Your brand, in print,
on every listing.
A working lookbook of the marketing we'd make together. Page through the pieces, restyle them yourself, and see how far into each seller's story we can take it.
Four pieces, one voice.
Each is built in your Boulder Luxury identity, with your monogram, palette and editorial type. The sample listing is a fictional 1898 Victorian in Mapleton Hill. The market data is real.
At a glance
What makes it singular
The porch
A full wraparound, rebuilt in 2021 with turned posts and a spindle frieze milled to match the originals.
The glass
Eleven original stained-glass panels, releaded and reset — including the stair-landing window that catches the west light.
The kitchen
Soapstone, unlacquered brass and a La Cornue range, set into a room that still reads as 1898.
The systems
Full rewire (no knob-and-tube), new roof, high-efficiency boiler and ducted mini-splits upstairs — all 2021.
The carriage house
A 620 sf studio above a two-car garage. Today: a painter's studio. Tomorrow: office, gym or guest retreat.
The address
Under the maples, four blocks from Pearl Street and a short walk to the Mount Sanitas trails.
A seller presentation that reads like a magazine.
It opens with the seller's own words and the home's story, then gets specific: an honest condition walk-through, real Boulder market data, comps checked two ways, a price ladder and a side-by-side net sheet at three prices.
- p.03
- The sellers' quote opens the book
- p.09
- Two valuation methods, one recommended price
- p.10
- Their net proceeds, line by line
A Field Guide
to the Façades
Italianate
Upright and formal, with tall narrow windows and deep eaves. The Victorian merchant's idea of a Tuscan villa.
Queen Anne
Asymmetry with intent: towers, gables, porches and patterned shingles. Built to be looked at from the sidewalk.
Mapleton, a neighborhood portrait. Issue Nº 01 of a collectible series.
Physical, keepable and worth reading: the history of the hill, a field guide to its façades, a morning walk, the numbers and the market. It's a farming piece people leave on the coffee table instead of in the recycling.
on Silver
Maple
Carriage-house studio
four blocks from Pearl.
Original stained glass relit. Pocket doors gliding again. A wraparound porch rebuilt board by board, and a kitchen that respects 1898 without pretending to be it.
POSTAGE
A postcard with an invitation on the back.
The front sells the feeling. The back invites the neighborhood to a private preview evening, the kind of thing your network actually shows up for.
on Silver Maple
3,940 Sq Ft
on Silver Maple
3,940 Sq Ft
The same campaign, sized for the feed and the story.
Every launch gets a matched set: post, story, and versions for Coming Soon, Open House, Under Contract and Sold, so your grid reads like a magazine, not a flyer board.
Change one thing. Everything follows.
Try it. Switch the identity, palette or type, or retype the listing, and the proposal cover, Instagram post and postcard update together. This is how we keep a whole campaign consistent.
As granular as you want to go.
Think of it in layers. Keep the first one and we'll handle the rest, or get involved down to the last line of a seller's net sheet.
Your brand
Set once, carried everywhere.
- Your APRE monogram and wordmark
- Palette, type and paper stock
- Your voice in every headline
- Jade's name, present but quiet
The listing
Each home gets its own story and evidence.
- Cover lines and headline per home
- Comps verified, priced two ways
- Buyer personas from its real features
- A shot list for the photographer
The sellers
Their words, their numbers, their timeline.
- Their own quote opens the book
- Net sheet on their actual payoff
- Showings planned around kids, pets, work
- Their prep budget, itemized
The neighborhood
Content that makes you the local authority.
- A magazine series, one street at a time
- History, architecture, walks
- A market read written for neighbors
- Mailed to the homes you farm
The moment
The touches people remember.
- Coming Soon, Just Listed, Sold
- Private-preview invitations
- Closing and anniversary cards
- Holiday notes in your style
The seller's net sheet, on their numbers.
In the proposal, every line runs on the seller's actual figures, so they see real dollars instead of percentages. Change anything here and it recalculates.
You bring the listing. We bring the studio.
A short conversation: the home, the sellers, what makes it singular, and how involved you want to be.
We build it in your identity, with comps and market data researched and flagged for MLS checks.
You mark it up as lightly or as closely as you like. Swap a photo, rewrite a line, change the whole palette.
Print-ready files, social cuts and a digital flipbook you can text to a seller the same day.
Silver Maple
Some houses are listed.
This one deserves
to be published.
Claire and James — thank you for inviting me into the house on Silver Maple. You've spent four years and a great deal of care returning an 1898 Queen Anne to the way it was meant to feel: the stained glass relit, the pocket doors gliding again, the porch rebuilt board by board. A home like this isn't sold on square footage. It is sold on story.
What follows is that story, told the way a magazine would tell it — and, just as importantly, the numbers behind it. You'll see where today's market supports us, where it pushes back, and exactly what each pricing decision means for the amount you take home. I would rather have an honest conversation now than an awkward one in week six.
My promise is simple: editorial-grade marketing, a pricing strategy grounded in evidence, and a calm, closely managed process from the first photograph to the closing table.
| 03 | Your Home |
| 04 | The Particulars |
| 05 | Condition & Preparation |
| 06 | The Market, Wide Angle |
| 07 | Mapleton Hill, Up Close |
| 08 | The Comparables |
| 09 | What the Comps Tell Us |
| 10 | Pricing & Net Proceeds |
| 11 | The Buyers |
| 12 | The Campaign |
| 13 | Showings, Offers & Timeline |
| 14 | Questions We Expect |
| 15 | About Alyssa |
The house
Built in 1898 on what was then the windswept edge of town, the house went up as the Mapleton Hill developers were planting the silver maples and cottonwoods that now arch over the street. It has had four owners in 128 years.
The restoration
Between 2021 and 2022 the Whitmores rewired the house, rebuilt the wraparound porch, restored the original stained glass and pocket doors, and created a kitchen that respects the period without pretending to be it.
The next chapter
James's new role takes the family to London in the spring. The goal is a clean closing before the end of February, with a buyer who will treat the house the way they have.
At a glance
What makes it singular
The porch
A full wraparound, rebuilt in 2021 with turned posts and a spindle frieze milled to match the originals.
The glass
Eleven original stained-glass panels, releaded and reset — including the stair-landing window that catches the west light.
The kitchen
Soapstone, unlacquered brass and a La Cornue range, set into a room that still reads as 1898.
The systems
Full rewire (no knob-and-tube), new roof, high-efficiency boiler and ducted mini-splits upstairs — all 2021.
The carriage house
A 620 sf studio above a two-car garage. Today: a painter's studio. Tomorrow: office, gym or guest retreat.
The address
Under the maples, four blocks from Pearl Street and a short walk to the Mount Sanitas trails.
An honest walk-through
Buyers at this level hire very good inspectors. Our job is to find everything first — and decide what to fix, what to disclose and what to price in.
Working in our favor
2021 rewire, roof, boiler and mini-splits remove the biggest fear buyers have about old houses.
Restoration is documented — invoices, photos, contractor list. We turn that into a restoration ledger for buyers and the appraiser.
Original details (glass, pocket doors, millwork) are intact and in excellent condition.
Lot is larger than most comparables, with mature trees and a level rear garden.
Historic-district protection: the street will look the same in 30 years. For this buyer, that's a feature.
Address before we list
Sashes are sticking and two panes are cracked. Restore + add interior storms. Est. $14–18K
Clay-era lateral. Order a scope now so there are no surprises in inspection. Est. $450 + any repair
Efflorescence on the east cellar wall. Seal, add a dehumidifier, document dryness. Est. $3–5K
Not a permitted ADU. We will market it as a studio, never as a rental unit, and disclose plainly.
Weathered on the south run after two summers. Touch-up before photography. Est. $6–8K
Repairs above, pre-listing inspection ($650) and full staging ($12–15K).
Rates are up.
Inventory is thin.
Up from 7.28% a week earlier and ~6.3% a year ago (week of Oct 8, 2026). The highest since late 2023.
Above the $832,750 national baseline. Every buyer at our price is jumbo-financed or paying cash.
July 2026, −10.4% year over year. The top of the market is negotiating harder.
−17.9% vs. a year ago. Choice is thin — well-presented homes still stand out.
What it means at $3.45 million
Our buyer is not rate-shopping a conforming loan. They're putting serious money down or paying cash, and moving because of a job, a family change or a lifestyle choice. That buyer pool is smaller but steadier. Higher rates make them more deliberate, not absent. They notice condition, documentation and price discipline. That's why preparation and pricing matter more this season than marketing volume.
Principal & interest on a $2,760,000 loan at 7.40%. Every quarter-point move adds about $473/mo. Jumbo pricing varies by lender. Illustrative only.
Five hundred houses.
Very few for sale.
March 2026, +20.3% YoY. It measures homes that actually sold, so it skews toward restored houses.
Patience is normal here. Well-priced homes still move quickly; mispriced ones set the average.
−3.0% YoY. It averages every home, including the north-end cottages. Not our comparison set.
Your competition this season
| Status | Property | Sq ft | Price | $/sf | DOM | Versus the Silver Maple House |
|---|---|---|---|---|---|---|
| Active | Queen Anne · Mapleton Ave | 4,200 | $3,895,000 | $927 | 64 | One price cut; priced ~$927/sf — the cautionary tale |
| Pending | Expanded bungalow · 7th St | 3,400 | $2,995,000 | $881 | 18 | Modern addition; less original detail |
| Active | New-build farmhouse · Pine St | 4,650 | $4,450,000 | $957 | 41 | Not historic — different buyer, same budget |
| Subject | The Silver Maple House | 3,940 | $3,450,000 | $876 | — | Recommended list price |
The lesson of A1: priced near $930 a foot, it has sat for 64 days and taken a cut. Buyers here will pay for a restored house, but not past the evidence.
What buyers actually paid
| Closed sale | Date | Bd | Sq ft | Lot sf | Sold | $/sf | Versus the subject | |
|---|---|---|---|---|---|---|---|---|
| C1 | Queen Anne · Spruce corridor | Jun 2026 | 4 | 3,620 | 7,000 | $3,195,000 | $883 | Restored 2019; smaller lot, 1-car garage |
| C2 | Queen Anne · Mapleton Ave | Apr 2026 | 5 | 4,410 | 11,200 | $3,925,000 | $890 | Larger; permitted ADU over garage |
| C3 | Italianate · 4th Street | Aug 2026 | 4 | 3,280 | 8,400 | $2,780,000 | $848 | Original 1990s kitchen; no garage |
| C4 | Victorian · Pine Street | May 2026 | 4 | 3,890 | 9,100 | $3,410,000 | $877 | Closest match; restored 2018 |
| C5 | Foursquare · Maxwell Ave | Jul 2026 | 3 | 3,050 | 6,900 | $2,550,000 | $836 | Needs systems updates; north end |
| C6 | Victorian · Highland Ave | Mar 2026 | 5 | 4,120 | 9,600 | $3,540,000 | $859 | Partial updates; busier street |
Price against size
Two methods, one answer
| Comp | Size | Condition | Lot / parking | Location | Overall vs. subject |
|---|---|---|---|---|---|
| C1 | Inferior | Similar | Inferior | Similar | Inferior |
| C2 | Superior | Similar | Superior | Similar | Superior |
| C3 | Inferior | Inferior | Inferior | Similar | Inferior |
| C4 | Similar | Similar | Similar | Similar | Similar |
| C5 | Inferior | Inferior | Inferior | Inferior | Inferior |
| C6 | Superior | Inferior | Similar | Inferior | Similar |
Median closed price per foot ($868) × 3,940 sf.
Size-based trend across all six closed sales (R² 0.99).
The methods agree within 1%. C4 is the closest match and supports the same range. We trim slightly for the north windows and the unpermitted studio, then list just above the midpoint to leave room to negotiate.
The honest conversation
How you arrived at $3.75M
You paid $2.15M in 2019 and put about $1.1M into the restoration. A neighbor mentioned a nearby house that "went for almost four." That reasoning is completely understandable, and the restoration is real value.
How buyers will see it
Buyers don't price from cost. They price from the alternatives on their screen. At $3.75M we'd be at $952 a foot, above every closed sale in the set and above A1, which is already stalling. The "almost four" house was C2: 470 sf larger, with a permitted ADU.
Best case. Comps don't support it, so it's unlikely without a long market time.
Most likely sale price, listed at $3,450,000. Strongest launch, shortest path to February.
Typical outcome after listing high: 90+ days, two price cuts, a buyer who senses fatigue.
Pricing right puts about $89,300 more in your pocket than chasing the higher number and coming down. It also protects the February timeline.
Casting the next owner
We aren't marketing to everyone. We're marketing to four specific people, and every photo, caption and placement is chosen with one of them in mind.
The Homecoming
A CU alum, now a senior executive on the coast, moving back for a Boulder-based role. Wants walkability, character and a house that tells a story at dinner.
The Preservationists
An architect and an interior designer who have restored before. They will read the restoration ledger line by line, and love it.
The Right-Sizers
Owners of a Niwot or Hygiene estate trading acreage for sidewalks. Paying cash, unhurried, very particular.
The Founder
A remote-first company founder who needs a real separate workspace and a guest room for visiting investors.
Each of them is buying a way of living: on foot, under old trees, in a house with provenance. The campaign sells that, not the square footage.
Not a listing.
A cover story.
The editorial shoot
A full day with an architectural photographer and a stylist: twilight exterior, the stair-landing glass at 4 p.m., details shot like a fashion still life.
The film
A 90-second film narrated in Claire's words, with cut-downs for Reels and Stories.
The printed magazine
A 12-page property magazine, printed on heavy uncoated stock. Left in the house for showings and mailed to a curated list.
The private preview
One week of Coming Soon for Jade brokers and Boulder's top luxury agents before the public launch, with an invitation-only evening at the house.
The press pitch
The restoration story pitched to design and local lifestyle editors. We pitch; we never promise placement.
The neighborhood
A Mapleton Hill spotlight mailed to the district's ~500 homes. Neighbors are often a buyer's first call.
Channels
IRES and REcolorado, syndicated to the major portals with the full editorial gallery, film and floor plan.
Luxury and historic-home audiences, plus targeted outreach to relocation and corporate HR contacts.
An editorial Instagram series and paid placement aimed at Boulder/Denver and the coastal markets that feed Boulder.
Jade's broker network, direct outreach to agents with active buyers in Mapleton Hill, and a broker preview.
Every buyer will see the same house online. Ours will hold it in their hands first.
Calm, choreographed
Showings
Two-hour windows, booked through us, with 24 hours' notice. James works from home: we keep the dining room off-limits on weekdays before noon. We'll arrange a walker for the family's dog, Juniper, during each window.
Feedback
A written debrief after every showing and a Monday report: traffic, feedback themes and how we compare with the competition.
Offers
With interest from the preview, we'll set an offer date so buyers compete on our timeline. We review each offer on price, financing strength, appraisal-gap coverage, inspection terms and closing date, not just the headline number.
Pre-listing inspection, sewer scope, contractor quotes, staging consultation.
Window restoration, porch paint, basement sealing, staging installed.
Editorial photography, twilight session, film. Property magazine goes to press.
Coming Soon to Jade brokers and top luxury agents. Private evening at the house.
Live on MLS Thursday. Open house Saturday and Sunday.
Offer review Tuesday evening. We negotiate toward a February close.
If preparation runs long, we hold for a late-January launch rather than list into the holidays. We'll make that call together on Oct 30.
Asked & answered
What if the appraisal comes in low?
Our price sits within 1% of both valuation methods, so the risk is modest. We give the appraiser a comp package and the restoration ledger up front. In negotiation, we favor offers with appraisal-gap coverage. If it still comes in short, the options are: the buyer covers the gap, a request for reconsideration of value, or a renegotiated price. You decide.
Why not start at $3.75M and come down?
Because the first two weeks are when this house is most visible. Buyers at this level watch days-on-market closely. A1 shows the cost: 64 days and a price cut. Starting high usually ends lower.
Do we have to finish the windows first?
We recommend it. North-facing sashes are the first thing an inspector will flag, and a $15K fix keeps it off a buyer's repair list at a multiple of that.
Can we call the studio an ADU?
No. It isn't permitted as one, so we market it as a studio and disclose plainly. Buyers can research Boulder's ADU process themselves. We'll point them to the city, not promise an outcome.
Will historic designation scare buyers?
Not ours. Exterior changes need Landmarks review, which this buyer sees as protection for the street they're paying for. We explain it up front.
How do you protect our privacy?
Showings by appointment only, with agents present. Personal photos and documents are put away before photography, and private-preview guests are pre-qualified by their agents.
What happens once we accept an offer?
The contract sets deadlines for inspection, appraisal, loan approval and title. We track every date, handle the inspection negotiation, and send you a weekly status note until closing.
Will there be open houses?
Yes: a broker preview, a private evening, then public opens on launch weekend, always hosted by our team.
Local expertise.
Global connections.
“Rather than pursuing volume, we focus on lifestyle alignment and design narrative.”
Alyssa Pinsker came to Boulder real estate after fifteen years in luxury travel, sales, marketing and PR, a career that has taken her to 55 countries. She brings that sensibility to every listing: the story first, the presentation second to none, the follow-through relentless.
Before joining Jade Real Estate as the broker behind Boulder Luxury, she represented clients with LIV Sotheby's International Realty Boulder and Compass Colorado. She holds a B.A. from Penn State and an M.S.Ed. from Long Island University, and is an MFA candidate at Sarah Lawrence College.
Brokered by Jade Real Estate
An independent Denver-metro brokerage led by Owner and Managing Broker William Lawrence, who has overseen more than 1,000 transactions. Jade gives Alyssa's clients a boutique firm's attention and a full-service brokerage's contract, compliance and negotiation support.
In the community
Denver Children's Foundation · Boulder County Center for Judaism · Sunflower Seeds Ukraine Boulder
Review this proposal and the pricing together. Bring every question.
Sign the listing agreement and schedule the pre-listing inspection and sewer scope.
Approve the prep plan. We take it from there: contractors, stylist, photographer, press.
Alyssa Pinsker · boulder-luxury.com
Boulder Luxury is a marketing name of Alyssa Pinsker, a broker associate with Jade Real Estate. Brokered by Jade Real Estate (KCWL Holdings LLC). Equal Housing Opportunity.
SAMPLE: the property, sellers, comparable and competing listings are fictional. Market statistics are real and cited on pages 6–7.
Silver Maple
Some houses are listed.
This one deserves
to be published.
Claire and James — thank you for inviting me into the house on Silver Maple. You've spent four years and a great deal of care returning an 1898 Queen Anne to the way it was meant to feel: the stained glass relit, the pocket doors gliding again, the porch rebuilt board by board. A home like this isn't sold on square footage. It is sold on story.
What follows is that story, told the way a magazine would tell it — and, just as importantly, the numbers behind it. You'll see where today's market supports us, where it pushes back, and exactly what each pricing decision means for the amount you take home. I would rather have an honest conversation now than an awkward one in week six.
My promise is simple: editorial-grade marketing, a pricing strategy grounded in evidence, and a calm, closely managed process from the first photograph to the closing table.
| 03 | Your Home |
| 04 | The Particulars |
| 05 | Condition & Preparation |
| 06 | The Market, Wide Angle |
| 07 | Mapleton Hill, Up Close |
| 08 | The Comparables |
| 09 | What the Comps Tell Us |
| 10 | Pricing & Net Proceeds |
| 11 | The Buyers |
| 12 | The Campaign |
| 13 | Showings, Offers & Timeline |
| 14 | Questions We Expect |
| 15 | About Alyssa |
The house
Built in 1898 on what was then the windswept edge of town, the house went up as the Mapleton Hill developers were planting the silver maples and cottonwoods that now arch over the street. It has had four owners in 128 years.
The restoration
Between 2021 and 2022 the Whitmores rewired the house, rebuilt the wraparound porch, restored the original stained glass and pocket doors, and created a kitchen that respects the period without pretending to be it.
The next chapter
James's new role takes the family to London in the spring. The goal is a clean closing before the end of February, with a buyer who will treat the house the way they have.
At a glance
What makes it singular
The porch
A full wraparound, rebuilt in 2021 with turned posts and a spindle frieze milled to match the originals.
The glass
Eleven original stained-glass panels, releaded and reset — including the stair-landing window that catches the west light.
The kitchen
Soapstone, unlacquered brass and a La Cornue range, set into a room that still reads as 1898.
The systems
Full rewire (no knob-and-tube), new roof, high-efficiency boiler and ducted mini-splits upstairs — all 2021.
The carriage house
A 620 sf studio above a two-car garage. Today: a painter's studio. Tomorrow: office, gym or guest retreat.
The address
Under the maples, four blocks from Pearl Street and a short walk to the Mount Sanitas trails.
An honest walk-through
Buyers at this level hire very good inspectors. Our job is to find everything first — and decide what to fix, what to disclose and what to price in.
Working in our favor
2021 rewire, roof, boiler and mini-splits remove the biggest fear buyers have about old houses.
Restoration is documented — invoices, photos, contractor list. We turn that into a restoration ledger for buyers and the appraiser.
Original details (glass, pocket doors, millwork) are intact and in excellent condition.
Lot is larger than most comparables, with mature trees and a level rear garden.
Historic-district protection: the street will look the same in 30 years. For this buyer, that's a feature.
Address before we list
Sashes are sticking and two panes are cracked. Restore + add interior storms. Est. $14–18K
Clay-era lateral. Order a scope now so there are no surprises in inspection. Est. $450 + any repair
Efflorescence on the east cellar wall. Seal, add a dehumidifier, document dryness. Est. $3–5K
Not a permitted ADU. We will market it as a studio, never as a rental unit, and disclose plainly.
Weathered on the south run after two summers. Touch-up before photography. Est. $6–8K
Repairs above, pre-listing inspection ($650) and full staging ($12–15K).
Rates are up.
Inventory is thin.
Up from 7.28% a week earlier and ~6.3% a year ago (week of Oct 8, 2026). The highest since late 2023.
Above the $832,750 national baseline. Every buyer at our price is jumbo-financed or paying cash.
July 2026, −10.4% year over year. The top of the market is negotiating harder.
−17.9% vs. a year ago. Choice is thin — well-presented homes still stand out.
What it means at $3.45 million
Our buyer is not rate-shopping a conforming loan. They're putting serious money down or paying cash, and moving because of a job, a family change or a lifestyle choice. That buyer pool is smaller but steadier. Higher rates make them more deliberate, not absent. They notice condition, documentation and price discipline. That's why preparation and pricing matter more this season than marketing volume.
Principal & interest on a $2,760,000 loan at 7.40%. Every quarter-point move adds about $473/mo. Jumbo pricing varies by lender. Illustrative only.
Five hundred houses.
Very few for sale.
March 2026, +20.3% YoY. It measures homes that actually sold, so it skews toward restored houses.
Patience is normal here. Well-priced homes still move quickly; mispriced ones set the average.
−3.0% YoY. It averages every home, including the north-end cottages. Not our comparison set.
Your competition this season
| Status | Property | Sq ft | Price | $/sf | DOM | Versus the Silver Maple House |
|---|---|---|---|---|---|---|
| Active | Queen Anne · Mapleton Ave | 4,200 | $3,895,000 | $927 | 64 | One price cut; priced ~$927/sf — the cautionary tale |
| Pending | Expanded bungalow · 7th St | 3,400 | $2,995,000 | $881 | 18 | Modern addition; less original detail |
| Active | New-build farmhouse · Pine St | 4,650 | $4,450,000 | $957 | 41 | Not historic — different buyer, same budget |
| Subject | The Silver Maple House | 3,940 | $3,450,000 | $876 | — | Recommended list price |
The lesson of A1: priced near $930 a foot, it has sat for 64 days and taken a cut. Buyers here will pay for a restored house, but not past the evidence.
What buyers actually paid
| Closed sale | Date | Bd | Sq ft | Lot sf | Sold | $/sf | Versus the subject | |
|---|---|---|---|---|---|---|---|---|
| C1 | Queen Anne · Spruce corridor | Jun 2026 | 4 | 3,620 | 7,000 | $3,195,000 | $883 | Restored 2019; smaller lot, 1-car garage |
| C2 | Queen Anne · Mapleton Ave | Apr 2026 | 5 | 4,410 | 11,200 | $3,925,000 | $890 | Larger; permitted ADU over garage |
| C3 | Italianate · 4th Street | Aug 2026 | 4 | 3,280 | 8,400 | $2,780,000 | $848 | Original 1990s kitchen; no garage |
| C4 | Victorian · Pine Street | May 2026 | 4 | 3,890 | 9,100 | $3,410,000 | $877 | Closest match; restored 2018 |
| C5 | Foursquare · Maxwell Ave | Jul 2026 | 3 | 3,050 | 6,900 | $2,550,000 | $836 | Needs systems updates; north end |
| C6 | Victorian · Highland Ave | Mar 2026 | 5 | 4,120 | 9,600 | $3,540,000 | $859 | Partial updates; busier street |
Price against size
Two methods, one answer
| Comp | Size | Condition | Lot / parking | Location | Overall vs. subject |
|---|---|---|---|---|---|
| C1 | Inferior | Similar | Inferior | Similar | Inferior |
| C2 | Superior | Similar | Superior | Similar | Superior |
| C3 | Inferior | Inferior | Inferior | Similar | Inferior |
| C4 | Similar | Similar | Similar | Similar | Similar |
| C5 | Inferior | Inferior | Inferior | Inferior | Inferior |
| C6 | Superior | Inferior | Similar | Inferior | Similar |
Median closed price per foot ($868) × 3,940 sf.
Size-based trend across all six closed sales (R² 0.99).
The methods agree within 1%. C4 is the closest match and supports the same range. We trim slightly for the north windows and the unpermitted studio, then list just above the midpoint to leave room to negotiate.
The honest conversation
How you arrived at $3.75M
You paid $2.15M in 2019 and put about $1.1M into the restoration. A neighbor mentioned a nearby house that "went for almost four." That reasoning is completely understandable, and the restoration is real value.
How buyers will see it
Buyers don't price from cost. They price from the alternatives on their screen. At $3.75M we'd be at $952 a foot, above every closed sale in the set and above A1, which is already stalling. The "almost four" house was C2: 470 sf larger, with a permitted ADU.
Best case. Comps don't support it, so it's unlikely without a long market time.
Most likely sale price, listed at $3,450,000. Strongest launch, shortest path to February.
Typical outcome after listing high: 90+ days, two price cuts, a buyer who senses fatigue.
Pricing right puts about $89,300 more in your pocket than chasing the higher number and coming down. It also protects the February timeline.
Casting the next owner
We aren't marketing to everyone. We're marketing to four specific people, and every photo, caption and placement is chosen with one of them in mind.
The Homecoming
A CU alum, now a senior executive on the coast, moving back for a Boulder-based role. Wants walkability, character and a house that tells a story at dinner.
The Preservationists
An architect and an interior designer who have restored before. They will read the restoration ledger line by line, and love it.
The Right-Sizers
Owners of a Niwot or Hygiene estate trading acreage for sidewalks. Paying cash, unhurried, very particular.
The Founder
A remote-first company founder who needs a real separate workspace and a guest room for visiting investors.
Each of them is buying a way of living: on foot, under old trees, in a house with provenance. The campaign sells that, not the square footage.
Not a listing.
A cover story.
The editorial shoot
A full day with an architectural photographer and a stylist: twilight exterior, the stair-landing glass at 4 p.m., details shot like a fashion still life.
The film
A 90-second film narrated in Claire's words, with cut-downs for Reels and Stories.
The printed magazine
A 12-page property magazine, printed on heavy uncoated stock. Left in the house for showings and mailed to a curated list.
The private preview
One week of Coming Soon for Jade brokers and Boulder's top luxury agents before the public launch, with an invitation-only evening at the house.
The press pitch
The restoration story pitched to design and local lifestyle editors. We pitch; we never promise placement.
The neighborhood
A Mapleton Hill spotlight mailed to the district's ~500 homes. Neighbors are often a buyer's first call.
Channels
IRES and REcolorado, syndicated to the major portals with the full editorial gallery, film and floor plan.
Luxury and historic-home audiences, plus targeted outreach to relocation and corporate HR contacts.
An editorial Instagram series and paid placement aimed at Boulder/Denver and the coastal markets that feed Boulder.
Jade's broker network, direct outreach to agents with active buyers in Mapleton Hill, and a broker preview.
Every buyer will see the same house online. Ours will hold it in their hands first.
Calm, choreographed
Showings
Two-hour windows, booked through us, with 24 hours' notice. James works from home: we keep the dining room off-limits on weekdays before noon. We'll arrange a walker for the family's dog, Juniper, during each window.
Feedback
A written debrief after every showing and a Monday report: traffic, feedback themes and how we compare with the competition.
Offers
With interest from the preview, we'll set an offer date so buyers compete on our timeline. We review each offer on price, financing strength, appraisal-gap coverage, inspection terms and closing date, not just the headline number.
Pre-listing inspection, sewer scope, contractor quotes, staging consultation.
Window restoration, porch paint, basement sealing, staging installed.
Editorial photography, twilight session, film. Property magazine goes to press.
Coming Soon to Jade brokers and top luxury agents. Private evening at the house.
Live on MLS Thursday. Open house Saturday and Sunday.
Offer review Tuesday evening. We negotiate toward a February close.
If preparation runs long, we hold for a late-January launch rather than list into the holidays. We'll make that call together on Oct 30.
Asked & answered
What if the appraisal comes in low?
Our price sits within 1% of both valuation methods, so the risk is modest. We give the appraiser a comp package and the restoration ledger up front. In negotiation, we favor offers with appraisal-gap coverage. If it still comes in short, the options are: the buyer covers the gap, a request for reconsideration of value, or a renegotiated price. You decide.
Why not start at $3.75M and come down?
Because the first two weeks are when this house is most visible. Buyers at this level watch days-on-market closely. A1 shows the cost: 64 days and a price cut. Starting high usually ends lower.
Do we have to finish the windows first?
We recommend it. North-facing sashes are the first thing an inspector will flag, and a $15K fix keeps it off a buyer's repair list at a multiple of that.
Can we call the studio an ADU?
No. It isn't permitted as one, so we market it as a studio and disclose plainly. Buyers can research Boulder's ADU process themselves. We'll point them to the city, not promise an outcome.
Will historic designation scare buyers?
Not ours. Exterior changes need Landmarks review, which this buyer sees as protection for the street they're paying for. We explain it up front.
How do you protect our privacy?
Showings by appointment only, with agents present. Personal photos and documents are put away before photography, and private-preview guests are pre-qualified by their agents.
What happens once we accept an offer?
The contract sets deadlines for inspection, appraisal, loan approval and title. We track every date, handle the inspection negotiation, and send you a weekly status note until closing.
Will there be open houses?
Yes: a broker preview, a private evening, then public opens on launch weekend, always hosted by our team.
Local expertise.
Global connections.
“Rather than pursuing volume, we focus on lifestyle alignment and design narrative.”
Alyssa Pinsker came to Boulder real estate after fifteen years in luxury travel, sales, marketing and PR, a career that has taken her to 55 countries. She brings that sensibility to every listing: the story first, the presentation second to none, the follow-through relentless.
Before joining Jade Real Estate, she represented clients with LIV Sotheby's International Realty Boulder and Compass Colorado. She holds a B.A. from Penn State and an M.S.Ed. from Long Island University, and is an MFA candidate at Sarah Lawrence College.
Brokered by Jade Real Estate
An independent Denver-metro brokerage led by Owner and Managing Broker William Lawrence, who has overseen more than 1,000 transactions. Jade gives Alyssa's clients a boutique firm's attention and a full-service brokerage's contract, compliance and negotiation support.
In the community
Denver Children's Foundation · Boulder County Center for Judaism · Sunflower Seeds Ukraine Boulder
Review this proposal and the pricing together. Bring every question.
Sign the listing agreement and schedule the pre-listing inspection and sewer scope.
Approve the prep plan. We take it from there: contractors, stylist, photographer, press.
Alyssa Pinsker · jaderealestate.com
Brokered by Jade Real Estate (KCWL Holdings LLC). Equal Housing Opportunity.
SAMPLE: the property, sellers, comparable and competing listings are fictional. Market statistics are real and cited on pages 6–7.
Why Mapleton,
why now
Every neighborhood has a résumé. Mapleton Hill has a biography. It began as a treeless, windswept rise above a mining-supply town, and became the most storied few hundred acres in Boulder: shaded streets, front porches meant for use, and houses that have outlived everyone who built them.
This is the first issue of an occasional series. Each one profiles a single Boulder neighborhood: its history, its architecture, its rhythms and its market. It's written for the people who live there and the people who hope to. I hope you'll keep it on the coffee table.
Two Hundred
Maples
Before it was Boulder's most beloved address, it was a bare, wind-scoured slope. Then someone started planting trees.
In the 1880s, a group of Boulder businessmen formed the Boulder Land and Improvement Company and bought a tract of open ground west of downtown, roughly 8th to 11th Streets, Pearl to Pine, from the Tourtellot and Squires families. The price was $5,500. Among the developers were Andrew J. Macky and James P. Maxwell, names still familiar to anyone who knows Boulder's streets and institutions.
The land had a view and little else. So the company did something that still shapes the neighborhood: it planted more than two hundred silver maples and cottonwoods along the new streets, to soften a site the city's own history calls wind-swept and barren.
The trees did their work. Lots sold, and the hill filled in over the following decades with Italianate and Queen Anne houses, then bungalows, built for bankers, merchants, professors and the tradespeople who served them. The grander houses rose at the south end, while the north end, toward Concord, drew smaller, simpler homes. Both still stand.
A Field Guide
to the Façades
Italianate
Upright and formal, with tall narrow windows and deep eaves. The Victorian merchant's idea of a Tuscan villa.
Queen Anne
Asymmetry with intent: towers, gables, porches and patterned shingles. Built to be looked at from the sidewalk.
Bungalow
Low, broad and practical: the Arts & Crafts answer to Victorian excess. Generous porches made for actual evenings outside.
Richardsonian Romanesque
Heavy stone, deep round arches. The school on Mapleton Avenue is, per the city, Boulder's only stone school building.
A Morning
Walk
About an hour, coffee in hand. Start at the trailhead, end on Pearl.
West end of Mapleton Avenue. Begin with a view over the rooftops, or the full climb if you're ambitious.
840 Mapleton Ave. Built in 1888 in rough-cut stone, the city's only stone school building.
1020 Mapleton Ave. Built in 1905 for banker John McInnes. Count the columns: about three dozen.
1019 Spruce St. Believed to be Boulder's oldest house, and older than the neighborhood around it.
Walk east under the canopy. This is the grand south end the developers first sold.
Four pedestrian blocks of shops and cafés: the payoff for living four blocks away.
A courtesy: these are private homes. Admire from the sidewalk.
Mapleton,
counted
Homes in the district
Year designated historic
Maples and cottonwoods first planted
Homes built before 1910
Walk Score
Bike Score
The Market,
Quietly
Mapleton Hill median sale (Redfin), March 2026, +20.3% YoY
Median time to sell in Mapleton Hill
City of Boulder single-family median, July 2026 (−10.4% YoY)
National 30-year fixed, week of Oct 8, 2026
What it means
With only a handful of sales a year, Mapleton numbers swing widely. A median can jump 20% because two restored houses closed in the same quarter. The signal underneath is steadier: restored, well-documented homes sell. Houses that need work, or are priced on hope, sit. With rates above 7% and Boulder's conforming limit at $879,750, nearly every buyer here is paying cash or financing with a jumbo loan, and they are taking their time.
On Keeping
an Old House
In a historic district, most exterior work, from windows and porches to additions, goes through the city's Landmarks review first. Plan time for it.
Invoices, photos, contractor names. At sale, a documented restoration is worth real money, and it reassures appraisers.
Old-growth sashes plus good storm windows often outperform buyers' expectations and the review board's patience.
Many lines on the hill are original clay. A $450 camera inspection beats a surprise at closing.
Ask for a private valuation. It's discreet, with no obligation, and comes with a printed market brief for your street.
POSTAGE
Boulder Luxury is a marketing name of Alyssa Pinsker. Equal Housing Opportunity.
If your home is currently listed, this is not a solicitation.
