Home Inspection

Aside from getting under contract, the home inspection is one of the biggest steps in the process for both buyers or sellers…here is the rundown on what that looks like!

The Colorado contract allows the buyer to do their due diligence on the home and conduct a home inspection. This usually occurs the first week of the under contract period. The buyer can ask the seller to repair issues prior to closing, ask for a credit to address issues after closing, or if any deal breakers come up, they may terminate the contract at their subjective discretion (and get their earnest money back).

How much a buyer can ask for from a negotiation standpoint really depends on how much leverage each party has in the specific transaction. If it is a competitive house, oftentimes buyers will limit their requests to major issues ahead of time in their offer…and if the seller has other buyers interested in the home, they’re going to be less inclined to do a bunch of repairs. If the buyer has more negotiation power, they can usually ask the seller for more in terms of repairs if the seller doesn’t want to risk losing the buyer and going back on the market.

In general, the goal is to reach an agreement that is fair to both parties as no resale home is perfect. The buyer shouldn’t have to inherit big problems, but they also shouldn’t nit-pick the seller on a million fixes or try to just rack up a big seller credit.

My go-to rule of thumb in determining the reasonableness of a request is to consider if the problem is an issue for any buyer…or just a specific buyer. If any buyer would have an objection to the issue, it should probably be addressed…and if a specific buyer is just asking for a lot, then maybe the seller will push back a bit or the house just isn’t the best fit for them.

Here are some basic inspection objection guidelines on what (imo) typical requests look like in Denver’s market:
✅ structural issues, dysfunctional sewer lines, active water leaks, safety issues (gas leaks, high radon levels)
❌ cosmetic fixes, upgrades, general homeowner maintenance tasks

Before Selling, Do This

𝗪𝗮𝗻𝘁 𝘁𝗼 𝘀𝗲𝗹𝗹 𝘆𝗼𝘂𝗿 𝗵𝗼𝗺𝗲?

𝗛𝗲𝗿𝗲’𝘀 𝘄𝗵𝗮𝘁 𝘆𝗼𝘂 𝗻𝗲𝗲𝗱 𝘁𝗼 𝗱𝗼:
𝗗𝗲𝗰𝗹𝘂𝘁𝘁𝗲𝗿 | Pack, donate, discard. Your house will look empty compared to what you’re used to, but that’s okay
𝗗𝗲𝗽𝗲𝗿𝘀𝗼𝗻𝗮𝗹𝗶𝘇𝗲 | Take down all personal photos + items. You want buyers to envision living in your house, not to feel like they’re in someone else’s space
𝗠𝗮𝗸𝗲 𝗥𝗲𝗽𝗮𝗶𝗿𝘀 | Take care of any issues you’re aware of that might arise at inspection, wrap up any unfinished projects, and touch up any general wear + tear

𝗔𝗻𝗱 𝗵𝗲𝗿𝗲’𝘀 𝘄𝗵𝗲𝗿𝗲 𝗜 𝗰𝗼𝗺𝗲 𝗶𝗻…
𝗔𝗱𝘃𝗶𝘀𝗲 𝗼𝗻 𝗨𝗽𝗱𝗮𝘁𝗲𝘀 | Smaller cosmetic updates that are inexpensive + make your home more marketable can go a long way
𝗗𝗲𝗲𝗽 𝗖𝗹𝗲𝗮𝗻 | I bring my professional cleaners in to deep clean your home
𝗦𝘁𝗮𝗴𝗲 | If the home will be vacant when we list, I will do a full stage, bringing in a designer + furniture. If sellers will still be living in the home when we list, I can partially stage by sprucing up the space with decor, or work with the seller’s furniture + decor, depending on preference
𝗣𝗿𝗼𝗳𝗲𝘀𝘀𝗶𝗼𝗻𝗮𝗹 𝗣𝗵𝗼𝘁𝗼𝗴𝗿𝗮𝗽𝗵𝘆 | High-end, bright, natural light, editorial style photos + a 3D interactive walk-through
𝗠𝗮𝗿𝗸𝗲𝘁𝗶𝗻𝗴 | Our in-house marketing team makes some gorgeous collateral + I use a great combo of traditional and new age marketing techniques to reach the most people possible

The Agent You Work With Matters

As someone who works in this industry + sees what happens behind the scenes, this thought crosses my mind all the time. However, for buyers or sellers who are just excited to get started, they probably don’t give it enough credit: 𝘁𝗵𝗲 𝗮𝗴𝗲𝗻𝘁 𝘆𝗼𝘂 𝗰𝗵𝗼𝗼𝘀𝗲 𝘁𝗼 𝘄𝗼𝗿𝗸 𝘄𝗶𝘁𝗵 + 𝗿𝗲𝗽𝗿𝗲𝘀𝗲𝗻𝘁 𝘆𝗼𝘂 𝗺𝗮𝘁𝘁𝗲𝗿𝘀. 𝗔 𝗹𝗼𝘁. It will be one of the most important decisions you make, and can often mean the difference of getting the house you want or losing it…or potentially earning or losing tens of thousands of dollars.

There are a wide variety of characters when it comes to Real Estate Agents. Tbh it’s not that hard to take the classes + get licensed…then they can run their businesses however they want. As a result, you get a lot of people who practice real estate as a hobby, do the bare minimum when it comes to presenting or getting offers for clients, and have terrible communication skills.

Of course you should you find someone that you get along with personally + trust, but here are some things you should look for when choosing an agent.

𝗘𝘅𝗽𝗲𝗿𝗶𝗲𝗻𝗰𝗲 - They should be active in the market, meaning if they haven’t sold a house for several months they probably aren’t aware of what’s happening in the current market or what types of offers + terms are being written. They should be familiar not only with competitive offer strategies, but what options may be when the buyer has more negotiation power.

𝗥𝗲𝘃𝗶𝗲𝘄𝘀 - If an agent has done a good job for clients they have worked with in the past, they will have testimonials to show for it. Find some online, and don’t be afraid to ask for references.

𝗘𝘅𝗰𝗲𝗹𝗹𝗲𝗻𝘁 𝗖𝗼𝗺𝗺𝘂𝗻𝗶𝗰𝗮𝘁𝗶𝗼𝗻 - Do they call the other agent to find out what a great offer would be for the seller + put in the extra effort to build some rapport with the other agent, do they present your offer in the best light possible with a cover letter + lender communication, do they FOLLOW-UP multiple times after submitting an offer to ensure you’re in the best position possible? On a listing, is the agent conveying your priorities + wants…are they even answering their phone? Ask these questions.

Selling + Buying

The approach you take when it comes to selling your current home + buying a new one during the same time frame comes down to your flexibility in regards to finances + convenience, knowing the options for your specific situation, and deciding which approach makes sense for you. Here are some common options:

𝗕𝗨𝗬 𝗕𝗘𝗙𝗢𝗥𝗘 𝗦𝗘𝗟𝗟 | If you’re able to carry the mortgage on your current home + qualify for a new mortgage, and have funds available for the down payment on your new home without needing to utilize proceeds from your sale, this option offers the most convenience. You can shop without being on a time frame, then list your current home as soon as you get UC so you don’t have an overlap in mortgage payments or later after you move into your new place.

𝗦𝗘𝗟𝗟, 𝗧𝗛𝗘𝗡 𝗕𝗨𝗬 | If you want to use proceeds from your sale towards the down payment on your new home or want to maximize purchasing power by qualifying for one mortgage, this option offers the most financial flexibility, but puts pressure on you to find a new home. You could request a post-occupancy agreement to give yourself an extra couple months to house-hunt, or have a short-term plan to stay somewhere else while you’re in between homes.

𝗠𝗔𝗞𝗘 𝗔𝗡 𝗢𝗙𝗙𝗘𝗥 𝗖𝗢𝗡𝗧𝗜𝗡𝗚𝗘𝗡𝗧 𝗢𝗡 𝗬𝗢𝗨𝗥 𝗛𝗢𝗠𝗘 𝗦𝗘𝗟𝗟𝗜𝗡𝗚 | This sounds like a great idea, but it’s very difficult to get a contingent offer accepted in the current market if the house you want is a new competitive first-weekend listing. There are various degrees of this contingency:
•Your house isn’t even on the market and still needs to be listed
•Your house is listed but not UC
•Your house is UC but isn’t past inspection
•Your house is UC and closer to closing.
The further you are in this sequence, the stronger your contingent offer will be…however a contingency is sometimes a deal-breaker for sellers looking for a quick close or a high degree of certainty, and most sellers will likely want a significantly higher offer price and/or aggressive contract terms to take on the risk of a contingency due to the domino effect it creates in everything going right in the multiple transactions.

Choosing Your Listing Agent

A house will be the most expensive thing you ever sell, which is why the agent you choose to help guide you through and manage the process for you is so important. It’s no secret that Denver is a seller’s market, but that definitely doesn’t mean that that corners should be cut when prepping a house for sale, maximizing marketing + listing a home!

It makes me cringe 𝗦𝗢 𝗕𝗔𝗗 when I see a house listed for half a million dollars plus with crappy iPhone photos that an agent took themselves…
or show a house that has had zero prep work done and it’s dirty or full of clutter…
or try to get in touch with an agent because my buyer wants to give their sellers an amazing offer and get no answer.

𝗡𝗼𝘁 𝗮𝗹𝗹 𝗥𝗲𝗮𝗹𝘁𝗼𝗿𝘀 𝗮𝗿𝗲 𝘁𝗵𝗲 𝘀𝗮𝗺𝗲. Did you know that individual agents can pick and choose which investments they make to market your home + have a different approach with how they manage inquiries and offers once your house is listed?

I’ve thought a lot about how I can provide the most value to the sellers I work with. Here are a few things I do for all of my listings to help ensure my seller’s homes reach the most buyers, are presented at their best + sell for the highest price:

+ 𝗣𝗿𝗲-𝗹𝗶𝘀𝘁𝗶𝗻𝗴 𝗰𝗼𝗻𝘀𝘂𝗹𝘁 to discuss recommended updates, repairs, or to-dos
+ 𝗦𝘁𝗮𝗴𝗶𝗻𝗴. Worthy of it’s own post, but we don’t live in our homes the same way as we should show them
+ 𝗣𝗿𝗼𝗳𝗲𝘀𝘀𝗶𝗼𝗻𝗮𝗹 𝗱𝗲𝗲𝗽 𝗰𝗹𝗲𝗮𝗻. Moving is stressful enough without devoting hours to cleaning
+ 𝗣𝗿𝗼𝗳𝗲𝘀𝘀𝗶𝗼𝗻𝗮𝗹 𝗲𝗱𝗶𝘁𝗼𝗿𝗶𝗮𝗹 𝘀𝘁𝘆𝗹𝗲 𝗽𝗵𝗼𝘁𝗼𝘀 to make a home stand out and show it in it’s best light
+ 𝗘𝘅𝘁𝗿𝗮𝘀 to cater to the digital world we live in like a 3D walk-through, floorplans + neighborhood photos
+ 𝗧𝗮𝗿𝗴𝗲𝘁𝗲𝗱 𝘀𝗼𝗰𝗶𝗮𝗹 𝗺𝗲𝗱𝗶𝗮 𝗮𝗱𝘀. I have a great proven strategy to reach buyers and generate interest outside of the MLS and housing websites
+ 𝗔𝘃𝗮𝗶𝗹𝗮𝗯𝗶𝗹𝗶𝘁𝘆 to both agents and prospective buyers to convey the seller’s needs/wants and negotiate to get them an offer they love

Appraisal Gap Coverage

Appraisal gap coverage seems to be the theme of getting offers accepted in the 2021 Denver market. So what exactly is it, and why does it make an offer more appealing?

Right now about 85% of homes sell over list price with multiple offers. When a buyer offers over list, there is always a question of if the home will appraise at that price or not. An appraisal is an official valuation of the home and is required by the mortgage lender. A buyer is only able to get a loan for the appraised value that the appraiser determines.

With a financed offer, the appraisal is an important consideration to a seller because if a buyer offers over list, they want to ensure they will get all of their proceeds from that agreed upon purchase price, and not have to renegotiate or lower it if the appraisal comes up short.

Appraisal gap coverage can be written into an offer by a buyer and shifts the risk of a low appraisal from the seller to the buyer. It says 𝗶𝗳 the appraisal comes in lower than the purchase price, then the buyer will cover a set amount or the full amount of a 𝗽𝗼𝘁𝗲𝗻𝘁𝗶𝗮𝗹 gap between the appraised value and the purchase price in 𝗰𝗮𝘀𝗵 𝗮𝘁 𝗰𝗹𝗼𝘀𝗶𝗻𝗴. 

Say for example you have a house listed at 500k and the following offers:

• 525k w/ full 25k gap coverage

• 525k w/ partial (5/10/15/20k) gap coverage

• 525k w/ no gap coverage

Even w/ the same purchase price, the offers go from strongest at the top to least at the bottom in a seller’s eyes.

I’m the first to admit I don’t love gap coverage when representing buyers...but there are a few considerations to make:

• It may be necessary to be competitive and win a home

• Look at the long term investment/projected appreciation of the home + how long it would take to recoup that value

• It is a calculated risk + value isn’t black and white. Even when paying over list, if there is supporting data the home may appraise at the purchase price just fine, making the gap coverage a non-issue 

Sound like a lot? Buying + selling such a big investment definitely can be confusing...which is why you have someone help guide you through the process + your options! Questions? Send me a text or email!

Thinking About Selling Your Home? Aug 2021

SHORT VERSION • If you’re considering selling your home, there’s never been a better time + we NEED more inventory

LONG VERSION • In case you haven’t heard, the Denver real estate market is 🔥 and 2021 is off to a raging start. The main reasons...changing needs in where people call home + the space they need, low interest rates, and most importantly...extremely low inventory. Mix all that together with an early spring market with buyers coming out in force and it’s the perfect storm. The low inventory and high demand has created a ton of buyer competition, which mean multiple offers and homes selling for well over list price is the new norm.

If you already own a home, that’s great news as you’ve likely seen some great value increases recently...and if you’re considering selling your home, that’s fantastic news because there has probably never been a better time to capitalize on your investment. 

If you’ve been thinking about making a move, getting a bigger place or downsizing, or are just curious what your home is worth these days...let me know! Would be happy to run some numbers or share some stories about what I’ve been seeing in the market lately!

What to Do Now if You Want to Buy or Sell Soon

𝗜𝘀 𝗺𝗮𝗸𝗶𝗻𝗴 𝗮 𝗺𝗼𝘃𝗲 𝗼𝗻𝗲 𝗼𝗳 𝘆𝗼𝘂𝗿 𝗡𝗲𝘄 𝗬𝗲𝗮𝗿𝘀 𝗿𝗲𝘀𝗼𝗹𝘂𝘁𝗶𝗼𝗻𝘀? Well, 2021 is just a few days away...so here are a few things you can do to make your goal a reality!

𝗕𝗨𝗬𝗘𝗥𝗦

𝗟𝗲𝗮𝗿𝗻 𝗮𝗯𝗼𝘂𝘁 𝘁𝗵𝗲 𝗺𝗮𝗿𝗸𝗲𝘁 + 𝘁𝗵𝗲 𝗯𝘂𝘆𝗶𝗻𝗴 𝗽𝗿𝗼𝗰𝗲𝘀𝘀. Denver moves fast + is competitive. In order to set yourself up for success, you have to PREPARE + be ready to go when a home you love comes up. If you wait til after you find the perfect house, you’re already behind the game + another buyer will probably swoop on it before you can get things lined up! Let’s jump on Zoom call so I can walk you through the steps in the process + get you a buyers packet so you can be fully informed!

𝗙𝗶𝗴𝘂𝗿𝗲 𝗼𝘂𝘁 𝘆𝗼𝘂𝗿 𝗳𝗶𝗻𝗮𝗻𝗰𝗶𝗻𝗴 𝗼𝗽𝘁𝗶𝗼𝗻𝘀. You need to know what you qualify for so you can search in the right price range + you definitely can’t make offers until you’re fully pre-approved. If you do this early, a lender can advise if there’s any way you can improve your credit and let you know what you need to save.

𝗦𝗰𝗼𝗽𝗲 𝗼𝘂𝘁 𝗻𝗲𝗶𝗴𝗵𝗯𝗼𝗿𝗵𝗼𝗼𝗱𝘀. Browse online, but also drive around and get a feel for areas you like + may want to live in. This will help you narrow things down when you’re ready to start house-hunting! 

𝗦𝗘𝗟𝗟𝗘𝗥𝗦

𝗖𝗵𝗲𝗰𝗸 𝗼𝘂𝘁 𝘁𝗵𝗲 𝗻𝘂𝗺𝗯𝗲𝗿𝘀. Have a Realtor prep a CMA so you know what your home is worth (don’t trust online estimates!) and a Net Sheet to show you what your proceeds could be. If you’re planning to sell + buy, chat with a lender to see what your financing options are in regards to having a contingency, securing a bridge loan, or buying first then selling.

𝗚𝗲𝘁 𝗮 𝗷𝘂𝗺𝗽 𝗼𝗻 𝘀𝗽𝗿𝗶𝗻𝗴 𝗰𝗹𝗲𝗮𝗻𝗶𝗻𝗴: 𝗱𝗲𝗰𝗹𝘂𝘁𝘁𝗲𝗿, 𝗽𝗮𝗰𝗸, 𝗮𝗻𝗱 𝗱𝗼𝗻𝗮𝘁𝗲. Store items you won’t need anytime soon + get rid of anything you wouldn’t take with you in a move. Organize closets and “catch all” spaces too.

𝗗𝗲𝗲𝗽 𝗰𝗹𝗲𝗮𝗻. This is a must. Buyers don’t like funky smells, dusty corners, and dirty walls/baseboards that you probably don’t even notice. If you’re not up for it, it’s worth hiring a professional!

Have questions or want to get started? Send me a text or email!

Marketing Your Home

So...it’s time to sell your house! In a hot market like Denver where half of new listings go under contract within days with multiple offers, it can be easy to think that homes basically sell themselves and there’s not much else to it besides throwing it up online.

Wrong! Your home is one of the biggest investments you’ll ever own, and if you want the most return (💸) on your investment you need to work with a Realtor who has a solid marketing plan...see some of my thoughts below:

MAKE SURE YOU’RE BACKED BY A GREAT BROKERAGE @westandmainhomes sets themselves apart by having a professional in-house marketing team and the marketing materials are gorgeous. Flyers, postcards, social media graphics, custom collateral...no problem!

USE A PROFESSIONAL PHOTOGRAPHER For the love of God, please don’t try to sell a home worth hundreds of thousands of dollars with iPhone photos your Realtor took in the dim evening light with their reflection flashing in the bathroom mirrors. Your Realtor should be invested enough to hire a professional photographer.

HIGHLIGHT YOUR HOME’S UPGRADES + LOCATION Feature cards (notes posted throughout the home) are such a good way to highlight key features and upgrades that make it super easy for buyers + their agents to see the things that add value to your home. I also love pointing out how great a home’s location is - down the street from the neighborhood park, walkable to the great local coffee shop, or super close to main thoroughfares for easy commutes...make sure buyers know that!

GO THE EXTRA MILE There are so many other options to help a home stand out online...Interactive 3D tours, 2D floor plans, walk-through videos, twilight/sunset photos, neighborhood photos, social media ads...All of these are great options to grab buyers attention before they even walk through the door.

Also...All marketing costs should be at the expense of your Realtor, paid for from the commission you pay them. So make sure you choose to work with someone who is willing to invest in your listing and make marketing a priority!

Home Updates that Make a Big Impact

Like many other people, I've spent some of my extra time at home tackling some long overdue house projects (in between trying to survive 24/7 with a toddler and binge watching bad TV, let's be honest).

I spend a lot of time looking at houses and talking with buyers about what they like and don't like, and what features or upgrades catch their eye. Whether you're going to be prepping your house for sale sometime soon or just looking to spruce up your current home, here are some easy DIY projects that can make a big impact on your space!

Paint! This is such a good way to get a refresh and it's always worth the investment. If you may sell soon, I'd recommend neutral colors like whites and grays that will make the home look light and bright. If you're staying for a while, add a fun accent wall with a color you love.

Swap out some dated light fixtures or ceiling fans with something a little more modern (like this gorgeous dining room light above!). There are a lot of affordable options out there, install is not as hard as you think, and it can really update the space.

Work on the home's exterior curb appeal! The weather is starting to warm up and sunshine is good for your soul. Paint your front door a fun color, trim back overgrowth, and clean up debris to prep for some flowers and fresh mulch when we get past our last frost.

Add a fun trendy cosmetic upgrade! Wallpaper in a bathroom, a fresh kitchen backsplash, or some open wood shelving are all easy projects that add a lot of character.

My to-do list currently includes replacing some old carpet with easy to install laminate flooring, upgrading our interior doors + painting our front door! What are you working on?

Thought on the Current Market - Mar 2020

Well Denver, this spring sure took a turn for the...interesting. We’re under official “stay at home” orders and there is a lot of uncertainty going on right now. As with many other industries, the real estate world has changed drastically in the past few weeks, and even days.

In order to continue to operate safely, the industry has adapted A LOT...utilizing technology to meet with clients + market listings, using an abundance of caution at showings, facilitating almost the entire transaction remotely, and having no-contact inspections, appraisals and closings.

Right now, real estate has been deemed “essential” under the state’s new orders. I’m so thankful my buyers and sellers who are currently under contract will still have somewhere to move into and actually have a place to “stay home” at.

There are certainly several reasons why someone NEEDS to buy or sell at this time – maybe they’ve already bought their next home and need to sell their current one, they’ve already sold their current home and need to buy their next one, their lease is ending, or they have other specific personal circumstances. If this is the case, we can certainly make it happen.

However, in this time of limiting exposure to others it is probably not a great idea to go house hunting for fun, get your feet wet checking out homes, or arranging handfuls of showings. Buyers who are active right now should be serious – fully pre-approved and only seeing a home if they think they may really want to make an offer on it.

It is impossible to predict the future, but we are fortunate Denver has the foundation of a strong housing market. We are nowhere near having the supply to meet the demand. Showings are down, but the number of homes going under contract is near the number of new listings going on the market. We will see what the upcoming weeks bring, and of course I will keep you posted!

Check out this West + Main Homes article about buying and selling at this time.

If you have questions about your specific situation, please send me a message!

Selling + Buying

Selling and buying within the same time frame can seem complicated and overwhelming, but it is a very common situation. When determining the route that is best for you and your family, you need to look at both finances and level of convenience and weigh your options.

• If you are in a position where you do not need proceeds from a sale to use towards the down payment on a new purchase, and are able to qualify for both mortgages, you can take your time on a house hunt and wait to list your current home until after you're under contract on or have purchased your new home. Timing wise, we are usually able to line up both transactions so you don’t end up having any overlap on mortgage payments, but you do need to qualify for both on paper and have to have independent down payment funds available. You can also look into if keeping your current home as an investment property would be a good financial decision for you.

If you’re planning on using money from your sale towards your new down payment, here are a few options you have:

• You can put your current home on the market and as soon as you get an offer that works for you, we can go find your new home. You can also usually request a post-occupancy agreement from a buyer that allows you to stay in your home up to 60-days post-closing to give you a little more time to find a new place that you love. You will close on your current home prior to the new sale, so you are able to use sale proceeds towards your down payment, and only need to qualify for the new mortgage. This is the simplest of choices, but can put pressure on you to find the right house in a short amount of time.

• You can find the right home to buy and make an offer contingent on the sale of your existing home. This can seem ideal, but many sellers in this market don't want to accept a contingent offer, so negotiation position is weak. You may also risk losing the new home if something goes wrong with your sale or if your sellers aren't willing to be flexible on time frame. If you are able to get a contingent offer accepted, you need to have your current home ready to list super quick, usually within a few days, so it is best to do some prep work ahead of time so you can move fast when you find the right place. You will close on your current home prior to the new sale, so you are able to use sale proceeds towards your down payment, and only need to qualify for the new mortgage.

• You can sell your current home and move into temporary housing or stay with family/friends if you don't find the right home while your current home is under contract. This gives you the best negotiation position, but can be inconvenient. You will have all sale proceeds in hand and available whenever you find a new place.

• You can work with a lender to see if you can secure a "bridge loan," which would allow you to buy with convenience and without pressure. However, many of these specialty programs come with significantly higher interest rates or additional fees, and you may have months with multiple mortgage payments if your current home doesn't sell quickly.

If you know anyone who may be looking to sell their current home and upgrade, downsize, or just get a change of scenery, please send them my way, I'd be happy to help them understand all their different options!

Home Updates Before Selling

One of the most frequent questions I get from prospective home sellers is what updates they should do to their home before listing. It’s a great question, as you don’t want put a ton of money into a house you’re about to sell, but you also want to get the most out of the sale.

In order to do this, you need to appeal to as many prospective buyers as possible. You want to catch people’s attention through your listing photos and get them through the door for showings.

This post could easily be super long debating the pros and cons of so many different upgrades and projects, so I’m going to keep it really simple and focus on some easy and inexpensive cosmetic DIY fixes that home owners can tackle themselves before listing.

Patch holes in the walls and paint. Get rid of vibrant accent walls, and stick to a neutral color (whites and grays) that will make your home look bright and clean. Don’t forget to touch up the trim too.

Replace dated light fixtures and ceiling fans. There are actually a lot of affordable options and install is not that difficult. Make sure all light bulbs are working as well.

Update hardware - door knobs, faucets, drawer pulls, etc.

And lastly, while this one requires a little more effort...painting builder’s grade honey oak cabinets and adding new hardware to the doors and drawers can TRANSFORM a dated kitchen or bathroom and attract a lot of potential buyers who want something a little more move-in ready.

Good Photos Sell Homes

Even in a seller’s market like Denver, there is so much more to selling a house than just putting it on the MLS (Multiple Listing Service)!

In the modern digital world of online shopping, most buyers start their home searches on the internet or on apps browsing through listings. In fact, most buyers narrow their list down to single digits before they even step foot in a potential house for a showing. This means your home’s representation online makes a huge difference in getting buyer’s attention and getting them through your front door.

High quality PROFESSIONAL photos are an absolute must. It makes me cringe every time I see dark, dingy, haphazard photos on a listing that make the house look unappealing. Your Realtor® should be invested enough in the sale of your home to hire a photographer, and not just snap their own photos on an iPhone or a point and click digital camera!

A photographer will capture your home in the best light, have equipment and different lenses to accurately show the size of rooms, will shoot at multiple angles to give a good representation of the home’s layout, and will edit the pictures to make them look like they belong in a magazine.

Good photos will result in more interest...more online views...more showings...all making your home more likely to sell faster!