Boulder County Market Report and Budino at Pizzeria Locale Review

Boulder County Market Report June 2015

As we pass the 2015 real estate market peak in Boulder County many are wondering - are we in a bubble? It’s a question worth asking as month after month, home values in most areas of the county continue to rise. House prices seem unrealistic, so what’s the deal? To most economists, price appreciation becomes a bubble when underlying fundamentals such as income and debt levels of the purchasers reach an unsustainable level, yet prices continue to climb and could “pop”. Lending regulations are much tighter than before the crash, so where is the money coming from for a meteoric rise like we’ve had? Keep in mind people don’t buy a house, they buy a payment. Low interest rates keep payments low, and there is evidence that people are spending more of their paychecks on rents and mortgages and sacrificing some vacation.  So the bubble answer is no, but there will be a point when demand will slow because people cannot stretch their paychecks any further or rates go up.  Sitting on a house you know you will sell soon hoping to time it perfectly? When the market changes, it could do so quickly. Call me anytime for a 20 minute consultation to see what your house might be worth in today’s market.

Budino at Pizzeria Locale Review

The first time I had Budino at Pizzeria Locale in Boulder it was a Ratatouille moment.  In the movie the evil restaurant critic Ego has a bite of ratatouille and is transported back to the kitchen he grew up in and fond memories of his mother cooking for him. I came to two realizations in that moment – 1. I need more pudding in my life and 2. I have never had pudding like this. The butterscotch taste, smooth texture and firm yet pliable layer of chocolate is different from what we earned for good behavior around the table as a child, maybe because it’s made by the dessert chefs at Frasca? It feels like a treat for adults who haven’t been naughty in years.

The healthy topper of fresh whipped cream dusted with semi-sweet chocolate shavings balances what may be the most comforting comfort food ever conceived. Adding a whimsical note, Budino comes with a baby shovel as the implement of its destruction. I’ve noticed it contributes at least 3.9 seconds to its already short lifespan at any table.

Budino at Pizzeria Locale, 1730 Pearl St, Boulder, (303) 442-3003

Boulder County Market Report and Oak Pork Belly and Bacon BLT Review

In the trenches of the Boulder County Real Estate market, little has changed from a month ago. Inventory is down year over year and sales are up, maintaining a challenging market for buyers, but for sellers things are going quite well. A prime example is my clients Joe and Matthew who accepted an offer on their Dakota Ridge duplex recently after a bidding war yielded 12% over asking price with no appraisal contingency.  Congratulations!  We negotiated a great contract with low risk using a variety of techniques, and look forward to a smooth transaction.  The most interesting news of the month was that the U.S. economy contracted 0.7 percent in Q1 but employment is up, indicating consumers are spending less despite having jobs. Speculation is that the anticipated hike in interest rates in Q3 will not materialize, with the band of fluctuation between 3.5% and 4.5% in the 30 year fixed continuing until the end of the year.  Colorado reported the highest home price appreciation of any of the 50 states in the previous 12 months recently as well, and we are a solid 22% statewide above the pre-recession highs, more locally. It makes one wonder, are we in a bubble? Some are starting to think so.  More on that in the next newsletter.  

Pocket Listing Alert: I have two houses coming on the market in the next few weeks: An updated 4BR/3BA in the Vista Pointe area of Erie, and a 3BR/2BA on a .9 acre parcel backing to open space by the Boulder Airport, call for details.

Oak at Fourteenth Pork Belly and Bacon BLT Review

It is a forgone conclusion that Boulder institution Oak at Fourteenth is among the top dining experiences available locally on any given day, night, or late night.  It has throngs of admirers and no wonder, there is something about how food, beverage, light and space combine at Oak to create magic beyond the sum of its parts.  It doesn’t need another round of applause, so why provide one? Because the Grilled Pork Belly and Applewood Smoked Bacon BLT has me in its grasp, and it seems to have taken up permanent residence among my many other appetites. 

The Oak BLT shadowed by doughnuts of the day and libation.

I found out it’s been on the menu for at least two years, how could it have avoided my lusty gaze before a couple of months ago?  There it was, hiding in the lineup under the outstanding Napa Cabbage Salad with Fried Egg, waiting to be discovered.  I think it’s the contrasts that make it so complete – soft yet lightly toasted brioche bun.  Spicy aoli and cool avocado.  Crunchy yet acidic fried green tomato slices.  Zesty arugula and charred pork belly. Bacon in every bite.  Looks heavy yet surprisingly light on its feet.  It is…special...

Oak BLT at Oak at Fourteenth, available on the Lunch menu Mon - Sat 11:30 – 2:30

Market Report and Flower Pepper Restaurant Review

Boulder County Market Report

Conforming to seasonal norms, inventory climbed in Boulder County in April, rising 25% countywide month over month.  So why doesn’t it feel like there’s anything available? Because compared to historical averages inventory is still under 50% of normal for this time of year, and 54% of that inventory is under contract, when 20% is normal. (source:IRES MLS)

The real news in Boulder County Real Estate this month is property taxes.  Feel like you got hit too hard? I have had many calls from clients asking about the appeals process and what they can do to ease the burden.  Appreciation has its dark side, have a look at this map of which areas rose the most in the past 24 months according to the assessor.  For information about the appeals process, look here.  If you think you might have a case call me, I have already run comps for a few friends and I would be happy to do the same for you, or to recommend a good subcontractor for a summer project you may have in the works.  The window to file for appeal closes June 1.  As always, I am here to help and I deeply appreciate your referrals. 

Flower Pepper Restaurant Review

Authentic - 1. Not false or copied, genuine  2. Having origin supported by unquestionable evidence.  “Authentic” has become a buzzword of popular culture, and who could blame us? With so much time focused on screens large and small where nearly everything can be falsely represented without us knowing, we crave the real.  Sometimes a restaurant opens that makes you wonder - have I ever tasted the authentic food of this culture before now? Welcome to Flower Pepper.  Most Chinese restaurants in America are founded by immigrants who never cooked professionally before arriving, and dish up the American hits night after night.  There’s nothing wrong with that, and you can get it anywhere.  Chef Jeff at Flower Pepper established four restaurants in Beijing, sold them and brought his extended family here.  I now crave the pork and cabbage dumplings (12 for $6.99) almost daily, everything on the menu including the dough and wonton is handmade from scratch throughout the day.  At $3.99, the wonton soup packs more deliciousness per dollar than any dish in town.  Try the Dan Dan noodle or Mapo Tofu for intricately flavored takes on noodle shop favorites, and don’t miss the Tiger Food salad with the signature flower pepper oil that leaves a buzzy sensation in your mouth.  

The wonton soup at Flower Pepper

While you are sampling authentic Chinese food, why not go all the way and enjoy some Pu’er? Earthy and satisfying, this fermented tea is available fresh by the cup.  Flower Pepper is open for both lunch and dinner and sometimes the dumplings are not available late in the evening due to the labor intensive nature of their preparation.  It is brand new, go for a visit before it gets popular.  Seating space is very limited, come at the prime mealtimes if you want to meet Jeff, and park for free in the garage behind.  Flower Pepper, Broadway and Alpine, Boulder, 720 381 1594, 11am – 9pm.

Market Report and Pho Restaurant Review

Boulder County Real Estate March 2015

Spring has sprung in Boulder County, and buyers are flocking to new listings in droves.  Single Family Home inventory was down 25% year on year in February, and sales were up 15% despite the scarcity indicating a hot seller’s market that is more challenging than ever for buyers.  Townhouse and Condominium sales also grew 7% from 2014 with inventory down 29%.  Do it yourself buyers on the major websites are finding that 50% of the inventory listed there as active is actually already under contract, emphasizing the importance of having an experienced buyer’s agent if you are serious about moving.  In the trenches, all is not as it seems in the news.  While some properties get bid up with competing offers, others don’t, and two factors are in play.  First, buyers today are less willing to make improvements.  In our time sensitive world, being “move in ready” and contemporary is a huge factor in price escalation.  Second, if a property is obviously overpriced, buyers will stay away.  No one wants to get burned as many did in the crash.  If you are considering selling and wondering what improvements will pay at the closing table, call me anytime at 303 704 7774 for a free consultation.  I have profitably flipped many houses and am happy to help. 

What the Pho is Pho? – The Best Pho in Boulder

For the uninitiated, no food elicits quite as puzzled looks as pho. What the pho is pho? Their faces say. Pronounced fuh, this reasonably priced Vietnamese noodle dish consists of a large bowl of beef broth with rice noodles to which meat, bean sprouts, Thai basil, lime, and Hoisin sauce are added to taste. Pholavor is all about the broth, everything from grilled ginger to nutmeg may be brewed in for up to 12 hours. All pho is gluten free, there are occasionally vegetarian varieties, and on cold wintry days before the end of spring, nothing is as good as a steamy inhale over a big bowl of pho. 

Boulder has three establishments specializing in pho and a few other outliers, but there is only one that dishes it up exclusively, Black Pepper Pho.  If you are accustomed to the traditional savory style, the South Vietnamese broth at BPP is unexpected at first, clove, fennel and cinnamon spices add complexity and a little sweetness.  The menu and atmosphere are Boulderesque, the meat is Angus or grass fed organic and vegetarian broth is available.  Adding to the phon at BPP is the selection of cocktails and quirky insistence on no tips. This makes it seem expensive and opens the service up for criticism but I have never had anything but a prompt, hassle-free experience for marginally higher prices. 

Boulder institution Chez Thuy offers a darker broth variety nearly overwhelmed by thin-shaved red onion and scallion for a heartier flavor - delivered just as apathetically by their servers as the rest of their food.  Larger lime wedges and plentiful basil make this a good fix and the beef slices are thicker.  It’s a worthy stop for any aficionado, and the rest of the menu is extensive for any non-slurpers.  

The Pho at Vina Pho and Grill

Like a gosling following the first thing it sees after it hatches, when pho calls I often return to Vina Pho and Grill where I had my first bowl five years ago. A traditional big bowl with ingredients of no pedigree starts at $7.50.  The broth is lighter in color and full of flavor, with a few of the more exotic toppings I love like tendon and tripe on offer.  The ideal meal here starts with the panko crusted chicken wings, don’t let the garlic scallions go to waste, and ends with Vietnamese coffee.  

Black Pepper Pho, 2770 Pearl St Boulder, CO 80302 (303) 440-1948

Chez Thuy, 2655 28th St, Boulder, CO 80301 (303) 442-1700

Vina Pho and Grill, 1630 30th St, Boulder, CO 80303 (303) 444-1809

Market Report and McDonald’s Restaurant Review

Boulder County saw increases in sales volume of both single family homes and attached dwellings in December, up 8.6% and 1.1% over December 2013.  In the same time period, available home inventory fell 8.1% and attached dwellings 15.5%, indicating the inventory crunch continues, and buyer demand has not eased up proportionately to the reduced inventory in the off season.  Prices are higher in Boulder County than at any time in history, with sellers calling the shots.  The robust local economy is driving many to relocate to the area, and most experts predict more of the same in 2015.  That being said, people are still finding places to live with the right amount of persistence and determination, and having a great agent to navigate bidding wars or get you top dollar for your house is more important than ever. 

McDonald’s Restaurant Review

A few months ago when I read that the McDonald’s on 28th street was closing for a remodel, it occurred to me that I must have driven by those stately golden arches over a thousand times in my Boulder lifetime, and never gone in. Could McDonald’s in Boulder be like many of the other restaurants I have reviewed- a gem yet to be discovered or hidden from public awareness? Why have I never dropped in anyway? Snobbery? When I was a kid I loved McDonald’s, perhaps I let bad press and rumor get the best of me. When the makeover wrapped up and 28th street McD’s reopened for business, I resolved to give it a visit. 

As it turns out, McDonald’s is a neglected venue in Boulder. There are only two McDonald’s serving Boulder’s over 100 thousand souls compared to the national average of slightly over four per 100K. Last Wednesday at 11:30am there were only a few folks visible inside, but it just wouldn’t have been the full experience without including the Drive-Thru(sp), so that’s where the adventure began. The spartan modernist lanes (two!) were both empty and hip, sporting a sign “any lane, any time” between them. The sound at the mic was tinny but mostly clear and adequately loud. The voice asked “Welcome to McDonald’s, what can I make for you?” Make? “Spicy McChicken and a Diet Coke.” 

The Hot n’ Spicy McChicken Sandwich boasts a deep fried patty with a somewhat orange spicy batter that adds a slow, mild burn to the salty sweet flavor profile. The spice differentiated it from the other items we tried, but the overabundant mayonnaise unfortunately drowned its zesty potential. The Diet Coke was superb however, mysteriously better than other Diet Coke.  Smoother? More refreshing? Fountain soda is different everywhere and as it turns out McDonald’s is the gold standard by which all Coca Cola products should be judged.  The syrup, normally dispensed from plastic bags that can languish for days or weeks, is shipped straight from the…factory? in stainless steel tanks that connect directly to the fountain, ensuring the freshest taste possible. All the water and ice for McDonald’s beverages is reverse-osmosis filtered twice on site, and the soda is served to precise measurements of carbonation and temperature. 

Inside, the cheeseburger awaited. I scarfed them down in seconds as a youngster, and couldn’t wait to dive in.  Here it was moments before death: 

Not exactly an inspiring view, but the diced onions, pickles and mustard offered a little depth, and one could detect beef, all for $1.00.  For price/satisfaction, I recommend ponying up $1.59 for the double. The McNuggets stood out for crispy texture, but a bite of a Big Mac did not change the overall flavor much - salty, sweet, and then an accent of chicken or onion, beef or pickle.  Humans obviously love this magic formula, as McDonald’s serves it up to over 62,000,000 people globally every single day at unbelievably low prices, making it as much about the value as the food itself. 

McDonald’s, 1800 28th street, Boulder, CO (720) 352-5825 

Boulder County Market Report and T aco Restaurant Review

Ho Ho Ho, Merry Christmas and Happy Holidays to all! Thank you so much for your support, reviews and comments on this newsletter over the last year. As always, contact me anytime if you need a good reference for work to be done on your home, or if you would like an instant valuation of your home’s worth. Boulder County Real Estate conformed to seasonal norms in November, with sales volume down roughly 50% from the peak of the summer. Additionally, sales volume by dollars is down 5.5% over last year reflecting a further tightening of inventory over 2013’s already lean figures (source:ires MLS). All indications are that 2015 will extend the cycle of low inventory and steady appreciation fueled by interest rates fluctuating in a low and narrow band between 4% and 4.75%.  The Front Range and Boulder County in particular have one of the country’s lowest unemployment rates, with new jobs bringing more transplants from across the nation.  All of the news lately is bullish for the area, with Google expanding its campus to add 1500 jobs to the downtown core in the next few years and record amounts of investment cash boosting local companies.  Most local real estate market analysts theorize we are midway through the expansion that started 3 years ago, and that Boulder will continue to buck national trends when it comes to the severity and frequency of downturns. The bottom line? Now is an excellent to buy Boulder real estate on either an investment or personal basis if you can find something that works, and you should have a good consultant to get you there. For further reading visit my facebook page for two recent articles about forces affecting the Boulder market. 

T|aco Restaurant Review

Sometimes a great restaurant hides in plain sight. Friends will tell you they went last week, every Tuesday, or with a friend in town for the weekend, but somehow you never end up going; it never registers that this might be the best place in town to satisfy a certain craving or be so good as to embed the craving that only it can satiate.  Crouched behind a large shade tree at Walnut and Broadway, T|aco (pronounced Tee ah ko) hid from me for over a year, but is so subversively tasty that I can no longer navigate a week in Boulder without finding myself there. The chips are made to order and a must to start, with green, red, and habanero pineapple dipping sauces. While taking in the menu, savor the queso authentico, or the hand squashed guacamole. The taco list has all kinds of ingredients that don’t usually say “taco” after them - I suggest picking a main ingredient that interests you and rolling with it. They’re all good, and after the first bite it’s clear only a seasoned chef could conceive these flavors. Among my favorites the Cotija’s Mexican white cheese is crusty browned on the griddle with salsa verde, the pork belly with pickled onions is rich and varied, the buffalo chicken is just the right combination of tart and creamy, and I thought I tasted cinnamon permeating the previously off-menu Classico.

 The Pork Belly taco at T|aco

The margaritas continue the “different and delicious” theme of this eatery, it felt like two went down before I’d ordered the second. T|aco is well attended by restaurant staff in town which is always a good sign, and has special days: margs are $4 on Mondays, Taco Tuesdays offer $2 tacos all day. If you show up at noon on Tuesday, expect a bit of a wait- Stewart

T|aco, 1175 Walnut Street in Boulder, 303-443-9468

Boulder County Market Report and Motomaki Restaurant Review

Demand for Boulder County homes was strong throughout October, with a few realtor friends expressing they had their busiest October ever. Inventory continued its seasonal squeeze, with 6% fewer houses on the market year on year and 13% fewer than September, but the percentage of available homes that were under contract was up 12% from a year ago.  October 2013 was a weak month due to the flood, but overall the market is showing that even though buyers have fewer choices, they are snapping up more of what’s available than in recent years. Overall this is considered a strong sign for the market.  Boulder County has yet to see any of the seasonal price depreciation now in the news in Denver for example. State of Colorado home prices hit a new peak in September, with a 7.5% increase over last year. 

Motomaki Restaurant Review

The best thing about Motomaki, recently opened next to Modmarket in Boulder’s 29th street mall, is the creativity that permeates every aspect of the experience.  On your first visit you will likely have something delectable you have never tried, and the vastly customizable maki menu ensures you could keep doing that for weeks.  Your dish will also arrive fast and feature ingredients only found in more expensive eateries.  Those qualities alone should spur regular visits from the dining public, but Motomaki adds culinary influences from Japan, Hawaii, and Korea, tossed with great design and topped with panoramic street scenes of Tokyo.  The tuna poke (pronounced poh keh) rewired my synapses so that I couldn’t order anything else the first few times, the chunks of raw tuna and onions, a bit sweet, a little salty, a tad spicy, are not to be missed. The shrimp tempura roll, nearly the size of a burrito with satisfying crunch, tuna, asparagus, and sriracha aoli is a crazy mix that just works.  Down to the chopsticks, Motomaki is so well thought out and executed by Hapa Sushi owners Lori Hon and Mark Van Grack that it just feels cool to be there, like you stumbled upon some hip new place walking the side streets of London with great food for $8 - $12. 

Salmon Poke (and Strawberry Pocky) at Motomaki

Another reason to love Motomaki - both strawberry and chocolate Pocky are available for dessert.  Ubiquitous throughout Asia and first popularized by Japanese schoolgirls, Pocky may be the world’s most prolific dessert snack.  Pick up a box to finish your lunch but consider yourself warned- they’re addictive. 

Motomaki - 1710 29th Street (303) 444-0722 menu at motomaki.com/

Boulder County Market Report and Amu Restaurant Review

The month of September brought a surprise uptick in countywide overall sales after seasonal declines in August, with sales volume matching September 2013 despite 6% lower inventory year on year.  Initial indications for October are that increased activity is continuing, with the percentage of available inventory going under contract increasing also (although the 2013 flood may be skewing these data currently).  Bottom line- now is an excellent time to be selling, perhaps better than summer, because there is so little competition among available homes.  Although we have seen a seasonal 40% inventory reduction since the June highs that will bottom in December, activity is up, indicating buyers are out in force.  If you would like to know what your house might sell for in this market, visit my home valuation page for a free report at www.boulderareahomevalues.com.  For a more comprehensive study, call anytime.  I also wanted to pass along that interest rates are lower now than they have been in the last 12 months.  If you have a rate above 4%, you might save money by refinancing.  Brian Sharp at Boulder Lending Group is currently offering no fee refinancing to build his portfolio (Disclosure - I do not receive referral fees for this or any of my recommendations).

AMU Restaurant Review

Certain Japanese traditions should be implemented worldwide, and oshibori, the steaming hot towels offered at the table to clean one’s hands before dinner is one of them.  Enjoying the oshibori at Amu last week, I was reminded of when I first arrived in Japan years ago.  I thought they were the coolest thing ever, and I would liberally wipe my hands, face, and embarrassingly neck? Ears? with the towel with a big smile on my face.  I was determined to become fluent in Japanese at the time and one evening years later sat down in an Izakaya very similar to Amu in the heat of Tokyo summer.  I had my way with the towel as usual and I understood a man sitting near me saying to his friend “Look! He thinks he just got out of the shower! Poor Oshibori!” 

There is no Izakaya quite like Amu in Japan, but that’s what makes it so amazing to have here in Boulder.  Izakaya restaurants are like pubs that rotate local dishes on and off the menu seasonally.  Each season in each city or neighborhood generally unveils the same dishes each year, so you know what to look forward to as time passes.  At Amu, there are classics from all over Japan each season in the same restaurant, which feels a lot like Christmas every time I go.  If you feel bewildered, it’s a great idea to ask your server what he or she recommends.  For my palate it’s all been delicious, but let’s face it, raw spiced cod roe or squid and octopus are not for everyone.  If you avoid them at Amu, you will unfortunately miss one of beer’s great companions in the world, Okonomiyaki.  Amu’s version of this Osaka staple is true to its roots, savory/sweet, and happily bears little resemblance to anything in Western cuisine.  

 Grilled duck in miso sauce with fresh local vegetables.

Amu is a food adventure, an umami tour around Japan that is rare in its variety and authenticity. The sake selection is as good as any in town, and you might also want to try its low brow cousin sho-chu, which along with beer is very popular in Izakaya.  Amu is located next door to Sushi Zanmai on Spruce St. and they share the same owner, but that is where the similarity ends.  It’s intimate with space for only about 20 guests- get there early or be prepared to wait.  You will be asked to remove your shoes, and large parties can reserve the community table in back. – Stewart

1221 Spruce Street, Boulder 303 440 0807, www.izakayaamu.net

Boulder County Market Report and PMG Restaurant Review

Boulder County Real Estate September 2014

In August 2014, statistics showed inventory continuing over 50% below historical norms, with price appreciation remaining steady in both single family homes and attached dwellings. Interestingly, the market was tighter in August for attached dwellings than single family homes, with absorption, or the amount of time it takes for buyers to purchase the available inventory, lower in attached dwellings in every category except $800K and above.  There was a year on year sales decline of 12.7% in single family homes compared to 2013, with many speculating low inventory and lack of upward mobility in the job market as culprits. In the most interesting statistic to appear in a while, rents in Q1 in Boulder and Fort Collins showed a 17% spike over the previous year.  This may be a slight statistical aberration but parallels national trends and reflects that right now, with affordable housing at extreme lows, it is much better to be a landlord or to own your own home than it is to rent in Colorado.  Investment opportunities abound with interest rates at historical lows, contact me for details. (sources: IRES MLS and CO Dept. of Housing).

PMG Restaurant Review

What is it that makes one restaurant work and another one fail? It’s a topic of great interest to a great many people.  I think all would say initially that for a restaurant to succeed the most important thing is memorable food.  And yet, we have all been to restaurants with highly forgettable food time and time again and keep going back. Why? Cute bartender, cool decor, friends who will eat anything, etc.?  This was the question roiling about my mind as I walked into PMG for the first time.  On 10th between Pearl and Spruce I had driven or ridden or walked by it numerous times in the five weeks since it opened and yet had never so much as looked in the window.  The space had become forgettable to me, because the restaurant in there before it had become forgettable to me. But Why? I ate there twice for lunch and enjoyed it each time so…? 

My first impression of PMG wine bar was about what it wasn’t – not a faux leather sofa, chocolate colored wall, or suggestive decanter in sight.  For a split second I was disappointed I would not be “lounging” after a long day at my desk, but my attention quickly turned to my immediate future at the bar.  Expecting at least fifteen options by the glass, I was surprised to have just seven- two whites, two reds, two sparkling, and a rose’.  What’s going on here? My fellow Americans, many of you have traveled abroad and made the discovery that one can fully sustain and even enjoy oneself without having thirty five options from which to choose on the menu.  If you’re lucky, a further revelation is that if everything on the menu is outstanding, it makes little difference what you choose at all, you’re going to enjoy it.  PMG is one of those places.

The crispy half chicken at PMG

On Chef Sal’s Italian and French inspired menu, the ingredients reflect the season, are chosen for flavor, and present themselves differently each night while pairing perfectly with at least one of the wines by the glass.  Currently on the Snacks menu the fried summer squash strips ($7) are cut long and lightly battered, with shaved parmigiano and honey. The parm is so thin it dissolves instantly to accent without overpowering the squash and drops of honey wrap it up perfectly.  I’m not one for church on Sunday, but Lydia’s country pate’ ($8) was creamy with a soft boiled egg on the side, and a savory garlic hint that had me thanking God for my taste buds. For mains I have had the lamb ($24) and the crispy half chicken ($22) - both made me think I must’ve been a dog in previous lifetime for my desire to lick the plate completely clean.

The wine list lends itself to ordering a bottle, with choices in any tint to suit any budget, starting at $21 going up to $248.  When was the last time you saw a magnum of Nebbiolo on a restaurant list for $43?  I can’t put a finger on why this place seems to have “it”, the thing that keeps people coming back, but my experiences there have been nothing but memorable. When you go you will see a lot of regulars, including the family and friends of owner Emily Gold, who you will certainly enjoy meeting. - Stewart

PMG, 2018 10th St, Boulder (303) 786-8585. Open 4:00 – 11:00 pm except Tuesdays

Winter Is Coming – Need a contractor referral for a house project? Tried this restaurant and have an opinion? Let me know what you think at www.stewartward.com.

Boulder County Market Report and Wapos Restaurant Review

Boulder County Real Estate August 2014

It’s hard to imagine we are already in late summer, and yet all the signs are here: moving trucks cruising about, frequent enslavement by traffic lights while getting across town, cooler nights and mornings.  It has been a busy summer in Boulder real estate, and the July stats indicate the market is cooling. Let’s look at some numbers.  Since the end of June available inventory of detached homes has dropped 6.7% and property under contract has dropped much further at 21.7%, indicating decreased buyer interest in the available homes. A look at attached dwellings indicates a tighter market, with a nearly 20% drop in both inventory and property under contract. This matches my experience in the neighborhoods, the open buyer warfare for houses so prevalent at all price points last summer has subsided in many categories indicating a gradual return to a more balanced market. The rule of the day is still low inventory, 6.3% fewer detached homes on the market than last year, but there is lower demand for what’s out there so it is less crazy.  If you are serious about selling your home this year and have not had a recent offer, it is not too late to make a price drop, and then in my opinion, sit tight.  Too many houses drop prices often and slowly over this period hoping to attract buyers, when the real issue is not looking better relative to other houses on the market, but a scarcity of buyers who are a match to your house at any price in your range.

For buyers and fence sitters, it looks like fall 2014 will be far better than the last two years! Could it be the return of leverage, some bottom feeding, maybe pick up a deal? Time will tell, pick up the phone and let’s talk about the opportunities out there.

WAPOS RESTAURANT REVIEW

Confluence: 1. a place where two rivers or streams join to become one 2. A coming or flowing together

Wapos, the Mexican restaurant at the confluence of US 36 and Broadway at the northern tip of Boulder, represents the best of what can happen when food and cultures flow together. Far from the hipsteresque reclaimed wood confines of many restaurant renovations in town and yet only a few minutes away by car, I sat at a slightly wobbly table in a parking lot patio, on a woven chair that gave me a generous case of wafflebutt. I soaked in the views of the traffic light and warehouses, cars zooming by in the distance, and the not-on-my-iPod Mexican music.  There was a complete lack of pretention, yet my margarita was served in a Ball jar glass. There’s something about Wapos that actually feels Mexican with no need for plastic Corona bottles or bedazzled sombreros everywhere – like you’ve left town for a spell with occasional reminders you are still here.

Many long term Boulderites remember the restaurant that was in this space until two years ago with mixed reviews. According to our long-term NoBo table neighbors Tuesday night, the new owners and chef have overhauled everything that needed it, and nothing that didn’t. At our table a crisp and effective $4 happy hour margarita segued into another paired with queso fundido, a meatylicious melted cheese extravagance that delivered me to that happy place called Mexican food land where people don’t go to diet. I followed with the poblano soft relleno, roasted to perfection and stuffed with white cheese, a guacamole tostada, and a carnitas taco. 

 Everyone has Mexican food staples they use to compare one restaurant to another.  For me, that’s carnitas- it’s hard to go wrong with slow roasted pork, and yet some carnitas sings, and other does not. When this carnitas stood up on the plate and played the opening notes of “La Bamba”, I knew Wapos would enter my regular rotation. Our neighbors both had the Mexican chopped salad with grilled steak for (healthy eaters), and loved it. Wapos has live music on the patio every other Sunday, including this Sunday 8/17, give it a try! 

Wapos, 4929 N. Broadway St. Unit A 720-536-8457 

Looking for a good restaurant? Tried this one and have an opinion? Want to learn more about Front Range Real Estate? Let me know what you think at www.stewartwardrealestate.com , and keep an eye out for The Best Burgers in Boulder 2014.