Boulder, CO: Community Information for Home Buyers

Boulder has its roots as a supply town to the mines into the Rocky Mountain’s foothills. Settlement dates back to 1859 when gold was found in nearby Gold Hill, and the city became the County seat in 1867. For over one hundred years Boulder was the commercial center of the region; land use controls, the University of Colorado and an ethic of environmental sustainability combined to shape the city’s growth.

Boulder is located about 20 miles northwest of Denver, along Hwy 36. The highway becomes a main north-south thoroughfare through the center of town, along which the year-old 29th Street Mall and the University Campus are located. The highway continues north out of Boulder as a two-lane road heading towrds Lyons; Boulder is essentially a cul-de-sac at the end of the road from Denver. The mountains provide a western boundary, and the city has wrapped itself in a moat of open space property which has contributed to the recreation and environmental desires of the community. This limitation on sprawl has also been a factor in steadily rising property values. In fact, since 1980 Boulder’s single family home values have risen an average of 6.2% per year.

This vibrant community of 100,000 has a reputation for being progressive, creative and energetic. The city has indeed championed the matrix of natural beauty, environmental appreciation and intellectual enlightenment while creating a bit of an oasis whose demand far outweighs its supply. As such the stereotype of Boulder’s “hippie” roots is continually challenged by the reality of the steadily rising cost of living along with rising average income and housing prices.  

For decades Boulder was the center of the County’s retail, entertainment and culture attractions.  For example, only New York City has more restaurants per capita than Boulder, a testament to the appreciation for trendy, cutting edge and quality dining options as well as the community’s relative amount of disposable income.  However, the growth of surrounding communities over the last 10-15 years has created a shift in the way Boulder’s future budget needs may be addressed. The city’s Blue Ribbon Commission on Revenue Stabilization projects at least a $20 million shortfall in 2015 based on sales tax collections trends.

Boulder has a deserved reputation for visionary planning, from the efforts to secure the University of Colorado’s campus in 1882 to the recruitment of federal research labs in the 1950s; the creation of open space programs in the 1960s and the recent “Carbon Tax” passed in 2006.  Unlike many other communities, Boulder has a range of more specific growth control regulations that were cutting edge at the time they were first initiated: limiting how far up the foothills houses could be built (the “Blue Line”) in 1959; the country’s first open space tax in 1967; a height restriction in 1972 to prevent views of the mountains from being blocked; an historic preservation ordinance in 1974. These same land use policies that served the city over the decades and shaped the city’s growth in the face of demand are now being viewed by some as liabilities, as they have combined with Boulder’s desirability to create an expensive place to live.  

The city has a stated policy goal of providing 10% of the housing stock as affordable. Developers of any new residential development are required to make 20% of the units “affordable”. Recently an analysis of the affordable housing program by economists from the CU Leeds School of Business has raised questions as to the effectiveness of the current program, particularly as it pertains to single family homes. 

There are a few larger neighborhoods dating to the 1950s such as Martin Acres; the Holiday development in north Boulder represents the latest in compact urban mixed use neighborhood design. The more expensive neighborhoods tend to be west of 9th Street and in the southwest part of the city adjacent to open space. Besides the single-family neighborhoods, new downtown condominium lofts now frequently surpass $1 million in sales price.

The influx of commercial development to complement residential growth between the 1950s and 1990s in Boulder has somewhat slowed (Boulder’s population in 1960: 20,000). The incredibly popular open space program means Boulder’s future growth will be almost entirely redevelopment and infill, which means higher per sq foot expense which makes it more difficult for certain businesses and citizens to afford to stay.

Despite the growth of surrounding communities, Boulder is still the employment center for the county. Over 40,000 people commute into Boulder every day. Key industries include biosciences, software development, natural and organic foods, computer storage and aerospace technology. Top employers include Roche Colorado, Amgen, IBM, Cisco and Ball Aerospace. The city’s quality of life creates and attractive setting for highly skilled workers, making the city a desirable location for creative class-type companies in particular.

The city continually ranks near or at the top of various lists recognizing desirable quality of life characteristics: Best City for Singles, America’s Smartest City, Best Place to Retire, Heart-Healthiest City, etc. To see a full list visit the Boulder Convention and Visitors Bureau website.

With the November 2007 City Council election, Boulderites loudly endorsed a shift on Council to a more growth-resistant, status-quo mindset. Political issues facing the community’s growth include a passionate debate over the redevelopment of the former Washington Elementary school site, which has pitted “smart” growth advocates endorsing co-housing and compact redevelopment against historic preservation and neighborhood activists. The former Council had approved a mixed-use proposal that has been challenged by citizen petition.

The potential redevelopment of the 160-acre Transit Village Area is calling into question the city’s true commitment to the FasTracks initiative, a $4.5 billion regional transit project that will bring bus and commuter train service to the area northeast of Pearl and 30th Streets. The critical mass of residents and jobs necessary to make FasTracks viable is not completely endorsed by the new Council. Similarly, the location and the need for a Conference and Convention Center is being questioned by the new Council. The common thread to the current growth debates is a skepticism that an increase in overall population is in the city’s best interest.

The demand for home space in Boulder, depending somewhat on location, is at a premium relative to surrounding communities and indeed Boulder has historically been somewhat insulated from more devastating market valuation swings. Even the smallest homes can demand several hundred thousand dollar prices; this scenario leads to “pop and scrapes,” an issue raised as a key concern by several incoming Councilors. Regulations on this type of remodeling are likely to become more strict in the next couple years.

Building on the environmental goals of the Climate Action Plan, Boulder’s new leadership may also ramp up the efforts to more directly regulate and mandate energy efficient building design. The City’s Green Points program requires any remodel of 500 sq. ft. or larger, or new residential construction, meet certain design and construction standards meant to reduce greenhouse gas emissions.

One of the key characteristics defining the city is the academic, cultural and youthful impact of the University of Colorado campus. CU covers 786 acres with more than 29,000 students, offering 85 undergraduate majors and over 100 post-graduate areas of study. Every year a new freshman class of 5000 students arrives from all over the country and the globe, bringing a diversity and energy to the city that is the envy of surrounding communities. The students also provide a consistent labor force and have disposable income, a key component to the city’s economy.

Additional details:

The Boulder City Council consists of nine members. To see the Boulder Valley Comprehensive Plan click here. A map of Boulder’s open space holdings is here.

Last updated: November, 2007

Community Links:

City of Boulder
www.ci.boulder.co

Boulder Public Library
www.boulder.lib.co

City of Boulder Parks and Recreation

Boulder has 3 Recreation Centers and 2 Outdoor Pools
www.bouldercolorado.gov

Boulder Chamber of Commerce
www.boulderchamber.com

Boulder Police Department
www.bouldercolorado.gov

Boulder Community Hospital
http://www.bch.org

Boulder Church Guide
www.cboulder

Boulder Arts Resource
www.artist.bldr.net

Boulder County
www.co.boulder.co

Boulder Farmers Market
www.boulderfarmers.org

Downtown Boulder Shopping
www.boulderdowntown.com