Canyon Center Condos in Boulder, Colorado

If you're looking for the quintessential Boulder, Colorado lifestyle, close to the Pearl Street Mall with its cafes, restaurants, bars and boutiques so well known and frequented by Boulder residents and out of towners as well, then look no further than the Canyon Center Condos in Boulder, CO. This is a complex of approximately 45 condos between Canyon and Walnut, 1 block west of 9th Street. These condos were built in the mid 1980's and have been well maintained by a strong HOA. The best location are those on the exterior, facing Canyon but set back from  the street and buffered by lawn and trees. They also have great southern exposure and views of the Boulder Creek path park and trees. Prices range between $320,000 and $850,000 for the penthouse, largest model. These condos are a great value when compared with the newer million dollar+ condos at One Boulder Plaza, built in 2002.
If you're interested, keep reading for more details. Also, please check out my listing in the complex: 824 Walnut A. Or visit my website to contact me.

There have been 13 sales in the complex of approximately 45 condos in the last 2 years. I went back to January 1, 2010. The prices range between $320,00 on the low end to $850,000 as the most expensive penthouse unit on the top floor with 1691 square feet, 2 bed and 2 bath and includes a garage. The units in the center of the complex and the smaller models are at the lower end of the price range.
I have selected these 6 sales as being the most relevant comps. There are 2 that have exactly the same square footage as 824 A, which is 959'. This model is a one bedroom + 1 non-conforming bedroom that can be used as an office or guest room (or converted to a 2nd bed).
in 2010:
854 Walnut B (2nd floor) sold for $370,000 in Oct. 2010 after 7 days on the market.
856 Walnut A (main level) sold for $390,000 in Nov. 2010 after 24 days on t he market.
812 Walnut D (4th floor) sold for $462.00 in Nov. 2010, is slightly larger (49 sq ft) and has an extra bath.
854 Walnut D (4th floor) sold for 462,500 and also is larger with 2 beds, 2 baths.

2011 was a slower year due to lack of inventory. There were 3 sales, between $348,000 for a smaller 1 bed. in the center (no guest room) to 854E on the top level with 1360 sq ft and 3 beds, 3 baths which sold for $527.000. The best comp is 790 Walnut D, which was 49 sq ft larger and is listed as 3 bedrooms, 1 bath.

Housing Prediction 2013

Housing Prediction 2013

The pick up in demand for housing in Boulder, Colorado and surrounding areas which we saw in 2012 will continue in 2013. New household formation is expected to rise at an even faster rate this year than it did in 2012, creating increased demand for housing in 2013. The National Association of Realtors reports that some 93% of generation X and Y who are now renting, plan to buy a home in the near future. If even a small portion of that prediction is correct, it will contribute to rising demand in housing in Boulder, Colorado. In fact, the lack of homes for sale will be one of the biggest problems in the Housing Industry in 2013. This increase in demand and lack of supply will continue to push prices higher. With mortgage rates at historic lows and likely to continue throughout 2013, now’s the time to find your own piece of the American Dream. Contact me today if you’re ready to get started and let me know how I can help.

New Listing: Prime West End Condo in Boulder, CO

I've just listed a prime west end condo, just off the Pearl St Mall and across from the Boulder Creek Path. This 1 bedroom +office or guest room is south facing and has a sunny, open floor plan. It has had some remodeling to open the kitchen to the great room. The kitchen has granite counter and new SS appliances. There are italian tiles in the bathroom and the fireplace surround in the great room. This condo has been extremely well maintained and is for sale for only the 3rd time since the complex was built in 1986. It is a very well run HOA with healthy reserves. Cats and dogs are OK. For more details and pictures, click here.So if you're looking for the iconic Boulder, Colorado lifestyle: living within walking distance to the Pearl St Mall and minutes to the Boulder Creek Path, Mt Sanitas and the open space trails that Boulder is famous for, you have found your place to call home!

What's the Best Time to Sell Your House?

Generally, home sales are strongest during the summer months which is why the number of listings picks up in the spring and tapers off after October. For many, the best time to sell a home is in the summer. But what about listing in the off season, particularly around the holidays? This could be the best time to sell your house because the people who are out there looking are serious buyers. Also, because this holiday season the houses for sale throughout Boulder County are few and far between, in fact with one of the lowest inventories on record, you will have almost no competition! So prepare it well and get it on the market now! In fact, I have brave sellers who has done just that, we put their Boulder condo on the market yesterday and it’s one of very few available. Check back for more info on a great place to call home in Boulder or click for information on this prime West End condo, close to Pearl Street. In conclusion, remember that all real estate is local and rely on an agent who understands your market and how that will affect your best time to sell.

Home sales in Louisville, CO since 2005

I have buyers looking for a home in Louisville, Co. up to $400,000 and are interested in knowing how homes sales in Louisville, CO have held up since 2005. I started my search by looking at the Saratoga subdivision in Louisville. It is a neighborhood of about 250 homes, built in the mid 1980's that is well situated, close to trails and paths that take you into old town Louisville, with a reasonable walk of about 1 mile. And of course, this neighborhood boasts wonderful schools.  I chose 2005 as a start date because the market already started correcting in 2006, and the economy was already showing signs of weakness leading up to the 2008 meltdown. In 2005 we had perhaps the last ‘normal’ market of the past 7-8 years. Remember, this is a snap shot of home sales in Louisville, CO since 2005 and looks at the #sold and the median price in one particular neighborhood: the subdivision of Saratoga. To search for  homes, pleases visit my website.

Year       # sold in Saratoga Subdivision                   Median Price (rounded up)

2005                       14                                                           $342,000

2006                       9                                                              $347,000

2007                       4                                                              $352,000

2008                       7                                                              $375,000

2009                       7                                                              $369,000

2010                       5                                                              $385,000

2011                       4                                                              $396,000

*2012                    7                                                              $424,500

(2012, thru the end of the 3^rd quarter)

The Denver market according to the Denver, mls.

Fast-rising metro Denver home prices are back to their record highs of 2006, fueled by buyers competing for a limited number of properties. So far this year, single-family homes have sold for a median price of $250,000, matching the level they hit in 2006 before the market began to decline. The statistics from Metrolist Inc. point toward a good market for sellers and a challenging environment for buyers competing for a limited number of properties. Analysts caution that not all neighborhoods and price ranges are seeing the same level of price appreciation. But overall, the market is marching forward with robust activity .Real-estate analyst Gary Bauer said he sees "no end in sight" for strong buyer demand.  Reported by Steve Raab in the Denver Post.

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Colorado 1 of 5 States with Lowest Closing Costs

Colorado is one of 5 states with the lowest closing costs per Bankrate.com's Holden Lewis. The 5 states with the lowest closing costs are: Missouri, Kansas, Colorado, Iowa and Arkansas which have some of the lowest, least expensive mortgage closing costs, including loan origination and title insurance fees.