1. Pricing off an app
Portal estimates smear a golf-corridor home in 80016 and a townhome in 80013 into a neighborhood average. Your buyer is not buying the average. They are buying your house, on your street, this month.
2. Skipping the obvious prep
In a hotter market, buyers forgave dated carpet. They do not have to now. The list is short: paint, flooring, lights, yard, smell. Do those before you spend money on a trendy backsplash.
3. Pretending new construction is not competition
If you are in 80016, Aurora Highlands is in the showing sequence. Your resale has to win on lot, location, or all-in price. “But mine is established” is not a pricing strategy.
4. Hiding what inspection will find
Roof, sewer, and windows will come up. Price them or fix them. Surprise credits at the end of the deal are how closings get ugly.
5. Hiring the highest number
The agent who says they can get you $80K more than the last sold on your street is buying the listing, not selling the house. Terry would rather be the person who still answers after closing.