Home Sweet Home Properties of Colorado

06/23/2026

Every June, a specific type of buyer enters the market with a hard deadline: the school year.

These are families who need to be settled, unpacked, and enrolled before August. That gives them roughly 6–8 weeks to find a home, go under contract, close, and move. The urgency is real — and so is their motivation.

For sellers: family buyers are not casual browsers. When they schedule a showing in June, they're ready to make decisions. A well-prepared, move-in-ready home in or near a desirable school district is exactly what they're looking for — and they'll often pay a premium to get it.

For family buyers: here's your honest timeline check.

If you need to be in a home before school starts, you should be under contract by late June at the latest. Closing typically takes 30–45 days. That means you have weeks, not months, to find your home.

This is one of the most focused, motivated buyer pools of the year. If you're selling — you want to be on the market right now. If you're buying — you want to be pre-approved and moving fast.

DM me and let's build your June timeline today.

06/20/2026

When people ask me 'what's the market doing?' they usually mean: is my home worth more or less than it was a year ago?

Nationally, home prices are up 2.2% in 2026. That's modest — far from the 15–20% surges of 2021 — but it's growth, and it's stable.

But here's what that national number doesn't tell you:

Prices are not moving evenly. The $750K–$1M range has seen more gains. The under-$400K range is still competitive but price growth has moderated. New construction in previously hot markets like parts of Texas and Florida has actually softened due to oversupply.

What IS selling:
Homes that are priced at or just below comparable sales. Homes that are move-in ready. Homes with outdoor living space. Homes within 30 minutes of major employment centers.

What is NOT selling:
Homes priced based on 2022 comps. Homes with deferred maintenance and no price adjustment. Homes in neighborhoods that have seen a surge of similar listings.

The national number is a headline. Your home's value is a conversation. DM me your address and let's have a real one.

06/19/2026

06/19/2026

In 2021 and 2022, buyers were waiving inspections to win bidding wars. That era is over.

In June 2026, home inspections are back — and they're being used strategically. Buyers aren't just using them as a safety check. They're using them as a second negotiation.

Here's how it typically plays out:

Buyer gets an inspection. Inspector finds $8,000 in deferred maintenance — aging HVAC, minor roof wear, plumbing valve that needs replacing. Buyer comes back and asks for either a $6,000 credit or repairs before closing. Seller is caught off guard because they didn't know about any of these issues.

The sellers who are navigating this well in 2026 are the ones who got a pre-listing inspection. They knew what was there. They either fixed it, priced around it, or disclosed it upfront — all of which builds buyer confidence and keeps deals from falling apart.

For buyers: never skip the inspection. Not in this market, not in any market. Your inspector is the best $400 you'll spend in the entire transaction.

For sellers: get ahead of this conversation before your buyer does. DM me 'INSPECT' and I'll send you my pre-listing prep guide.

06/17/2026

If walls could talk, they would probably have a few opinions. From burned-out light bulbs to that collection of mystery items in the garage, homes see everything. The question is… what would yours text first?

06/17/2026

While the headlines focus on Baby Boomers dominating the market and first-time buyers struggling, there's a quieter story worth telling about older Millennials.

Buyers ages 36–45 are having a genuine moment in 2026. They bought starter homes in their late 20s or early 30s — right before or early in the price surge. They've built significant equity. And now, as their lives have expanded (kids, remote work, aging parents), they're ready to move up.

These are buyers who understand the process. They've been through it. They know how to read a contract, ask good questions, and negotiate from a position of knowledge. They're not panicking at inspection findings. They're not making emotional offers.

And they're entering the move-up market with more leverage than most: equity from their current home, established credit, stable employment, and a clear picture of what they actually want.

If this is you — your moment is here. The move-up market in 2026 is more favorable than it has been in years. You have more to look at, more room to negotiate, and a competitive advantage most first-time buyers simply don't have.

DM me and let's map out your move.

06/16/2026

There's a reason real estate agents love June listings.

Every outdoor feature your home has — the covered patio, the backyard pool, the fire pit, the landscaping — looks better in June than it will at any other point in the year. The light is golden. The grass is green. The flowers are in bloom. Buyers can picture themselves out there.

And buyers in 2026 aren't just noticing outdoor spaces — they're prioritizing them. Outdoor living areas have moved from 'nice to have' to active search filters. Buyers are using outdoor space as a dealbreaker the same way they used to treat kitchen updates.

If you're listing this month, here's what to do:

Shoot your listing photos at golden hour — 7–8 PM in June gives you the warmest light of the year. Make sure your patio furniture is clean and staged. Add potted plants and flowers at the entry. If you have a pool, shoot it with the water sparkling in the sun.

And if you're a buyer touring homes this month — pay attention to the outdoor spaces. What you see in June is the best it's going to look. Everything else you can improve. That backyard? That's the lifestyle.

06/14/2026

Here's a data point that got buried in the noise but deserves your full attention.

For the first time since 2022, the typical mortgage payment as a share of median household income has dropped below 30%. That's the threshold economists use to define affordability — and crossing it is meaningful.

So what changed? Mortgage rates have eased from their 2023 peak of 7%+ to around 6.3%. Incomes have continued to grow. And home price appreciation has slowed to a modest 2.2% this year rather than the double-digit surges of 2021 and 2022.

None of this means homes are cheap. They're not. The median price is still over $400,000 nationally. But it does mean that the math is working in buyers' favor in a way it hasn't in four years.

If you were waiting for the market to become more manageable — this is as close as it's been since before rates spiked. The question isn't whether the market is perfect. The question is whether the math works for your specific situation right now.

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