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?

About Us

Real Estate News, Tips, & Tricks • April 18, 2026

Before & After: Occupied Staging Refresh for Denver Bungalow

by LaDawn Sperling

By Dana Gutwein

Today I’m walking you through an occupied staging we did this week for this adorable 1950’s brick bungalow, full of personality and situated on a large lot (complete with chicken coop!) in North Park Hill, Denver.

I fell in love with the style right away- fun, modern, a little eclectic, sort of like the house itself. From the wood floors, greenery, books, and natural lighting to the guitars, raised garden beds, rich jewel tones, and yes, to, the chickens in the back, the home felt like a creative retreat… with easy access to all that Denver has to offer.

My goal in helping prepare this home was to focus on a few small, intentional updates to create a memorable first impression, an emotional connection for buyers, ensure that the function of each space was clear, while still allowing the home itself to be the highlight.

Focus on Function

One of the biggest challenges with occupied stagings is that the way we live in our homes isn’t always the same way they need to show. We all design our spaces for our own hobbies and day-to-day lives, not necessarily how the next person will experience them.

For example, here, one of the bedrooms had been functioning as a music room, which worked beautifully for the owners—but can make it harder for buyers to picture it as a bedroom.

One of the simplest but most impactful changes we made was bringing it back to a bedroom setup for showings. This helps buyers understand scale and layout without working too hard to imagine it.

This was not a full vacant staging, but we did bring in a bed and headboard so the sellers did not have to make a purchase that they would not need.

We also edited some of the larger instruments and equipment to create more breathing room, and allow the space itself to stand out.

Creating a Memorable First Impression

The entrance of the home opens directly into the living room- our opportunity to make a strong first impression. The large fiddle-leaf fig and jewel blue sofa already created a striking focal point, so I complemented what was working with a few small updates.

The front room gets incredible natural light, so I hung a mirror I snagged from Facebook Marketplace to reflect the light; the warm wood tone and arched shape added just the right amount of contrast and interest between the bookshelf and the window to boost our focal point.

I picked a handful of throws from our inventory that matched the jewel tones, without introducing too many new colors, and pulled a few items from the home to style the coffee table—mixing heights and textures to keep it feeling interesting yet intentional.

Finally, I adjusted the layout just a bit, pulling the sofa away from the wall (which surprisingly actually makes the room feel larger) and repositioned the ladder bookshelf to better center the coffee table.

Creating Space

I usually recommend keeping about 20-30% open space on shelving wherever possible, it keeps things feeling styled, but not crowded, and helps buyers focus on the space rather than the items.

Throughout the home, we edited bookshelves and surfaces by removing some, but not all, personal items to create that space. In general, we want to “prepack” family photos and more personal items, so the new person can imagine their own family living here.

Then, I brought in a handful of larger scale decorative objects to finish the styling, which tend to photograph better and help anchor the space.

Keeping it Simple

The bathroom and kitchen were thoughtfully updated, we kept things simple – swapping a more neutral shower curtain and clearing counters to let the finishes and thoughtful updates stand out. Sometimes the most impactful choice is editing back.

Boosting Curb Appeal

Last but not least, I decided at the last minute idea to grab some greenery to the barrel planters lining the walks. For under $100, I grabbed a fresh welcome mat and these lush little boxwoods, instantly boosting our curb appeal.

With a few, targeted changes, we were able to get this open house ready, while keeping its personality intact and helping buyers visualize the space as their own.

Pop by and see this artistic retreat for yourself, contact LaDawn to schedule a showing.

Takeaways for your Occupied Staging in Denver

Pre-pack personal items (especially family photos)

Aim for about 20- 30% open space on shelves and surfaces

Small curb appeal updates can go a long way

Focus on function – make it easy for buyers to understand how each space is supposed to be used.

About Us

LaDawn Sperling provides full-service home staging for her real estate clients in the Denver Metro Area, 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.

Market Updates • April 15, 2026

Denver Metro Market Update – March 2026: Buyers Move with Purpose as Spring Takes Hold

by LaDawn Sperling

March 2026 brought a clear signal: Denver buyers are paying attention, and when the right home comes along, they are ready to move. Despite mortgage rates climbing back above six percent during the month and ongoing uncertainty in financial markets, buyer activity surged across the metro area — pending sales jumped nearly 31 percent month-over-month. Spring arrived early this year in more ways than one, and the housing market reflected that energy.

That said, this is not a market running on emotion. Buyers are well-informed and selective. Sellers who have done the work — pricing thoughtfully, preparing carefully, presenting well — are seeing the results. Those who haven’t are learning that today’s buyers have done their homework before they ever schedule a showing.

Market Overview – March 2026:

Median Close Price: $590,000 — ↑ 2.61% from February 2026

New Listings: 5,986 — ↑ 19.94% from February 2026

Days in MLS (Median): 16 days — ↓ 50% from February — buyers are moving quickly

Close-Price-to-List-Price Ratio: 99.13% — well-priced homes are achieving nearly full asking price

Current Conditions

Inventory continued to build in March, with active listings reaching 9,846 — up 9.55 percent from February. That headline number can sound intimidating, but context matters: active inventory is only 0.84 percent above where it was in March 2025. The narrative of dramatically elevated supply doesn’t hold up when measured against the same time last year. What has changed is demand, which softened meaningfully over the past two years — and March suggests those two forces may finally be finding their footing together again.

Buyers came in broad-based. This wasn’t a single price point or segment driving activity — both detached and attached buyers moved with purpose. The close-price-to-list ratio of 99.13 percent reflects a market where well-priced homes are not negotiated down dramatically. Multiple offers returned in desirable neighborhoods and at popular price points. The 16-day median days in MLS confirms that buyers were not browsing — they were deciding.

The attached market — condos and townhomes — remains the softest segment. Rising HOA fees and insurance costs continue to weigh on buyer interest, and year-over-year data shows this segment lagging. Sellers in this category need to be especially thoughtful about pricing and flexible on concessions as the year progresses.

For Sellers

March rewarded sellers who showed up prepared. Pricing accurately, staging thoughtfully, and marketing well made a measurable difference this month. Buyers are informed — often knowing a home’s value before they step inside — so the margin for error on pricing is thin. If a home is priced right and presented well, spring 2026 is giving sellers a real opportunity. If not, extended days on market and eventual price adjustments are the likely outcome. Realistic expectations and a sound strategy are the foundation.

For Buyers

The pace picked up in March, but opportunities still exist for buyers who are prepared and strategic. The median days on market of 16 days means there is still time to evaluate carefully — this is not the frenzy of 2021 or 2022. In the attached segment especially, buyers have meaningful leverage: more choices, more time, and in many cases, seller flexibility on concessions. Working with a knowledgeable advisor to understand the micro-market you’re targeting is the most valuable investment you can make before you make an offer.

Looking Ahead

Spring is traditionally Denver’s most active season, and with inventory building and buyer activity gaining momentum, the next 30 to 60 days will be telling. Mortgage rate movements, and developments around the Iran conflict’s impact on energy prices and inflation, may influence buyer confidence and affordability in the months ahead. Locally, the Stage 1 drought conditions declared by Denver Water are worth watching — they add a layer of consideration for buyers evaluating outdoor spaces, landscaping, and HOA common areas. The fundamentals of the Denver market remain intact. Change is constant, and being well-informed and well-prepared is the best position to be in, on either side of a transaction.

Need Help Navigating This Market?

Whether you’re thinking about buying, selling, or simply trying to understand what this market means for the next chapter in your life, I’d love to have a conversation. Navigating change is something I’ve built my career on — and making good things happen for good people is what gets me to work every morning.

LaDawn Sperling

Real Estate Professional | Coldwell Banker Realty

📞 720.915.2619

📧 ladawn@ladawn.realtor