If you own a home in Castle Pines and you're thinking about selling, here's the part nobody puts on the listing checklist: some of the buyers touring your house this fall walked through a brand-new model at The Canyons that same morning. They had a coffee at the builder's information center, looked at a quick move-in home with a 2026 build date, and then drove west across I-25 to see yours. That's not a...
If your well and septic system have worked fine for fifteen years, it's easy to assume nobody's going to ask about them when you sell. In Douglas County, somebody will, and it isn't optional. Any property on an onsite wastewater treatment system, what most people just call a septic system, needs a Use Permit before the sale can close. This isn't new. Douglas County has required it since July 1, 2011. What...
Freddie Mac's weekly survey put the 30-year fixed rate at 6.71% the first week of September, up from 6.66% the week before and about a fifth of a point higher than a year ago. Rates have been stuck in that band for months now. If you own your Colorado home free and clear, or close to it, that stubborn number is part of why "seller financing" keeps coming up in listing conversations this fall. What "Seller...
A seller called me a few months into a listing with another agent, ready to make a change. She'd read her contract before signing, or thought she had, but she'd never actually clocked the word “irrevocable” printed near the top of it. She wanted to know if she was stuck. She wasn't, not exactly, but the real answer took longer than a text message. It's a fair question, and one more sellers should ask...
A client called me a few weeks ago thinking about listing her house in Parker. She's owned it since 2015, raised her kids there, and figured selling would be simple: pay off the mortgage, pocket the rest, move on. Then she asked me what she'd actually owe the IRS. I told her the honest answer is "it depends," and she was surprised that depended on anything at all. Most sellers never run this math until...
I had a seller in Lone Tree a few weeks ago who wanted to list with photos her nephew took on his phone. Nice kid, decent camera, but the photos made her kitchen look like a hallway. I told her the truth: in a market where buyers are scrolling past dozens of other listings before they ever get to hers, that choice costs real money. She hired a photographer instead. The listing got more showings in its...
Picture this: your buyer's lender won't fund the loan until a cracked section of driveway gets repaired, and it's the last week of October. Every concrete contractor between Parker and Castle Rock is already booked into spring. Under a normal contract, that could kill your closing. In Colorado, it usually doesn't, because of a tool called an escrow holdback. What an Escrow Holdback Actually Is An escrow...
Every August I get some version of the same question from sellers in Parker and Castle Rock. "Should we just wait until spring?" It's a fair question, and for a long time the answer was almost automatic. Spring is when Colorado listings come alive. This year I think the honest answer is more interesting than the automatic one. Denver Metro had 13,115 active listings at the end of July, and new listings...
A seller in Parker called me last August with what she thought was a simple question. Her roof had been hit in a July storm, the adjuster had already walked it, the first insurance check was sitting in her account, and she wanted photos taken in three weeks. Could she just sell it the way it was and let the buyer deal with the roof? She could. It would have cost her somewhere north of eleven thousand...
I've had a few sellers ask me some version of the same question lately: "I got my loan in 2021 at under 3%. Is there any way to actually use that when I sell?" It's a fair question. Freddie Mac's weekly rate survey put the average 30-year fixed at 6.69% as of August 6, an 11-month high, and I'm hearing more buyers do the math out loud during showings. If your loan happens to be assumable, that gap between...
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