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Buying new appliances

It does not matter if you are a soon to be homeowner or if you already own your home, at some point you will be needing to buy new appliances. What are the key things to focus on when purchasing new appliances? The first thing is to make sure that you have accurate measurements for the space that the appliance will be fitting in. Be sure to know doorway measurements too. The next thing to focus on is the yellow energy label. Not all new appliances will be high efficiency, but let’s look at how much energy you can save by purchasing an Energy Star certified appliance. You can decide if it makes sense to you to purchase an Energy Star appliance.

Energy Star Savings

Here are a couple of examples to see how the costs and savings stack up. If you are replacing a 2000’s fridge, that old fridge could use as much as 2,000 kilowatt hours per year to operate. If you replace that old fridge with a new Energy Star fridge, it will more than likely use about 500 kWh a year. That will save you $225 a year in utility costs. Depending on how much you spent on the new fridge, the savings could pay for the fridge in four to five years. This information may have you rethinking if it makes sense to keep that old fridge for the garage, given how much it is costing in utilities.

Here is another example. You have decided it is time for a new washing machine. Your old one was a front load washer. You are considering a top load machine, for your next purchase. Comparing Energy Star certified top load machines, you will discover that front load machines use 50% less energy and water than a top-load agitator washer. They also use 25% less energy and water than a top load impeller washer that doesn’t have an agitator. If you do six loads of laundry a week, the energy cost difference between an Energy Str appliance and a non-energy star washer is between $30 and $35 per year. Not as much savings as with the fridge, but the numbers do add up.

Other things to consider

What other things should be considering when buying new appliances? Remember function over features. Appliances can have many features that you may seldom use. Choose every day features over the gimmicky technology that can be pricey that you will not regularly use. These cool, but complex features may be impressive on the showroom floor, but asked yourself if it is really worth the extra cost.

Another thing to keep in mind when buying new appliances is the aesthetics of your kitchen or laundry room. Be sure to match the finish of your new appliance with what you have or the look that you are going for. Finally, check the warranty. What will be required in the future if service is needed on your appliance.

Make informed decisions when shopping for appliances. Make a list of necessities you need in your new appliance before you go shopping. Be sure to compare Energy Star certified models to lower your utility bills.

Navigating New Construction: Why You Need a Buyer’s Agent

It is easy to be a casual, potential buyer, looking at new construction. You drive by and are curious about what the builder is building and what the homes are selling for. So, you turn the car around and stop in. You visit with the on-site sales representative. It is very low key. While you are there you do not sign anything. Then, you go home and start thinking about what you saw, if it might work for you and you have questions. You decide to stop in again and get your questions answered. It soon starts to feel very real and you call your agent. Unfortunately when you arrive at the model home, with your agent, you are told that it is too late to get your agent involved. What went wrong?

Builder set the rules

What many buyers do not realize when they visit new construction is that the builder sets the rules for how the rest of the potential transaction will unfold. If a buyer walks into a model home without a realtor, t potentially establishes the buyer as someone working directly with the builder’s sale team. The buyer can be registered to the builder, even though nothing was signed. Once that happens it is difficult, if not impossible to be allowed to bring an outside agent that will represent the buyer. Each situation and builder can be different. Be careful or a casual look may mean you can’t bring your agent to look out for you.

Builders want control

Why does this happen? This happens because builder want to keep control of the process. A builder controls the product, the pricing, the incentives and the timeline. Once a buyer’s agent is introduced that agent adds their voice to the process. That voice is looking out for the buyers interest. It is important to remember that the sales agent’s role is to protect the builder and the builder interest. The agent for the buyer is there to ask the important questions. They are there to advise on contract terms, explain builder add ons, and how incentives may affect the bottomline. Buyer’s agents can help buyers understand where to negotiate, even when things seem fixed.

Negotiations are different

Negotiations on new construction are quite different. An experienced, buyer’s agent knows where those less obvious places are to negotiate and helps the buyers. The role of a buyer’s agent in new construction is to also compare this builder to others nearby. They can help the buyer to evaluate what upgrades pay off at time of resale. In short, new construction may look very straight forward. It is a real estate transaction between buyer and seller. However, the seller has much more experience than the buyer.

If you find yourself wanting to just look at new construction, think before you look and know what the consequences of that “quick look” may be. If you would like to have an agent involved to look out for you best interest, call that agent to go with you before you look. That quick call can preserve options and prevent frustration later.

Is selling over asking still possible?

Sellers out there, that are thinking of selling their home, are wondering the answer to this question. When a seller lists their home for sale, they would like a flurry of activity and multiple offers. They would also love those multiple offers to push the price above the asking price of their home. It wasn’t so long ago that this was not just wishful thinking. Sellers were experiencing this reality. So, is selling over asking still possible?

Pandemic market

Data from June of 2025 showed that just 28% of homes were selling over asking price. That number was the lowest for spring buying since 2020. We all remember just after 2020, with buyers offering tens of thousands of dollars over asking price and sometimes still not being the winning offer. That was the pandemic market. The market now has cooled.

Strategy needed

Twenty eight percent of homes were selling over asking price in the summer of 2025, now the market has cooled further. Data now is showing 15% of homes, in Colorado, are selling for over asking in 2026. Getting a home to sell for over asking price does not happen by accident. It takes preparation and strategy. There is still not guarantee, but a seller can increase their odds of being a home that stands out. But how is a seller to increase their odds?

Price right

Sellers can increase their odds of an over asking price offer by pricing their home right from the beginning. Homes that are selling over asking price have one big thing in common. They were priced right from the start. Overpricing is a surefire way to get less than a seller may have otherwise. An overpriced home can be a turn offer for buyers. Choosing a price based on what the neighbors house sold for last year or what the seller NEEDS to get is a perfect way to miss out on serious buyers. Sellers need to connect with an agent who is knowledgable and willing to tell them what they need to know, not what the seller wants to hear.

Buyers are well informed

Today’s buyers well informed and have access to information. Buyers today have seen the data and they have read the reports. They have a tendency to be more analytical than buyers of the past. Buyers will recognize when a home is priced appropriately. They will jump and make a strong offer in order not to lose the home they want. The key is to find that sweet spot that makes buyers feel like they cannot afford to lose this house.

Anther key thing for sellers to keep in mind, in this market, is that every serious buyer deserves your attention. Every offer needs to be appreciated. As a seller, it is easy to feel let down if an offer comes in at asking price, instead of above. When that happens, keep in mind that these are real buyers that want to buy the home. They have put an offer on paper. Brushing offer an offer, because it is not over asking can lead to a missed opportunity and more time on the market.

Every path to a seller, selling their home looks different than it might have a year ago. Sellers need to not lose sight of the goal. It is to sell the home smoothly and for a fair price, given today’s conditions. The market may have shifted, but buyers are still out there ready to buy when the right home comes on the market.

Understanding Street Suffixes: What Your Address Reveals

Have you ever wondered why one house is located on a Street and another house is on a Road? If so, you are not alone. There are as many as 41 suffixes that can go after a street name. Everything from Ally to Way. It is not as simple as a developer making decisions over a cup of coffee. Historically, different roadway suffixes do have meanings. Decision about roadway names depend on the city planning board, and the developer. There are general rules and guidelines in place, but they are not strictly followed. Here’s a list of some traditional suffixes and their meanings. The suffixes can say something about the neighborhood, traffic flow and even the vibe of the homes along it.

Street

Traditionally a street is a public road in urban setting. A street is laid out typically in a grid pattern, the hallmark of city planning. Streets are classics of what we expect in a city. If you live on a street you have neighbors nearby, typically you also have a sidewalk in front of your home for strolling. You may also have a neighborhood, corner store within walking distance.

Road

A Road is one of the most generic terms. When Road is used frequently as a suffix to go after a street name. The definition is a route that connects two points. Unlike a street that is typically in an urban area, roads are typically in rural areas. You could find a road winding through farmland, a neighborhood on the edge of a town or in an industrial area. A road will get you from point “A” to point “B”.

Avenue

Avenues tend to run perpendicular to streets. Just like in the town of Greeley, Colorado. Avenues are often wider than streets and more prominent. You could see an avenue being the backbone of a neighborhood. Imagine a tree lined street that you turn into that is the main street through a neighborhood. There is an air of formality to the name. Also there is an expectation that what is along this street is special and perhaps even stately!

Boulevard

A Boulevard is a wide, landscaped street typically with a median. Often times Boulevards are four lane streets. A Boulevard has the purpose of moving traffic with grandeur in mind. Boulevards may move a lot of traffic, but they do it in style and are intended to feel elegant. If you are driving on a boulevard, you may have an idea that the city planners wanted to impress.

Drive

This common suffix is used when the street follows the natural contours of the land. A street that is called a Drive, typically curves and twists rather than following a straight line. When the street name ends in Drive, you could expect a scenic route. If you are on a Drive you might expect a view or at least a hill.

Court

A Court is typically a short street that end in a cul-de-sac. They are the perfect place for someone wanting peace and quiet and little traffic. They also can be the perfect place to set up a basketball goal and have your own basketball court. Maybe that is how they got their name in the first place. Remember, not every Court ends in a cul-de-sac, because the rules are not always followed, but typically this is the case.

Lane

A Lane is unique in that it can be found in both urban and rural area. A Lane is typically a narrow road, and smaller than a Street or Avenue. Living on a Lane, conjures up images of front porch sitting and deer sightings. It is less likely to be a part of a grid system, but instead to have a charming curve and story book setting.

This is just a sample of some of the more common suffices and their meanings. Consider this information your real estate trivia. The suffixes that are used in your community may differ in meaning. Please remember the rules of a community may not always be followed when adding suffices to street names. Now you know what your address says about where you live!

What makes Fort Collins special

I am often asked by people moving to Fort Collins, what makes Fort Collins special. I would have to say, there are so many things. Fort Collins is home to approximately 170,000 people. We have grown so much over the years. People continue to move here and make Fort Collins home. But what is the attraction?

One attraction is the varied employment base. Everything from tech jobs at Hewlett Packard, Broadcom, AMD and Intel. Other major employers are Colorado State University, UC Health and Woodward. All of these employers are known for providing good paying jobs and providing their employees with rewarding work.

Outdoor fun

There is certainly more to life than work and Fort Collins knows how to fill your off hours with much to do. Fort Collins has over 9666 acres of developed parks. We also have an amazing trail system that snakes through Fort Collins. The trails can provide you with over 50 miles of trails in town to walk, bike and enjoy. This is one of Fort Collins crown jewels. In addition to trails to talk or bike on we have Horsetooth Reservoir for swimming, boating, camping and all of the outdoor fun, just outside of town. Ski resorts are within a couple of hours for winter fun. We have over 300 days of sunshine so you will have plenty of sunshine to enjoy the great outdoors.

Fun for foodies

If you are not into the great outdoors, we have many other things to enjoy. We have more restaurants per capita than any other city west of the Mississippi other than San Francisco. Dining out is so enjoyable in Fort Collins with a wide variety of food to temp your taste buds. Many restaurants are locally owned and operated. You are sure to find several places that will be on your favorites list. We also have a vibrant brewery scene with many micro breweries big and small in town. A couple of the big names you are sure to have heard of are New Belgium and Odells.

Arts and Entertainment

We also have arts and entertainment. The Lincoln Center is Northern Colorado’s largest presenter of professional performing arts. It presents nationally touring Broadway shows, concerts, comedy, dance and children’s theater. Fort Collins also has art in public places. This means that without ever stepping into a gallery you can enjoy art driving around Fort Collins. Murals are painted on walls, pianos placed around town and even on utility boxes.

Special events

Our special events calendar will keep you busy through out the year with so many varied things to do. Everything from free concerts in Old Town, Taste of Fort Collins, The Foodie Walk, First Friday Art Walk and more.

What makes Fort Collins special is that it is an alive, vibrant small city filled with so much to do. Fort Collins has great places to eat too. The people also make Fort Collins special. Locals are often told that we are so friendly. We consider that a great compliment. Fort Collins also is not far from the big city of Denver for all that it has to offer. All in all, Fort Collins is a great place to call home. If you are considering moving here, please reach out for an informative relocation guide and Lestel’s professional relocation assistance.

What to ignore when looking at homes

You are excited and shopping for your first or your next home. What should you ignore when you are looking at homes? One thing to ignore when looking at homes is the staging and decor. Agents know that homes that are staged are likely to sell more quickly and for more money. Staging can both effectively highlight the homes best features. It can also distract you from the home’s shortcomings. The staging can help you imagine yourself living there. Don’t forget these wonderful furnishings to not come with the home. I know you know this, but look past the glamor. Focus on the bones of the home. Take note of the design, square footage, floor plan layout, ceiling heights and views.

Ignore paint colors

Another thing to ignore when viewing homes is the paint color. As a homebuyer you can become obsessed with the wall coverings, floors and things that can be changed. Instead of ruling out a home because of the owners taste in decor, including ugly paint colors, look past it. Imagine the home as a blank canvas. Focus on the home’s physical condition. If the home is in good physical condition, you can focus on personalizing to your taste after closing.

Ignore pricy upgrades

When looking at homes another thing to ignore is pricey upgrades. Real estate agents spend a lot of time carefully listing out all of the properties recent upgrades. The agent may even go as far as to name drop the brands on the appliances and tell you the particular type flooring selected by the seller. But, do not get stars in your eyes. Just because it has that amazing brand of appliances, does not mean that they will work any differently than another brand. It is still a stove, dishwasher and fridge. It is best to instead focus on the home’s major systems. What is the age of the roof, furnace and A/C? It can be enjoyable to personalize a home with new paint and flooring, but not very exciting to have to replace a furnace right after you move in.

The job of the agent and the seller is to impress you with flowery descriptions of the house and make it look its best for your showing. Be sure to focus on the important things when viewing the home. Make sure the home has the space you need and the floor plan that will work. Also make sure that the home has been maintained so you will not have expensive surprises once you make the home yours.

Downsizing for Seniors

Certainly as we age, but no matter what our age, our desires what what we want in a home can change. When this happens for seniors they may choose to downsize. What does downsizing for seniors look like? Seniors choose to downsize for many reasons. For some it can be as simple as wanting to live more simply and reducing costs. Seniors can be on a fixed income or a limited income. Moving to a smaller, less expensive home can men they save money. This savings can be on everything from house payment, home insurance, taxes and utility bills.

Seeking a simpler life

Some seniors choose to downsize to seek a simpler life. Maintaining a large home requires a lot of time and care. Some seniors, when downsizing, choose to also change the type of home they live in. Moving from a single family home to a patio home or townhome/condo can mean less maintenance responsibilities for the owner. Downsizing for seniors, in this matter, can simplify life.

Adapting to physical changes

Another reason for downsizing for seniors can be for adapting to physical changes. Seniors can have challenges that they are experiencing as they age. It may no longer be easy to navigate the stairs in a two story home. Some seniors also need space to accommodate new medical needs. Also some seniors with chronic conditions may need space for specific medical equipment that they now require.

Needing less space

Yet another reason for downsizing is simply wanting less space. When children leave home there can be unused rooms. This space still needs to be cleaned, heated, cooled and by downsizing seniors can obtained a home that fits them. This is why sometimes downsizing is referred to as “right sizing.” Seniors can find a home that fits their new empty nest lifestyle.

Downsizing can come with many benefits. It can also come with challenges. One of the huge challenges is the emotions that come with minimizing. It is hard for seniors that are told that they need to get rid of, or give away things in order to move. They can feel like the life they have lived is lost. Using a Senior Real Estate Specialist (SRES) that is trained in working with seniors can simplify the process. The compassionate assistance of a specially trained realtor can make the process less of a challenge. That agent can guide clients through one of life’s most challenging transitions. Lestel is proud to have this special training and is here to assist with downsizing for seniors.

Best of NoCo is out!

The best of NoCo came out recently. Best of NoCo is presented by Style Magazine. Each and every year for the last twelve years this local magazine has done their readers choice awards. The magazine has over 290 categories and received over 245,000 votes this year for the best of in those categories. Reviewing the results, you can discover what local business, people and places took the top three in the 2025 Reader Choice Rest of NoCo contest. If you are wondering. Every vote is legitimate. They have a platform that uses a two factor authentication process to ensure that there are no bots or fake email addresses to skew the results. These are hard earned winners, who are loved by our community.

Best food and drink

The categories are broad and include food, drink services and great places to shop for almost anything from automobiles to women’s fashion. My favorite category every year is food and drink. Some of the winners in this category include Gib’s Bagels for best bagel. Nordy’s for best Bar-b-Que and Silver Grill for best breakfast and best cinnamon roll. Walrus Ice Cream has won the best ice cream every year sine this competition began. This year Josh and John’s came in second place. Both place are special in their own way. Rio Grande Mexican Restaurant has won best margarita every year since 2014. Just in case you would like to know who won best pizza, this year it is PizzaVino NoCo Italiano. They best out Krazy Karl.s Pizza. PizzaVine has multiple locations. My favorite location is in Jessup Farm off of Timberline Road.

Other categories

Food and drink are only one of the 290 categories in the competition. Some of the other categories include beauty, health and wellness, home and garden, pet, recreation and entertainment and retail (or as I would say, shopping.) Home and garden and retail are two of the larger categories in the competition. They include everything from the best roofing company, NoCo Roofing, to best handyman, flooring company, glass service and home remodeling. For the retail category you can learn which bookstore received the most votes and also which flower shop, furniture store and bike store, to name a few of the categories. Services are another big category. That includes mortgage lender, coming company and best insurance agent.

Vote next year

As you review the votes you may not agree with who is best and may feel like your favorite place was over looked and should be included. Remember, this is an annual event and there is always next year. You can vote and have your voice heard for the Best of NoCo.

Welcome to 2026

Welcome to 2026. Fall 2025 was an interesting one for real estate in Northern Colorado, well all of 2025 was interesting. Last year brought us one of the strongest buyers markets we have seen in a long time. Many were saying it was the strongest buyers market in over seven years. Sellers wanting or needing to sell in in the market had to do more than price their home right. Often, the only way to get a buyer to write a contract on the home was to price below comparable sales and offer closing costs too. Buyers in the market in the fall of 2025 did not feel the sense of urgency. The buyers looking to buy were showing they wanted to feel like they were getting a deal. If the home was not a deal, they would continue to look.

Lack of urgency

The lack of urgency from buyers explained why homes were sitting on the market longer. This also explained why price reductions across all price ranges were common. Interest rates for mortgages remained stubbornly steady in the 6.25% to the 6.5% range. Some buyer had the mindset that the rate for a mortgage should be below 6%. If they were there, they were going to wait until they did drop to that point. The feds adjusting short term interest rates can have little affect on mortgage rates. However, buyers feel that if he feds reduce rates, it means that mortgage rates should fall too.

Supply and demand

As we start the new year in Larimer and Weld counties, we have approximately 1,200 active, listings on the market, per county. It is important to compare that number to get an understanding of what that number means. In 2022, inventory in Northern Colorado was at an all time low. We were seeing only 350 active, available homes for sale, in each county. As an additional comparison, we were in the financial crisis of 2008, we had double the number of homes for sale that we do now. So we have inventory climbing but still much lower than in the peak of the mortgage crisis. We seem to be sitting right in the middle. The most important things is demand. It does not matter how much is on the market, as much as it matter what the demand is for what is there.

Predictions

Beginning in January or starting in March, we will be moving into what is typically our strongest demand time of year. It will be interesting to see what buyer behavior will be for 2026. Homes in many price ranges were selling at 97 to 98% if asking price in December of 2025. As demand picks up this spring what should we expect? Zillow is projecting just over a one percent increase in median prices nationally, over the next year. The National Association of Realtors is predicting over two percent increase in median prices. These are modest national projections. Northern Colorado does not always follow national trends. We should expect as we move into the new year that prices will start to climb, January through June. Then as demand slows prices have tendency to slow their movement upward. This is based on historical data.

2026 is a new year filled with questions and predictions. We will all have to wait and see what will really happen.

January is the best time to start your home search

Many buyers think that spring is the best time to buy a home. This is something they have heard for years. But January is the best time to start your home search. There are several reasons why this is the case.

Why start in January?

Number one reason to start your home search in January is because there is a lot involved in buying a home. There is more than just finding a home that you would like buy. There is the financial preparation. That involves getting pre-approved for mortgage and understanding what you can truly afford. Then there is learning about the local inventory, touring homes, writing offers, negotiating terms and finally the closing. All of this takes time.

It is a buyer’ market now

Another reason for starting the home search in January is that it is finally a buyer’s market. This means that conditions are favorable for buyers. We are not sure that this will last into the spring. Right now in many areas in the United States there are 37% more sellers than buyers. that is one of the largest gaps since 2013. That gap gives buyers the opportunity to negotiate and even asked for seller concessions. This also means more selection for homes to buy. The buyer’s market also holds true for the real estate market in Northern Colorado. Getting started in January gives you the opportunity to enjoy conditions that may look very different in just a few months.

Talk to an agent first

What is the first thing to do if you are interested in purchasing a home in 2026? It is not to start scrolling listings or heading to open houses. It is time to have a conversation with a real estate agent. Set up an appointment so you can talk about the process of purchasing home. It will be important to have you questions answered and concerns addressed at this appointment. You can discuss your needs and wants in a home. And finally, and very importantly you can learn strategies to make your offer stand out and get accepted. Your agent can help with a timeline based, on your personal situation and the current market conditions. Lastly, they can recommend a lender for you to connect with to help you with the financial preparation. That lender can assist you in getting pre-approved so you are ready to purchase your home.

If you are even thinking of purchasing in 2026, getting the ball rolling in January can put you in a much stronger position. Remember, the first step is not scrolling on Realtor.com or Zillow. It is instead meeting with a real estate agent who can explain the local market and help you set goals. Lestel would love to be your agent. Give her a call.