701 Pearl Homeowners Association
701 Pearl Street, Boulder, CO, 80302
Mixed signals — review carefully
Flood-claim history is the main driver — $7.4M paid across 321 claims in ZIP 80302.
Based on 6 of 9 public-record signals · How the CondoScore works
The CondoScore is an automated summary of public-record signals. It is not a rating of building safety, not an appraisal, and not a lending or insurance decision.
The 3-second read
Signals from government records — tap any tile for the source.Public records on file: 6 of 9
67%Still blank: Stories, Year built, Management.
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Flood zone at this address
This zone is outside the high-risk flood area, so flood insurance is usually optional. Mapped by FEMA's National Flood Hazard Layer at this building's location. FEMA NFHL
Schools nearby
- Mapleton Early Childhood Center0.3 mi
- Williamsburg Academy of Colorado0.4 mi
- Flatirons Elementary School0.6 mi
Distances are straight-line from this building. Enrollment counts come from the federal school directory — no school ratings are published in this data, so none are shown. NCES Common Core of Data
Recorded sales in this building
County public records — every row carries its official book/page or instrument number| Sale date | Price | Unit | Arm’s-length | Qualification code | OR Bk/Pg or instrument | County |
|---|---|---|---|---|---|---|
| Sep 2024 | $735,000 | 4 | Arm’s-length | Q | Inst 4061939 | Boulder |
| Jul 2019 | $577,500 | 4 | Arm’s-length | Q | Inst 3726565 | Boulder |
| Aug 2017 | $0 | 1 | U | U | Inst 3608890 | Boulder |
| Aug 2017 | $0 | 5 | U | U | Inst 3608890 | Boulder |
| Aug 2017 | $0 | 4 | U | U | Inst 3608890 | Boulder |
| Aug 2017 | $0 | 3 | U | U | Inst 3608890 | Boulder |
| Aug 2017 | $0 | 2 | U | U | Inst 3608890 | Boulder |
| Feb 2017 | $530,000 | 4 | Arm’s-length | Q | Inst 3573498 | Boulder |
| Jun 2012 | $334,000 | 4 | Arm’s-length | Q | Inst 3231911 | Boulder |
| May 2008 | $515,000 | 2 | Arm’s-length | Q | Inst 2928357 | Boulder |
| Aug 2007 | $0 | 3 | U | U | Inst 2874960 | Boulder |
| May 2006 | $554,000 | 1 | Arm’s-length | Q | Inst 2774900 | Boulder |
| Nov 2003 | $327,000 | 2 | Arm’s-length | Q | Inst 2527142 | Boulder |
| Apr 1999 | $160,000 | 4 | U | U | Inst 1923149 | Boulder |
| Jul 1998 | $220,000 | 1 | Arm’s-length | Q | Inst 1823470 | Boulder |
| Apr 1998 | $166,000 | 5 | Arm’s-length | Q | Inst 1794122 | Boulder |
| Jul 1995 | $0 | 5 | U | U | Inst 1529327 | Boulder |
| Apr 1993 | $0 | 1 | U | U | Inst 1279065 | Boulder |
| Aug 1990 | $76,900 | 5 | Arm’s-length | Q | Inst 1061176 | Boulder |
| Aug 1989 | $103,800 | 1 | Arm’s-length | Q | Inst 999873 | Boulder |
| Sep 1985 | $102,000 | 2 | Arm’s-length | Q | Inst 711696 | Boulder |
| Oct 1982 | $129,400 | 1 | Arm’s-length | Q | Inst 517857 | Boulder |
| Jul 1982 | $87,500 | 3 | Arm’s-length | Q | Inst 503550 | Boulder |
| Mar 1981 | $65,000 | 5 | Arm’s-length | Q | Inst 438770 | Boulder |
| Mar 1980 | $0 | 4 | U | U | Inst 388604 | Boulder |
Showing 25 of 28. Blank = not in public records. Source: Boulder County Assessor Public Data Download; files=Sales.csv,Land.csv,Owner_Address.csv; join_key=strap; retrieved_at=2026-07-31; https://bouldercounty.gov/property-and-land/assessor/data-download/.
How professionals adjust comps
A licensed appraiser or agent doesn’t just average recorded prices — they adjust each comparable sale for differences from the unit in question, then reconcile a range. The factors they typically weigh:
- Bedrooms/bathrooms and layout — more bedrooms or a better floor plan usually support a higher price.
- Size (square footage) — adjustments are often made on a price-per-square-foot basis.
- Condition and renovations — updated kitchens, baths, and systems versus original/dated finishes.
- Floor and view — higher floors, water views, or corner units often carry a premium in the same building.
Our rent-reasonableness field program (below) collects several of these same attributes — bedrooms, bathrooms, square footage — for rental units, which is why you’ll see them again in the rent context panel. We do not compute or publish adjustment dollar values on this page; that judgment call belongs to a licensed appraiser, broker, or agent who can inspect the unit.
Recorded sales are county public records; each sale cites its official record (book/page or instrument). This page is descriptive public-record information — it is not an appraisal, a broker price opinion, an opinion of value, or lending guidance, and it cannot be used in place of an appraisal. Consult licensed professionals before any transaction.
Rental market context — ZIP 80302
n=1155 rent observationsAggregated from 1155 rent observations collected through our HUD-92273-S8 rent-reasonableness field program as of Aug 16, 2026.
Aggregated market observations from our independent HUD-92273-S8 rent-reasonableness data collection. Not a rent determination for any unit, not an appraisal, and not a recommendation of any rent, price, business, or person.
What it really costs
Your scenario, your math — nothing here is a quoteHidden fees checklist — Florida condos
- Estoppel certificate fee — capped at $250 if the unit isn’t delinquent (+$100 if you need it expedited within 3 business days; capped at $150 if the unit is delinquent) — Fla. Stat. §718.116(8).
- Capital contribution / transfer fee — some associations charge one at closing; the estoppel certificate must disclose whether one is due and its amount — Fla. Stat. §718.116(8).
- Special assessments — the buyer must receive the milestone inspection summary, turnover inspection report, and SIRS before signing, with a voidability window if not delivered — Fla. Stat. §718.503.
- Milestone inspection / SIRS-driven assessments — buildings 3+ habitable stories need a milestone inspection at 30 years (every 10 years after) and a structural integrity reserve study at least every 10 years; both can trigger a special assessment — Fla. Stat. §553.899, Fla. Stat. §718.112(2)(g).
- Flood insurance — required by most lenders in a mapped flood zone, on top of the association’s master policy; ask your lender whether it applies here.
Estimates depend entirely on the figures you enter. Not a loan offer, quote, or financial advice.
Estimate your sale proceeds
| Line item | Amount | |
|---|---|---|
| Sale price | — | |
| Documentary stamp tax (deed) | — | — |
| Owner’s title insurance | — | — |
| Real estate commission | — | |
| HOA estoppel certificate fee | — | |
| Property tax proration (seller’s share) | — | |
| Mortgage payoff | — | |
| Estimated net proceeds | — |
Rates used: Doc stamp $0.70/$100 (all FL counties except Miami-Dade) or $1.05/$100 for Miami-Dade condos ($0.60 base + $0.45 surtax — a condo is non-single-family, so the higher rate applies) — FL Dept. of Revenue, Fla. Stat. §201.02. Owner’s title insurance: promulgated Florida rate — $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000–$1,000,000, $2.50 per $1,000 from $1M–$5M, $2.25 per $1,000 from $5M–$10M, $2.00 per $1,000 above $10M; $100 minimum premium; the price is rounded up to the next full $100 before rating. — Fla. Admin. Code R. 69O-186.003. Estoppel fee capped at $250 (current) / +$150 if delinquent / +$100 for a 3-business-day rush — Fla. Stat. §718.116(8)(f). Commission and mortgage payoff are your own inputs — nothing here defaults them for you.
This is arithmetic on your inputs, not an appraisal or a quote. It restates the sale price you entered against cited Florida statutory rates and your own cost inputs. It does not predict what your unit will actually sell for, and it is not tax, legal, or closing advice — your closing agent’s settlement statement is the authoritative figure.
How 701 Pearl Homeowners Association compares
That makes it larger than 5% of the 509 Boulder County communities with a home count on record.
Know the risks before you buy
Natural-hazard profile — Boulder County
Overall county risk: Relatively Moderate compared with other U.S. counties.
FEMA expects natural hazards to cost $125M per year across Boulder County as a whole (buildings, people, and agriculture combined).
County-level ratings from FEMA's National Risk Index (Dec 2025 data) — relative to other U.S. counties, not specific to this building.
Flood claim history — ZIP 80302
Federal flood insurance has paid $7.4M across 321 claims in this ZIP code since 1978. The worst year was 2013 ($7.2M paid). 10 of those claims were on condo-association policies.
ZIP-level history for the whole ZIP code, not this building. Source: OpenFEMA NFIP claims (redacted, public domain).
What those hazards mean for insurance
- Separate policyFlood. Not covered by standard condo or homeowners policies — flood damage needs a separate NFIP or private flood policy (for both the association and your unit). FEMA FloodSmart
- Typically excludedEarth movement. Landslide and other earth movement are typically excluded from home policies — and usually not covered by earthquake policies either. Specialty coverage only. Oregon DFR
- Special deductibleWind & hail. Usually covered, but many policies apply a separate wind/hail deductible — a flat amount or a percentage of the dwelling coverage. Virginia SCC guide
How policies typically treat these perils — not a coverage determination for this building. Check the association’s master policy and your own unit (HO-6) policy.
What condo owners pay — state average
- Colorado average: $552/yr for a condo unit-owner (HO-6) policy — 3% below the U.S. average of $572 (2022, the latest state-by-state study). NAIC
- Flood is separate: standard condo policies don’t cover flood — NFIP flood policies in Colorado average $987/yr across 15,846 policies in force (June 30, 2026). FEMA
Averages for the geography shown — not a quote for this building. Actual premiums vary by insured value, deductibles, construction, and insurer.
The insurance market in Colorado
- If the private market says no: Colorado FAIR Plan Association — statewide limited property coverage (created 2023; residential policies since April 2025) after three declinations.
State-level market facts verified against the linked official sources (July 2026) — not a quote or availability determination for this building. Consumer help: Colorado Division of Insurance.
Insurance market in Colorado
State-level market rules, not a quote for this building. They shape what cover the association can buy and what it costs. NAIC state filings
Get the free 701 Pearl Homeowners Association report
Here's exactly what's inside:
- The CondoScore, plus the signal that drives it
- Every public record we hold on this building
- FEMA flood-claim history for this ZIP, and the county hazard rating
- Typical HO-6 insurance cost near here, and the Colorado market rules
- Recorded sales on file for this building
- How its size compares with the county and state
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What would living here cost per month?
Your scenario, your math. The HO-6 figure is a geography-level average from state/NAIC filings — not a quote for this building. Dues and special assessments come from the association's own documents — always request the budget, reserve study, and meeting minutes before you sign.
Rules that hit your wallet
- Aug 3, 2026 — Fannie Mae retires Limited Review: most condo loans need full project review — National Mortgage Professional
- Jan 4, 2027 — associations must budget at least 15% of assessments to reserves for agency-backed loans — Whiteford client alert
- Since Jul 1, 2026 — insurance deductibles above $50K can fail a building for financing — condo-approval.com
Why it matters in Colorado: buildings that miss these marks can lose access to normal 30-year mortgages — which shrinks the pool of buyers when you resell. Run the free 5-minute check.
What would a special assessment cost you here?
If 701 Pearl Homeowners Association ever levied a special assessment — for a roof, structural repairs, or an insurance shortfall — here's the math per home, using the 5 homes on public record:
Your scenario, your math — assumes an even split. Actual allocations follow the association's declaration and may weight by unit size or share.
Is 701 Pearl Homeowners Association mortgage-ready?
Answer 12 plain-English questions and see how this building lines up with Fannie Mae's published standards. Free, no account.
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