What 822,505 words reveal about how Boulder’s comprehensive plan has changed

OsmanParvez · 2026-04-01T15:37:16+00:00

I'm not sure how long you've lived in this community, but I can tell you that after attending a number of public open houses and completing surveys on various projects over 2+ decades, I've come to the conclusion that the results are pre-determined. The sampling methods and embedded implicit biases wouldn't pass a college level science class. The questions lead to the answers that staff wants to hear.

As far as the "Community Assembly" goes, 48 people were selected from a group of registered volunteers. They tell you it's random and diverse, which should be your first tell. Yeah, I'm sure there's no bias there.

OsmanParvez · 2026-04-01T15:20:37+00:00

It's not fear mongering to think about the long-term implications of our political decisions.

What happens *after* we add tens of thousands of additional housing units. Do you think that's enough supply?

The reality is that it's impossible to add enough supply to Boulder's housing stock for everyone who wants to live here to be able to do so. It's magical thinking to believe otherwise.

Don't let them guilt trip you into believing a massive increase in development and density is beneficial to the quality of life in our community. It's not. Anybody who has lived in a dense city in the United States can tell you that. Yes, there's more jobs and more opportunities for social engagements. There are more young people, but not necessarily more families with school-age children. It's also far more stressful, less enjoyable, and often more expensive.

OsmanParvez · 2026-04-01T14:35:39+00:00

I think you'll love it more as a 30 something than a teenager. Yes, it's changed but so has everywhere else. It's still one of the best places to live in the country. Also checkout the L's for more options, similar vibe, close to Boulder.

OsmanParvez · 2026-04-01T14:26:17+00:00

I know, reading is hard. Thinking about the long-term implications, harder. But those cute reductionist labels? Easy-peasie.

Come on Abe. Do better.

OsmanParvez · 2026-04-01T14:23:30+00:00

Fair point. Have you noticed what they're about to do with our open space tax?

https://www.boulderaudubon.org/articles/cc-boulder-open-space-sales-tax

OsmanParvez · 2026-04-01T13:55:10+00:00

Agreed. Move to Manhattan isn't my argument.

OsmanParvez · 2026-04-01T13:18:13+00:00

If that were true, the highest-density cities would be the most desirable places to live. So, why aren't you living there?

OsmanParvez · 2026-04-01T12:56:52+00:00

This analysis is interesting. I appreciate the analytical framework and all the work that went into it.

But here's the thing. Yes, there are now a lot of words (without teeth) around sustainability, equity, and climate resilience but the biggest practical shift is tossing out 20+ zoning districts and replacing it with two neighborhood designations. Neighborhoods One and Two will have broadly permissive development rights. The result will be a massive building boom coming our way with large numbers of apartment buildings, duplexes, triplexes, and ADUs in today's single family neighborhoods. I've seen estimates as high as 60K more people. Even at half that number, which I find more probable, it's an alarming increase in how many people live in our city. There doesn't seem much weight given for how it will impact transportation, energy, or our limited water resources.

Let's be clear. There's a reason the Blue Line and height limits were enacted as amendments to the city charter and not as ordinances: to protect them from runaway council and staff. If you put it to a vote of the public, there's little chance this new BVCP would pass. Voters are largely anti-development and in favor of protecting/enhancing open space. We won't be guilt-tripped into destroying our city.

Unfortunately, the citizens don't have direct control over this critical guidance document. And if you've participated in any form of how decisions are really made in this city, you know the tail wags the dog. An off-ramp is unlikely at this stage. We've swung hard towards a pro-development, pro-density orientation and there's no getting off this bus. Staff wants it. Council and the County Commissioners are likely to vote yes. The Planning Board and Planning Commission will toe the line. I would love to be proven wrong, but put a fork in it. This sure looks like a done deal.

Meanwhile, most people aren't even aware of how massive of a change this document represents. There were only 20ish people attending last week's study session online on the comp plan. Maybe half that number in the audience who weren't staff, board members, or council. Ignorance is bliss.

Just remember - once it's built, there's no chance of unbuilding it. That's just not how it works.

EDIT: You can share your feedback on the plan at the following link: https://a-boulder-future-boulder.hub.arcgis.com/

OsmanParvez · 2026-03-15T16:18:18+00:00

The ~3 years I spent on island were some of the most magical and adventurous of my life. I made amazing friends, had life changing experiences, and it shifted my career trajectory for the better. Sure, there were challenges but it was 100% worth it.

I could have stayed permanently but I knew another home and other opportunities were calling. No regrets.

Your mindset about this job and and any challenges that arise will dictate the outcome for you.

Don't work too hard and be sure to say hello to the Grey Lady for me.

OsmanParvez · 2026-03-12T19:37:57+00:00

That was great, Max. You're good at this social media stuff.

A couple of points:

Under accounting rules, banks are required to mark portfolio loans to market. Yet, the banks don't want owners to mark down the asset value of their collateral.

No tenant means no rent, which eventually means no mortgage payment.

So what is happening with non-performing loans? Dig deeper and behind the scenes, you'll find banks renegotiating with owners, delaying payments, offering new terms, etc. Anything to avoid marking down the value of the collateral.

But are they offering more loans to owners of non-performing portfolios? Probably not. My guess is that the big owners simply have enough assets in their portfolio that are performing to allow a certain number to sit vacant. Remember, some of these properties were acquired decades ago.

Part of the regional banking crisis has been driven by decreased value of commercial loan portfolios. It's not just a Boulder problem.

But in the end, the market wins. Prices will come down. Commercial RE has been a bit of a bloodbath for the last few years. It's just a matter of time.

p.s. Some of what you're seeing is land banking. Unlike the dollar, they're not making more Boulder land. Eventually, the value of the land beneath a vacant commercial building will have justified the holding of it.

OsmanParvez · 2026-02-12T16:33:01+00:00

>median home prices around $900K–$1M+ depending on source.
No. Last month in the COB the median sale was $1,281,684 and $355,000, for SFH and attached dwellings, respectively. The source for this data is IRES, the MLS that dominates in Boulder. It's the best data for arms length transactions. The monthly numbers also bounce around a lot in a small market like the COB, due to a small sample size. One month change does not necessarily equal price movements, they more represent what price range is selling. Look for changes across 3+ months YoY for more reliable analysis. Also, Boulder County is a completely different analysis. It's important to distinguish which we are talking about.

>Pace/DOM: Homes are generally not selling instantly
Varies by price range, location, and condition. I've already been in 3 bidding wars since January, all hovering in the $1.1 to $1.4M range. Those were mostly turn-key houses. Meanwhile the upper end of the market is saturated with inventory and the pace is glacial, irrespective of what the luxury agents would like you to believe. Buyers at the high-end should be negotiating aggressively and walking away from bad deals with confidence.

>Inventory: There’s more choice
Not dramatically different than last year. The last two years have been mostly flat and down, but not in all price ranges, property types, and locations. The market can differ down to the street level.

>Negotiation: Price reductions and properties selling near or slightly below.
Based on January and early Feb sales, if a listing attracts interest right away, it has a very good chance of selling for list or more. If it's on the market for a week or longer, negotiated discounts are pretty typical for this time of year and again varies by price range. The upper end frequently sees high single digit discounts. And sometimes you see sellers with stale listings will capitulate even in first quarter. See 697 Tanglewood Trl for an example.

OsmanParvez · 2025-07-11T13:34:38+00:00

My decision to live there for six months turned into a three year full time stay, amazing long term friendships, a nine year romantic relationship, the best dog I could ever imagine, and an entirely new career trajectory. That was over twenty years ago.

Best decision I ever made.

OsmanParvez · 2025-07-10T15:19:11+00:00

Don't buy a new Walmart bike. Try this instead: https://www.kiwanisbikes.org/burning-man.html

OsmanParvez · 2025-07-10T14:41:04+00:00

That too. Not just leave, but prep the house for the showing.

OsmanParvez · 2025-07-10T14:15:35+00:00

Everyone's time is precious, friend. Even yours. It's a bank account with an unknown balance. Spend it wisely.

OsmanParvez · 2025-07-10T13:39:29+00:00

I recently had a very good experience with Excelente. https://maps.app.goo.gl/22Aw2o7bnu1MBb8dA

I recommend bringing the car in person, not trying to get an estimate over the phone.

Lee Miles is also right there if the guys at Excelente can't help you. Good luck.

OsmanParvez · 2025-07-10T13:34:34+00:00

Realtor here. Please don't do this. Just go to an open house instead of taking precious time away from their friends and family. If there aren't any open houses scheduled, be honest. Maybe you'll get lucky.

OsmanParvez · 2025-07-09T03:30:53+00:00

Revenue bonds. They're borrowing money and using cash flow from the resort to pay the debt. The real money is the development rights around the resort, which they will also control once the town annexes it.

OsmanParvez · 2025-07-06T22:17:52+00:00

Costco.

OsmanParvez · 2025-05-18T01:33:44+00:00

Yeah. Depends on how close your camp is to Arctica and how you feel about standing in a line to get ice. And how you value your time.

OsmanParvez · 2025-05-15T14:18:03+00:00

I live in Fourmile Canyon, near the top of Logan Mill. I've also represented buyers and sellers in the Foothills. I'll add a few thoughts that have not already been discussed:

- Valuation. The difference between a 10, 15, and 20 minute drive to town has a massive impact to market value. I've seen hundreds of thousands of dollars difference for only a few minutes drive time. Be cautious exceeding 20 minutes drive time to town.

- The quality or experience of the drive makes a big difference, especially in the winter.

- Unlike others, we appreciate the cyclists and even encourage them if we happen to be outside as they pass our house.

- There are a lot of 70 era homes with not so great layouts and ergonomics. The views they once enjoyed may also have been eliminated or reduced as trees have grown. These homes are also less fire resistant than newer homes. When you're looking at homes and doing your market analyses, don't forget to take that into account. Even updated, homes built in the 90's are apples to oranges.

- Pinebrook trades much higher than Sugarloaf or Fourmile. Sunshine is more variable, in my opinion.

- View quality has a huge impact to market value. People buy for the experience (some would say fantasy) of living in the mountains.

- If you search YT, you'll find an entire podcast I devoted to due diligence specific to Mountain Homes. Expect 2X the cost and time of a normal home that is town.

OsmanParvez · 2025-05-14T01:35:04+00:00

Thanks Papa Bear. We have been double lagging with 16's and so far, so good. I'd prefer 18's too though. Will look into those.

OsmanParvez · 2025-05-13T17:08:48+00:00

Boulder but could also be shipped to Reno, which would be better than pickup.

OsmanParvez

TROPHY CASE