Tag: Home Seller Tips

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.

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.

Sell it or rent it

So, it is fall and you have had your home on the market all summer. You are left wondering, do I continue to try to sell or should I just rent out the home. When a home does not sell as quickly as expected, it is tempting to think, I could just rent it. That idea is becoming more common among sellers that have a low interest rate mortgage on a home that they are trying to sell. The numbers may work for them to rent out the property. They could perhaps even have a positive cash flow if they do. But there is more to look at than just a positive cash flow.

Look at the whole picture

Before you decide that renting is the way to go, you should look at the whole picture. There are some important questions to ask before you decide to become a landlord.

Are you ready to be a landlord?

  1. Are you ready to become a landlord? Collecting rental income and building wealth with someone else paying the mortgage is appealing. But what about the 2:00 am call that there is a problem with the water heater? There is also the issue of finding tenants and collecting the rent. Even if you decide to use a property management company, this does not mean that you can have a completely hands off experience.
  2. Does the property work as a rental? Not every home is cut out to be a rental. Location, condition and maintenance costs all matter. As the owner of the home, you know it better than anyone. Do you have looming repairs? Can you manage those repairs from far away or trust that a property management company will handle them the way that you want? Is the property too large to be a rental or in a location that no one would want to drive to? All of these should be considered before you turn a home into a rental.
  3. Do the numbers add up when looking at all of the costs involved in holding on to the property? Look seriously at all of the costs. There will be the house payment, maintenance costs, advertising and management of the property. There is also the possibility of vacancy and no rent being collected. When all of this is taken into account, do you have a positive cash flow on the property? If the answer is no, can you budget to comfortably add the difference each month? There is also the consideration of insurance costs. Insurance will be more expensive on a rental than an owner occupied property. You should also look at tax ramifications.

Re-evaluate your strategy

If you are considering renting out a property because it has not sold, it may be time to reevaluate your selling strategy. Sometimes all it takes is a price adjustment or some fresh photos or a change in marketing. Renting out a property can be a smart, long-term strategy, but it is not the best fall back position that it may seem. If you are not sure what to do, discuss with your real estate agent and make a plan to reach your goals.

What is a seller to do in today’s market

You are a seller and you have felt the market softening. What is your best approach to get your home sold? What should you do to stay competitive and a avoid sitting on stale listing? Remember that it is still a solid time to sell your home. Here are some suggestions to get your home sold in the market today.

Price realistically

Prepare your home

One of the most important things that you can do to sell your home in today’s market is to price your home realistically. Gone are the days when you could aggressively overprice your home and you will still get an instant bidding war. Today it is important to price your home right. That does not mean price it in hopes of having room to negotiate. Inventory is rising and that room to negotiate may mean the difference between getting an offer and sitting on the market.

Another way to make sure your home sells is to prepare your home for sale. Buyers are drawn to home that are move in ready and clean. The basics matter. Be sure that you have your home staged with quality, professional photos and you have curb appeal. A strong first impression can really bring a quick offer.

Know your market

Because our market is a bit soft, it is very important to know your market. In some price ranges and some neighborhoods, homes are still moving fast. In others, they linger. Make sure that your agent knows the market and can educate you on what to expect and can help you navigate the nuances of the market. Make sure your agent has enough experience that they have seen this type of market before. Then let your agent be your guild for pricing, marketing and timing strategies.

Don’t panic

Just because buyers are gaining some leverage, this does not mean that as a seller you are at a disadvantage. Adjusting to this new reality does not mean giving up value. Well prepared, fairly priced homes are still selling. The market is not suddenly favoring buyers. The reality is more nuanced. We have had a strong sellers market since 2016. Today the market is more of a transitional market. Sellers need to adjust expectations. It is not realistic that you will get multiple offers that push the value over asking price.

Whether you are buying or selling do not count on the headlines to provide you with an accurate picture of the real estate market in your area. Contact an agent that can educate you on local trends and understand the intricacies of your specific market.

Is it a buyer’s market?

When it is time to buy or sell an important question to answer is who holds the power in the market. Today, after years of a strong sellers market with sellers calling the shots and getting what they want, the tide is turning. Homes for sale are staying on the market longer and price reductions are more common. Sometimes sellers are even offering incentives, like help buying down the interest rate for the buyer on their loan. That would have been unthinkable just a couple of years ago.

Still if you are a buyer or a seller do not expect a full reversal when you step into the market today. Certainly price points are leaning more in favor of the buyers than other price ranges. It is important to talk to your agent about the market in your price range.

What is a buyer’s market?

In simple terms, a buyer’s market occurs when the number of homes for sale exceeds the number of active buyers. It is a simple shift in supply and demand. When supply exceeds demand buyers have more choices, more room to negotiate and more time to make a decision. Another way to describe this is there is a high inventory of homes for sale.

What are other indicators of a buyer’s market?

Another sign of a buyers market is slower sales. The number of days on the market is increasing for sellers. The average days on the market now is a median of 51 days. That is longer than one year ago. This is advantageous for buyers because they have time to look and consider their choices.

Price drops are another indicator of a buyers market. With more competition and slower sales, sellers are starting to cut prices to stay in the game. Nearly one in five homes had a price reduction last month. The highest rate since at least 2016.

More motivated sellers can also provide concessions. These concessions can be for a rate buy down, closing costs or because the seller did not replace the carpet and is offering a carpet allowance. All of these indicators show that sellers are no longer in complete control of the market. Most agents working in today’s market would describe our market in Northern Colorado as a buyer friendly market. Buyers that are patient, strategic and ready to negotiate just might get a deal.

Whether you are a buyer or a seller it is important that you are informed. Do not rely on the headlines. Consult with an experienced agent to educate you on what to expect. Then you will know how to best navigate today’s market.

Should Sellers Pre-inspect?

In a typical real estate transaction it is the buyer that orders and pays for the home inspection. However, sellers can have their property inspected before the house ever hits the market. A pre-inspection provides the seller with information regarding the condition of their home. But is it a good idea for a seller to do an inspection before their home goes on the market? Before you schedule your pre-inspection, here are three things to consider.

Disclose, disclose, disclose

  1. Once you know about it you have disclose it. The old real estate proverb is “when in doubt, disclose, disclose, disclose.” A pre-inspection can expand what you know and what you have to disclose. Let’s say you have a water stain on your ceiling. You have never been in your attic and will not go there. But your inspector does go in your attic and discovers that your stain on the ceiling is due to a roof leak. Now you need to disclose a stain your ceiling and a roof leak. Do you wish you did not know, or are you happy that you know you need to have work done on the roof?
  2. The buyer will more than likely get their own inspection. Just because you have had an inspection, does not mean that the buyer will not hire their own inspector. That means another inspector who may see something that your inspector did not see. The buyers inspector may not interpret the same information differently. So a pre-inspection may reduce surprises. However, the buyer’s inspection may uncover other issues.
  3. Once you have received the inspection report you may feel some pressure to start fixing things and do more than you need. With a pre-inspection in hand there is the temptation to fix all of the issues that the inspector found before your home hits the market. That is certainly not necessary and probably not wise. Most buyers are fine with cosmetic flaws or aging systems if they are reflected in the price or covered by a home warranty. Most of the time it is in your best interest to disclose and let the buyer do their own inspection. Then determine what the buyer feels needs to be addressed.

Consult with your agent before making a decision

There is no one size fits all answer about whether you should or should not do a pre-inspection. It really depends on your home and your personal situation. Before you schedule any inspections or completely skip them, have a candid conversation with your real estate agent on what is best given your situation. Your agent can help you weigh the pros and cons based on market conditions and your home. If you decide to get an inspection have your agent recommend an inspector. Not all inspectors are good. Your agent more than likely has experience working with the good ones. Remember to follow your agents lead on what makes sense in todays market.

Curb Appeal Secrets for Sellers

Curb appeal is very important when selling a home. It is the first impression that the buyer has of your home. A well maintained exterior suggests that you care about your home and that you have maintained the home both inside and out. Good curb appeal can increase the perceived value of your home and your home’s desirability.

Fresh cut grass

What should you focus on when you are ready to put your home on the market? The first thing is to make sure that your lawn is mowed to perfection. That means not just the grass mowed, but edged and trimmed too. Another thing to make sure you do is to fertilize so that your grass is a healthy, vibrant green. Try to make your lawn look better than the neighbors.

Add some color

If you have flower beds, stick some blooming flowers in those beds. This can also mean a pot of flowers by the front door or hanging plants off the patio. Some plants in the beds and scattered around is the second most important thing you can do to add curb appeal.

Welcoming porch

Nothing says welcome home like an appealing front porch. Perk up your porch to add to the curb appeal of your home. Add a rug or at least a new welcome mat. Add a cozy place to sit if you have room. Those potted plants are important and a wreath added to the front door can also add a feeling of welcome!

Mulch

Another thing to look at and consider sprucing up is the mulch in your yard. Fresh mulch smells great and instantly makes everything look polished and put together without too much effort. An added bonus is this will help to keep weeds down.

Outdoor lighting

Does your yard have outdoor lighting? It is not just for safety. Outdoor lighting can inexpensively add to curb appeal. Thirty nine percent of homeowners say attractive outdoor lighting matters to them. Consider some pathway lights or even some hanging lights for extra charm. Don’t go over board. Remember tasteful.

Curb appeal matters. Homes with strong curb appeal tend to sell faster and for higher prices. Curb appeal is a powerful marketing tool. By investing a little bit of money and time into some simple improvements you can crate a welcoming first impression that can lead to your home selling quickly

First time home seller

Congratulations, you have decided to sell your first home. When you were a first time home buyer, you may have noticed that there was no storage of people wanting to offer you advice. As a first time home seller, you may be feeling like things are a bit quiet with no one offering any advice. People may be acting like you should know what to do. Selling a home is not like buying like in reverse. The process comes with its own set of challenges.

One important thing to remember when selling your home is what it felt like to be a buyer. What turned you off when you were house hunting? What caused you to fall in love with the home that you purchased? Was it the view or the fresh paint and new carpet? Perhaps it has been so long that you do not remember. Let’s take a look at some of the things that can make your home as appealing to a buyer.

Price it right from the start

Price it right from the start. Overpriced homes do not sell. They sit on the market and buyers start to wonder what is wrong with them. There is probably nothing but that they are overpriced. Set a competitive price from the beginning to avoid unnecessary price drops.

Make your property easy to show

Make your property easy to show. It is frustrating when you want to see a property and the seller limits you to certain times on certain days or require you to provide 24 hour notice. The more flexible you are with showings, the more potential buyers will get to see your home. More showings can lead to more and better offers.

Declutter and depersonalize

Declutter and depersonalize. It is hard for buyer to picture themselves in a property if it has family photos scattered around. They feel like they are visiting your house, not looking at home that they might be able to make their own. Buyers can also get very distracted by clutter. They are there to look at the home, not your stuff. Create a clean, blank slate that buyer can imagine as theirs.

Smell matters

Smell matters more than you think. I have told sellers to bake cookies before an open house so that the smell lingers in the home. Make sure that your home does not smell like your pet or have other bad smells. Sometimes we become nose blind to smells. Ask a friend to stop by and give their honest opinion. Even if a home looks great, bad odors can be a turnoff. Make sure the house smells clean and neutral, creating an inviting atmosphere.

Listen to feedback

Listen to feedback. Remember when you were the buyer and you had opinions about every house? You may have had nicknames for the houses. The cat house, the yard mess etc. Your agent more than likely shared your feedback with the seller’s agent. Now that you are the seller you expect the same from buyers. Remember to not take feedback personally. If multiple agents mention the outdated bathroom or the worn carpet, consider making adjustments to improve your chances of selling your home.

Selling your home can be a bit overwhelming. Think like a buyer and this will set you up for success. Be sure to price your home right and make it easy to show. Don’t forget to take the time to prepare it for sale. Do all of this while working with a great agent. You will get your home SOLD!

The Price is Right?

You are ready to put your home on the market to sell. One of the most important decisions that you will be making is the list price for your home.

Your real estate agent should be able to give you expert advice on setting the price. Agents work in the market and should know of recent sales and the current market. Be sure that your agent does a market analysis for you so you have the most up to date information. The goal is to set the right price from the start so buyers will move quickly and make an offer on your home.

Three reason why setting the right price is important

  1. The right price can help your home sell faster and for more money. The National Association of Realtors (NAR) has found that the longer a home stays on the market, without selling, the more likely the sale price is lower than the original list price. NAR found that a third of homes on the market for at least three to four weeks had their price reduced at least once. Pricing your home correctly in the beginning will decrease the odds that you will set on the market without any offers.
  2. You affect how the buyers view your home from the start. The price that you set on your home is your “price tag.” Pricing your home too high in the beginning may cause buyers to dismiss your home. They may dismiss it because they feel it is over priced. Buyers could also dismiss it because your home is out of their price range. But if a home is priced too low, buyer may shy away fearing there is something wrong with the house. If you are able to be like Goldilocks and set the price just right the buyer will be ready and willing to submit an offer to buy your home.
  3. The right price just might start a bidding war. When your home is priced comparatively with other homes in your market, it increases your chances of having multiple buyers interested in your home. If that happens those buyers may compete for your property. Competing buyers can drive up the price of your home. Even if you don’t have a bidding war, your home can still sell for list price.

It is easy to see why pricing your home correctly is important. By understanding market conditions and following the guidance of your agent, you can increase your chances of a successful sale. When selling a home, making informed decisions will help you to achieve your goals.

Moving with Kids

Selling your home can be an emotional decision. Even if you are selling for all of the “right” reasons. Some of those “right” reasons could be to purchase a larger home that you need for your growing family. You might be selling to shorten your commute or move to a better school district. Moving, even for all of the “right” reasons can impact your child. Adults can feel the stress of a move and navigate the process. But kids may not ever have experience a move and may feel like their whole world is about to be turned upside down. How is a parent to deal with these emotions and help kids make the adjustment? Here are some helpful tips to make the process as smooth as possible.

Helpful tips

  1. Don’t assume that they will not care. Even if your child is not particularly sentimental, they can have strong feelings about selling the family home. They may have concerns about leaving the home that they have made great memories in. It may be the only home they have ever known. Your child may just not like change. Let your child voice their feelings about moving. Your child’s feelings matter.
  2. Be sure to talk openly about the move. Involve your kids in the process. Talk to them about what they would like in a new home. While kids will not have the final decision, remember to take into account their feelings. Explain your reasons for moving, in age appropriate terms. Share with them the benefits of moving. Be transparent but firm to help manage expectations.
  3. Don’t spring the final decision on your child at the last minute. Talking about the move is great, but make sure that you have help your child sort through their feelings before the sign goes in the yard. While it is important to have empathy and understand, at the end of the day it is your decision. It is okay to prioritize your needs as well as the needs of your family as a whole.
  4. Seek professional support if necessary. If your child is particularly anxious or resistant, consider involving a family therapist. Sometimes having a third part to talk to can make things easier.

Let your agent know

It is a good idea to make your real estate agent aware of how your child is feeling. An experienced agent can often help smooth the way forward. They know how to get young children involved in fun ways. Your agent may also be able to offer helpful hints for helping older kids feel heard and ease their concerns. Lestel has a pamphlet available: Smooth Moves. Real Estate for Your Kid’s World. It is helpful tips on moving with kids of all ages. Ask her and she can provide you with a copy.

Selling your home when children are involved can be challenging. It is wise to talk to your child as soon as possible and involve them in the process. The more your child feelings included the more likely they are to be on board with moving!