My Worst Day in Real Estate

It was my worst day in real estate.

I had made a huge mistake.

This was back in the days of Blackberry phones.I had forwarded (or thought I had forwarded) an exclusion list to some buyers via email..

Well long story short, they never got it and the first time they had a look at the list of things that were not (and supposed to be) included with their new home was at the closing table.

How do you spell disaster?

What transpired next was me renting a small UHaul in a blizzard and driving 6+ hours to retrieve the massive amount missing items.

As I was commiserating with the man at UHaul about my epic mistake he said the following...

“A person will be judged not on the mistakes they make, but on the actions they do to correct the mistake”.

Little did this stranger know but he gave me a spark of hope and reprieve. A verbal life raft in a sea of self loathing.

We are all human, we make mistakes, it comes with the territory. But how you handle and respond to your mistakes reveals ones character.

That day I didn’t blame anyone else for what happened and I know I did everything humanly possible to make up for my mistake.

And now, I copy myself on every email to make double sure.

Home Inspections

Should I get an inspection? Ummm, yes!

Buyers ask me this all the time and I always answer with a resounding YES.

However, I know that some buyers are capable of doing their own inspections and some want to save a little money and not hire the professional.

I can understand both of these sentiments. However, if you think of a home inspection like you do insurance, you will see the value. If you could insure a $300,000 house for $600 would you do it? Of course!

A home inspection is your “try before you buy” insurance.

Big Returns for Sellers

3 small home improvements that yield BIG returns for sellers

1. Paint the interior of your home a popular but neutral color. Repose Grey by Sherwin Williams or Oyster Pearl by Valspar are great options. Now I can hear you arguing with me - “its just paint, the buyer can choose their own colors and paint it themselves”. Here’s the issue, when the buyer sees the navy blue walls in your kids room they add it to their “to-do list” which means less money for you.

2. Some elements of home staging. A new rug, beautifully framed artwork (this doesn’t have to break the bank), a few strategically placed artificial (or real plants). A couple hundred will make a huge difference if the right pieces are purchased. The thrift store and a can of spray paint can go a long way too. For inspiration check out Pinterest.

3. Deep clean and declutter. This is probably the most important aspect. You only get one chance to make a first impression. Have a trusted friend over to help you “see” your everyday clutter.

Don't Look Back

Burn the ships.

In 1519, when Spanish explorer Hernán Cortés arrived on the shores of Mexico, he gave a startling order to his men: burn the ships.

No retreat.

No plan B.

Only forward.

Can you imagine the silence in that moment? The panic? The gravity? The thought of never going back?

And just like that everything familiar—gone in a flash of fire. Because sometimes the only way to truly move ahead is to remove the option of the past.

It wasn’t just a military strategy. It was a declaration of commitment. A refusal to let fear, comfort, or the past write the next chapter.

And don’t we all face moments like that?

Moments when we feel the pull of old patterns, old versions of ourselves, or the safety of staying stuck… But something braver inside us says: No more.

To change—really change—takes guts. It takes burning the ships that tether us to who we used to be.

The excuses.

The self-doubt.

The comfort of chaos.

The illusion of control.

Whatever your “ship” is, you’ll know it by the way it whispers, “Go back, it’s easier there.”

But going back isn’t where your healing lives.

Going back won’t get you free.

So light the match.

And don’t look back.

It’s time to burn the ships.

Buyers Notice Everything

Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”

They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI..

Think the judgiest in-laws you've ever met… but with checkbooks.

Here’s what they’re picking up on within seconds:

• LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.

• SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.

• SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.

• CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.

• CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.

• PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.

• OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.

The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.

Valuing Transparency and Honesty

I lost a potential listing the other day. They decided to go with someone else which is totally okay. You can’t win them all, right?!
In this market it’s incredibly hard to price property. Some homes are going for over asking and often with multiple offers and some homes are sitting….
Sometimes I feel like an agent turned fortune teller, trying to predict the future for my clients.
I am a data freak. In other words, I rely on the data to guide me. So when you ask me to list your home, I am coming prepared with the facts.
What are homes selling for?
How long are they on the market?
What are the sold comps telling me about value?
What’s the available inventory?
What’s the appropriate listing price for the current market conditions?
At the end of the day, I told these sellers a list price they didn’t like.
I want all my clients, both buyers and sellers, to feel heard, not pressured and above all respected. But part of my job is delivering professional advice.
I can promise you I won’t blow smoke.
I will tell you the straight facts.
I value transparency and being honest.
I will give you my honest opinion on price but ultimately the the list price is up to you and I will likely support it even if its over what I think is appropriate.
And I will advocate for you every step of the way.
With gratitude.

Things That Will Make You Wealthy

5 things that will make you wealthy by Dave Ramsey plus one more from me.

1. Have a written budget. You have to have a written game plan with money or you’re going to lose.

2. Get out of debt. When you don’t have any payments, do you know what you’ve got? MONEY!

3. Live on less than you make. In the house of the wise are choice food and oil, but a fool devours all he has. Proverbs 21:20.

4. Save and invest. 100% of people who don’t save money don’t have any money saved.

5. Be generous. Follow the 7 Baby Steps and you can be outrageously generous!

And 6 - Buy a home! Long term renting will not create wealth (actually it will but for your landlord). It can be scary but its one of the BEST investments you can make for yourself. And you don’t have to have 20% down - that is an old wives’ tale. And remember the interest rate on rent is 100%.

Why isn't my home sold yet?

Here are the three reasons your home is not sold yet.

1. Price: buyers know the market. They have access to tons of data online and while the market is still crazy buyers are not in the mood to grossly overpay for your home.

2. Condition: too small, too dated, too smelly, major repairs, dysfunctional floor plan, you get the picture.

3. Location: too close to the road, in town, out of town, on a mountain, in a valley, again, you get the picture.

Two of these things you can change, one you cannot. So if your home is not selling you will need to have a closer look at and and see what adjustments need to be made.

Being A Homeowner Rocks!

Here’s just a few reasons being a homeowner rocks!

1. Monthly mortgage payments stays steady even as rents rise and inflation increases.

2. Decorate and update without having to ask your landlord.

3. Possible tax benefits

4. Building equity instead of giving it away to someone else

5. Being able to borrow against the equity in your home for other things such as debt reduction and home improvement projects

Big Nos when buying a house

OOPS!!  big no-no’s when buying a house

1. Not getting pre-approved. In this market sellers won’t even consider your offer without a lender letter

2. Maxing out your budget. If things in your life go sideways you need to be able to handle unexpected expenses and maxing out your mortgage is a no-no.

3. Skipping the fine print. Do you have a prepayment penalty or an variable rate on your mortgage? Its important to know before hand the terms and conditions of your loan.

4. Making decisions from the heart instead of the head. This one is soooo hard. But try and take the emotion out of the equation.

5. Not factoring in other expenses such as HOA fees or mortgage insurance.

6. Not protecting your credit score before closing. This is not the time to take out a loan for a new car or furniture for your new home.

Importance of Correct Pricing

Pricing your home can feel a bit squirrelly, like playing with a bowl of slime.

Having a trusted professional is key to a successful outcome.

Let me tell you a quick story.

One of my lovely seller clients was ready to sell their home. We looked at other sold homes in their area and decided on a price.

While they were getting their home ready for market another home in their neighborhood went up for sale for a little more than the price we had decided on EXCEPT it was half the size!

I reached out right away and said let's watch, wait and see.

After two weeks the neighbors house was still on the market. My clients were concerned: would buyers think something was wrong with their house because it was less money than one half the size? I assured them that another sellers expectations of the market does not change the value of their home or their timeline.

My sellers were finally ready to go live on the market. Within days of listing, they had 3 fantastic offers on their home.

This is a perfect example of why correct pricing is so important. Two hundred days later the other house still has not sold. Time IS money.

And as the pace of the market begins to change pricing has become more important than ever.

Have Fun!

DON’T TAKE LIFE TOO SERIOUSLY!

Life is too short to be straight laced and on point of the time.

Let me tell you a little story about this photo.

We were enjoying a Rockies spring training game when out of the corner of my eye I spotted something large and purple.

Dinger!

I jumped to my feet with the agility of someone half my age and dragged my kids to the concourse for a photo op.

I think I was more excited than them! My daughters happily posed for a photo with their favorite dinosaur.

And then to my 9 year old daughters horror I asked her to take MY photo with Dinger.

I can only imagine what was going through her mind, BUT what I hope she was thinking was, my mom is fun, my mom likes to laugh, my mom helps us make memories and my mom loves me by showing ME how to have fun!

With gratitude.

I Am Not A Perfect Mom

Things I am not: a perfect mom.

Things I am: someone trying my best, day in day out.

When I was pregnant with my first everyone told me that parenting was the “most difficult, yet most rewarding job you will ever have.”

This is not an understatement!

Raising humans is serious stuff! There is lots of second guessing, regrets, missteps and fumbles.

And yet, there is so much love, fun and and adventure..

So what I’ve learned in 15+ years of parenting is that you shouldn’t take yourself too seriously. Our kids have a tremendous amount of “built in grace”.

Expenses you should plan for when buying a home

If you are thinking about buying a home these are some of the expenses you should plan for.

Some of these are fairly fixed and some vary based on purchase price and other factors.

Here’s a quick run down for you:

Home inspection $400 - $1000 (optional) Appraisal $600 - $1200 (mandatory)

Title fees $400 - $600 (mandatory)

Survey $500 - $700 (optional)

Reach out with questions.

You are not alone

Okay no more horsin’ around

If you are in the market to buy a home and you haven’t met with a lender you are doing this all wrong.

Agents won’t show you homes and sellers won’t take you seriously.

Remember, you don’t have to do this alone.

Get a lender recommendation from a real estate agent you trust and make your first step towards homeownership.

"Your house is worth a gazillion dollars!"

But Zillow says my house is worth a gazillion dollars!

Okay, I’m exaggerating, kind of.

Zillow uses sales data to come up with your “Zestimate” but what they can’t factor in are things like the view, traffic noise, intimate community knowledge, changes in the local work force like a company leaving town or coming to town.

In other words the “Zestimate” is a 50,000 foot view of your homes value.

Having your local agent help you price your home is like looking under a microscope at the value of your home.

Don’t leave these things to chance. Now is not the time to be inaccurate about pricing. Correct pricing is going to dictate whether your home sits on the market or gets multiple-over asking offers.

Tuff Shed Budget

Do you have custom home taste on a Tuff Shed budget?

Well you aren’t alone and here are a couple helpful tips to overcome this pesky situation.

1. Homeownership is a stepping stone process. With each home purchase you will likely be getting more of what you want. Consider readjusting your expectations and recognize you might not yet own your dream home.

2. Lots can be done with cosmetic repairs. That run down home down in your neighborhood might not yet look like a gem but with some elbow grease and money you can turn out a diamond in the rough.

3. Be strategic about buying by watching the market with a trusted real estate agent. Is the market rapidly accelerating? Purchasing a smaller home or condo in a rising market and then quickly selling while the market is still rising can produce quick equity that can allow you to leap frog to your next home sooner than later.

The advice of a trusted and knowledgeable real estate agent is important to maximize these strategies. Reach out with questions.

A must in your house

Do you have one of these bad boys installed in your home?

If you don’t, I BEG you to go to the hardware store TODAY and pick one (or two, or three) up.

As a guideline, Colorado law requires carbon monoxide detectors be installed within 15 feet of all bedrooms upon the transfer of property. But even if you are not selling your home it’s imperative that you are protected.

Carbon monoxide is odorless, colorless and tasteless. It steals oxygen from your red blood cells and can steal the life right out of you. You essentially drown without getting wet.

The weather is getting colder and folks are turning on their gas powered heating, so please don’t take a chance.

This is serious stuff. If you read just one of my posts all year, this is the one I want you to really take to heart.

With gratitude.

Try Before You Buy

Serenity Now.

Let’s face it, buying a home can be stressful. There’s a lot going on in a short amount of time and big decisions are being made.

But here’s one decision that should be easy - getting a professional home inspection.

Buyers ask me all the time if they should get an inspection and I always answer with a resounding YES!

However, I know that some buyers are capable of doing their own inspections and some want to save a little money and not hire the professional.

I can understand both of these sentiments.

However, if you think of a home inspection like to do insurance, you will see the value. If you could insure a $300,000 house for $600 would you do it? Of course!

A home inspection is your “try before you buy” insurance.

Bring some peace to your home buying experience and go with the professional home inspection.