
Founder @HouseEinstein. We help buyers and sellers make smarter real estate decisions. Formerly Republic Financial, Industrial Economics. Opinions are my own.
Boulder, CO
Joined August 2008
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When is losing out on a house actually winning?
When you refuse to overpay.
It just doesn’t feel like winning.
Winning the bidding war and making a smart purchase aren’t always the same thing.
House Einstein Podcast 137.
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Osman retweeted
Boulder Police detectives worked around the clock investigating leads and following up on tips to identify, find and arrest the man suspected of shooting and killing a University of Colorado Boulder student on Saturday.
Thanks to good policework, the suspect has been identified as Omar Perez, 18, of Thornton. He was arrested early this morning and charged with murder in the first degree-extreme indifference, assault in the first degree-extreme indifference and attempted murder in the first degree-extreme indifference. He is not a C.U. student. His photo will not be released at this time because of the ongoing investigation. The second victim remains hospitalized.
The families of the two victims are requesting privacy and do not wish to speak to the media.
Full news release: bouldercolorado.gov/news/sus…
This week's House Einstein newsletter is out: who blinks first as bargain season hits Boulder real estate, plus what a home's reputation does to its value. Local, candid, and only in your inbox. Sign up: houseeinstein.com/#newslette…
Osman retweeted
You can watch the news conference live just after 9am here: youtube.com/live/6gkhoi7pLgM…
Marine Street shooting date: At this time we have no information to indicate the suspect(s) are still in Boulder and we are actively investigating numerous leads.
Anyone with any information about this crime is asked contact detectives at 303-441-3333 and submit photos and videos via this link: bouldercopd.evidence.com/axo…
The Boulder Police Department will be livestreaming a news conference with Chief Redfearn, District Attorney Dougherty and CU Police Chief Griffin at 9am to share additional information this morning
Osman retweeted
A Hamptons estate was reportedly marketed privately for $125M, then publicly listed for $79M.
Same house. $46M difference in asking prices.
We discuss private listings, days-on-market stigma and transparency on Podcast #136.
podcasts.apple.com/us/podcas…
🤖 Made with AI
Osman retweeted
A home sells 32.5% over asking. Smart pricing strategy or an agent who misjudged the market?
This week with @OsmanParvez: two very different agent experiences, Boulder bidding wars and a sewer inspection dispute.
podcasts.apple.com/us/podcas…
Osman retweeted
3138 W 41st Ave is sold.
Fresh paint, professional staging and thoughtful prep helped generate multiple offers, with the home ultimately closing $16K over asking.
Congratulations to Sophie Kloor and their sellers.
houseeinstein.com/sophie-klo…
Boulder has two housing markets right now.
Under $1.5M, there’s about two months of supply. Well-priced homes are still drawing over-asking offers. Over $3M, supply runs 12 to 15 months, and most listings that came off the market expired or were withdrawn rather than sold.
The rest of the market is cooling a bit too. Over the last three 30-day periods, the share of homes selling over list price went from 25% to 21% to 14%.
We’ll get into what’s behind it on this week’s podcast.
Data covers Boulder proper (the City of Boulder, with occasional pockets of unannexed Boulder County), single-family homes, 90 days ending October 20, 2026.
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Osman retweeted
What do you do when a competing offer changes the stakes, but you cannot verify it?
This week we dig into the reported $42.5M offer for San Lazaro, the public money being assembled around the deal and the due diligence questions that still remain.
Then we look at Nederland’s $120M effort to buy Eldora, the BVSD school closure fight and what redevelopment of those properties could eventually mean for nearby neighborhoods.
Plus, rail-tax confusion, Western Slope water and a packed couple weeks of local events.
New episode out now. Listen wherever you podcast.
podcasts.apple.com/us/podcas…
Osman retweeted
Roughly half of active inventory is now stale in both Boulder County and Denver.
Boulder County is at 52%. Denver is at 49%. Meanwhile, total available inventory declined again in both markets.
For market insight specific to your situation:
houseeinstein.com/our-approa…
Osman retweeted
I am a member of the Norwegian Nobel Committee.
There are five of us. Five people, appointed by a parliament most of the planet could not find on a map, who decide, once a year, which human being the world has agreed to call good.
I know. I know. I think about it on the tram.
We meet in a building on Henrik Ibsens gate, a street named after a man who wrote almost exclusively about people discovering they are frauds, which nobody on the committee finds funny except me. There is a room with a long table and the portraits of the dead laureates looking down, Mandela, the Dalai Lama, a great many earnest men in spectacles, and one portrait we do not discuss, which is Kissinger, 1973, awarded while the bombs were still falling, after which two of our predecessors resigned and the satirist Tom Lehrer said political satire was now obsolete. We keep him on the wall. A reminder. Every family has the uncle.
It is October in Oslo, which means the sun gives up around four in the afternoon like a civil servant, and it rains the particular Norwegian rain that isn’t quite falling, just hanging there, judging you. I arrive with wet shoes. I always arrive with wet shoes. There is coffee, because this is Norway and there is always coffee, we drink more of it per person than almost anyone alive, and someone’s wife has sent kanelboller, the cinnamon buns, and we sit, five Norwegians, damp, caffeinated, sugared, and we decide the moral standing of the entire species.
Let me tell you how it actually works, because the world imagines a cathedral and it is, I promise you, a book club with a mandate.
287 nominations this year. 208 people, 79 organizations. Anyone can nominate, that’s the secret nobody understands: a professor, a parliamentarian, a former laureate, so the “nominee” list is meaningless, it’s a suggestion box, and every autumn some congressman nominates his own golden retriever and the press writes “SHORTLISTED.” Nobody is shortlisted. There is no short list the public ever sees. There is us, and the coffee, and the rain, and the portraits, and a Norwegian stubbornness that is older than the prize itself.
We read reports. The institute’s advisers write them, thick dull documents, and we argue. Our chairman told the BBC once that in the final meeting “there is a high temperature.” High temperature, for a Norwegian, means someone slightly raised an eyebrow and then apologized for it. We don’t do high temperature. We do a long silence, and then Kristin says “well,” and everyone knows exactly what “well” meant, and it’s settled. That’s our shouting. “Well.” You’d have to be raised here to hear the violence in it.
Now. This year. I will not say the name, because we never say the name, but you know the name.
A certain head of state wanted this prize the way a child wants a thing in a shop window, which is to say loudly, and in public, and with the full belief that wanting it was itself the argument. He said he deserved it. He said he’d ended eight wars, a number that grew most times he said it, like a fish. He had other heads of state phone us. Israel’s prime minister posted it on the internet, “Give him the Nobel.” The leaders of Cambodia and Pakistan announced they’d nominated him, as though announcing it were part of it, as though we tally mentions. A man flew around the globe collecting endorsements for a Norwegian committee the way you’d collect signatures for a petition to the council about a noisy dog.
And here, uff da, is the detail I treasure, the one that makes me smile into my coffee. The nomination deadline is the 31st of January. He took office on the 20th. So for all the phone calls, all the posts, all the gilded lobbying, the only nominations that could possibly count for this year’s prize were filed in the first eleven days of his term, before he had, by his own arithmetic, ended a single one of the eight wars. He campaigned all year for a prize whose window had shut while he was still hanging up his coat. We didn’t have to reject him. The calendar did. We just watched. Norwegians are very good at watching. We have long winters.
People think we sit there weighing his deeds. We don’t. That’s the thing I can’t make the world understand. We’re not grading his homework. We don’t owe anyone the prize for a ceasefire, however real, however loud the announcement. “He made peace” is not a sentence that ends in a medal, the way he believes it does, the way he believes every good thing ends in his name on it. The will of a dead Swede says the prize goes to whoever did the most for fraternity between nations. A dead Swede, I should add, who made his entire fortune inventing dynamite and selling arms, and spent his last years horrified at his own obituary, which called him a merchant of death, and so bought his way to immortality as a man of peace. The whole prize is one guilty arms dealer’s attempt to launder his name. We are, all of us, administering a dead man’s public relations. I find this clarifying. It keeps me humble. It should keep everyone humble, and it keeps, by my count, no one humble at all.
So who did we give it to?
An eighty-five-year-old woman. A judge. Born in Durban, under apartheid, granddaughter of a Tamil man who came to South Africa as indentured labor, a bus driver’s daughter from the poor Indian quarter, who became the first non-white woman to run a law practice in her province, who defended Mandela’s people when defending them was dangerous, who sat on the Rwanda tribunal and the court at the Hague, and who, at eighty-five, is right now a judge weighing whether a genocide is a genocide. When we told the world, our chairman said the rule of law “underpins the system we have set up to ensure peace,” and that “peace requires justice.” She wasn’t even in Oslo. She was in Nuremberg. In courtroom 600. The actual room where they tried the Nazis. You cannot stage that. God staged that, and God, it turns out, is a better satirist than any of us.
She did not phone us. She did not post. No prime minister demanded it for her on the internet. She had, as far as our deliberations are concerned, the one qualification the loud man could never manufacture, which is that she wanted the work and not the medal. The medal finds those people. It flees the ones who chase it. This is not a rule we wrote. It’s just the only pattern the hundred-odd years of our mistakes has ever shown.
The reaction from across the ocean was immediate. His spokesman posted that we “place politics over peace.” Ja. Perhaps. We’re five damp pensioners in a rainy city; of course it’s political, it was always political, it was political when we gave it to a sitting American president nine months into his first term for the promise of things he had not yet done, and we have been quietly embarrassed about that one for fifteen years, so believe me, we had a particular reason this year to prefer a woman with fifty years of verdicts behind her over a man with eight wars in front of him and a deadline already behind him.
Here is what he will never understand, the thing I’d tell him on the tram if he ever took one. We are the one prize he cannot buy, cannot post his way to, cannot have a friendly dictator phone in for him. Not because we’re incorruptible, nei, we’re as vain and wrong and human as the portraits on our wall. But because the entire point of the thing, the only power a small cold country’s book club has ever held, is that it goes to the person not performing the wanting. The moment you demand it, you’ve proven you don’t understand what it’s for, and proving that is itself the disqualification. He ran the most expensive campaign in the history of the prize and the campaign was the reason. He was never losing to Navi Pillay. He was losing to the concept.
It’s dark now. Four o’clock dark. The buns are gone. Kristin said “well” an hour ago and we all went home. I’m on the tram with my wet shoes, and somewhere across the water a very powerful man is explaining to a camera that the prize is rigged, that we’re corrupt, that he’ll win it next year, and he genuinely might, we’re only five idiots and we’ve been wrong before, Kissinger is still on the wall.
But not this year. This year an old woman in Nuremberg, in the room where the law once stared down the exact kind of man who thinks wanting a thing loudly enough should make it his, got a phone call she didn’t ask for.
That’s the job. We don’t reward the man who ends the war and announces it.
We reward the woman who spent fifty years deciding what a war was.
He’ll never see the difference. That’s rather the whole point of him.
Takk for i dag. I have to change trams.
Osman retweeted
Replying to @LiebermanAustin
Austin, I’m not sure what your background is, but I’d argue that 70% of agents out there are average at best. The best of the best? Absolutely worth having on your side. Whether you’re buying or selling, having a top tier agent who understands pricing, strategy, and negotiation can save you or make you thousands, if not hundreds of thousands, of dollars. The right representation isn’t an expense. It’s an investment. Just like anything
That green line is a laser level, and it doesn’t lie.
A PhD structural engineer is checking this Boulder home for settlement before our client completes their purchase. A general inspection won’t catch this reliably.
Would you pay for a structural eval before buying? #BoulderRealEstate
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Osman retweeted
Waiting until winter to buy in Boulder? Less competition can mean better negotiating opportunities, but fewer homes to choose from.
Ian Steinmo explains why timing depends on your price point.
houseeinstein.com/our-approa…
Good luck to everyone running the Women's Wilderness 5K today. Looks like perfect weather this morning. See y'all on the course!
womenswilderness.org/program…
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Osman retweeted
The Boulder Police Department has arrested three people and recovered nearly a dozen high end bikes and scooters thanks to good investigative work.
Detectives are now asking the public if any of the recovered wheels pictured here belong to you.
Read the full news release and see the recovered bikes on our website: bouldercolorado.gov/news/sev…















