One of the most common situations I see in Colorado that almost no one talks about openly: a homeowner wants to sell, but the house is currently rented to a tenant on an active lease. The instinct is usually to wait until the lease ends. That's sometimes right and often wrong. Selling a tenant-occupied home is legal and routine in Colorado, but the rules around it are specific and the mistakes can be...
A few months ago I sat with a client at her kitchen table in Centennial. Her mother had passed in November, and the family home in Highlands Ranch was now hers. She loved the house. She had her own home she was happy in. And she had absolutely no idea what to do with the property she had just inherited. That conversation is one of the most common I have. Inheriting a Colorado home is rarely just a real...
Most Colorado sellers won't owe capital gains tax thanks to the Section 121 exclusion. Here's how it works, how to calculate your gain, and when planning ahead matters most.
I've been watching the spring market wind down across Parker, Aurora, and Lone Tree the past two weeks, and the shift into summer is already showing up in showings, days on market, and how buyers are writing offers. If you listed in April expecting a 7-day cash war and you're sitting at 28 days with one weak offer, you're not alone. The market didn't get worse. It just stopped being spring. Summer is a...
Most Colorado sellers who consider FSBO start with the same math. The average listing commission runs 2.5 to 3 percent. On a 700,000 home in Parker, that's 17,500 to 21,000 they think they'll keep by skipping an agent. The math isn't wrong. It's just incomplete. By the time most FSBO sellers add up what they actually spend, what they net after negotiating with represented buyers, and the time they put in...
Showing demand drops Memorial Day weekend, but the buyers who do show up are some of the most serious of the spring. Here's how to time your Colorado home listing around the holiday.
Quick answer: A backup offer is a secondary contract that automatically becomes the primary contract if the first deal collapses. Colorado uses a specific addendum to make it official, and once signed, the backup buyer puts their earnest money up too. Backup offers can protect a seller from a re-listing nightmare, but they only work in your favor if the backup buyer is genuinely qualified and the primary...
Quick answer: Spend $1,500 to $3,000 on cosmetic and safety fixes before you list, not $20,000 on a remodel. The repairs that consistently pay back are fresh interior paint, deep cleaning, sticking doors and squeaky hinges, missing outlet covers, working smoke and CO detectors per current Colorado fire code, an HVAC tune-up, exterior caulking, and lightbulb replacement. The ones that almost never pay back...
Quick answer: Late May through mid-June is one of the strongest listing windows in Colorado. Homes listed during this period see 12-18% more buyer traffic than those listed in early spring, and the key is preparation that starts 2-3 weeks before your listing date. Why Late Spring Is Different from Early Spring in Colorado If you've been thinking about selling, you might feel like you missed the "spring...
Quick answer: If you get a lowball offer on your Colorado home, don't dismiss it outright. Counter with data-backed pricing, understand the buyer's motivation, and use it as a starting point for negotiation. Most successful Colorado home sales involve at least one round of counteroffers. Why Lowball Offers Happen More Than You'd Think I've been noticing something interesting this spring. More sellers are...
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