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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.

Smart Timing

Selling a house is a complex journey. The process of selling a home can be filled with though decisions and uncertainty. One of the most important decisions that you will make is determining the right price for your home. If you do not get an offer right away and your home is not attracting the activity that you hoped, what should you do? It is natural to wonder when it is time to lower the price. Smart timing will be important.

Understand the market

Before you lower the price, it will be important to understand the local housing market. That includes the location of your home and how it might affect the price. Other things that can affect the sale of your home are current economic conditions and lastly the season of the year. These conditions can significantly influence your home’s selling price. It will be important to have your agent compare your home to other homes that have recently sold that are similar. Make sure that you notice the days on the market for these homes and the final sales price. Also notice the different between the asking price and the final sales price. Once you have that information, when do you decide that it is time to reduce the price?

What are signs?

What are the signs that you may need to adjust your price? One thing that could show that it is time to reduce the price is a lack of showings. If you home is getting little to no interest, this could mean that buyers are rejecting the home before seeing it in person. Also if you are having showings and feedback is negative about the price, it is clear your home is viewed as over priced.

When you compare your home to other homes on the market, how does it stack up? It is important to know both what has recently sold and what your competition looks like. If similar homes are under contract , priced below you are if other homes have sold for less, you need to get competitive in the market in order to sell. The best way is to reduce the price of your home.

Another thing to consider is how long you have been on the market. If it has been several weeks or even months without an offer, it is time to consider lowering the price. A common rule of thumb is a price change should be considered after 30 to 45 days on the market without an offer. Generally the longer a home sits unsold the less attractive it is to buyers.

Decided when to to lower your price and how much is an important part of the process of selling your home. It is important to understand market conditions, signs that indicate a need for a price adjustment. Selling a home is a significant decision. Making informed decisions taking into account smart timing along the way will help you achieve the best outcome.

Financing your land purchase

There can be challenges in financing your land purchase. Why you ask? The bottom line is banks don’t love dirt. Lending institutions can be surprisingly cautious when lending on raw land. A vacant property produces no income and offer very little collateral. For these reasons, lending institutions see it as a high-risk investment.

So, what does a loan look like on raw land? In order to obtain a loan on a piece of raw land, you could expect to make a large down payment, for one thing. That down payment can be as much as 35 to 50% of the cost of the land. Furthermore, the loan on a piece of land is typically not for a term of 30 years, like the mortgage on a home. The term that can be expected is typically five to 15 years. The approval process can take longer than expected also and the interest rate on the loan tends to be higher than for home loans. So, how is a buyer to make this all work if they want to purchase land? There are other options available.

Construction loan

What are options for purchasing raw land with a loan? One option, if you plan on building a home on on the property soon, is to take out your construction loan for the package of the land and home. The first draw from that loan would be to purchase the land. For the seller of the land, this would look like a cash transaction that would be able to close quickly and also not require loan approval or appraisal. If you do not plan on building on the land right away, what are other options?

Community bank

Another options is to work with a local credit union or community bank for your loan on the land. These institutions understand the regional markets better than large national banks and are more willing to take the risk on raw land. They also are often more flexible with terms on the land loans they provide.

Seller financing

An additional option is seller financing. This type of financing can streamline the process and bypass the banking process entirely. No need to have an appraisal or loan approval. This option also gives both parties room to negotiate terms that are desirable for both. Be aware that not every seller of land is able to provide seller financing. The seller must own the property free and clear of a mortgage and be willing to remain involved in the process for the agreed upon period of the seller financing.

Financing your land purchase is not as simple as financing for a home. You cannot just call up the bank that holds the mortgage on your home and ask for another loan. There are options available, but the terms on a land purchase will be different than those on a home loan. Going into the process knowing things will be different and allowing time for finalization of your financing you can be successful in getting a loan on your land purchase.