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Liar Liar, Bad Comps & Boulder’s Cooling Market | Podcast #129

Boulder’s market is cooling, and buyers have more room to be patient, analytical and willing to walk away. We break down a listing that took longer to sell than expected, an ongoing negotiation where the asking price is difficult to substantiate, July’s Boulder County numbers and six notable recent sales. Plus, Boulder’s November ballot measures, the failed DDA proposal and more. For links, show notes, and a transcript, visit us at https://houseeinstein.com/liar-liar-bad-comps-boulders-cooling-market/ ____________________ This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 - Intro 5:36 - Topics of the Day 12:50 - Promo: Historic Condo Buyers 16:33 - The Closing Table: Post Mortem: Unique Properties 38:01 - Tale From The Trenches: Walking the Talk 52:26 - Market Update: July Data Brief 55:37 - Sale of the Week: 640 S 68th St 1:07:58 - Sale of the Week: 3007 10th St & 2675 Dakota Pl 1:19:16 - Sale of the Week: 160 S 36th St 1:28:27 - Sale of the Week: 3280 Dartmouth Ave 1:35:50 - Sale of the Week: 3601 Arapahoe Ave D-319 1:41:53 - News: November Ballot Items 1:57:23 - News: DDA Vote 1:58:12 - Carveout: Lawn Reno 2:13:58 - Carveout: Systemic Efficiencies in a Commercial Kitchen 2:17:55 - Wrap Up

The Cost of Waiting, Better Counterparties & Boulder Market Data | Podcast #128

A recent transaction shows how much a strong counterparty can matter when a deal gets complicated. We also revisit the opportunity cost of waiting for a better deal, especially as higher-end inventory and discounts increase. Plus, preliminary Boulder market data, notable sales, housing news, Xcel, downtown Boulder and more. For links, show notes, and a transcript, visit us at https://houseeinstein.com/the-cost-of-waiting-better-counterparties-boulder-market-data/ ____________________ This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 - Intro 1:56 - Topics of the Day 6:29 - The Closing Table: Post Mortem: Counterparties 32:33 - Tale From The Trenches: Opportunity Cost 40:41 - Market Update: Prelim July Data Detached 45:21 - Promo: Historic Condo Buyers 48:29 - Market Update: Prelim July Data Attached 50:19 - Sale of the Week: 3555 4th St 1:00:02 - Sale of the Week: 255 Linden Dr 1:04:28 - Sale of the Week: 3990 Pleasant Ridge Rd 1:11:42 - Sale of the Week: 4774 Valhalla Dr 1:16:57 - Sale of the Week: 1060 35th St 1:21:36 - Sale of the Week: 1301 Canyon Blvd #409 1:28:51 - News: Downtown Development Authority 1:37:31 - News: JP Morgan Chase 750B “Investment” 1:46:37 - News: Xcel to Bury Lines (Finally?) 1:50:13 - News: New Toll Lane Opens on US36 W 1:53:56 - Carveout: Lawn Reno 2:02:16 - Carveout: Systemic Efficiencies in a Commercial Kitchen 2:10:11 - Wrap Up

The Hidden Side of Real Estate With Karen Straus | Podcast #127

Karen Straus joins us to discuss her transition from concert production to real estate and the behind-the-scenes realities most buyers and sellers never see. We cover the problems with “as-is” listings, how agents protect their strategies during listing interviews, surveillance cameras in homes, notable recent sales, and Mark Wallach’s resignation from Boulder City Council. Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 For links, show notes, and a transcript, visit us at https://houseeinstein.com/the-hidden-side-of-real-estate-with-karen-straus/ ____________________ Timecodes: 00:00 - Intro 2:24 Meet Karen Straus 3:00 Karen's Career in Live Music 8:47 Sponsor: House Einstein 9:12 From Concert Production to Real Estate 13:03 Launching in the 2021 Market 15:27 Relationships, Negotiation and Agent Competency 21:05 The Risk of Clicking “Show Me This House” 24:08 Which Home Layouts Buyers Prefer 28:00 How Commission Pressure Can Affect Advice 29:34 Osman's Path Into Real Estate and House Einstein 32:02 Karen's Business Growth and the Emotional Roller Coaster 34:49 Boulder Affordable Housing 39:21 What “As-Is” Really Means in Colorado 52:52 When Prospects Want Your Strategy Without Committing 58:23 Pricing Against Active Competition 1:04:46 Surveillance Cameras During Showings 1:14:25 210 Cactus Ct 1:21:13 1206 W Pine Ct 1:29:14 1625 Mariposa Ave 1:34:36 980 Hertford Dr 1:37:26 720 Poplar Ave 1:40:00 1490 Chambers Dr 1:43:48 Mark Wallach Resigns After the Airport Vote 1:52:35 Boulder Growth, Taxes and Childcare 1:57:00 Flambient Real Estate Photography 2:01:49 Karen on Mahjong 2:07:44 Osman's Burning Man Preparations 2:15:54 Outro

Inspection Negotiations, EIFS Risk & Boulder’s Condo Market | Podcast #126

Inspection negotiations can turn a straightforward deal into a second round of conflict. We discuss better contract language, good-faith negotiations, major versus minor repairs, and how buyers and sellers can avoid inspection chaos. We also revisit an EIFS issue that grew into a $75,000 estimate and review June market data, including near-record attached-home inventory in Boulder. For links, show notes, and a transcript, visit us at https://houseeinstein.com/inspection-negotiations-eifs-risk-boulders-condo-market/ ____________________ This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 - Intro 5:49 - Topics of the Day 13:46 - The Closing Table: Negotiating Inspections 1:01:20 - Tale From The Trenches: EFIS Surprise 1:10:36 - Market Update: June’s Data 1:24:07 - Sale of the Week: 303 Hollyberry Ln 1:30:52 - Sale of the Week: 255 Linden Dr 1:37:10 - Sale of the Week: 3990 Pleasant Ridge Rd 1:41:12 - Sale of the Week: 4774 Valhalla Dr 1:45:08 - Sale of the Week: 1060 35th St 1:50:00 - Promo: Goldilocks Hobby Ranch 1:52:28 - News: Unleaded Avgas in Boulder Airport 1:55:27 - News: No more Alternating Use Trails 2:02:34 - Carveout: Obsession Movie 2:07:58 - Carveout: Adventure Van for Sale 2:19:16 - Wrap Up

Boulder’s Luxury Smoke and Mirrors, Price Cuts & Buyer Risk | Podcast #125

High-end Boulder buyers are often shown the lifestyle without being fully warned about the risks. We discuss school closures, vacancy taxes, Sundance, development restrictions, changing neighborhood density, air quality, and why luxury pricing is often far more negotiable than it appears. We also break down several notable sales, including a home that fell from a $12 million list price to an $8.5 million sale. For links and show notes, visit us at https://houseeinstein.com/boulders-luxury-smoke-and-mirrors-price-cuts-buyer-risk/ ____________________ This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 - Intro 5:42 - Topics of the Day 9:53 - The Closing Table: Agents Aren’t Telling You __ 53:14 - Tale From The Trenches: Basement Surprise 1:03:52 - Sale of the Week: 440 Japonica Way 1:14:51 - Sale of the Week: 1695 Orchard Ave 1:21:42 - Sale of the Week: 925 Yale Rd 1:28:26 - Sale of the Week: 325 Norton St 1:33:21 - Sale of the Week: 3825 Telluride Pl 1:43:08 - Promo: Investment Buyer 1:45:52 - Carveout: 4th of July 1:48:29 - Carveout: Mobility and Tendons 1:53:01 - Wrap Up

How Good Agents Learn From Failure | Podcast #124

What happens when a listing doesn't sell? We walk through a real post-mortem, discussing pricing, preparation, and the lessons that can improve future outcomes. We also review June market activity and discuss recent Colorado news. This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Visit at https://houseeinstein.com/ Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 - Intro 5:23 - Topics of the Day 11:51 - The Closing Table: Listing Post Mortem 42:36 - Tale From The Trenches: Three Offers, One Deal 55:25 - Market Update: June Data 1:00:23 - Sale of the Week: 330 32nd St 1:05:15 - Sale of the Week: 8245 Sawtooth Ln 1:08:17 - Sale of the Week: 646 Furman Way 1:14:17 - Sale of the Week: 1598 Wildwood Ln 1:18:07 - Sale of the Week: 640 Iris Ave 1:26:50 - Promo: Louisville Home Buyers 1:28:16 - News: Colorado Wildfires 1:32:19 - News: Pearl St Stabbing 1:35:12 - News: Colorado Primary Results 1:42:40 - Carveout: The Tree That Fell 1:47:19 - Carveout: Van Brain 2.0 1:53:19 - Wrap Up ____________________ For complete show notes, visit https://houseeinstein.com/how-good-agents-learn-from-failure/

Inside Boulder City Government with Mayor Pro Tem Tara Winer | Podcast #123

Boulder Mayor Pro Tem Tara Winer joins Osman for a candid conversation about her Brooklyn upbringing, business career, path to City Council and experience inside Boulder government. They discuss housing, growth, taxes, the Comprehensive Plan, public trust and the assault that unexpectedly led to her lung cancer diagnosis. This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Visit at https://houseeinstein.com/ Follow our Newsletter for honest takes on active listings and more: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 ____________________ Timecodes: 00:00 Introduction: Tara Winer, Boulder Mayor Pro Tem 04:05 Growing Up in Brooklyn 07:30 College, Economics and Leaving New York 11:28 Building a Career in Promotional Products 15:42 American Flag Pins, China and Manufacturing 18:16 Family, Raising Three Daughters and Passing Down the Business 23:03 Moving from Philadelphia to Boulder 37:12 How Boulder City Government Actually Works 46:19 Why Tara Ran for City Council 53:13 From Working Groups to the Parks and Recreation Board 59:27 Snowplowing, Equity and Practical Policymaking 1:03:30 Political Ambition and the Role of Mayor Pro Tem 1:11:43 The Hill Assault That Led to a Cancer Diagnosis 1:18:26 Public Scrutiny, Criticism and Serving on Council 1:23:07 Boulder’s Comprehensive Plan and Future Growth 1:27:32 Is Boulder Already Full? 1:31:42 Open Space, Development and Community Factions 1:37:04 Transit, Boulder Junction and Densification 1:40:57 The Planning Reserve and Middle-Income Housing 1:43:00 Vacancy Taxes, Enforcement and City Bureaucracy 1:47:56 Micro-Apartments, Form-Based Code and Urban Design 1:53:41 Deferred Maintenance, Taxes and Public Trust 1:56:49 Building Codes, Regulation and Climate Policy 1:59:09 Governing Through Tradeoffs and Unintended Consequences 2:00:31 Homelessness, Public Safety and Mental Health Services 2:09:14 Boulder’s Thursday Cruiser Ride 2:09:59 Closing Thoughts

Do You Want a Deal or Do You Want the House? | Podcast #122

What happens when a house checks almost every box, but the winning bid no longer makes sense? We discuss a recent bidding war, buyer psychology, and the tension between staying disciplined and getting caught up in the frenzy. We also look at why bidding wars and stale listings can exist at the same time, and what May's market data is showing. This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. For links and show notes, head to https://houseeinstein.com/do-you-want-a-deal-or-do-you-want-the-house/ Watch the podcast on YouTube Follow our Newsletter for honest takes on active listings. ____________________ Linked Timecodes: 00:00 - Intro 1:54 - Topics of the Day 11:04 - Market Update: May Data 23:23 - The Closing Table: Deal or House? 41:13 - Tale From The Trenches: Counterparty Trust 53:42 - Sale of the Week: 503 Hawthorn Ave 1:05:24 - Sale of the Week: 630 Northstar Ct - Video 1:12:20 - Sale of the Week: 1801 Redwood Ave 1:20:34 - Sale of the Week: 943 10th St 1:23:42 - Sale of the Week: 300 Forest Ave 1:28:34 - Sale of the Week: 7702 Devonshire Ct 1:31:47 - Promo: 927 Hover Ridge Cir Open House 1:33:25 - News: SpaceX IPO 1:38:34 - News: Compass Antitrust 1:44:41 - News: Google & HouseCanary Partnership 1:49:27 - News: Boulder Comedy Fest 1:50:42 - Carveout: Freediving in Colorado 1:56:10 - Carveout: Summer Concert Season 1:57:53 - Wrap Up ____________________ Sumac road refinish

Offers Getting Shopped, Rushed Listings & Market Timing | Podcast #121

Why do sellers get rushed to market, and how do buyers get shopped? We discuss offer structure, negotiation strategy, market timing, and what preliminary May data is showing in Boulder County. Follow our Newsletter for honest takes on active listings. Timecodes: 00:00 - Intro 3:05 - Topics 6:14 - Closing Table: Why the Rush? 44:26 - Tale From The Trenches: So Your Offer Got Shopped… 1:02:45 - Market Update: Preliminary May MLS Data 1:16:22 - Sale: 2535 Sumac Ave 1:24:19 - Sale: 465 Marine St 1:34:52 - Sale: 2895 Emerson Ave 1:40:22 - Sale: 653 Dewey Ave 1:46:50 - Sale: 5389 Cypress Dr 1:52:09 - Sale: 73 Benthaven Pl 1:57:21 - Sale: 2445 Junction Pl 302 2:02:22 - Promo: Newsletter 2:07:25 - News: UFOs 2:20:57 - News: Radiative Cooling Paint 2:23:38 - News: City Utility Ranked #1 in Nation 2:26:36 - Carveout: Aspirational YT 2:32:45 - Carveout: Meal prepping 2:36:13 - Wrap Up Relevant Links: Boulder Camping Ban CU South Website Floodplain Map 2535 Sumac Ave 465 Marine St 2895 Emerson Ave 653 Dewey Ave - Historical Post 5389 Cypress Dr 73 Benthaven Pl 2445 Junction Pl 302 How fancy white paint might help the summer heat Longmont has #1 Internet fiber in country Devils Thumb Video

Boulder Summer Events, Hidden Asbestos & Market Trends | Podcast #120

Looking for things to do around Boulder this summer? We count down sixteen local events and traditions, share a lesson from hidden asbestos tile, review market trends, and discuss recent local news. This podcast is supported by the House Einstein real estate brokerage, founded and based in Boulder, Colorado. House Einstein’s mission is to help you make a smarter real estate decision. Visit at https://houseeinstein.com/ Follow our Newsletter for honest takes on active listings: https://mailchi.mp/houseeinstein.com/sign-up-form-landing-page-2026 Youtube Market Segment Link https://youtu.be/oSL4NniFBQo?si=bxQbq16VoHzMuDsF&t=4405 Timecodes: 00:00 - Intro 3:07 - Topics of the Day 6:53 - The Closing Table: Hot Boulder Summer 55:58 - Tale From The Trenches: Hidden Asbestos Tile 1:13:25 - Market Update: Osman Data Dive 1:39:18 - Sale of the Week: 9578 Mountain Ridge Dr 1:45:39 - Sale of the Week: 751 Grant Pl 1:50:11 - Sale of the Week: 2360 Balsam Dr 1:55:08 - Sale of the Week: 14754 Creekside Ln 1:58:09 - Sale of the Week: 8438 Hygiene Rd 2:00:12 - Sale of the Week: 903 Hover Ridge Cir 2:02:45 - Promo: 927 Hover Ridge Cir HOA Benefits 2:06:32 - News: Bolder Boulder 2:10:54 - News: Trail Shuttles Back in Operation 2:12:08 - News: Boulder County Mountain Bike Restrictions 2:16:25 - News: Chicago MRED vs Zillow 2:20:35 - Carveout: Noah Kalina 2:26:51 - Carveout: Limits and Misleadings of AI 2:33:04 - Wrap Up Full links, resources, and referenced articles are available in the YouTube description.

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