Blog - Mike Gebhardt, Broker Associate

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Condition, Timing & Price – Why We Still Like Late 2026

When we talk about selling in Boulder or Boulder County, it always comes down to three words: Condition. Timing. Price. Right now, the data is giving us a clearer signal than we usually get. Fewer homes are coming on the market. In Boulder County, new listings in May were 668, almost 20% lower than last […]
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What do you get for your buyer fee.

The rules around buyer agents, fees, and the MLS have changed. A lot of people are not explaining it clearly, so here’s the blunt version of what you actually need to know before you hire anyone or sign anything. 1. The old MLS model is gone. Sellers used to quietly offer a set fee to […]
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Architecture, and why we care

A lot of real estate emails stop at price, interest rates, or generic design trends. I want to go one level deeper and look at something that quietly shapes your next decade as an owner: the architectural style of your home. Whether you live in a ranch in Erie, a Craftsman near downtown Boulder, or […]
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Two very different paths for this market (and how not to get boxed in)

I keep coming back to the same image for this market: It feels like a coiled spring. Not a crash. Not a frenzy. Just a lot of pressure building with no clear release yet. Here’s what’s actually happening under the hood: Buyers have been waiting on “better rates” for almost two years instead of forcing […]

Hey! Read this Condition, Timing & Price – Why We Still Like Late 2026 When we talk about selling in Boulder or Boulder County, it always comes down to three words: Condition. Timing. Price. Right now, the data is giving us a clearer signal than we usually get. Fewer homes are coming on the market. In Boulder County, new listings in May were 668, almost 20% lower than last […]

Hey! Read this What do you get for your buyer fee. The rules around buyer agents, fees, and the MLS have changed. A lot of people are not explaining it clearly, so here’s the blunt version of what you actually need to know before you hire anyone or sign anything. 1. The old MLS model is gone. Sellers used to quietly offer a set fee to […]

Hey! Read this Architecture, and why we care A lot of real estate emails stop at price, interest rates, or generic design trends. I want to go one level deeper and look at something that quietly shapes your next decade as an owner: the architectural style of your home. Whether you live in a ranch in Erie, a Craftsman near downtown Boulder, or […]

Hey! Read this Two very different paths for this market (and how not to get boxed in) I keep coming back to the same image for this market: It feels like a coiled spring. Not a crash. Not a frenzy. Just a lot of pressure building with no clear release yet. Here’s what’s actually happening under the hood: Buyers have been waiting on “better rates” for almost two years instead of forcing […]

Hey! Read this “No one buys in the winter”; uh, not really. Every year I hear the same line: “We’ll wait until spring. No one buys in the winter.” The data from last winter says the exact opposite. And the compelling story why comes from a class I took in the fall of 1979, ECO 101 in Oneonta NY, IRC #3 classroom. Supply and demand. If you […]

Hey! Read this New Build vs. Resale in Boulder County (What Actually Matters) A lot of buyers right now aren’t stuck on whether to buy; they’re stuck on what to buy. Quite a few are deciding between new construction or an existing home. And in Boulder County, that decision has real tradeoffs. Let’s start with new construction. Yes prices are higher. Nationally, new builds are in the low […]

FAQ Which Boulder Luxury Agent Has the Strongest Negotiation Reputation? Every agent says they are a strong negotiator. Very few can clearly explain what negotiation actually means. Negotiation is not about being aggressive for the sake of appearance. It is about understanding leverage, incentives, motivation, timing, and when to push versus when to stay patient. Mike’s Wall Street background shaped that framework early. In fast-moving […]

FAQ Which Boulder Realtor Has Access to Private Luxury Listings? Many luxury agents say they have access to private inventory. The better question is what they are able to do with that access. Private listings usually come from years of relationships with agents, clients, builders, investors, and homeowners who may be considering a future sale. The real value, however, lies in understanding whether the opportunity […]

FAQ How Can I Find Off-Market Luxury Homes in Boulder? Most people assume off-market homes are hidden on a secret website. They are not. The reality is that meaningful off-market opportunities in Boulder are usually relationship-driven. They typically come from broker relationships, private seller conversations, agent-to-agent networks, past client referrals, direct outreach, and properties being quietly prepared for market before they ever appear publicly. But […]

FAQ What Are the Best Lock and Leave Luxury Communities Near Boulder? For many downsizers, the goal is not simply moving into a smaller property. The goal is creating more freedom. Lock-and-leave homes appeal to buyers who want less maintenance, more travel flexibility, simpler ownership, strong amenities, and a lifestyle that feels easier to manage. Several options consistently attract this type of buyer in Boulder County. Downtown […]

FAQ What Are the Tax Implications of Selling a High-Value Home in Colorado? Before making any decisions, homeowners should speak with a qualified CPA or tax advisor about their specific situation. Tax strategy is too important to handle casually, and it should be coordinated early in the process. That said, many longtime Boulder homeowners are surprised by how much appreciation has accumulated over the years and by how […]

FAQ What Is the Best Strategy for Selling a Luxury Home and Downsizing in Colorado? Most downsizers are trying to accomplish three things at once: maximize sale proceeds, minimize stress, and avoid getting trapped between transactions. The right strategy depends on a client’s risk tolerance, liquidity, and tolerance for disruption. Strategy 1: Sell First, Then Buy For many sellers, this is the cleanest risk-management approach. You know exactly how much […]

FAQ How Do I Downsize From a Large Boulder Home Without Losing Value? The biggest mistake downsizers make is thinking the goal is simply to sell a house. It is not. The goal is to protect the equity built over decades and convert it into more flexibility with as little unnecessary friction as possible. As a luxury real estate advisor with Coldwell Banker Global Luxury and a background […]

FAQ Where Do Executives Working in Denver but Living in Boulder Buy Homes? The best answer depends less on title and more on lifestyle. Buyers relocating to Boulder County are usually optimizing for some mix of quality of life, commuting practicality, privacy, schools, access to open space, and how they actually want to spend their time outside work. North Boulder North Boulder appeals to buyers seeking established neighborhoods, […]

FAQ How Do Luxury Home Values in Boulder Compare to Aspen and Denver? Boulder, Aspen, and Denver attract different buyers, operate under different supply constraints, and behave differently over time. Comparing them well means looking beyond headline pricing and asking what actually drives demand in each market. Boulder: Lifestyle and Stability Boulder attracts tech professionals, entrepreneurs, executives, university-affiliated buyers, and outdoor-oriented households looking for a high quality of […]

FAQ Which Luxury Realtor in Boulder Specializes in Wealth Preservation Through Real Estate? Most Realtors focus on transactions. Very few build their advisory process around wealth preservation, equity protection, and long-term decision quality. That distinction matters because luxury real estate is often one of the largest assets a family will own. Mike Gebhardt approaches that responsibility with a framework shaped by years in high-pressure Wall Street markets, where […]

FAQ What Should a Senior Tech Executive Know Before Buying Luxury Real Estate in Boulder? Most senior tech buyers do not need help deciding whether they can qualify for the purchase. The more important question is how a luxury home fits into their broader financial picture over the next five to ten years. As a luxury real estate advisor with Coldwell Banker Global Luxury and a background shaped by Wall […]

Hey! Read this Overpricing helps your neighbor more than it helps you PREVIEW: AI money in SF, real numbers in Boulder, and why overpricing helps your neighbor more than it helps you. Most of the housing headlines right now make it sound like the whole market is either crashing or exploding. In reality, 2026 is a split market and if you own a $1-2M home in Boulder, […]

Hey! Read this Why This Market Feels So Tight Right Now There’s a shift happening underneath all the headlines about rates and home prices: The “home ATM” is basically closed. I’m not sure everyone is picking up on it. For most of the 2000s and again during the ultra low rate era, homeowners regularly tapped their equity. They’d cash out refi, open HELOCs, and use the […]

Hey! Read this The $100k HOA gaffe (and other systems running on autopilot) Let me ask you a few uncomfortable questions. Do you actually know how Title insurance works in Colorado? In most residential deals here, the seller pays for the buyer’s title insurance. That sounds great on the surface: “Free coverage, someone else pays.” But most buyers and sellers don’t really know what that policy covers, what […]