Lane Hornung, a top Boulder REALTOR and my blogging partner here, recently pointed out that most home owners with Boulder real estate and Denver real estate are putting their homes on the market only because they have to. So what, you say?

So smart home buyers are presented with an interesting opportunity that accompanies such a phenomenon. Lane calls it hyperlocal buying. I call it real estate locavorism or crossing the price point gap. Here’s how it works.

Say you live in a neighborhood of a few different price points, like the example neighborhood in the graph. The average asking price in 2009 of the homes in the yellow zone is $3M; the homes in the pink zone are at 900; the homes in the purple are in the 600s. Knowing that homes in the sub-650 market are still selling relatively well in Boulder, for example, at closer to asking price than higher end properties, sub-650 home owners can put their properties on the market and stretch their closing times. Knowing that homes above 700 are struggling more, they can make an offer on that next-level home a few streets over at a more lateral price, with vertical benefits in square footage that the buyer is likely to capitalize on later. Because the neighborhood is familiar, there’s none of the pain or expense that accompanies a crosstown or cross-country relocation.

Whatever the numbers are–selling into the 300 market and buying into the 500 one, for example–hyperlocal buying is a new take on the old concept of upward mobility, at a deep discount. It’s selling on one side of the chasm, and buying into the other, without spending the same amount it would have cost you five years ago.

What do you think about hyperlocal buying? Have you experienced any of the benefits or drawbacks of the multi-tiered neighborhood? Comments, as always, are open.

One of Boulder’s most distinctive homes is for sale again, and this time, it’s price reduced. Get out your checkbook, because the price has been whittled down from 2008 to only $4.75M. I’m talking about 700 Highland Ave. Boulder, CO 80302

The home is one of my favorites in town, although Highland Ave. in Boulder is a plum street in the historic district. (In fact, there are two other great homes on the market on Highland, also beautiful, and huge: 410 Highland Ave, known for its impressive tree swing, and 403 Highland Ave, known for its buttery location at the foot of the foothills.)

One of the reasons this spectacular street is so coveted is because it’s in the Mapleton neighborhood, but I like Highland because it’s a short street with “T” intersections at both ends; through traffic is not an issue. They’re only a block apart, but Mapleton Ave. is busier than Highland, especially during the summer months, when tourists and hikers head up Sunshine Canyon, or stop at the Sanitas trail head. Highland is hidden enough from the main drags that Pearl Street and downtown parking poaching is limited.

But 700 Highland is notable because it’s perhaps the biggest on the block. At more than 10,000 square feet, plus a generous lot size, you can get your groove on Boulder-style, with room to spare. It’s so huge that it was once a school house. Built in 1906, it’s got history, and where there’s history, there’s character. (Even though the character’s been tastefully refurbished over the years.)

Even if you’re not shopping Boulder’s luxe market right now, there are 18 photos of the property at COhomefinder. Take a peek inside. The home is listed by Goodacre and Co, the local brokerage famous for its family ties to ’80s-’90s Victoria’s Secret model and Harry Connick Jr. spouse, Jill Goodacre. Who knew Colorado real estate and celebrity gossip would ever end up at the same blog?

For graphic purposes only. Bears no relevance to content whatsoever.

Boulder real estate sales reports from April are in, and as of that rainy month in 2009:

• The market for homes in the $300-400 K is tighter.
• The market for homes in the $1M-plus range is significantly softer, with only 2 sales in April, 2009 out of more than 50 properties on market.

Personal analysis: Just as the used car market is doing well, and new car sales are suffering, people still need and want to buy homes in the current economy; they’re just spending less. Further, appreciation matters more during these current economic conditions. Weigh the importance of how much lifestyle and construction matter against your need to make money on your investment relatively soon.

What this means to buyers:

• You’ve got negotiating leverage on high-priced luxury properties, particularly on luxury condos and attached dwellings.
• You may need to move a little faster than you thought you might have to on homes in the $300-400 range and lower.

What this means if you’re selling:

• Selling real estate right now priced under $400K means that you have a little wiggle room for mistakes. Perhaps you can get away with pricing on the higher side, or doing a little less with your marketing strategy. You may get away without staging your home, or really getting down to the nitty gritty with your aesthetic presentation.
• Selling a home at or around $1M or more means you’ve got to bring your A game. Hire the best agent you can find, and get everything right the first time: Pricing, preparation, and marketing.

Surrounding Areas:
Out of all Boulder-area communities, Longmont real estate seems to be fairing and recovering the best, but is still reporting high numbers of foreclosures.

Related Web sites:

• Boulder houses priced $200-400K
• Boulder houses priced over $800K
• Boulder Condos/Townhomes priced over $800K
• The 100 newest listings in the Boulder MLS

Calling all history and architecture buffs: Historic Boulder’s 2009 Landmarks of the Future Tour will open the doors of seven iconic homes May 16 and 17.

In advance of the tour, Historic Boulder will host a presentation on Haertling’s architecture with comments from his children Joel, John and Linda on May 15. A film of Haertling home movies, edited by Joel Haertling,
will present an insider’s look at the design process that produced so many timeless homes. The presentation, at Design Within Reach, Broadway and Spruce, from 6 to 8 p.m., is free and open to the public.

Tickets for Historic Boulder members are $10. Tickets for non-members are $12 in advance and $15 the day of the tour. Advance tickets are available from Historic Boulder, 1123 Spruce St., 303-444.5192; Boulder Book Store, 1107 Pearl St., 303-447-2074; Timbalier, 95th and Arapahoe Road, Lafayette, 303-666-4200; West End Gardener, 777 Pearl St., 303-938-0607; Page Two, 6565 Gunpark Drive, Gunbarrel, 303-530-3339; King Soopers stores at 3600 Table Mesa Drive, 303-499-4004; 1650 30th St., 303-443-9622; and 6550 Lookout Rd., 303-530-1020.

For more information, contact:  Abby Daniels, 303.444.5192 or http://www.historicboulder.org

In another attempt to reduce the impact residents have on its ecological health, Boulder residents are now able to recycle additional materials at the curb.  Singe-stream recycling, a way of responsibly disposing of recyclable paper and plastics in the same container (without separating them) plus the brand new composting program are delighting Boulder residents.

The following haulers service the Boulder area, and provide curbside pickup of recyclables. Contact them at the following number about price and availability.

• BFI (303-286-6489)
• One Way Trash (303-823-0556)
• Town & Country (303-665-6811)
• Western Disposal Services (303-444-2037)

Contact eco-cycle about recycling these and other materials at the drop-off center: 303-444-6634

In the greater Boulder, Colorado area, Boulder creek is a big part of local life.  There’s the Boulder Creek Fest every year, which has in past years, featured one of the world’s biggest rubber ducky races.  You’ll also find folks milling about the Boulder neighborhoods bordering Central Park and the nearby main branch of the Boulder Library.  Boulder Creek Path meanders around the west end of town, and winds up Boulder Canyon, which eventually ends in Nederland.

In the summer, Boulder creek is a hotspot for kayaking and tubing, but at all times, it’s also nature’s water feature for residents who live between Canyon Blvd and Arapahoe Ave.

Map these Boulder homes on Arapahoe (west of Broadway and even 9th Street) for especially creek-rich experiences. These homes are known for gorgeous, quiet back yards with paths right down to the water.

And check out these Boulder homes on Canyon Blvd, which include some nice new condos at One Boulder Plaza, Canyon Condominiums, and others.

When I was moving my family from the Vail area back to Boulder, CO, I learned just how important Colorado real estate was to me.  On one level, there are the conversations we all have about the real estate market and its ups and downs. But on a deeper level, real estate is one of the most personal purchases most of us will ever make.  And although we work in tandem with other professionals who are there to help us get what we want, most of the onus is on the buyer; no one will care about your search as much as you will, and the end result won’t matter as much to anyone but you, either.

While I was searching the Boulder homes market, we were strapped for time. (We also had moved three times in 18 months, so finding a place where we wanted to stay a while was key.) We needed to move ASAP, but home inventory in Boulder was relatively low at that time.  I’m not a doctor or a psychologist, but I’m pretty sure that what I was feeling in the midst of it all was a lot of anxiety and maybe a little depression. Whenever I consider that most conversations about Colorado real estate are financial, I remember back to those times when real estate had a lot to do with my mental health.

While I owe a debt of gratitude to our Boulder REALTOR for doing us a good turn, I also thank my lucky stars that a big part of home buying today includes the use of technology that empowers the individual. This is often overlooked by those who don’t remember or who are too young to remember “the old days” of real estate, when luck played too big of a part in finding the right property, the right home.  While homebuyers still have to be largely self-reliant while home hunting, self-reliance has never been easier to embrace, or more results-oriented. What a relief.

What worked for me
I relied heavily on COhomefinder while looking to buy a Boulder home. In particular, I found that the following features were instrumental to our success.

• Signing up for HomeAlert and asking a client care coordinator for assistance when I needed it
• Finding the Boulder REALTOR that was right for us
• Using Google maps of Boulder houses to pre-screen locations we were or weren’t interested in
• Researching Boulder property values

Sunset Behind Boulder

Near coveted Sunset Blvd in Boulder, where most residents enjoy sweeping views of the flatirons and foothills is one of Colorado’s premiere neighborhoods: Boulder’s Sunset Hill neighborhood.

The Beginning of Sunset Hill
Earliest Boulder maps refer to the undeveloped area as Lover’s Hill, but in 1944, Boulder contractor Ted McPherson formed a corporation known as Sunset Hill Improvement, giving the western part of the bluff a new name. Several homes designed by the architect Huntington were erected on the north side of High Street. (See a map of High Street in Boulder.)  Most of those homes have since been demolished and replaced, but Huntington’s work exists all over Boulder. He designed the Boulder County Courthouse, Boulder High School, a number of churches, and several sorority and fraternity houses.

What’s There Now
In 1950, Sunset Hill was considered the most rapidly developing, most possible residential section of Boulder. The cost of the homes (including lots) were pricey at the time and ranged from $15,000 to $20,000.  Today, the homes are still considered high-priced items, with single-family homes, luxury condos/townhomes, and land listed at $1.2 M to $2.9 M.  Today listings are few, with about six listings on the Boulder MLS, but data changes daily; check often for fresh listings, prices and more.  And if you’re willing to extend your search beyond the Sunset Hill area proper, there are more homes on the market with proximity to the same ammenities and schools. (Sunset Hill’s public schools are Whittier Elementary, Casey Middle School, and Boulder High.) These homes are in the 80304 and 80302 zip codes, and include Boulder neighborhoods such as Mapleton, Hillcrest, Silver Maple Village, Boulder Old Town, the homes at One Boulder Plaza, and many more.

If you’ve never been to South Boulder, or SoBo as Boulderites have started to call it, it’s the end of Boulder off closest to Golden, and is also sometimes referred to as the smaller neighborhood components of Table Mesa, Martin Acres, Devil’s Thumb, Shanahan Ridge, and others.

Here’s who lives in SoBo, according to Zillow:

• Fab Families – High-income, high-profile couples with children.
• Corporate Cats – High-income, high-expense, “upwardly mobile” urban singles.
• Bright Lights, Big City – Very mobile, well-traveled singles from the city.

That’s pretty interesting, considering:

• The high concentration of retirees there.
• A higher concentration of residents hailing from the Northeast.
• SoBo-ites tend to get to work by bicycle, and make good use of the South Boulder Recreation Center.

Take a personalized tour through SoBo and draw your own conclusions.

If country club living is for you, the news is good in Boulder. Homes in Boulder’s Country Club Estates are relatively plentiful, and reasonably priced.

With homes starting in the mid-400s to the mid-600s, Boulder’s Country Club Estates is one of the more active neighborhoods in the area’s portfolio – see a map of the 80301 zip code to orient yourself to the overall area.

Located between Lookout Road (to the north), 75th Ave (to the east), Jay Road (to the south), and 63rd (to the west), Country Club Estates is a part of Boulder often referred to as Gunbarrel.

Photo by Flickr–Creative Commons, by Sunnyvaledave

Between the mountains to the west of Boulder, US highway 36, Dartmouth Avenue, and Greenbriar Blvd/Lehigh Street, is a network of neighborhoods that are as varied and unique as a homebuyer’s personality. It’s South Boulder, otherwise known as SoBo or Table Mesa, and consists of winding roads that go in all directions, including up, if you happen to be heading west – see a map of the 80305 zip code to navigate the area yourself.

SoBo is gaining favor with all types of demographics, including families, because of the great public and private schools in the area. But it also boasts a long and beneficial relationship with the scientific community, because of its proximity to institutions like NOAA, NCAR, and NIST. Also, it’s just plain pretty.

Your search in South Boulder will take you to these fine neighborhoods and more:

• Martin Acres–Single-family homes and properties here are located east of Broadway
• Tantra Condos–also east of Broadway, the Tantra Lakes area is known for its popularity with first-time buyers and those who prefer a condo/townhome arrangement
• Devil’s Thumb–gorgeous views and beautiful single-family homes in SoBo’s higher price bracket
  
• Table Mesa–SoBo’s umbrella neighborhood that covers miles of area and as many kinds of lifestyles, ages, cultures, and demographics.
• Shanahan Ridge–Duplexes, patio homes, and condos
• Frasier Meadows (map of area)–Between hwy 36 and Foothills Parkway for unparalleled access to Broomfield, Lafayette, Louisville, Denver, and surrounding areas.

It’s not just that the Boulder Heights neighborhood, in Boulder’s 80302 zip code, is perched atop the west edge of Boulder’s mountainside, it’s also a top Colorado neighborhood in terms of activity and popularity.

Median home prices in the Boulder Heights neighborhood, which consists of all kinds of single-family homes, are in the mid-$500s. Most homes boast spectacular views, generous lots or acreage, and a wilderness atmosphere just five to ten minutes from the town of Boulder–specifically the Dakota Ridge, Pinebrook Hills, Wonderland, and NoBo–and all of its amenities. Mapping Boulder Heights gives newcomers an idea of the lay of the land and the wide open spaces that this tranquil neighborhood is known for.

Even though the Bolder Boulder 10k road race has retired its sneakers for the year, there’s still plenty to do this summer in Boulder (and surrounding areas) – both for the athletic and otherwise. Many full-time residents with homes in Boulder feel that one of the perks of living in this Front Range community known for its scenery, quality of life, sense of community, and recreational splendor is that the Boulder locals’ scene is startlingly similar to the tourists’.

It’s true. Visit any neighborhood in Boulder, and you’ll find gaggles of cyclists gathering at a house, preparing for a long ride. Or climbers gearing up to take over a crag in Boulder Canyon. Kayakers and tubing enthusiasts take to Boulder Creek;hikers take on Mount Sanitas. Shoppers skitter across Broadway the Farmer’s Market, or over to the Pearl Street Mall. Without asking, there’s no differentiating between those who live here and those who have come here to play.

The Boulder Creek Festival is over, but there are yard sales and garden tours aplenty to be had. Not to mention the Hometown Fair and the Fall Festival. Just outside of Boulder’s boundaries there are activities for the whole family in Louisville, Lafayette, Nederland, Lyons, and Longmont; just take a quick drive or bus ride and enjoy.

An interesting phenomenon is happening in the Boulder real estate market right now. Unlike most other Colorado markets, there are more buyers than sellers in Boulder. Does that mean inventory is down to zero? Absolutely not. In fact, you’ll find at our Boulder Real Estate and Homes page that today there are:

1,718 Boulder property listings
Min price: $0
Median price: $580,000
Avg price: $793,478
Max price: $6,500,000
(Statistics change daily; search the Boulder MLS for today’s snapshot.)

According to today’s listings, the top five Boulder neighborhoods with the highest number of available homes and properties on the market are:

• University Place with 27 listings
• Newlands with 25 listings
• Pine Brook Hills with 16 listings
• Table Mesa 1 with 16 listings
• Boulder Heights with 14 listings

When shopping the Boulder market, or one that’s similar, luck favors the prepared. Besides knowing what you want, you’ll need to know where the listings are now – and now, and now. The good news is that, with today’s technology, smart shoppers can set themselves up for success while they sleep. Alerts mailed to your email inbox with fresh listings from the Boulder MLS, along with the ability to browse listings before heading out on a drive, and saving, sorting, and refining your lists of Boulder home searches means getting the jump on the market and other buyers.

It’s summer in Boulder. Do you know where your Boulder neighborhoods are? Check them out, map Boulder out, and take to the market; the water’s fine.

In Boulder County, mountain living is attainable, and accessible, and reasonable. Why? Because the city of Boulder is nestled right up against the renowned Flatirons and Indian Peaks. With the mountains right there already, all it takes is a ten to twenty minute drive–westward and upward–to reach some of the most serene, scenic communities you’ll find not only on the Front Range, but in Colorado.

Where are the mountain homes?

Boulder Heights – At the up-and-coming north edge of Boulder is Lee Hill Road, which connects Boulder Heights to the NoBo community and beyond. These homes near BLM land feature sweeping views of Boulder and spectacular natural rock and pine views. Although it’s no more than ten minutes from town, the wildlife lets you know you’re living in their world.

Pinebrook Hills – A lovely community up Linden Avenue consisting of single family homes ranging from the typical stick-built two-story, to exercises in grandeur that resemble small hotels. What you’ll find in Pinebrook is a new reservoir in the making, and a tight-knit association between residents, despite the area that these winding roads cover.

Jamestown – A close-knit community of families and professionals who mostly work from home or in Boulder. Here you’ll be able to hear the babbling of Lefthand Creek, and hear great live bluegrass bands and other artists jamming at the Mercantile. Jamestown is up Lefthand Canyon, between US highway 36 and the historical, scenic Peak to Peak Highway.

Nederland – With its own elementary, middle, and high school, Nederland is one of the larger towns in the area; its grocery store, restaurants, gas stations, and small mall make it a central stop for those living in outlying towns where the amenities are few. Few mountain towns in Colorado to receive regular public transportation to it via the RTD system, which makes “Ned” a place of great convenience to commuters who work in Boulder, or even Denver, especially during the winter, when the drive up and down Boulder Canyon becomes a trickier excursion. The RTD bus service serves not only Nederland, but the town of Eldora as well, with direct service to Eldora ski resort. Now that’s a nicety that won’t cost you your skis.

Crestview Estates – This deceivingly large community is tucked into the hills between Boulder and Lefthand Canyon, just west of US highway 36, for no-brainer access to Boulder (to the south) and Lyons (to the north). While you’ll notice the larger single-family homes here, there is also some vacant land on which to build in this reasonably-priced community.

Sugarloaf – Renowned for its one-time resident David Crosby, Sugarloaf goes up, up, up, and west, west, west, as an the ultimate scenic alternate passage to the Peak to Peak Highway. Here, the homes range from grand and opulent to modest and off-the-grid. Those in Nederland, Gold Hill, and Ward can take Sugarloaf to and from Boulder, which is paved about halfway, and dirt road the rest of the way.

Magnolia – Sugarloaf’s twin sister to the south of Boulder Canyon, Magnolia homes are just as likely to offer the same spectacular, sweeping views, with lots of flat meadow at the top, where the road connects to the Lazy Z community, Gross Reservior, and eventually the Peak to Peak Highway.

Table Mesa/Devil’s Thumb – South Boulder’s answer to the country community takes the shape of the Devil’s Thumb subdivision. Although it’s not nearly as high or as “out there” as the other mountain communities, it’s on the edge of open space for prime privacy and quietude. Devil’s Thumb marks the edge of the Table Mesa neighborhood, which is gaining popularity with Boulder newcomers and natives alike.

Coal Creek Canyon – Technically not in Boulder County, these home between Boulder and Golden are nestled in an intimate and markedly quiet little canyon near the mountain towns of Nederland, Rollinsville, Black Hawk, and Central City. Beginning at highway 72 and ending at highway 119 (the Peak to Peak Highway), the neighborhoods in Coal Creek include Pinecliffe, Wondervu, Miramonte, Copperdale, and Castle Village.

Other little mountain respites close to Boulder include Sunshine Canyon, Four Mile Canyon, Eldorado Springs, and the Walker Ranch Area.