Selling a home in the current Front Range real estate market isn’t as easy as putting a "For Sale" sign in the yard and waiting for offers to roll in.
With higher mortgage rates, the pace has cooled. Homes are taking longer to sell, and there are more homes for buyers to choose from. That means buyers are taking their time to shop around and find the right home before committing to the investment.
If you want to sell quickly and for the best price, you need a strategy that makes your home stand out. Here are three key secrets to successfully selling your home in today's market.
#1 Prepare Your Home So It Makes the Best Impression
Most buyers want a move-in-ready home, and they often make up their minds within seconds of walking through the front door. The better your home looks, the faster it will sell.
Deep Clean and Declutter
- Declutter surfaces and storage spaces—remove excess furniture, clear countertops, and organize closets/cabinets. Depersonalize as well, removing photos and memorabilia.
- Deep clean everything, paying special attention to kitchens, bathrooms, and flooring. A spotless home gives buyers confidence in how well it’s been maintained.
- Eliminate odors from pets, food, or musty spaces—use neutral air fresheners and open windows to let in fresh air. Don’t go overboard as over-scenting can be a red flag.
Attend to Must-Fix Repairs
Certain issues can scare buyers away or derail a closing. However, a pre-listing inspection will help you identify and address potential deal-breakers before buyers do. These include:
- Major System Failures – A failing roof, HVAC system, plumbing, or electrical wiring are all big red flags for buyers.
- Water Damage and Leaks – Any sign of water intrusion, such as musty smells, mold, or damage should be addressed before listing.
- Structural Issues – If there are foundation cracks, sagging floors, or serious structural concerns, get a professional assessment. Then fix or at least disclose them when listing.
- Safety Hazards – Fix any unsafe conditions, such as missing handrails, faulty smoke detectors, exposed wiring, or trip hazards.
- Pest Infestations – If there’s evidence of termites, rodents, or other infestations, it’s always smart to resolve it before selling.
- Plumbing and Electrical Fixes – Even minor issues, like dripping faucets and electrical outlets that don’t work, should be repaired to avoid putting off buyers.
Tackle Some Quick Cosmetic Upgrades
- Patch then paint walls in a neutral, buyer-friendly color like warm greige or soft white.
- Update light fixtures to replace outdated chandeliers, fans, and sconces.
- Swap out old cabinet hardware with sleek, new knobs and pulls.
- Improve curb appeal by trimming bushes, planting flowers, and adding a fresh coat of paint to the front door. Pressure wash. Refresh house numbers or add a new mailbox.
#2 Hire an Experienced, Full-Service Real Estate Agent
Great real estate agents (like our team at PorchLight) do far more than just list your home on the MLS. They’ll prep, market, and price your home strategically so it sells quickly and for top dollar.
Smart, Competitive Pricing
- In-depth analytics mixed with nuanced insights—comparable properties, schools, walk scores, and even neighborhood developments that may affect home value.
- Consideration of buyer psychology—pricing at $599,000 instead of $605,000 to increase visibility in searches.
- Monitoring current market trends and adjusting pricing strategy as needed.
Cleaning and Staging
- Professional cleaning ensuring every room is spotless and ready for photos.
- If you’ve moved out, staging to highlight a home’s best features and help buyers visualize themselves living there.
- If you’re still residing in the home, agent advice and guidance on what you can do to prep your home for photos and open houses.
Professional Photography
- High-quality, compelling real estate photography to capture your home at its best, so it looks bright, spacious, and inviting.
- Depending on the property, twilight or drone photography highlighting key features.
- Virtual tours and video walkthroughs to attract more buyers, especially those relocating.
Premium Marketing
- MLS listing plus syndication broadcasting your home to major real estate websites.
- Quality print and digital marketing materials featuring standout photos and descriptions.
- Social media promotion through organic posting and paid placements.
- Inclusion in brokerage email campaigns targeting Front Range real estate agents.
- Open houses to bring in buyers and increase visibility—and signage to direct traffic.
Your agent should also be prompt when following up with interested buyers, communicate with you regularly on progress, as well as guide you through to closing once an offer comes in.
#3 Offer Buyer Incentives Beyond Dropping the Price
Even if all of the above is locked in, it can still take time to sell. If you want to beat the curve and move things along, there are ways to attract buyers without reducing your asking price.
Offer to Cover Closing Costs. Many buyers, especially first-time buyers, struggle with upfront expenses. Offering to cover some or all of the buyer’s closing costs can help your home stand out.
- Typical closing costs range from 2% to 5% of the purchase price.
- Sellers can contribute to these costs as part of the deal, helping buyers get into the home with less cash.
Why It Works: Covering closing costs attracts buyers who may not have enough cash on hand, making your home more competitive compared to others on the market. It can also give buyers the flexibility to use their savings toward a down payment or home improvements instead.
Offer a Mortgage Rate Buydown. With mortgage rates higher than in recent years, one of the biggest concerns for buyers is their monthly payment. A rate buydown can make a big difference.
- Temporary rate buydown: The seller pays to lower the buyer’s interest rate for the first 1–3 years of the loan (e.g., a 2-1 buy-down reduces the rate by 2% in year one, 1% in year two).
- Permanent rate buydown: The seller provides a lump sum at closing to reduce the buyer’s rate for the life of the loan.
Why It Works: Buyers focus on their monthly payments, not just the purchase price. A lower rate can help them qualify for a larger loan and make the home more affordable. For sellers, offering a rate buydown often costs less than a major price reduction while still making the home more attractive.
Offer a Home Warranty. A seller-paid home warranty can ease buyer concerns about potential repairs.
- Depending on the type, covers major systems (HVAC, plumbing, electrical) and appliances for one year after purchase.
- Costs $400-$700, which is much less than a price cut.
- Helps buyers feel confident making an offer, especially on older homes.
Why It Works: Buyers often worry about unexpected repair costs, and a home warranty reduces that concern. Offering a warranty signals that the seller is proactive and confident in the home’s condition, which can help move a deal forward faster.
Offer an Assumable Mortgage (If Available). If you have an assumable mortgage with a lower interest rate, this can be a huge advantage in today’s higher-rate market.
- FHA, VA, and some conventional loans are assumable, meaning the buyer can take over your existing loan with its lower rate.
- If your interest rate is 2-4% lower than today’s market rates, this could save the buyer hundreds per month on their mortgage.
- The buyer still needs to qualify with the lender and may need to bring extra cash for the difference between the loan balance and purchase price.
Why It Works: Assumable mortgages offer significant savings for buyers compared to taking out a new loan at current rates. This can make your home much more attractive to rate-conscious buyers.
Offer a Flexible Move-In Date. Some buyers will be eager to move in immediately after closing while others may need to wait until their current home sells or the lease is up on a rental. If it’s possible for your own situation, offering flexibility can make your home more appealing.
Another option is early occupancy—giving the buyer access or the ability to move in before closing. They may want to start moving things over or fully move in. They may also want to get started on projects like painting. There are risks with this offer, so talk to your agent first.
Why It Works: Flexibility can be a key selling point for buyers who need to move quickly or need time to close on another property. Being able to accommodate their timeline may be the deciding factor.
Final Thoughts on Selling Your Home
Selling in today’s market requires strategy and preparation. Guidance, education, and a strong advocate who will be by your side from start to finish. If you’re thinking about selling, PorchLight is here for you. Our agents are experienced, connected, and supported by a great team. Let us help you navigate today’s market and get your home sold quickly—for the best possible price.
