Category Archives: Boulder MLS

Boulder real estate not yet on the market

As a buyer, I am sure you know how few listings there are out there if you are pursuing Boulder real estate or Boulder luxury real estate. It can be really frustrating. It is, as one would say “thin.” Also multiple offers are starting to show up running the prices just a bit higher.

I have several homes that will not be on the market for a week or a few weeks. Call me to get first look at these homes I have listed, however are not on the MLS, some in South Boulder and some in Longmont and some in Lafayette. Ranging from around $450,000 to $850,000. Call me today to get a first look.

In this case the early bird does get the worm!

Michael is a longtime resident of Boulder and has been in real estate since the mid 90′s and with Sotheby’s International Realty since their inception in Boulder County and along the front range. About Me If you have questions regarding this article or would like information about Boulder real estate not yet on the market, call me or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes

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Jobs Equal Healthy Boulder Real Estate

Boulder County is the most educated county in United States. There’s a high percentage of highly intelligent residents, which is its greatest asset for attracting and retaining strong employers and employees. Boulder real estate is healthy, a sure sign of good times coming. It’s all about jobs. Strong jobs equal strong Boulder real estate.

Numerous high tech businesses in the Boulder Valley Corridor are starting to hire. When I asked a local head hunter if there were going to be a lot of out of town people coming in she said “there seems to be a robust amount of talent available in the area right now.” Of course as time goes by the tech area will need more and more talent to feed the demand.

Many high schools in Boulder County offer special programs such as Skyline High School in Longmont that offers the Scientific Technology Engineering and Mathematics (STEM) program, a magnet component that prepares students to excel in science and math related fields. Also with the onset of the International Baccalaureate Program in numerous schools in the Boulder Valley; Boulder schools could help “grow” their own work force and provide opportunities for our children’s future by implementing similar programs in all schools.

Boulder offers a quality of life that attracts and keeps people here. It’s a life that can’t be beat. We love our Boulder real estate and we often come up on lists for a very high quality of life. A lifestyle robust in fitness, with running trails right out our office door,  world class organic food, home grown brews, entertainment, high intelligence, happy people, entrepreneur heaven, skiing and snowshoeing nearby, dog friendly areas and many opportunities to enhance our lifestyle.

Michael grew up near Santa Fe and is a longtime resident of Boulder and has been with Sotheby’s International Realty since their inception in Boulder County and along the front range.  If you have questions regarding this article or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a (CNE) Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. What’s your lifestyle? I take great pride in my in-depth knowledge of Colorado luxury home market trends, research-based pricing strategies, having a powerful network of qualified luxury home buyers, first-hand Boulder real estate insight and proven 16 year track record of selling unique Denver and Boulder luxury real estate.

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Now Is The Time…To Sell Your Boulder Real Estate

Now is the time to sell… Your Boulder Real Estate

Downtown Boulder Bungalow

It really came to light the other day when, after much research, I had helped a seller put a reasonable price on their Boulder  home I am marketing for them. I had implemented the entire Sotheby’s marketing plan (a multi-pronged media rich global approach to marketing, casting a very wide net). Within 3 weeks I had multiple offers. I now have a cash offer over the asking price on a property that normally would have taken several months in the dead of winter to sell. The property is now Under Contract and moving toward the closing table.

A good part of it is the Sotheby’s Marketing Plan. This marketing plan, created after years of research, matches your property, style and price point to an extensive custom tailored marketing plan to generate interest and reach buyers looking for your particular property and Lifestyle. There are several reasons you may want to consider selling your home;

  • Mortgage Interest Rates have never been lower. Lenders are also starting to loosen the reins on credit thereby striking a more balanced middle ground approach to lending. I have connections with a select group of lenders that have pulled together attractive packages for several of my buyers. Contact Michael today and let me find you the perfect property and insure you get to take advantage of today’s historically low rates.
  • Low Home Inventory in the Boulder Real Estate market. The inventory has not been this low for a very long time. That, coupled with pent up demand make for an economic scenario not seen for decades.
  • Highest Price For Your Home.Because of the Low Inventory, the Pent Up Demand and the

    Mountain Biking

    Lowest Mortgage Interest Rates in history we have the “perfect storm.” This means  a quicker sale, more money in your pocket and less work for you because you don’t have to keep the perfect home while showings drag on and on.

  • Sotheby’s International Realty Marketing Plan.  An extensive custom tailored, multi-pronged, media rich, global approach to marketing your lifestyle, home, location and price. Bringing interested buyers for your property from around the neighborhood and the globe.
  • Receive a free Market Analysis of your home.

Red Rocks Above Boulder

Michael grew up near Santa Fe and is a longtime resident of Boulder and has been with Sotheby’s International Realty since their inception in Boulder County and along the front range.  If you have questions regarding this article or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a (CNE) Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. What’s your lifestyle? I take great pride in my in-depth knowledge of Colorado luxury home market trends, research-based pricing strategies, having a powerful network of qualified luxury home buyers, first-hand Boulder real estate insight and proven 16 year track record of selling unique Denver and Boulder luxury real estate.

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Sell Your Boulder Home-11 Tips

1. Hire a Professional Realtor. This is no time to be navigating the rough waters of the Boulder real estate market on your own. You want someone who can help you truly price your home, bring in potential buyers, handle contracts, and market your home to the global masses. You can check to see if there have been any infractions with a Realtor by checking DORA (Department of Regulatory Agencies-Colorado/Search Licensees ).

2. Fully Disclose. Are you selling your Boulder home because it needs more work than you can handle? Are there infestation problems you’d rather not talk about? Whatever you disclose, the Realtor will have knowledge of and must disclose to a potential buyer.

3. Price it Right. Your Boulder home may sell the first week if priced properly and if you have to drop the price the result may be lower in the long run. The longer it’s on the market, the lower the price will be in the long run.

4 . Detach Emotions. This is a business transaction. Keep emotions in check.

5. Be Involved. Hire a local Boulder agent who will communicate with you at least one time per week and gives you regular feedback. Utilize that feedback to make changes or adjustments. Talk it over with your Realtor.

6. Stage your Home. Staging is a perfect way to help buyers see the true potential of each room. Buyers have to understand the purpose of each room and staging can help clarify that. Tone down your own style and pack away any clutter or extraneous decor.

7. Don’t Hang out. During showings or an open house. Resist the urge. This will make it very uncomfortable for buyers. Leave the premises.

8. The Next Step. Get ready because here comes the offer. Renting or buying what is your best option at this point? Start early!

9. Be Flexible. It’s no secret that today’s Boulder luxury and Boulder real estate market can be challenging for many sellers. Don’t compromise on your bottom line, but understand that you must be willing to negotiate.

10. Understand your Marketing Plan. Understand what you are getting for your money. What kind of internet exposure, media coverage and global presence will you get? A marketing plan should be clean, clear and will drive the buyers to your property’s website.

11. Positivity. Don’t get discouraged. A buyer will come.

Michael grew up near Santa Fe and is a longtime resident of Boulder and has been with Sotheby’s International Realty since their inception in Boulder County and along the front range.  If you have questions regarding this article or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO.

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New Years Day Trek

Kitchen Mesa rising 600' from the valley

Jocelyn coming up through the narrows on the rope

Every New Year on the 1st of January we do something awesome. Last year it was a Crossfit (OMG) class in the morning. I am very grateful to have a wonderful home on the north end of  Heron Lake in Northern New Mexico so this year it was Hiking Kitchen Mesa at Ghost Ranch, New Mexico with my girlfriend, my daughters and boyfriends. I have two daughters and love them to pieces however it was the best having guys around (the boyfriends).

Michael, Jessica, Jocelyn and Dan-Shock and Awe at the beautiful panoramic view

Everyone was ready to get out and hike a bit after stuffing ourselves for the past ten days and the noteworthy muffin tops arising from the indulgence. Not really. All of the family is in extreme shape enough so to run marathons, salsa dance for hours, hold yoga positions forever, pursue and receive black belts in Muay Thai Kickboxing, Snowshoe for miles at high altitude and keep horses under control, you get the picture here.

Jessica and Dan

We started out at Vista de Brazos  in the pines of Lake Heron and as we drove south and dropped in elevation down to the desert, we started getting into the reds, oranges, yellows, blues and blacks of the massive sandstone cliffs and mesas carved out by millions of years of water, wind and weather. This was the stomping grounds of one Georgia O’Keefe and I could feel her presence as we viewed Pedernal Mesa as it grew bigger and bigger.

Callie coming up through the narrows

We started out on a very slippery slope of ice shaded by the juniper and pinon trees. We broke in to red mud that added about 10 pounds per shoe. Slogged up the canyon and then at the end of a box canyon there was a rope. Hmm? So we pulled ourselves up the rope about 150 feet to the most spectacular views. I could see in every direction. Some views were up to a hundred miles away. Wow. The whole hiking group made it to the top, my girlfriend Jocelyn had minor trepidation about the narrow and very steep passage with the rope but was a trooper to the top.

I ran part of the mesa. It was energizing, recharging and fantastic to have the family along to enjoy this epic hike on New Years Day. The quiet was, positive, all that is and all that will be good, astounding, inspiring. Now I start the New Year rested, energized, focused and with that Never, ever, ever give up attitude that keeps me going in Boulder luxury real estate. Thanks for the great memories family!

Michael grew up near Santa Fe and is a longtime resident of Boulder and has been with Sotheby’s International Realty since their inception in Boulder County and along the front range.  If you have questions regarding this article or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO.

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When should you pay more than asking for Boulder Real Estate?

Posted by Michael Hughes

Home sales in most of the country are floundering yet in Colorado and particularly Boulder, Boulder real estate is hanging in there. Unlike Detroit or some other areas,  I won’t mention, people actually ‘want’ to live here. We see the healthy lifestyle, coffee, world class dining, convenience, outdoor sports, 300 days of sunshine and a lifestyle to love. Boulder; home to the happiest people on the planet.

Couple that with low interest rates and now you have multiple offers with prices surpassing asking price. This of course will occur when a great listing comes on the market and it’s priced at or under market (did you know you can never price a property too low-the market will bring multiple offers and push it up, often past where the price should be-the market is a force and it is never wrong-I have used this as a strategy and it does work).

Paying over the offer price for Boulder real estate can be a good idea if the property has all the bells and whistles you want and as long as it appraises unless you are offering cash without an appraisal. Make sure it will appraise and that the price can be justified by recent sales activity in the area. Your Realtor can pull all this data together to see if it makes sense.

*Fair market value is the price a willing and able buyer will pay and seller will accept with neither party under undue pressure to act.

The decision of how much to offer should be based on a sound knowledge of market data/values in the area, your personal financial situation and lifestyle goals. If you do choose to pay more than the local comparable sales indicate, recognize that you may not be able to sell for the price you paid right away.

Michael is a longtime resident of Boulder and a Realtor with Fuller Sotheby’s International Realty. If you have questions regarding this article any of the neighborhoods or have any questions about Boulder or would like information about Boulder real estate or Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes is a Certified Negotiation Expert and full time Realtor at Fuller Sotheby’s International Realty in Boulder, CO. 

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Boulder Neighborhoods 103

Boulder Neighborhoods 103-An Introduction-Check out 101 and 102

Old North Boulder is bridled on the north by Iris and on the east by 19th St, on the south by Balsam and on the west by Broadway. Right in the thick of Boulder real estate without the Newlands price tag. Big trees, quiet, some views of the foothills, some scrapers and numerous renovations and still renovatable properties. Parks, Iris gardens, North Boulder Rec Center and the rather large community gardens all within walking/biking distance of Ideal Market, Vics Espresso, Rada,  Breadworks, Safeway, Buddha Thai Cuisine.

Schools in the area are Crestview Elementary, Foothill Elementary, Columbine Elementary and Casey Middle School

University Hill is bordered by University on the north border and some believe it actually goes to Arapahoe as the north border, Broadway is the eastern edge and 9th St as the western border and then to the south where it completes at Baseline. If you go further south you will start to discover Chautauqua Park. As you head west of Uni Hill it becomes slightly more tranquil. Building here started in the 1800’s up to the 1950’s. Many homes being restored to their former splendor. Some homes being scraped for newer construction. Near world class hiking, climbing, scenery and numerous cultural events being held at Chautauqua auditorium from classical to rhythm and blues. University Hill is tough to beat for a continuing strong investment with a highly desired location.

Schools in the area are Flatirons Elementary and Casey Middle.

Martin Acres is Boulders’ beloved triangle for Boulder real estate bordered by Table Mesa  on the south to Highway 36 Turnpike  to the East and Broadway to the West. What is often called affordable Boulder because you can still buy in for around $400,000.   Residents often gather to celebrate community events, pitch in and help each other with philanthropic projects or wave to one another while cycling on the Bear Creek Bike Path. Convenient, quiet and secluded neighborhood.  Surprisingly great views from many homes’ vantage point.  Shopping is nearby and if you commute to Denver or Golden or want to ski in any of the majors this is very convenient.

Schools in the area are Creekside Elementary and Manhattan Middle School.

South Boulder is considered Table Mesa to the North and Broadway to the east all the way up to the foothills. A large area with older homes, new builds, newer homes, and wonderful views. Some affordable Boulder real estate homes ready to renovate. Easy access to numerous  trails. Because of the Bear Creek Elementary school this is a hot area with parents that want to get there children in to the Bear Creek School district. Convenient, quiet, secluded however close to all amenities. Fantastic up close and personal views of the Flatirons.  Shopping is nearby and if you commute to Denver or Golden or want to ski in any of the majors this is very convenient.

Schools in the area are Bear Creek Elementary and Southern Hills Middle School.

If you have questions regarding this article any of the neighborhoods or have any questions about Boulder or would like information about Boulder Luxury Real Estate check out my website. You may also call or TEXT me 303-359-6627 or e-mail Michael Hughes at Fuller Sotheby’s International Realty in Boulder, CO. 

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