This classic cottage-style home sits in the heart of Iris Hollow, one of North Boulder’s most desirable and connected neighborhoods, known for its walkable streets, neighborly feel, and access to the best of Boulder living.
Inside, vaulted ceilings and an open-concept layout create a bright, airy main living space filled with natural light. Hardwood floors run throughout, adding warmth and continuity from room to room. The kitchen is designed for everyday function and casual entertaining, featuring a peninsula with seating that anchors the main level.
French doors open to a covered second-floor deck, extending the living space outdoors and offering a quiet place to relax above the street. The low-maintenance lot allows for easy living without sacrificing outdoor enjoyment.
An attached one-car garage provides rare convenience in this North Boulder location, offering both parking and additional storage.
Just moments from trails, parks, coffee shops, and neighborhood dining, this home delivers immediate access to Boulder’s outdoor and social lifestyle while maintaining a peaceful residential setting.
A rare opportunity to own a true North Boulder lifestyle home in a highly walkable, established neighborhood.
For sale
Price cut: $14K (7/13)
$835,000
2603 Tumwater Lane, Boulder, CO 80304
3beds
1,168sqft
:
Get pre-qualified$4,789/mo
Single Family Residence
Built in 1999
2,027 Square Feet Lot
$-- Zestimate®
$715/sqft
$125/mo HOA
What's special
- 99 days |
- 876 |
- 38 |
Zillow last checked:
Listing updated:
Listed by:
Kyle Baseggio 970-520-1793 kb.milehimodern@gmail.com,
Milehimodern
Source: REcolorado as distributed by MLS GRID,MLS#: 8678069
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 2
- Full bathrooms: 2
- Main level bathrooms: 1
- Main level bedrooms: 2
Bedroom
- Features: Primary Suite
- Level: Upper
Bedroom
- Level: Main
Bedroom
- Level: Main
Bathroom
- Features: Primary Suite
- Level: Upper
Bathroom
- Level: Main
Kitchen
- Level: Upper
Living room
- Level: Upper
Heating
- Forced Air
Cooling
- Central Air
Appliances
- Included: Dishwasher, Dryer, Microwave, Oven, Refrigerator, Washer
- Laundry: In Unit
Features
- Ceiling Fan(s), Eat-in Kitchen, Entrance Foyer, High Ceilings, Open Floorplan, Vaulted Ceiling(s)
- Flooring: Tile, Wood
- Windows: Window Coverings
- Has basement: No
Interior area
- Total structure area: 1,168
- Total interior livable area: 1,168 sqft
- Finished area above ground: 1,168
Video & virtual tour
Property
Parking
- Total spaces: 1
- Parking features: Garage - Attached
- Attached garage spaces: 1
Features
- Levels: Two
- Stories: 2
- Patio & porch: Covered, Deck, Front Porch
- Exterior features: Balcony, Lighting, Rain Gutters
Lot
- Size: 2,027 Square Feet
- Features: Landscaped, Level
Details
- Parcel number: R0129015
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Property subtype: Single Family Residence
Materials
- Frame, Wood Siding
- Roof: Composition
Condition
- Updated/Remodeled
- Year built: 1999
Utilities & green energy
- Sewer: Public Sewer
- Water: Public
- Utilities for property: Electricity Connected, Natural Gas Connected
Community & HOA
Community
- Subdivision: Iris Hollow
HOA
- Has HOA: Yes
- HOA fee: $125 monthly
- HOA name: Iris Hollow
- HOA phone: 970-407-9990
Location
- Region: Boulder
Financial & listing details
- Price per square foot: $715/sqft
- Tax assessed value: $852,400
- Annual tax amount: $5,161
- Date on market: 4/16/2026
- Listing terms: Cash,Conventional,FHA,VA Loan
- Exclusions: Seller's Personal Property + All Staging Items
- Ownership: Corporation/Trust
- Electric utility on property: Yes
- Road surface type: Paved
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 7/13/2026 | Price change | $835,000-1.6%$715/sqft |
Source:  REcolorado as distributed by MLS GRID #8678069 Report a problem | ||
| 6/16/2026 | Price change | $849,000-2.3%$727/sqft |
Source: REcolorado as distributed by MLS GRID #8678069 Report a problem | ||
| 5/28/2026 | Price change | $869,000-2.2%$744/sqft |
Source: REcolorado as distributed by MLS GRID #8678069 Report a problem | ||
| 4/16/2026 | Listed for sale | $889,000+1.6%$761/sqft |
Source: REcolorado as distributed by MLS GRID #8678069 Report a problem | ||
| 5/2/2023 | Listing removed | -- |
Source: REcolorado as distributed by MLS GRID #4917155 Report a problem | ||
| 4/26/2023 | Listed for rent | $3,445+18.8%$3/sqft |
Source: REcolorado as distributed by MLS GRID #4917155 Report a problem | ||
| 3/31/2022 | Sold | $875,000$749/sqft |
Source:  IRES as distributed by MLS GRID #959497 Report a problem | ||
| 2/23/2022 | Listed for sale | $875,000+103.5%$749/sqft |
Source: IRES as distributed by MLS GRID #959497 Report a problem | ||
| 4/16/2021 | Listing removed | -- |
Source: Zillow Rental Manager Report a problem | ||
| 4/9/2021 | Listed for rent | $2,900+11.5%$2/sqft |
Source: Zillow Rental Manager Report a problem | ||
| 3/24/2021 | Listing removed | -- |
Source: Owner Report a problem | ||
| 4/18/2019 | Listing removed | $2,600$2/sqft |
Source: Owner Report a problem | ||
| 4/10/2019 | Listed for rent | $2,600+13%$2/sqft |
Source: Owner Report a problem | ||
| 4/23/2017 | Listing removed | $2,300$2/sqft |
Source: Owner Report a problem | ||
| 4/14/2017 | Listed for rent | $2,300$2/sqft |
Source: Owner Report a problem | ||
| 6/11/2010 | Listing removed | $429,900$368/sqft |
Source: Four Star Realty and Property Management, Inc. #628012 Report a problem | ||
| 5/25/2010 | Price change | $429,900-2.3%$368/sqft |
Source: Four Star Realty and Property Management, Inc. #628012 Report a problem | ||
| 5/8/2010 | Listed for sale | $439,900+17.3%$377/sqft |
Source: Four Star Realty and Property Management, Inc. #628012 Report a problem | ||
| 11/30/2007 | Sold | $375,000+13.6%$321/sqft |
Source: Public Record Report a problem | ||
| 6/3/2002 | Sold | $330,000+66.7%$283/sqft |
Source: Public Record Report a problem | ||
| 10/4/1999 | Sold | $198,000$170/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $4,712 +1.8% | $53,276 -5.5% |
| 2024 | $4,628 +2.8% | $56,401 -1% |
| 2023 | $4,500 +3.1% | $56,948 +17.5% |
| 2022 | $4,366 +26.6% | $48,463 -2.8% |
| 2021 | $3,448 | $49,857 +25.9% |
| 2020 | $3,448 +0.4% | $39,611 |
| 2019 | $3,433 | $39,611 +0% |
| 2018 | $3,433 | $39,600 -23.5% |
| 2017 | $3,433 +3.4% | $51,740 +34.9% |
| 2016 | $3,320 +5.6% | $38,351 +16.3% |
| 2015 | $3,144 +13.4% | $32,963 |
| 2014 | $2,772 +0.9% | $32,963 |
| 2013 | $2,747 +0.9% | $32,963 +0.5% |
| 2012 | $2,723 +5% | $32,796 |
| 2011 | $2,593 +7.1% | -- |
| 2010 | $2,421 +43.1% | $32,080 |
| 2009 | $1,692 +3.5% | $32,080 +21.3% |
| 2008 | $1,635 -3.3% | $26,440 |
| 2007 | $1,690 +3.9% | $26,440 |
| 2006 | $1,627 +6.4% | $26,440 |
| 2005 | $1,530 +0.7% | $26,440 +5.6% |
| 2004 | $1,519 +5.3% | $25,030 |
| 2003 | $1,443 +10.3% | $25,030 +21% |
| 2002 | $1,308 | $20,680 -90.8% |
| 2001 | -- | $226,000 |
Find assessor info on the county website
Monthly payment
Est. payment
Payment breakdown
Explore the cost of this home by adjusting the details. Changes won't be saved.Climate risks
Neighborhood: Iris Hollow
Nearby schools
GreatSchools rating
- 4/10Columbine Elementary SchoolGrades: PK-5Distance: 0.4 mi
- 5/10Casey Middle SchoolGrades: 6-8Distance: 1.2 mi
- 10/10Boulder High SchoolGrades: 9-12Distance: 1.7 mi
Schools provided by the listing agent
- Elementary: Columbine
- Middle: Casey
- High: Boulder
- District: Boulder Valley RE 2
Source: REcolorado as distributed by MLS GRID. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
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A local agent can set up tours, give advice and negotiate with sellers.
A local lender can help you make sure your offer is ready when you are.
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