Boulder Neighborhoods | Whittier

Arts/Performance: Dairy Arts Center

Restaurants/shops: Pearl St. Mall, Mountain Sun Brewery, Laughing Goat Coffee

In the heart of downtown Boulder, between the streets of Bluff, 28th, Broadway and Canyon, lies the neighborhood of Whittier. This relatively large area boasts a variety of homes in the most ideal of locations. Nestled between Pearl Street Mall and the 29th Street retail center, it doesn’t get much more central or convenient than Whittier.

Whittier is one of Boulder’s oldest neighborhoods. Established in 1859 with wide, tree-lined streets and large Victorian homes—some of which have been preserved through historic designation and restored to their former glory. But as Boulder grew, so too did Whittier, so you’ll find an eclectic mix of architecture here, including large single family homes, Accessory Dwelling Units perfect for rentals or mother-in-law suites, and multi-family condos and townhomes. There are a couple of pocket parks in the neighborhood, and there’s easy access to the expansive North Boulder Park, Central Park and the Boulder Creek Trail, making recreation options limitless.

If it’s shopping and dining you’re looking for, look no further than Whittier. Pearl Street Mall, with its plethora of restaurants and retail choices, is just to the south, and the 29th Street retail center lies just across 28th to the east. In fact, all along the eastern edge of the neighborhood you’ll find everything from groceries, to local restaurants to boutique shops offering one-of-a-kind finds. Whittier is also home to the Dairy Arts Center—a renovated milk processing center that today serves as a world-class venue for film, dance, theater, music and more. -Courtesy of Porchlight Group

Boulder Neighborhoods | Mapleton Hill

Hiking Trails: Red Rocks Trail, Mount Sanitas,

Nearby shops: Ozo Coffee, West End Wine Shop, Pearl St. Mall

If you’re looking for quintessential Boulder living, look no further than the Mapleton Hill neighborhood. Gorgeous, historic homes on wide and colorful tree-lined streets, just blocks away from both mountain trails and Pearl Street Mall. It’s no wonder that Mapleton HIll so often serves as the backdrop to Boulder photoshoots and that it’s coveted by so many house hunters.

One of the oldest neighborhoods in Boulder, the area was settled in the late 1800s to take advantage of the superior drainage and exceptional views its hilltop location afforded. Most of the Mapleton Hill neighborhood is a protected historic district, so you’ll find the best of early 20th-century architecture here. Victorians, Four Squares and Craftsmen designs often offer sunny porches where residents can take in the stunning seasonal colors of the Silver Maple and Cottonwood trees—many of which were planted by the neighborhood’s original developers.

There’s a small pocket park at the southern edge of the area, but spacious North Boulder, Eben G. Fine and Central Parks are all within walking distance, and the trailheads for both Mt. Sanitas and Red Rocks Trails are just to the west as Mapleton Avenue turns into Sunshine Canyon. You’re also mere blocks to the best restaurants and retail Boulder has to offer with Pearl Street Mall at the base of the hill to the south. Boulder living doesn’t get much more idyllic or convenient than Mapleton Hill. -Courtesy of Porchlight Real Estate Group

Four questions to ask before buying a hobby farm in Boulder

Having a hobby farm is something I’ve dreamed about for years, and a lot of my clients share the dream. My family and I have the makings of starter hobby farm with chickens and quail and a big vegetable garden in various stages of failure, but high hopes of better success next year. It’s just about all I can handle at the moment (raising food is So. Much. Work. and farmers have got to be some of the hardest working people out there who will always have my gratitude and awe) but I still dream about one day having a real farm.

Here in Boulder County, there are a lot of beautiful agriculture properties but these properties come with all sorts of considerations when mulling over a purchase. Let’s dive into a few of them.

1. Does the property have water rights?

The more acreage a property has, the bigger of a deal that water rights become. A farm cannot run without water and so fully understanding the water situation is really important. How will the property be irrigated? Does the property include enough water rights to adequately irrigate the land? Is there a functioning well? What are the limitations of that well?

2. What is the property’s zoning?

The are a handful of zoning designations that hobby farms might be categorized by in Boulder—Agricultural, Rural Residential, Forestry, and Estate Residential are the main ones that most hobby “farms” would fall under. Agricultural is perhaps the most advantageous one in a lot of cases as taxes are usually much lower and usage is most flexible. Understanding your property rights is integral to how you want to run your farm operations. The County has a a flow chart here that is a useful starting point in determining what kind of uses will be allowed.

3. Is it in a flood zone?

A lot of farm properties in Boulder are in the floodplain. For some people, buying a property in any sort of floodplain is out of the question. For others, it’s a more nuanced consideration. Are the buildings themselves in the floodplain? Has an elevation certificate been obtained to exempt the structure from mandatory flood insurance (if a mortgage is being obtained)? What flood designation does the property have? Has the property taken on flood waters in the past?

4. What is the condition of the septic system?

Most rural properties are on a septic system. Septic systems can be great when working properly but also a huge and and expensive nightmare if they need to be replaced or repaired in significant ways. How old is the septic system? The typical life expectancy of a septic tank is 25-30 years but many can keep on trucking for much longer than that if properly maintained. Knowing where the septic system is also extremely important as heavy trucks can damage it as can roots or excessive moisture. Replacement of a septic system can cost roughly $15-30k so it’s an important to know what kind of condition the septic is in.

RESOURCES

Boulder CSA Info

Maybe your own hobby farm isn’t in the cards just yet but you want to support other local farmers and food. Check this out to find a list of the many CSA opportunities in Boulder.

FEMA flood map

Search any property to find its FEMA flood designation. (Note: sometimes FEMA marks a property at the wrong spot on a map so it’s important to know exactly where your property is when looking at an aerial map. Confirm with local maps as well.)

Assessor’s Office Property Search

This is a useful tool for searching a variety of information on Boulder properties including zoning, local flood maps, deeds & sales, etc.

Gregory Alan Isakov

Ok—not a real estate resource at all but I adore this man’s music and everything he stands for. He owns a small farm in Boulder and I love seeing photos of it on Instagram.

My daughter with one of our pet chickens. Photo Courtesy of Niki Boon.

Boulder Neighborhoods | Downtown Boulder

Shops/Restaurants: Brasserie Ten Ten, Centro, Gelato Boy,

Trails: Settler’s Park Trail, Boulder Creek Path

Parks: Eben G. Fine

When you picture Boulder, one of the first images that comes to mind is probably Pearl Street Mall. The bustling, pedestrian-friendly district offers world-class shopping, dining and entertainment and serves as the central strip to Boulder’s über-popular Downtown. Opportunities for home buyers don’t come along very often here, but those lucky enough to call Downtown home have the best of Boulder right out their front door.

Loosely defined as the wedge between Spruce Street and Canyon Boulevard, bordering on 20th Street to the east and coming to a point at the city’s western edge, Downtown is as “city living” as it gets in Boulder. Most of the homes you’ll find here are of the attached variety—largely lofts and condos developed within the last 15 years. While there are historic cottages and older homes on the neighborhood’s borders, those are harder to come by and don’t last on the market for long!

Downtown provides residents prime access to recreational opportunities. Perched at the foot of the mountains, hiking, rock climbing and mountain biking opportunities abound, and with Central Park and the Boulder Creek along its southern border, you can add tubing, fishing and jogging along the Creek path to the list of things to do in the great outdoors. The path extends from the depths of Boulder Canyon, well beyond city limits to the east, making it a pedestrian and bike artery perfect for transportation and play.

But it’s the shopping, restaurants and nightlife that really draw home buyers to Downtown. More than 1,000 businesses fill Pearl Street Mall, but even if you’re not in the mood for a killer meal or some of the best shopping in Colorado, strolling its cobblestones and enjoying the wide variety of street performers who post up there, is a fantastic year-round activity. Restaurants, bars, trails, shops, paths and parks—not to mention the live entertainment to be discovered at Boulder Theater and the seasonal draws to Central Park of the Farmers Market and Boulder Creek Festival. Downtown Boulder truly has it all. -Courtesy of Porchlight Group Boulder

Image courtesy of Porchlight Real Estate Group

Boulder Neighborhoods | University Hill

Trails: Chautauqua

Restaurants/shops: Alpine Modern, Cafe Aion, The Sink

Other: University of Colorado, Fox Theater,

Parks: Chautauqua

It’s no secret that Boulder is—at its heart—a college town. And no neighborhood embodies the energy, fun and excitement of college life than University Hill. Conveniently located to CU’s campus, University Hill lies between Arapahoe and Aurora, 9th and Broadway. At the center of the neighborhood is “The Hill”—a strip of retail, dining and entertainment spots along 13th Street and serves as a kind of extension to the campus itself.

The neighborhood offers a plethora of housing options to investors, university parents, or those looking to be in the middle of the action. Beautiful 1920s bungalows sit alongside stunning tudors—many of which have been converted to Greek system group homes or pre-divided into sensible apartments. There are also plenty of more traditional condos and apartment buildings, and a handful of neat cottages. Generous lots and garages are a rarity here as living space is at a premium.

While its convenience to campus is what defines this neighborhood, it has plenty to offer all on its own. The Hill commercial district is home to all-hours eateries catering to the palates of hungry students—Mexican, pizza, sandwiches, burgers—along with eclectic shops offering souvenirs, collector’s vinyl, art supplies and more. The Fox Theatre is one of Boulder’s original venues, and today serves as a premier live music club that draws crowds from around Boulder and across the Front Range. The neighborhood is also mere blocks to the Foothills and breathtaking Chautauqua Park, meaning recreational opportunities abound here. -Courtesy of Porchlight Real Estate Group

Image courtesy of Porchlight Real Estate Group

Boulder Neighborhoods | Silver Maple/Old North Boulder

Restaurants/shops: Santo, Ideal Market, Jacque Michelle, Pekoe

Trails: Mt. Sanitas, Dakota Ridge Trails

Other: North Boulder Rec, Community Gardens

Parks: Salburg Park

If you’re looking for a quieter slice of life in Boulder—while not sacrificing convenience and livability—Silver Maple might just be the spot. Known colloquially as Old North Boulder, Silver Maple is defined by North Street to the south, Broadway to the west, Iris to the north and 19th Street to the east. The area is still eminently walkable to Pearl Street or the Foothills trails that start just blocks to the west, but feels a world away from the hustle and bustle of “downtown” Boulder.

Houses in Silver Maple are predominantly one of two types: the mid-century ranches and two-stories that are so pervasive across Boulder, and new, modern homes on the sites where those ranches and two-stories used to stand. The lots here are slightly larger and flatter than neighboring areas, so there’s a bit more space to truly call your own. But there’s also plenty of community space. The community gardens have provided a piece of farmland in the heart of the neighborhood for more than 20 years; Salburg Park features a great playground and picnic spots; and North Boulder Rec Center offers basic gym amenities, gymnastic facilities, group fitness classes and a completely renovated pool area to residents.

Want to put a little more adventure in your workout? Silver Maple is well connected to hiking trails and popular bike routes. Head through the neighboring Newlands area to reach the popular Sanitas or Dakota Ridge trails, or up Broadway to take your bike north on 36. And when you’re ready to refuel and relax, there are a host of great restaurants and shops—to the south on Pearl Street, to the east in the 29th Street District, plus you have direct access to Ideal Market Plaza where you’ll find groceries, fresh bread and bagels, coffee shops, boutiques and more. -Courtesy of Porchlight Group

Images courtesy of Porchlight Group

Boulder Neighborhoods | Newlands

Hiking Trails: Mount Sanitas, Dakota Ridge Trails

Parks: North Boulder Park

Nearby shops: Ideal Market, Sweet Cow, Breadworks, Fiori Flowers

Schools: Foothills/Casey/Boulder

The Newlands neighborhood—located between Linden Street, Broadway, Dewey and 3rd Streets—is popular among homebuyers for its convenience, recreational opportunities, and quiet residential streets. Striking distance to downtown and close to all the offerings at Ideal Market Plaza, its perch against the Foothills allows residents to avoid the hustle-and-bustle of busy Boulder, while taking advantage of all its vast natural resources.

The houses here range from cottages built in the ‘30s and ‘40s, to mid-century ranches, to brand-new builds. Some offer breathtaking views of the mountains, but even those that don’t offer nearly unparalleled access to their trails and open spaces. In the middle of the neighborhood sits North Boulder Park. This city-wide favorite offers a playground, picnic & grilling areas, fitness station and ball fields in addition to its grassy expanses—perfect for cross-country skiing in the winter, or simply sitting and taking in the gorgeous surroundings year-round.

A few restaurants sit within neighborhood boundaries along its southeast border, but just across Broadway lies Ideal Market Plaza where you’ll find groceries, coffee shops, homemade ice cream, a bakery, restaurants and boutique shops. And if you’re in the mood for some serious shopping, the hundreds of shops and eateries on Pearl Street are only blocks away. When you buy a house in Newlands, you’re never far from anything, but get to call a peaceful retreat home. -Courtesy of Porchlight Real Estate Group

Home Staging and Why it Matters

Staging is one of the oft-overlooked aspects of selling a home that can make or break a home sale. Many homebuyers are buying based on the emotional feeling or reaction a home gives them, and staging a home helps potential buyers envision what a lived-in home could feel like. The numbers back this up: staged homes sell 87% faster than their non-staged counterparts, and sell for an average of 17% more.

Simple and affordable upgrades like swapping out cabinet hardware, updating light fixtures & window coverings, and fresh paint are a few great ways to also up the aesthetic appeal of a listing without a huge time/money investment. Doing these simple things to get a home ready for the market payoff in real ways in terms of how long the house will sit on the market and what it will ultimately sell for.

I think it’s hugely important and include staging on all of my listings. I wanted to showcase what a difference staging and good photography can make with a few examples from one of my current listings. The “before” pictures are from prior listings and the “after” are the current listing.

Before staging and professional photography

After staging and professional photography

Before

After

Before

After

Boulder Visionaries | Charles Haertling, Architect

Architect Charles Haertling called Boulder home from the early 1950s to the 1980s, where he designed 40 homes throughout the Boulder area and also served on city council advocating for environmental preservation. His nature-centric modernist designs were influenced by Flank Llyod Wright as well as Tician Papachristou, another well-respected Boulder architect. Properties designed by Haertling come onto the market from time to time, several of which have sold in the last year.

One of Haertling’s more well know works is The Brenton House, (or the Mushroom House, as I’ve always known it) which made a cameo in Wood Allen’s 1973 futuristic sci-fi film, Sleeper.

Is buying a Haertling not in the cards right now? Just stay in one for the night then! This one in the foothills of Boulder is a real beaut.

Five Reasons to Rent Rather than Buy

I take the responsibility of guiding my clients through smart real estate decisions extremely seriously—even if that means counseling them that now is not the right time for them to buy. There are plenty of good reasons to own a house, but today I wanted to focus on some of the situations that might make renting a better decision.

If you’re planning on owning the house for less than 3-5 years.

Because of the costs associated with buying and selling property, buying doesn’t make much sense as a short-term investment. More so, there are tax consequences for owning a home for less than two years. The New York Times has a fantastic rent versus buy calculator, which is a great tool to see how many years it would take for buying to be more worthwhile than renting. According to Architectural Digest, “Smart real-estate purchases are like your favorite red wine: Time makes them better.”

You’re facing a huge life transition.

New job? New baby? Inheritance? New partner? Before jumping into a new house, it’s wise to let the waves settle for a few months before committing. While finding a new home is super exciting, moving is ranked as one of the most stressful life events and should ideally be embarked upon with a clear mind. Giving yourself a bit of space between a big life change and another big life change (buying a new house) is never a bad idea.

You don’t have interest in dealing with yard maintenance.

For a lot of people, owning their home and all of the requisite responsibilities and joys are part of the fun of homeownership. If you’re someone who would rather leave the lawn care and upkeep to someone else, renting may be a better path. Another option would be a community with an HOA that maintains yard space as well as communal areas.

You’re not financially stable enough to comfortably own a home.

The last thing anyone wants is to be house poor, stuck in a house they can’t properly afford. Even if you’re comfortable with your monthly mortgage payment, there are a number of costs to owning a home that you should also be aware of and account for. If buying a house is going to put you in a tenuous position financially, it might be better to wait a year or two to put more money into reserves so that owning won’t feel like a burden.

Thinking about buying brings you more worry than joy.

Renting is expensive. But you don’t have to worry about the water heater breaking or replacing the roof after a big hailstorm. You might value freedom and the potential for a spontaneous move more than the stability a house affords. While you pay a premium for that peace of mind, the luxury of not having to worry is well worth it for many people. Emotional energy and bandwidth are hard to put a price on, and if renting feels like a relief then it’s an option well worth considering.