540,000: 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.

 

3795 Martin Dr: A Martin Acres Review

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Click the following link to view details, map and photos of this listing: 3795 Martin Drive

 

Listing history:

 

  • 08/17/1987 - Purchased for $73,900
  • 04/16/2014 – Listed for $449,000
  • 04/18/2014 -Went under contract
  • 05/29/2014 - Sold for $449,000

 

 

Description:

 

This is a great house. Built in 1956 it is a 1,152 square foot ranch on a crawl space with 3 beds, 2 baths, a 1-car attached garage AND a 2-car detached garage!

 

The house sits on a corner lot which enabled a curb-cut access on the side of the yard leading up to the 2-car garage in the back. Sacrificing the yard would not be an option for many folks but for the garage-buff this provides a rare and valuable opportunity. Most ranch houses in the neighborhood have only a small 1-car garage if any. This lot is directly across the street from Creekside Elementary School which, like the back yard, can either make it or break it for a buyer. Some folks will appreciate the views, openness and proximity to the school and others would be frustrated with the extra traffic and commotion during recess and when school gets in and out.

 

Pricing:

 

This house went under contract in the first couple of days on the market and sold for the full asking price of $449,000. The market conditions this year have been such that a buyer can pay full price (or more) and feel good about it. At least they got a great property at a low interest rate during a time that worked well for them. That’s not the case for all buyers and some have regrets of not offering full price on the property they wanted last year which would be priced 10% higher in today’s market.

 

There have been 9 sales of ranch style listings with no basement this year of which 3795 Martin was one. Prices ranged from $390,000 to $540,000. Here’s a link to those 9 listings: CLICK HERE

 

If you have been following the Pulse you might be aware that prices are all over the board this year. It is understandable in a market, like this, that is going through dramatic growth spurts. The traffic and lack of a back yard won’t work for some buyers so it could potentially take a little patience in the future to sell but chances are good that there will always be at least one buyer in the market at any given time who values the garage over the yard.

 

In summary, this buyer can feel good about the property they purchased, the price they paid, and most certainly the interest rate they likely received on the loan if they got one.

 

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: Historic Boulder Sept. 17 – 23

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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165 Green Rock Dr, Boulder, CO 80302

$3,250,000 | 5 Beds | 5 Baths | 5780 sq ft | Single Family Home in Mapleton

 

 

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1528 Mapleton Ave #1 – 3, Boulder, CO 80304

$1,200,000 | 6 Beds | 3 Baths | 2916 sq ft | Income Property in Whittier

 

 

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 Sept. 17 – 23

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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1933 Grove St, Boulder, CO 80302

$475,000 | 2 Beds | 2 Baths | 1052 sq ft | Single Family Home in Goss Grove

 

 

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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 Sept. 17 – 23

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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1103 6th St, Boulder, CO 80302

$1,200,000 | 5 Beds | 2 Baths | 3338 sq ft | Single Family Home in Flatirons

 

 

 

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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!