The market you are actually in
Aurora is not 2021. Over the recent quarter, median sale prices have been near $465,000, a little under last year. Inventory is healthier. Buyers have choices. That is good news if you are buying, and a warning if you are selling on a number you liked in 2022.
Days on market for homes that actually sell are running around a month. Listing days can run longer. The difference is usually price and presentation, not “the market is dead.”
Price off the street
Zillow is not your listing agent. In 80015 this year, the homes that sold were the ones that looked ready on day one and were priced against real comps — same style, same updates, same noise behind the lot.
Terry has priced Aurora houses since 1997. The worksheet is still the same: last six relevant solds, condition adjustments, and a number that creates traffic in week one.
What to do before the photographer arrives
Paint, carpet, and the smell of the house will make or lose more money than a new backsplash. If the roof is tired, say so in the remarks and price it. Buyers in a balanced market will find it on inspection anyway.