IMPORTANT UPDATE 7/23/19: A listing agent complained to the MLS about our use of listing information and we were contacted with a request to remove the links. Given the traffic on this website, agents are usually thrilled we've independently decided to encourage buyers to consider their properties. Why would an agent act against the interests of their seller? If they didn't like the way we described their property, instead of whining to the MLS, why didn't they reach out to us to actually pitch us on their listing and invite us for a personal visit?





This is why we can't have nice things.





such this one. For now, we've removed all links and photographs to the fresh listings below while we revamp our approach. If you want to see photographs and listing information, you'll need to plug the property address directly into any public real estate portal

















Here's a quick video intro to this week's post.









For private showings and discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.

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Fresh Listings









9191 Tahoe Lane | $6.8M

You haven't seen this luxury estate before. Neither have I.





Why? Because it's extremely secluded; tucked way on farmland just north of Arapahoe and west of 95th street.

The lot is 55 acres and the residence features five bedrooms, each with an en-suite bath, and over 12,000 finished SQFT. The views are spectacular, naturally.





Due diligence: Valuation hinges on the large and extremely private parcel of land, quality/nature of the water rights and whether it's possible to ever build a home this large again. Yes, Boulder County has house size limits based on an arbitrary circumscribed neighborhood. The design of this custom home is attractive but may not suit the taste of current luxury home buyers, thus a key consideration should be how it might be redesigned and modernized. Ask your agent to bring their architect and interior designer to the showing. Don't forget there is an architectural control committee and protective covenants to navigate.

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.









3639 21st Street | $4.5M |

I wrote about the Carloyn Heights neighborhood in the most recent Notable Sales (read Could Your Cat Ruin Your Listing .) This listing proves the point and adds additional support for the valuation.



Built 12 years ago, 3639 21st Street is a six bedroom, six bath custom two story with a five car attached garage on a 2/3 acre lot. The design is tasteful and enduring.



Due diligence : It doesn't look like much has changed during the last six years (the current owner's tenure). They acquired it for $3.4M. At the asking price, the property appreciated about 4.9% per year, which passes the sniff test.















For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.







1430 Moss Rock Pl | $1.37M A clean example of late mid-century design. Vaulted ceilings on the upper, a walkout basement, and a small-is-beautiful 2,400 total SQFT. The location is solid; a quiet cul-de-sac, reasonable distance from Broadway, and it should be elevated above the neighbors to the south.



Due diligence : The listing says the home is heated by forced air, but I see registers everywhere. Most likely it’s a boiler. Cooling the home could pose a challenge given the likely limited insulation in the vaulted ceilings and late 60’s insulation in the walls. The solution is probably a ductless mini-split system or evaporative cooler(s).

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.







2400 Rose Ct | $1.05M | A nine year old Markel two story in Lousville’s North End neighborhood. The home has five bedrooms, four baths and a nice three car garage. It’s a tasteful and attractively designed property that should suit the needs of most buyers. Louisville schools are reasonable and the location is only a short distance from downtown Louisville.





Due diligence : Other than paint, it doesn’t look like the seller did much in the way of improvements since the home was last sold. The asking price represents about a 6% appreciation rate. Be sure to ask for a copy of the lease agreement for the solar system and understand the homeowner's obligations when it comes time to replace the roof. The trails behind the house are on developer (or perhaps hoa?) owned space, but likely restricted for any future development. It looks like a water retention area, so unlikely to be built upon. Trust but verify.











For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.









902 Grove Dr | $865K For $184K less than 2400 Rose Ct. (above), you could buy a slightly smaller and extensively renovated five bedroom, three bath. This two-story has a more traditional design but is similar in its desirable location; near Harper Lake and a relatively short stroll through residential areas to downtown Louisville. The basement is unfinished, which provides future possibilities.



Due diligence : The solar system is owned and the property backs to City Open Space, which creates a nice sense of spaciousness.

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.





5 Ronnie Rd | $700K Most mountain properties are in rough condition. This last 90's two-story in Coal Creek Canyon features four bedrooms, plus an office on the main. A vaulted living area and relatively open floor plan connect areas of the house. The heated driveway, and large workshop are nice extras. Fire defense is another key criteria for mountain property and this one is less than a mile to the fire station.





Due diligence : About a 40 minute drive to Boulder, plus the usual mountain house checklist items. Also, not Boulder County.



For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.





3287 Cripple Creek Trl | $545K Extensively remodeled one bedroom townhome in Shanahan Ridge. In addition to renovating nearly everything, a wall was removed to convert two smaller bedrooms into a spacious master suite. The location is ideal for people who love having easy trail access into south Boulder's exceptional open space. It's steps away. The Skip bus line also stops nearby.

Due diligence : Permits, warranties, HOA restrictions. Also, when evaluating comps be sure to compare units within the correct HOA and with the same floor plan/level. Garden level units are not always comparable.

For private showings and a discussion of market conditions, valuation, and negotiation strategy, call Osman at 303.746.6896.





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Ready to buy or sell? Schedule an appointment or call 303.746.6896.



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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties. We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.



Cover image: Karol Kaczorek

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