Real Estate News, Tips, & Tricks • June 11, 2026

Condo vs. Townhome in Denver: HOA, Hail, and Hidden Costs

by LaDawn Sperling

What’s the difference between a condo and a townhome in Denver — and why does it matter for HOA, hail, and special assessments?

In Denver, condos and townhomes are both popular entry points into homeownership, but they carry different ownership rights, HOA responsibilities, and insurance risks. The most important practical difference for Colorado buyers today is hail exposure: condo and townhome HOA master insurance policies have shifted to percentage-based deductibles, meaning a single storm can trigger a special assessment of $5,000–$17,000 or more per unit. Before you make an offer on attached housing in Jefferson County or anywhere in the Denver metro, understanding what you own — and what your HOA actually covers — could save you tens of thousands of dollars.

By LaDawn Sperling | June 5, 2026

Here’s a conversation I have more often than you’d think with buyers shopping condos and townhomes in Lakewood, Arvada, and Wheat Ridge.

They’ve found a place they love. The price fits. The finishes are great. They’re already picturing the furniture arrangement. And then, a few months after they close, a letter arrives from the HOA.

The roof needs replacing. Insurance covered most of it — but not the deductible. Each unit owner owes $9,500. Due within 60 days.

This is a special assessment. In Colorado, it’s becoming far more common than buyers expect. And it’s almost entirely avoidable — if you know what to look for before you’re under contract.

What You Actually Own: Condo vs. Townhome

The biggest difference between condos and townhomes isn’t the floor plan or the HOA monthly fee. It’s what’s on the deed.

When you buy a condo, you typically own the interior air space of your unit. Everything from the drywall outward — the building’s exterior walls, the roof, the hallways, the parking lot, the elevator — is a “common element” owned collectively by all unit owners and maintained by the HOA. Your insurance product is an HO-6 policy, which covers your personal belongings and interior finishes. The building structure itself is the HOA’s problem to insure.

When you buy a townhome, you usually own both the interior and the exterior — including the walls and, in most cases, the land beneath your unit. That means you carry a full homeowner’s HO-3 policy covering the structure yourself. Your HOA typically handles shared outdoor spaces, landscaping, and community amenities, but the building is your responsibility.

Why does this matter? Because in Colorado, hail can hit an entire attached community at once. Whether your individual policy covers the damage or the HOA’s master policy does depends entirely on which type of property you own — and that distinction has major financial consequences when a storm rolls through.

In a condo, the HOA files the claim. In a townhome, the answer depends on the specific community’s governing documents, which vary widely. This is the first thing to clarify before you make an offer, and it’s something a good buyer’s agent will pull up before you’re under contract.

If you’re also weighing whether to go the new construction route instead of buying an existing condo or townhome, take a look at my breakdown of new construction vs. resale in the Denver metro — there are tradeoffs in both directions that aren’t obvious at first glance.

How HOA Insurance Works in Colorado — and How It’s Changed

Condo HOAs are required under Colorado law to maintain a master property insurance policy covering common elements and the building structure. Townhome HOAs are also commonly required to carry coverage, though the scope varies based on each community’s declaration.

Here’s where things have gotten complicated over the past few years.

For a long time, HOA master policies carried flat deductibles — say, $5,000 or $25,000. Predictable. Manageable. If hail hit and caused $200,000 in roof damage, the HOA paid $25,000 out of reserves and insurance covered the rest.

That model is largely gone now. Colorado HOA insurance premiums increased 35–60% between 2023 and 2025, driven by hail and wildfire risk. In response, insurance carriers stopped offering flat deductibles and shifted to percentage-of-insured-value deductibles. For a mid-sized condo community insured for $10 million, a 2% hail deductible means the HOA owes $200,000 before insurance pays a cent.

Most HOAs don’t have $200,000 sitting in reserves.

When that gap exists, the HOA has two options: take out a loan (which gets paid back through higher monthly dues over time) or levy a special assessment to every unit owner immediately. In practice, many do both.

This shift is happening across the Denver metro right now — not as a future risk, but as a present one.

Special Assessments: What They Are and How Much They Can Be

A special assessment is a one-time charge the HOA passes to every unit owner to cover an unexpected or unbudgeted expense. Most commonly: a large insurance deductible after a storm event, a capital repair the reserve fund doesn’t fully cover, or a legal cost from litigation.

Colorado law allows HOAs to levy special assessments when regular dues income isn’t enough. How large an assessment can be levied without a member vote depends on the HOA’s specific governing documents — often something like 5–20% of the annual budget. Larger amounts typically require a vote of the membership.

In 2025, special assessments hit Denver-metro condo owners at nearly twice the national average rate. Real-world amounts have ranged from $2,500 to well over $17,000 per unit — for roof work alone. When hail damages siding, windows, gutters, and parking structures in the same event, the number climbs higher.

A $9,500 assessment on a $350,000 condo isn’t just surprising — it can be a genuine financial hardship for someone who didn’t budget for it and doesn’t have liquid savings ready. The good news: you can identify high-risk HOAs before you buy. You just have to know what to read.

What to Review Before You Make an Offer

Under Colorado’s Common Interest Ownership Act (CCIOA), sellers are required to provide buyers with a full set of HOA documents before closing. As a buyer, you have a statutory review period — and the right to terminate the contract if you don’t like what you find.

Most buyers receive the HOA document packet, scan the cover page for the monthly fee, and sign off. That’s a mistake that can cost thousands.

Here’s what to actually read — and what to look for:

1. Last 12 months of meeting minutes. This is the single most revealing document in the package. Meeting minutes tell you everything the HOA has been discussing: pending or past special assessments, insurance claim history, reserve shortfalls, deferred maintenance, and owner disputes. If a roof replacement has been “under discussion” for three consecutive meetings, that’s a red flag. If an active insurance claim is unresolved, that matters too.

2. The reserve study and reserve funding level. A reserve study is a long-term capital planning document that estimates the cost of future major expenses (roofs, elevators, parking lots, common area systems) and how much the HOA should have saved to cover them. Healthy communities target 70% or higher funding. Below 50% means high risk of a special assessment or dues increase. Ask for the most recent study — not one from 2021.

3. The master insurance policy — specifically the deductible structure. Is it a flat dollar amount or a percentage of insured property value? If it’s a percentage, ask your agent to calculate the maximum assessment exposure based on the community’s insured value and the deductible percentage. That’s the number you’d potentially owe if a major claim hits.

4. The current budget and financial statements. Is the HOA operating in the black? Are dues collection rates above 95%? A financially stressed HOA is more likely to defer maintenance and more likely to need an emergency assessment when deferred maintenance becomes a crisis.

5. Any disclosed pending or threatened litigation. Construction defect lawsuits, unresolved insurance disputes, or neighbor conflicts can affect your resale value and — in some cases — your ability to finance the property at all.

If any of these documents raise concerns, talk to your agent before your HOA review deadline expires. That deadline exists precisely for this reason. Walking away from a high-risk community during the review period costs you nothing except time. Closing on one can cost you thousands — without warning.

For a full picture of what you’ll owe annually once you close, my guide to property taxes in Jefferson County covers the carrying costs that often surprise buyers — separately from HOA dues and assessments.

Your HO-6 Loss Assessment Coverage Probably Isn’t Enough

If you’re buying a condo, your lender will require an HO-6 insurance policy. Most standard policies include somewhere between $1,000 and $2,000 in loss assessment coverage — the amount your policy pays if the HOA passes through a special assessment to unit owners after a covered event.

That’s not enough for Colorado.

Insurance professionals in the Denver area routinely recommend bumping loss assessment coverage to $25,000–$50,000 minimum. The additional annual premium is usually modest — often $30–$80 more per year for substantially more protection.

There’s a second issue worth flagging: a 2026 investigation by KRDO13 found that some HO-6 policies contain a “special limit” clause that caps loss assessment payouts at $2,000 even if you purchased higher coverage. The clause isn’t prominently disclosed, and many policyholders only discover it after they’ve filed a claim.

Ask your insurance agent directly: Does this policy contain any special limit clause that would cap my loss assessment payout below my stated coverage amount? Get the answer in writing.

Buying a condo or townhome in the Denver metro is a smart move for the right buyer — especially in communities with strong reserves, well-managed HOAs, and transparent financials. The key is knowing what to look for before you’re under contract, not after the assessment letter arrives.

Every HOA is different. Every community carries a different risk profile. If you’re comparing properties in Lakewood, Arvada, Wheat Ridge, Littleton, or Highlands Ranch, I’m glad to walk you through the HOA document package and help you understand what you’re actually buying.

Reach out at (720) 915-2619 or visit ladawnsperling.com to schedule a conversation.

Frequently Asked Questions

What’s the difference between a condo and a townhome in Colorado?In Colorado, a condo typically means you own the interior space of your unit only — the building exterior, roof, and common areas are owned and insured by the HOA. A townhome typically means you own both the interior and exterior, including the land beneath your unit, and you carry your own full homeowner’s insurance (HO-3) on the structure. The governing documents for each specific community will confirm exactly what’s covered.

What is a special assessment in a condo or townhome community?A special assessment is a one-time charge passed to every unit owner by the HOA to cover a major unbudgeted expense — most commonly an insurance deductible gap after a hail or storm event, or a capital repair the HOA’s reserves don’t fully fund. In the Denver metro, special assessments from hail-related claims have ranged from $2,500 to over $17,000 per unit in recent years.

Does my condo HOA’s insurance cover hail damage in Colorado?Your HOA’s master insurance policy will file a claim for hail damage to the building exterior and common areas — but only after the deductible is met. Many Colorado HOAs have shifted to percentage-based deductibles, often 2–5% of insured property value, which can mean six-figure deductibles for mid-sized communities. If the HOA’s reserves don’t cover that amount, the remainder is passed to unit owners as a special assessment.

What HOA documents should I review before buying a condo in Colorado?Under Colorado’s CCIOA, sellers are required to provide the full HOA document package. You should specifically read: the last 12 months of meeting minutes (for pending assessments or unresolved claims), the reserve study and funding percentage, the current master insurance policy deductible structure, the HOA budget and financial statements, and any disclosed pending litigation. Your review period gives you the right to terminate the contract if the documents raise serious concerns.

How much loss assessment coverage do I need on my condo insurance in Colorado?Most HO-6 condo policies default to $1,000–$2,000 in loss assessment coverage, which is not sufficient for Colorado’s hail risk. Insurance professionals in the Denver area recommend $25,000–$50,000 minimum. Ask your insurance agent whether your policy contains any “special limit” clause that could cap your actual payout below the coverage amount you purchased.

Real Estate News, Tips, & Tricks • June 4, 2026

Should you buy new construction or a resale home in the Denver Metro?

by LaDawn Sperling

In 2026, Denver Metro builders are near a 15-year inventory peak and actively competing for buyers with rate buy-downs, upgrade credits, and closing cost packages. New construction offers lower maintenance, modern systems, and builder warranties, but typically costs 10-20% more than comparable resale homes and can take 4-12 months to complete. Resale homes in Lakewood, Arvada, and Wheat Ridge offer more negotiating room, established neighborhoods, and faster move-in timelines – but may come with deferred maintenance and older systems. The right choice depends on your timeline, budget, and priorities.

New Construction vs. Resale in Denver Metro: A Buyer’s Guide for 2026

By LaDawn Sperling | May 19, 2026

This is one of the most common questions I’m getting from buyers right now – and it’s easy to see why.

Denver Metro builders are sitting on near-peak inventory heading into summer 2026. They’re competing hard for buyers, and the incentive packages they’re dangling – mortgage rate buy-downs, upgrade credits, free finished basements – make new construction look genuinely compelling in a way it hasn’t in a few years.

At the same time, resale inventory has been quietly climbing. Sellers are getting more realistic about pricing. If you’re a buyer in the $400,000 to $1,000,000 range across Lakewood, Arvada, Wheat Ridge, Littleton, Golden, or Highlands Ranch, you have more real choices right now than you’ve had since 2019.

So which path makes more sense for you? Here’s the honest breakdown.

The Core Trade-Off: Cost vs. Condition

New construction typically carries a 10-20% price premium over a comparable resale home in the same area. A townhome in Arvada that was $475,000 resale might be $525,000-$545,000 new. A single-family in Lakewood priced at $680,000 resale might run $750,000 new.

That gap is real. But in 2026, it’s partially offset.

The incentive packages many Denver area builders are offering right now include:

Mortgage rate buy-downs of 1-2 full percentage points
Closing cost credits of $10,000-$20,000+
Upgrade packages – flooring, countertops, appliances – included at base price
Finished basement upgrades priced well below what you’d pay post-purchase

When you factor in a rate buy-down that saves you $200-$400/month for the first few years, plus the absence of maintenance costs on a brand-new structure, the premium shrinks. It doesn’t disappear – but it’s worth doing the actual math rather than assuming resale is always cheaper.

On the resale side, you’re generally buying more room to negotiate. Sellers in the current market are more flexible on price, repairs, and concessions than they were in 2021 or 2022. If you find a well-maintained resale home at the right price, you may have the ability to build in your own upgrades over time rather than paying a builder’s markup upfront.

What New Construction Gets You – And What It Doesn’t

What you get

Builder warranty – typically 1 year on workmanship, 2 years on mechanical systems, 10 years on structural defects
Modern systems – updated electrical panels, high-efficiency HVAC, better insulation standards
Colorado geology advantage – newer homes are engineered to handle Colorado’s expansive Bentonite clay soil, which has cracked foundations in many older Front Range properties. Modern builders use deep caissons and structural wood floor systems that isolate the home from ground movement.
Customization – with to-be-built homes, you can choose finishes, layouts, and options before the walls go up
Lower deferred maintenance for the first 10-15 years

What you don’t get

Established landscaping – new construction lots often look bare for the first year or two
Immediate move-in if you’re buying to-be-built. Inventory homes close in 30-60 days in Colorado; to-be-built homes take 4-12 months depending on the builder and permitting schedule
Location flexibility – new construction clusters where land is available. That’s often farther out, and not always near the walkable, established neighborhoods many buyers want
A neutral sales process – the builder’s on-site agent works for the builder. Their job is to sell you the builder’s product at the best terms for the builder.

That last point is worth pausing on. I’ve watched buyers walk into a builder’s model home, fall in love with $80,000 in upgrades that aren’t in the base price, and sign a purchase contract without ever reading it carefully. When something goes sideways – a delay, a construction defect, a dispute over the punch list – they’re on their own.

Having your own buyer’s agent in a new construction deal costs you nothing extra (the builder pays the commission), and it gives you someone whose job is to protect your interests, not the builder’s margins.

What Resale Gets You – And What to Watch For

Resale homes in Lakewood, Wheat Ridge, and Arvada typically offer more character, more established surroundings, and more room to negotiate. With inventory levels climbing in 2026, motivated sellers are willing to cover repairs, contribute to closing costs, and flex on price in ways that weren’t possible two years ago.

You also know what you’re buying. A thorough home inspection on a resale property – and understanding all your costs upfront – lets you make an informed decision with real data, not builder projections. If you’re comfortable buying a home that needs some updates, a resale at a fair price can be an excellent foundation. I wrote about this in The Perks of Buying a Fixer-Upper – the math often works out better than people expect.

What to watch for with resale:

Roof age – Colorado hail seasons are brutal. A roof approaching 15-20 years old on a resale home can mean a significant insurance surcharge or a replacement cost you’ll need to factor in
Foundation history – ask about cracks, repairs, and any history of expansive soil movement, particularly on homes built before 2000
HVAC and electrical – older systems that haven’t been maintained or replaced add real cost
Deferred maintenance – what the seller chose not to fix during ownership becomes your problem at closing if you don’t negotiate it into the contract

None of these are dealbreakers. But they’re things your agent should be helping you price into any offer. Every resale home has a story, and it’s worth understanding that story before you commit. Knowing which updates add real value helps you evaluate whether the seller’s asking price is already accounting for needed work – or whether you’re being asked to pay top dollar for a home that needs $30,000 in repairs.

The Comparison You Actually Need to Make

Factor	New Construction	Resale
Purchase price	10-20% premium, offset by incentives in 2026	More room to negotiate; more price-flexible sellers
Move-in timeline	30-60 days (inventory); 4-12 months (to-be-built)	Typically 30-45 days from contract
Maintenance (year 1-5)	Minimal – everything is new	Varies – depends on home age and seller upkeep
Customization	High (to-be-built); limited (inventory)	Low at purchase; DIY after
Negotiating leverage	Limited on price; strong on incentives	Strong on price, repairs, concessions
Inspection	Still essential – pre-drywall + final walkthrough	Essential – full inspection before waiving contingencies
Financing	Builder lender vs. independent – shop both	Any lender; standard process
Location options	Limited to where builders have land	Any established neighborhood

There’s no universal right answer here. I’ve helped clients buy new construction in Highlands Ranch and Arvada who are thrilled with the decision. I’ve helped other clients pass on a builder and buy a well-priced resale in Wheat Ridge that gave them more home for the same money. The “right” choice depends on your timeline, your tolerance for uncertainty, and exactly what you’re trying to accomplish.

What I’d caution against: making this decision based on a builder’s sales pitch alone, or assuming that because something is new it’s automatically the smarter buy. The builder’s incentives are real – but so are their contract terms, their upgrade markups, and their preferred lender packages. Get independent representation, read what you’re signing, and understand how to position your offer regardless of which path you choose.

Frequently Asked Questions

Is new construction more expensive than resale in Denver Metro?

Generally, yes – new construction carries a price premium of roughly 10-20% over comparable resale homes in the Denver Metro. However, in 2026, Denver builders are near peak inventory and offsetting that gap with rate buy-downs, upgrade credits, and closing cost packages. When you factor in those incentives plus years of deferred maintenance on a resale, the real cost difference can be smaller than the sticker price suggests.

Do I need my own agent to buy new construction in Denver?

Yes – and it won’t cost you anything extra. The builder pays the buyer’s agent commission, so having your own representative costs you nothing. The builder’s on-site sales agent works for the builder, not for you. A buyer’s agent will review the contract, flag unfavorable terms, negotiate incentives, and guide you through the inspection and closing process with your interests as the priority.

Should I use the builder’s preferred lender for new construction in Colorado?

You’re not required to. Builder preferred lenders sometimes offer rate incentives tied to using them, but those incentives don’t always offset a better rate you could find elsewhere. Always get a competing quote from an independent lender before committing. In Colorado, your title company handles the closing regardless of who you finance with, so the lender choice is separate from the closing process.

How long does it take to close on new construction in Denver?

For inventory homes – already built and ready – closing in Colorado typically takes 30 to 60 days from contract. For to-be-built homes, timelines range from 4 to 12 months depending on the builder, permitting in your specific municipality, and supply chain variables. Build flexibility into your housing plan if you’re choosing a to-be-built home, and avoid scheduling a lease end-date too tightly around the builder’s estimated completion.

Do I need a home inspection on a brand-new house in Denver?

Absolutely. New construction homes still have defects – missed insulation, improperly installed plumbing, HVAC issues, and grading problems that could affect drainage. The best time to schedule an inspection is after framing, plumbing, and electrical are complete but before drywall goes up, so an inspector can see everything. You should also do a final walkthrough inspection before closing, separate from the builder’s punch list.

Whether you’re leaning toward a new build in Arvada, a resale in Lakewood, or you’re not sure yet – the most important thing is making the decision with the full picture, not a builder’s brochure.

I’ve walked buyers through both paths across Jefferson County and the Denver Metro for over 12 years. If you’re ready to think it through, I’d love to be part of that conversation.

Reach out at (720) 915-2619 or visit ladawnsperling.com to schedule a free consultation. Or comment BUILD on my latest Instagram post and I’ll send you my New Construction Buyer’s Checklist for the Denver Metro.

About LaDawn Sperling

LaDawn Sperling is a top-producing Denver Metro REALTOR® with Coldwell Banker Realty, bringing 12 years of experience and over 250 closed transactions across Lakewood and surrounding communities. Known as a trusted, go-to real estate advisor, her work is grounded in being deeply invested in her clients, leveraging strong connections, and strengthening the communities she serves. LaDawn holds the Certified Luxury Home Marketing Specialist® (CLHMS) and Seniors Real Estate Specialist® (SRES) designations.

Real Estate News, Tips, & Tricks • May 30, 2026

Don’t Leave Money on the Table: Boost Your Curb Appeal for Under $500 (Our Exact Recs for This Lakewood Home)

by LaDawn Sperling

By Dana Gutwein, team designer + project manager

Curb appeal matters. In the minute or two that it takes for us to unlock the door, home buyers are looking around, taking the home in. They consciously or unconsciously notice the paint, the porch light, the lawn, the windows. None of it lands as neutral. It’s either working for the home or quietly working against it.

That moment is part of why curb appeal matters so much, and it’s the part most sellers don’t think about. Here’s why you should: investing even as little as $300–$500 can earn you up to 7% more and a faster offer, according to a widely cited 2020 study. A 2020 Journal of Real Estate Research study found that landscape and exterior improvements contribute 5.5–12.7% to home value. HomeLight’s annual agent survey puts the average closer to 7% — and 76% of top agents call curb appeal “essential” before listing.

The front of your home is usually the “hero” photo or first photo online. Buyers scroll past dozens of listings in a sitting on their phones, and the exterior photo is what decides whether they pause on yours or keep going.
The second is on the porch — their first real impression of the condition of your home and the first time they’re building a positive (or negative) emotional reaction.

Both happen before a buyer ever steps inside — and both shape how they feel about everything that comes next.

So how do you boost your curb appeal? Here’s what we’re recommending for the listing we’re prepping right now

This is the curb appeal package we put together for a Lakewood home heading to market this season. This home is well-maintained, features a gorgeous mature tree, beautiful flower beds. It’s early in the season, so the grass isn’t fully green yet, but, overall, this home already has charm.

Still, the sellers want to really maximize their impact, so here’s what we recommended for this home — all of it can be accomplished for around $500, and, depending on how handy you are, could be completed yourself.

Front door — repaint. I love a black or a charcoal door. For this listing, I’m suggesting Sherwin-Williams Peppercorn (SW 7674) — the slight green undertone ties into the brick beautifully.
Porch light — swap the builder-grade for a lantern. This porch light works, but it’s not doing anything for us. Under $100 at any hardware store — something like the Project Source black outdoor wall lantern at Lowe’s does the trick. I’ll probably grab one from Facebook Marketplace. Adds charm and character.
House numbers — modern black floating numbers. I like to keep it simple, classic, nothing too trendy. Two I recommend: the Origin 21 Axel Park numbers at Lowe’s are a great cheap option (around $12 each); the Stand-Off Modern numbers at West Elm are a step up at $30–$60.
Landscaping basics. Fresh mulch in the beds, fertilize the lawn, pull weeds, edge the borders.
Pressure wash + window cleaning. Driveway, siding, walkways, and every street-facing window. This also really helps ensure the photos look fantastic.
Fresh welcome mat. Again, I like to keep it simple and not too cheesy. Doesn’t need to be anything fancy here. A couple I like: a classic black-border Welcome mat from Lowe’s or a friendlier So Happy You’re Here mat from Target.

Total: roughly $300–$500.

This is a curb appeal recipe that works for your home

This same package works almost anywhere — a fresh coat of paint on the front door in a color that pops, a clean-up of the landscaping, a quick swap of the house numbers and light fixture for instant charm, and a quick exterior clean to make sure the home feels well-maintained.

A note before you list

If you’re thinking about selling and weighing where to spend your prep budget, we can help — from understanding the ROI of potential upgrades to getting quotes and making sure it’s all done on time. Reach out to LaDawn and we can walk through your home with you today.

Call or text LaDawn at 720-915-2619.

About Us

LaDawn Sperling, REALTOR® with Coldwell Banker Realty, provides full-service home staging and listing prep for her real estate clients across the west Denver metro area — including Lakewood, Wheat Ridge, Arvada, Littleton, Golden, Evergreen, Morrison, Englewood, Westminster, and Highlands Ranch. Home staging, design, and project management is led by Dana Gutwein, our team designer. Contact LaDawn with questions about how we can help prepare your home for success.

Real Estate News, Tips, & Tricks • May 23, 2026

Should I Lower My Price or Stage My Home? The Math Most Sellers Miss

by LaDawn Sperling

When a home isn’t moving as quickly as a seller hoped, the first instinct is usually the same: should I drop the price?

It’s a fair question, and one LaDawn and I hear often. But before reaching for the price-cut lever, there’s almost always a better question to ask first — is the home actually being shown at its best?

Across the west Denver metro, we’ve watched presentation move homes that price cuts can’t reach. And dropping the price chips away at equity that’s much harder to get back than it is to give up. So when sellers ask about lowering their list price, we usually pause and walk through it together before making that call.

Our Approach: Staging Is Built In

One thing that makes our process a little different — when you list with LaDawn and our team, staging isn’t an extra service you have to source separately. It’s built into how we prepare every listing. That’s intentional. We’ve seen too many homes lose offers (or hit the market and just sit) because of how they were presented, not because of their price.

So the choice usually isn’t “stage or save the money.” It’s “use the prep work we’re already going to do — or accept that the home will work harder to find its buyer.”

Let’s Talk Numbers

A typical price reduction in our market runs $15,000 to $25,000. Sometimes more, depending on the home. That’s permanent money off the eventual sale price.

For comparison, professional vacant staging in Denver Metro can easily run $4,000 to $8,000+ for a 30-day package — if you’re buying it separately. Most sellers don’t realize how steep that pricing can be until they go looking.

When staging is part of our listing approach, sellers skip the standalone cost and the homework of finding the right designer, the right inventory, and the right timeline. The investment is in our service. The return shows up on the sale.

What That Has Looked Like Recently

Two examples from our spring listings:

A Wheat Ridge family home, $500K list. Under contract in five days. Closed at $10K over asking. The owners (four sisters preparing the family home for sale) didn’t want to over-invest in updates. Strategic prep, thoughtful staging, and a sharp price point did the work. Multiple competing offers in the first weekend on the market.

A 1930s Lakewood Tudor with original kitchen and original bathroom. Three days under contract. Sold at $740K. This home didn’t have updated finishes. What it had was beautiful bones, charming original character, and presentation that helped buyers see the potential. It sold at the top of the comp band for similar homes — without the renovation budget that buyers often assume is required.

Neither of these homes were fully renovated. They were thoughtfully prepared and beautifully presented. Both went under contract in days — not weeks — with strong offers.

See the Transformations

Numbers are one piece of the story. The other piece is what changes between “before” and “after” — and that’s where staging really earns its keep.

Both of the case studies above include full room-by-room walkthroughs with before-and-after photos. If you’re curious what this work actually looks like in a real Denver Metro home, those posts are the best place to start:

Most sellers are surprised by how much can shift with the right edits — and how little of it has to do with a price reduction.

Why Presentation Tends to Win Over Price Cuts

When you list a home, the first showing isn’t the showing — it’s the photos. Buyers scroll past dozens of listings on their phones in a single sitting. A home that photographs well earns the click; a home that photographs flat gets skipped, no matter how it’s priced.

A few patterns we’ve watched play out again and again:

Empty rooms invite a list of objections (“how does the furniture even fit?”). Staged rooms invite a story.
Online photos drive showings. More showings drive offers. More offers drive price.
Buyers shop emotionally. Logic confirms the decision — but emotion gets them in the door.

A price cut might attract a few more browsers. Strong presentation attracts the right buyer at a price that protects the seller’s equity.

When Price Might Still Be the Right Lever

We try to be honest about this. Sometimes price is the issue. A few signals:

The home is meaningfully above what comparable properties have sold for in the same micro-market
There are structural or mechanical issues that need to be addressed first (roof, sewer, foundation)
The home is competing directly with new construction at a similar price point
The seller’s timeline doesn’t allow for prep work

Even in those cases, strong presentation softens the impact of the adjustment. Staging and a price reduction working together almost always do more than either one alone.

The Question We’d Rather You Ask

So instead of “should I drop the price?” the question we usually walk through with sellers is:

“What’s the smallest change that gets us to the right buyer at the strongest price?”

Most of the time, it’s not a price cut. It’s a fresh coat of paint, a thoughtfully staged living room, a kitchen that photographs better. The kind of work LaDawn has been refining for more than a decade — and that we now build into every listing we take on.

A Note Before You List

If you’re thinking about selling and wondering whether to drop your list price or make changes to the home first, let’s walk through it together. We do this work every week across Lakewood, Wheat Ridge, Arvada, Littleton, Golden, and the rest of the west Denver metro. The right strategy for your home isn’t going to look like a generic checklist — it’s going to depend on your timeline, your goals, and the buyer your home is best suited for.

LaDawn brings more than ten years of west Denver metro experience to every listing, and our goal is always the same: to make good things happen for good people.

Call or text LaDawn at 720-915-2619 — whatever works best for you.

About Us

LaDawn Sperling, REALTOR® with Coldwell Banker Realty, provides full-service home staging for her real estate clients across the west Denver metro area — including Lakewood, Wheat Ridge, Arvada, Littleton, Golden, Evergreen, Morrison, Englewood, Westminster, and Highlands Ranch. Home staging and design is led by Dana Gutwein. Contact LaDawn with questions about how we can help prepare your home for success.

Market Updates • May 15, 2026

Denver Metro Market Update – April 2026: Steady Prices, More Choices, and a Market That’s Moving on Its Own Terms

by LaDawn Sperling

Spring has arrived in the Denver Metro, and the housing market met it the way it’s greeted the last few seasons — calmly, steadily, and very much on its own schedule. April 2026 didn’t bring dramatic swings in prices or a sudden flood of distressed inventory. What it did bring was more options for buyers, sustained momentum for sellers with well-prepared homes, and a market that continues to demonstrate something rare in real estate right now: consistency. If you’ve been on the sidelines waiting for chaos or a collapse, you may be waiting a while. This market has found its footing, and it’s holding.

Market Overview – April 2026:

Median Sale Price: $605,000 — virtually unchanged from April 2025 ($604,000) and April 2024 ($602,000), reflecting remarkable multi-year price stability.

New Listings: 6,642 — giving buyers the broadest selection seen in years without triggering significant downward price pressure.

Days in MLS (Median): 14 days — down sharply from 16 days in March, and just one day longer than April 2025 (13 days). Well-priced homes are still moving quickly.

Close-Price-to-List-Price Ratio: 99.44% — slightly higher than a year ago, a clear signal that sellers pricing at market value are not leaving money on the table.

Current Conditions

Inventory continued its seasonal climb in April, with active listings reaching 11,539 — up 17.19% from March. That’s a meaningful jump, and it’s giving buyers something they haven’t had in a while: breathing room. More inventory means more time to evaluate homes thoughtfully, ask questions, and make decisions from a place of clarity rather than urgency.

And yet, the market isn’t overwhelmed. With 6,642 new listings and 3,926 closed sales — up 2.35% from March — the pace of activity is healthy and engaged. Buyers are active, but they’re also selective. Homes that aren’t priced correctly or aren’t well-prepared are sitting longer. The ones that are? They’re still seeing competition.

The 99.44% close-to-list ratio tells the story concisely: the Denver Metro is not a distressed market. Sellers are still commanding near full asking price when they come to the table ready. This is a market in balance — not a buyer’s market where sellers are scrambling, and not a seller’s market where buyers are waiving everything in sight. It’s measured, and that measured environment rewards preparation and strategy on both sides.

For Sellers

Pricing at or close to market value has never mattered more. With active listings up significantly and buyers taking a more patient approach — especially with homes that don’t go under contract their first weekend — aspirational pricing carries real risk. The good news is that well-priced, move-in-ready homes are still attracting strong traffic and meaningful offers. Invest in preparation: declutter, address deferred maintenance, and make sure your home’s first impression — online and in person — earns attention. The buyers are there. Your job is to make it easy for them to say yes.

For Buyers

This may be one of the better environments for buyers in several years. More inventory means more choice, and the slight softening in urgency means you have time to be thoughtful. That said, don’t let patience become passivity. The 14-day median days in MLS and a 99.44% close-to-list ratio are reminders that well-priced homes still move — often with competition. Come prepared with a clear sense of what you need, a strong pre-approval, and an agent who knows how to position an offer. The window of opportunity is real, but it rewards those who show up ready.

Looking Ahead

As May and June approach, Denver historically sees continued buyer activity and sustained listing volume. The spring season typically builds through early summer before leveling off. With closed transactions tracking closely with 2024 and 2023, and no major price correction in sight, the next 30-60 days should offer more of what April delivered: steady engagement, selective buyers, and sellers who succeed when they price and prepare thoughtfully. The interest rate environment and broader economic picture will continue to shape the edges — but the core of the Denver Metro market has proven its resilience. It’s worth paying attention to.

Need Help Navigating This Market?

Whether you’re thinking about buying, selling, or just trying to understand what this market means for your next chapter, I’d love to have a conversation. Real estate is one of the most significant decisions you’ll make — and you deserve a trusted partner in your corner, not just a transaction manager. That’s what I’m here for.

Real Estate News, Tips, & Tricks • May 9, 2026

Under Contract in 5 Days: Strategic Staging and Smart Updates for This Wheat Ridge Home

by LaDawn Sperling

Under Contract in 5 Days: Strategic Staging and Smart Updates for this Wheat Ridge Home

$510K

Sold — $10K over asking

5 days

To under contract

<30 days

To close

One common question LaDawn and our team hear from Denver Metro homeowners is: Is vacant staging really worth it? With more than 10 years of full-time experience in the Denver Metro market, LaDawn Sperling’s answer is a confident yes — staged homes consistently go under contract faster and for more money than their unstaged counterparts.

This Wheat Ridge home is a perfect example. Let’s walk through exactly what we did and why it worked.

About this home

This well-maintained Wheat Ridge property had a lot going for it: great bones, a spacious lot, and a beautiful mature tree out front. The home was inherited by four sisters, and while they weren’t looking to pour money into major renovations, they were willing to make targeted improvements — and they put in serious elbow grease to get the home ready to sell.

After a thorough walkthrough and consultation, LaDawn identified that the right buyer was a move-in-ready-seeking owner-occupant. That insight shaped every decision that followed.

Strategic pre-listing updates

Before a single piece of staging furniture came through the door, we suggested improvements that would have the highest impact for buyers browsing online and walking through in person.

Curb appeal: Added shrubs to soften the front landscape around the ADA-compliant built-in deck. Simple, affordable, and immediately noticeable.
Kitchen refresh: Replaced the flooring, repainted over the stenciling, replaced the backsplash, and removed the wallpaper. The original cabinetry and hardware were in great shape and didn’t need replacing — a smart cost savings that didn’t sacrifice impact.
Bathroom: The updated bathroom just needed one finishing touch — a shower door — to feel complete and move-in ready.
Carpet, paint, and windows: All were in good condition. Rather than replacing them, we cleaned everything thoroughly and removed the original curtains to create a fresher, more updated feel.

Our move-in ready philosophy

“For listings targeting owner-occupants, we aim for ‘move-in ready.’ We want buyers to walk in and not have a single to-do on their list. They may update things over time to make the home their own — but we don’t want them arriving with a repair checklist.”

Room-by-room staging breakdown

Entry & dining/living combo

First impressions matter enormously — both online and in person. For this space, I focused on creating a welcoming entryway moment with a large piece of art, a simple vase with greenery, textured accent chairs, and a rug. Even layered over carpet, the rug helped define the space and add a modern touch that photographs beautifully.

Living room

The living room had plenty of space for a full sectional setup, but for staging, less is more. I edited down to a sofa and a single accent chair — keeping walkways clear and making the room feel open and spacious rather than furnished to capacity.

Bedrooms

Bright, white bedding with layered throws for texture and interest. Nightstands flanking the bed. Clean, simple styling. This is a proven formula for broad buyer appeal at this price point — and with the natural light in these rooms, the results were stunning.

Kitchen

I kept it minimal: a handful of accessories, fresh greenery, and intentional shelf styling that made the open shelving feel curated rather than incomplete. Sometimes the smallest details make the biggest difference.

Sunroom

The sunroom was a space that could easily leave buyers wondering, “What would I even do with this?” — so I gave them an answer. A simple planting station and seating arrangement turned it into an aspirational room. Whether buyers imagined it as a garden nook, a reading corner, or something else entirely, the staging gave them permission to dream.

The result

Listed at $500,000. Under contract in 5 days with competing offers. Closed in under a month — faster than the Wheat Ridge average, and $10,000 over asking price.

“My goal is always for buyers to walk in and feel ‘I love it here.’ The spaces in this home that achieved that most were the dining area, the kitchen, and the bedrooms. That emotional connection is what ultimately drives stronger offers.”

Together, strategic updates, thoughtful staging, and an effective price point meant LaDawn’s listing stood out online, buyers connected the moment they walked in — and the offers reflected it.

LaDawn Sperling provides full-service home staging for her real estate clients in the Denver Metro Area, including Lakewood, helping prepare both vacant and occupied listings for today’s market. Home staging & design is led by Dana Gutwein, our team designer.

Contact LaDawn with questions about how we can help prepare your home for success.

Real Estate News, Tips, & Tricks • May 8, 2026

Stay or Sell? How To Make the Right Call as You Age

by LaDawn Sperling

At some point, as you start thinking about the years ahead, this question tends to come up:

“Could I stay here long-term… or would it make more sense to move?”

It’s not always urgent. It often shows up in small moments, like going up and down the stairs, keeping up with the maintenance, or just thinking about what the next chapter of your life might look like in this home.

And for most people, the answer is simple. They want to stay.

The USC Leonard Davis School of Gerontology found about 90% of adults over 65 prefer to stay in their homes as they get older (see below):

But even if staying feels like the right answer, it’s still worth thinking ahead about what that might actually look like. That’s where the right agent can really help.

What You Need To Plan for If You’re Staying in Your Home

Aging in place is definitely possible. But it’s better if you have a plan. And here’s why. The home that once worked perfectly may need to change with you over the years. And it’s easier if you can anticipate those expenses.

Sometimes that means small updates: like adding grab bars in the shower.
Other times, you’ll have to make bigger decisions: like reworking layouts or moving key spaces to the first floor.

Some of those changes are going to be simple. Others can be a meaningful investment. And that’s why thinking about it early matters. Not because you need to decide anything right now, but because it gives you time.

Time to understand what your home may need.
Time to explore your options.
Time to find the right contractors.
Time to space out the expense of the upgrades.

According to ElderLife Financial, here’s a rough baseline of what it could cost depending on what needs to be done (see below):

And don’t worry. If your heart is really set on staying, but the costs feel like a concern, it helps to know you have options. Depending on your situation, there may be financial assistance programs available, along with tools like home warranties to help manage unexpected costs.

Just remember, if you’re thinking about making updates, it’s always worth having a quick conversation before you start. A real estate agent can help you understand which changes tend to make sense for your situation and how they may impact your home’s value based on your local market.

When Moving Might Make More Sense

But staying isn’t always the best fit for every situation. According to Pegasus Senior Living:

“While most seniors hope to age in place, practical considerations sometimes make selling a home the wiser choice.”

Sometimes, it comes down to a simple shift: when the home that once made life easier, starts to make it harder.

That might look like:

Maintenance or yardwork that’s starting to feel overwhelming
Stairs or layouts that are getting harder to manage day-to-day
Or needing more support or care or being too far from loved ones

And sometimes, it’s not about necessity at all. It’s about lifestyle. Some homeowners just don’t want to live through major renovations. Others are ready to simplify, downsize, or move somewhere that better fits this next chapter, whether that’s a smaller home, a 55+ community, or a place closer to family.

For them, moving simply means making daily life easier.

Bottom Line

There’s no one-size-fits-all answer here.

Some people stay and make updates. Others move to simplify things. Either can be the right choice. The goal isn’t to pick one today. It’s to understand your options early, so when the time comes, you feel confident instead of rushed.

And if you ever want a sounding board to think through what the future could look like for you, let’s connect.

Real Estate News, Tips, & Tricks • Uncategorized • May 2, 2026

Should I Paint This Before Listing? (What Matters + Real Examples)

by LaDawn Sperling

Written by Dana Gutwein

When preparing to list a home in Denver, one of the most common questions we get is, “do I need to paint this?” (and sometimes, “please don’t make me paint.”)

Before you grab your brush and bucket of paint, let’s walk through some recent examples LaDawn and I worked through with clients. In each of these examples, the sellers had different goals, and the reality is, no two situations are exactly the same. If a seller is looking to get on the market quickly, versus one that has more time, budget and/or sweat equity to make improvements, our answers will vary greatly. At the end of the day, we work with you to come up with the most strategic plan that fits your unique situation.

It has been so much fun to see LaDawn’s experience at work here. With more than a decade serving the Denver Metro area she knows what helps listings sell – whether to investors, first time home buyers, luxury buyers and everything in between. It has been so rewarding to be a part of helping people get their listings ready, ultimately achieving their real estate goals – and like LaDawn says, “make good things happen for good people.”

All four of the examples below (three in Lakewood, one in Denver) went under contract with multiple competing offers in the first weekend on the market.

Remember, staging is not about judging your design choices- it’s about using our experience to prepare your home for the competitive market.

Should I Paint My Wood Kitchen Cabinets ?

Keep / Paint

In both of these cases, we suggested not to paint. The cabinetry was in good condition, and had natural warmth, charm and character.

We’re also hearing more and more from home buyers moving out of the “millennial gray” phase and embracing the warmth from natural wood tones. The wood looks beautiful in photographs, important in attracting buyers. Plus, if the next owner would like to paint, they have a blank canvas to work with and can select the color themselves. Again, there is a time when painting makes sense, it just depends on your goals.

Should I Paint My Wood Beams ?

Keep / Paint

I absolutely love the charm and character of wood beams. In this case, the homeowner wanted to get on the market quickly, so “no paint” matched the strategy here. That said, I would have recommended no paint either way.

Should I Paint My Brick Fireplace ?

Keep / Paint

In both of these cases, the brick looked beautiful and was in great condition, so we didn’t even consider paint.

That said, there are times when painted brick fireplaces look fantastic and depending on the home and seller circumstances; painting can be a worthwhile investment for listing.

Should I Repaint My Walls ?

Keep (and Clean) / Paint

If the walls are looking a little tired, or it’s been quite a while since they have been painted, we usually recommend a deep clean or fresh coat of paint. This can make a big difference.

In these examples, the walls on the left were repainted, and the walls on the right deep cleaned. Both look great.

Should I Paint Over Stencils & Remove Wallpaper ?

Keep / Paint

In this home, painting over the stencils quickly updated the look, and made the kitchen feel bright and airy.

Wallpaper is usually pretty difficult to remove, but in this case, I made the suggestion to see how easily it would come off and what condition the wall was underneath during the walkthrough. The homeowner immediately tested removing a strip. Ten minutes later, the wallpaper was gone! The wall underneath was in great shape. Take a look at how much this change transformed the kitchen.

We Help You Focus on the Updates that Make An Impact

There’s no one “right” approach– just the one that best aligns with your priorities and goals. If you are preparing to list your home, LaDawn and I are happy to walk through your home with you. We help you take out the guess work so that you can be confident in your plan, focusing on the updates that make the biggest difference once your home hits the market.

About Us

Real Estate News, Tips, & Tricks • May 1, 2026

3 Things That Are Not Going To Happen in Today’s Housing Market

by LaDawn Sperling

There’s a lot of uncertainty right now and that’s leading to some dramatic headlines. And if you’re thinking about buying a home, that can make you feel a little less sure about your decision.

A recent study by CNBC asked homebuyers what they’re most worried about, and three themes kept coming up again and again:

Mortgage rates
The number of homes for sale
Home prices

But a lot of what you may be hearing on those is based more on misconceptions. Not facts. So, let’s break it down and separate fact from fiction.

Misconception #1: “I’ll Just Wait, Because Mortgage Rates Are Going To Fall Dramatically”

One idea doing its rounds on social is that mortgage rates are going to drop dramatically soon. So, it’s better to wait to buy.

But is that really what’s expected?

While mortgage rates have come down a bit in the last few weeks, forecasts don’t show a major drop ahead. The most likely scenario is that rates stay somewhere in the low 6% range this year.

And that’s not a big change from where rates are now (see graph below):

Of course, this depends on where inflation and the economy go from here. But, based on what we know today, waiting for a big drop in rates may not work out the way some people hope. As U.S. News explains:

“Mortgage rates aren’t expected to change much over the next several quarters . . .”

Not to mention, even with rates where they are today, it’s already more affordable than a year ago. So, even if they don’t change much, it’s still better than it was.

Misconception #2: “There Are Too Many Homes for Sale Right Now”

You’ve probably heard inventory is up. And nationally, it is. The number of homes for sale is 8% higher than this time last year. But that’s not a bad thing. In fact, it’s one of the reasons buyers have a bit more breathing room right now.

The problem is the headlines are making something good, sound bad. They’re focusing on how this is the most inventory we’ve had since 2019 or how many homes builders are building. And that can make it sound like the number of homes for sale is rising too far, too fast.

But that’s not what the bigger picture shows.

Data from Realtor.com proves that, even though inventory is up compared to last year, it’s still nearly 14% lower than it was during the last normal housing market (2017-2019):

While it can vary a lot based on where you live, only 9 states have more inventory than pre-pandemic today. That’s a key reason why there still aren’t enough homes for sale to trigger something like the crash back in 2008.

Misconception #3: “Home Prices Are About To Crash”

You’ve probably seen this one, too. The confusion is coming from the fact that some metros are experiencing slight price declines. And influencers are running with that and saying prices are crashing. But that’s not the reality.

Most areas are seeing prices rise, not fall. And that’s because:

Many homeowners aren’t selling because they don’t want to give up the low mortgage rate they locked in a few years ago. And that’s keeping a lid on how much inventory can grow.
Since inventory is still below pre-pandemic norms, there aren’t enough homes for sale to cause a price crash.
And even in markets with more inventory, some sellers are choosing to pull their homes off the market instead of cutting prices.

And those are 3 big reasons prices aren’t headed for a crash.

And even in the markets experiencing mild declines, the drops aren’t enough to cancel out the big gains most homeowners have seen in the last 5 years (see graph below):

That’s not a crash. That’s just prices moderating after a few record-breaking years.

Bottom Line

Online posts are going to make things sound worse than they are. If you want a true, data-bound look at what’s really happening in today’s market, lean on a real estate agent.

Real Estate News, Tips, & Tricks • April 26, 2026

How Strategic Staging Helped This Lakewood Home Sell in 3 Days (Vacant Home Case Study)

by LaDawn Sperling

Written and designed by Dana Gutwein

This week we are breaking down a recent vacant staging in Lakewood– and this one was such a fun challenge.

This home went under contract in just three days, with multiple offers. It had so much going for it- great natural light, beautiful, large windows, gorgeous xeriscape, proximity to parks and open space, larger lot with mature trees.

I also bumped into a couple of design challenges along the way. Finding solutions that highlight the best parts of a home is one of my favorite parts of the job— so let’s walk through it.

Reframing the Space… From Sunroom to Entry

One of the most interesting parts of this home was a sunroom addition the front, with windows all along the exterior. It’s the kind of space you can immediately imagine enjoying- reading, relaxing, soaking in the Colorado sky.

But, the way a home lives and the way it photographs are not always the same.

This room is longer and narrower than a typical living room, almost like a spacious hallway, so when staged with seating, it read a bit confusing in photos. Identifying a clear purpose for this room that fit in this layout was my first fun challenge.

After considering multiple options, I decided to stage it as an entryway instead— aligning the scale and flow of the room, and giving me the chance to make a fantastic first impression.

I wanted people to open the door and feel: “I love it here…” the moment they walked in.

To create that feeling, I focused on scale, symmetry and a color palette that worked with the blue accent. The large round mirror balanced with the pair of black frames, centered by these two fun consoles. I finished it off with a hallway runner, and made sure there was something visually interesting along the far corner – subtle seating and a large plant – so that your eye naturally moves through the space and into the home.

Living / Dining

This space felt naturally ready for entertaining, with the kitchen opening into a combined living/dining area. Two standout areas — the bay window and the brick fireplace- gave us strong focal points to built around.

I added a large round mirror with gold frame to reflect light and soften the brick, and layered artwork (thrifted frame, printed art on canvass) and small floral arrangement for warmth and interest. For the bay window, I made a cushion using a roll of foam and a simple linen fabric, then added plenty of throw pillows- something that could feel just as natural for a morning coffee as it would for extra seating during a gathering. I chose a white sofa – always a great choice for staging because it photographs beautifully and keeps things feeling light and open, then grounded the space with a darker wood coffee table and accent chair for contrast.

A Quick Note on Scale

Here’s where I ran into a second scale challenge. Scale is one of the most important parts of staging. If the furniture is too large, it can make the room feel cramped or smaller than it actually is. If the furniture is too small, it can feel underwhelming, or unfinished.

I intentionally selected a slightly smaller dining table, maximizing flow and allowing the room to read larger, overall. But, once everything was in place, I realized I had neglected to factor in the scale of the overhead light fixture- it was nearly the same size as the table, which threw the balance of the room off.

With a tight timeline and limited inventory, I ended up sourcing a new table last minute that better matched the scale of the space from Facebook Marketplace (and included a quick trip to Evergreen.)

It wasn’t a perfect match to the woven chairs I had purchased for this project at first – so I added a textured runner and simple floral to tie it all together. The contrast ended up working in our favor and added depth, and the slightly longer table subtly showed buyers how much room they had in this space.

Bedroom

For the primary bedroom, I moved the bed and leaned into the soft green paint, keeping the pallet calm and cohesive with creams, warm wood tones, simple geometric patterns. I opted for matching nightstands here — the balance elevates the space since I chose not to add a headboard in front of the window.

One of my favorite little details in this room is the texture and color of the painting paired with cactus. Its a little unexpected, but it worked— and those are the kinds of moments I’m always looking to create. Something that catches your eye, adds a bit of personality, but still lets the home shine.

Staging Takeaways

Scale, purpose and flow are the foundations of a successful staging
Accessories, layers, texture, and shine are the icing on the cake
Small styling moments can create a big emotional impact

One of my favorite moments from this project – one of the buyers actually asked if they could purchase all of the furniture along with the home, which is always the ultimate compliment. It means the space didn’t just photograph well, it truly connected.

As you can probably tell, I fall in love a little bit with a each of these spaces. At the end of the day, my goal is to do the same for the buyers because then I help the seller get the best possible outcome — and the buyer find exactly the right place for them.

What could be more fun than that?