Category: Boulder (54)

The City of Boulder Planning Department is quite busy these days. Wrestling with recent dialogue related to new construction height ordinances (CLICK HERE!), as well as affordable housing, and guiding numerous new developments.



The Boulder housing market is incredibly competitive as a result of ~10-year lows in available inventory. Competitive offers for buyers and lower days on market for sellers is the current norm. One factor that is also driving this downward trend of properties for sale is the tangible equity gains for homeowners.

Here are statistics for Boulder County outlining the last 12-month appreciation rates:

Appreciation numbers for single family homes comparing end of year 2013 with 2014. Based on average sales price Boulder: +8.5% Louisville: +7.8% Lafayette: +4.7% Longmont: +7.5% Suburban Plains: +6% Suburban Mountains: -1.8% Superior:- +8.6% Boulder County: +5.6% Attached Dwelling - Average Sales Price 2013 vs. 2014. Boulder: +3.5% Louisville: +9.6% Lafayette: +16.6% Longmont: +8.9% Suburban Plains: +.1% No mountain attached dwelling units Superior: +28.8% (This large jump in prices is due to the Calamante Development coming online and skewing the price, not based on all attached units increasing this amount.) Boulder County: +5.6% All information from IRES MLS from Jan. 6, 2015.

For more information, CLICK HERE! 

1200 Yarmouth Ave. #233, Boulder012944641_320x240

February/2015 At the end of December/2011, there were 1,121 single-family home listings available for sale across Boulder County. That number shrank to 814 at the end of December/2012; 679 at the end of December/2013; and 678 at the end of December/2014. Thus we begin our fourth year of a listing drought in Boulder County. There are pluses and minuses to the impact of a reduction in available housing inventory. On the plus side, scarcity creates demand, which in turn results in an increase in home values. Builders sense buyer pent-up demand and churn up ground for new homes, characterized by small lots and populated by pocket parks strewn throughout the subdivision. On the minus side, buyers often find themselves in a position where they can neither dictate a strong negotiating position nor dally in making a decision, as other buyers may come swooping in. To the victor belong the spoils, with the spoils meaning goods or benefit taken from the loser in a competitive situation. From a pricing perspective, homes at an entry to mid-range price point sell the quickest, simply because there are more buyers in those price ranges. These buyers occupy three different levels of interest: (1) Entry Level (first-time buyers); (2) Move Up (buyers who need more room; normally due to a growing family); (3) Move Down (buyers who need less space; normally due to a dwindling family; the empty nester syndrome). As the housing price point increases, the number of prospective buyers decreases. For Boulder County, an example of this is homes priced at a million dollars and up. At the end of December/2014 there were 141 active single family home listings on the market for sale priced at a million dollars and up. There were 245 single family homes sold in Boulder County in 2014 priced at a million dollars and up. That resulted in an Absorption Rate of approximately 149 days or slightly less than five months. The Absorption Rate in 2014 for homes priced under a million dollars in Boulder County was 65 days. (In January/2015 there were nine single family home sales priced at a million dollars and up. There are 141 active single family home listings in that price range. The resulting Absorption Rate is 554 days.) 2015 promises to look a lot like 2014. Available inventory for Boulder County will continue to expand as the waning days of winter give way to spring. At the end of January/2015 there were 700 active single family homes for sale in Boulder County; up slightly from the 678 active listings at the end of 2014. Home values will continue to increase, but are projected to rise more slowly. According to Forbes, nationally prices are near their spring 2005 levels. For Boulder County, 2005 was when the real estate market peaked. There were 4,193 single family home sales in 2005 (3,251 single family home sales in 2014) and 1,602 attached unit sales in 2005 (1,391 attached unit sales in 2014). New home construction continues to flourish across east Boulder County - Erie in particular, with in-fill construction going on in Boulder and pocket areas of Superior, Louisville, and Lafayette. Despite the increase in overall inventory, the vacancy rate for rental properties in Boulder County is around 3.3% (Apartment Association of Metro Denver). Look for rental rates to continue to increase in 2015.


DunbarHardy-MarketReport0215 Property1

Luxury Downtown Living! Elegant sunny south-facing loft-style Pearl Street condo features open floorplan in secured elevator-access building w/underground parking & storage. Upscale kitchen w/6-burner Wolf Range/Sub Zero/Bosch, Caesarstone Quartz counters & Kichler lights. Luxury spa-like bath w/Kohler jetted tub, Toto & Grohe fixtures. Living room fireplace, 10ft ceilings & cherry hardwood floors. Covered south-facing deck. Solar-powered creates NET ZERO modern, hip, urban living. Lock & Leave. 2BD/1BA, 1,252 SQ FT, 1-Car Underground Parking, Additional Storage Locker For more property information, CLICK HERE! To download property flier, CLICK HERE!

1505 Pearl St. Unit 202, Boulder  n1505Pearl#202

1505 Pearl St. Unit 202, Boulder  n

1505 Pearl St. Unit 202, Boulder  n

1505 Pearl St. Unit 202, Boulder  n

1505 Pearl St. Unit 202, Boulder

  Happy Summer! The heat & hustle of summer is definitely upon us here in Boulder County. Scarce inventory still is a consistent theme. New properties placed on the market can anticipate strong interest and market response in the first 1-2 weeks they are for sale, otherwise a tone of "missing the market" price-wise occurs. With limited inventory overall, sales are down year over year. However, many of the deals that are getting done have had competing offers and/or strong efforts within the transaction to "hold it all together" to navigate the give & take between buyers & sellers to successfully close. A number of transactions are contracted as "coming soon" or for-sale-by-owners, and off-market properties which require a lot of hunting down inventory on my side, thus the "hustle season" as we end the 2nd quarter of the year. Lastly, with increased demand for properties, values are indeed climbing and equity is being gained for Boulder County property owners. Here is wishing you a great end of summer and 3rd quarter, as well as a sincere appreciation for referring me to anyone with any Boulder County real estate needs. Thank you! Take care out there.   -Dunbar Hardy

To download 2nd Quarter 2014 Newsletter, CLICK HERE!



Still slim pickins'! Across the board throughout all Boulder County communities and covering both detached homes & condos/townhomes, the number of properties for sale is down modestly year over year, but significantly down since 2010. In fact there are almost 50% less Boulder hems for sale this year compared to 2010 & 2011 2nd quarter. Simply said, there is less for sale throughout all of Boulder County this year. There is not an anticipation for significantly more inventory for sale over the next 2 quarters of the year, as we are now past our peak sales season and even new construction projects will not keep up with the buyer demand.



Less sales! Overall we are seeing a noticeable trend of less successful sales this year compared to 2013. This is largely due to simply less properties for sale and the inventory crunch than buyers not buying. Boulder-specific homes sales are down (7.7%) this year compared to last as an example of limited inventory (1,227 sold 2014 vs. 1,329 sold in 2013).



Hustlin'! With such limited inventory, the speed of the market has maintained a fast pace with low days on market. Boulder condos/townhomes have actually outpaced Boulder houses overall. While Louisville and Superior houses have outpaced Boulder houses also. Overall all properties are experiencing less days on market this year compared to 2011 & 2012. It is also worth noting that 2nd quarter is indeed the "peak selling season" so properties do move fastest this time of year throughout all market areas.



Prices are climbing! There is a noticeable upward trend in average sold prices across Boulder County community homes sales specifically, with less so of an upward trend (maintaining value) in condo/townhome sales. Boulder houses averaged $800,000+ in sold prices for the 2nd quarter 2014. while condos/townhomes averaged $300,000+ in sold prices. Buyer demand, with limited inventory is driving these prices upward and we can continue to anticipate increases in average sold prices.



Noticeable appreciation & equity gains! Every single Boulder County community has seen increases in median sold prices of homes in the 2nd quarter of 2014 vs. 2013 and definitely since 2010. Boulder-specific homes median sold price is now $700,000.There is also a sharp increase in Lafayette-specific home values as well compared to 2013. While Boulder County condos/townhomes sold median values have largely maintained values this year compared to 2013, with Louisville condos/townhomes seeing the biggest increase in values.

Pleased to announce a new listing for sale at 4719 W. Moorhead Circle located in the Tantra Lake area of South Boulder. This sun-filled 2bd/1ba townhome features all new Energystar windows & sliding doors, a 3kw Solar PV system (possibility for NET ZERO living), tiled main level floors, and an oversized detached 1-car garage. This move-in ready townhome was listed last Wednesday ~mid-day and received its first offer later that same afternoon. Multiple offers were received, and it was contracted after only 4 days on market. Asking price - $259,900 To view this property, CLICK HERE! 4719 W Moorhead Cir., Boulder4719 W Moorhead Cir., Boulder4719 W Moorhead Cir., Boulder4719 W Moorhead Cir., Boulder
Pleased to announce a successful sale of this lovely townhome located in the Dakota Ridge neighborhood of North Boulder. This ~2,400 sq ft 4bd/3.5bath w/2 car garage townhome with mountain & plains views faced a lovely neighborhood park and was contracted and sold before it ever officially went on the market for sale. With some hustle, I was able to support the buyers (a lovely, fun family!) purchasing this lovely townhome from the sellers who had recently re-located up to Lyons, Colorado. Final sales price - $575,000 50655thStreet011208337_320x240011208334_320x240011208355_320x240011208329_320x240
Pleased to announce a successful sale of this super sunny close-in mountain home just above downtown Boulder. Literally ~5 minutes drive just up Boulder Canyon, this ~1,800 sq ft home set on 1 acre with south-facing exposure received multiple offers, and successfully closed last week after only 46 days on the market. The seller put this home on the market for the first-time ever in 30+ years and re-located to downtown Boulder living, while the buyers are re-locating from back east. Final sales price - $450,000 296Canyonside296 Canyonside Dr., Boulder296 Canyonside Dr., Boulder296 Canyonside Dr., Boulder
Pleased to announce for sale this incredibly well cared-for home on a quiet cul-de-sac in North Boulder. This pristine and quiet street is home to only 12 homes. The home is south-facing with great sun and seasonal Flatirons and mountain views. Features include 5bd/4ba with ~5,250 sq ft on ~12,000 sq ft lot and an immaculate 3-car attached garage. Numerous parks, pool, trails, schools, and amenities close-by both bike-able and walk-able. Located ~2 miles north of downtown Boulder. Asking Price - $1,147,000

2363KellerFarm#12363 Keller Farm Dr., Boulder

For additional information CLICK HERE!

Pleased to announced this new-built townhome is currently under contract by some out-of-state clients of mine. This property features 2bd/2.5bath ~1,300 sq ft and an amazing roof top deck/patio with mountain views. A truly walk-able location with every downtown Boulder amenity literally within blocks. This lovely townhome is designed by Surround Architecture and being built by Field West Construction to be completed end of 1st quarter/early 2nd quarter.