Salida Colorado Real Estate: Picking the Right Agent - 3 Seller Tips

Real Estate Agent with Bradfield Ramsey Group

Salida Colorado Real EstateSalida Colorado Real Estate: Picking the Right Agent - 3 Seller Tips

If you live or have a lot in the Salida area but not right in town, these tips will help.  If you have a home with acreage, acreage outside of town or live in one of the towns around Salida like Buena Vista, Poncha Springs, or the Down Valley (Howard, Coaldale, Cotopaxi or Texas Creek), then these tips are critical. 

Although 90% of the country is in a seller's market, we are not yet. The tipping point for the market to swing towards a sellers market is 180 days on market. In theory, less than 180 days makes it a seller's market and more is a buyers' market. Even in Salida, the average market time is 182 days.

Howard: 242 days
Coaldale: 123 days 
Cotopaxi: 183 days
Buena Vista: 271 days
Nathrop: 275 days

These 3 tips will help you choose the right agent to get your home or land sold. 

Salida Colorado Real EstateDo not try to cut the commission.

What you may not know is that this decreases the number of agents who will show buyers your home. If a buyer's agent is setting up showings, s/he cannot help but look at the commission split. If you were an agent, would you rather spend time showing a home with a 2% commission or a 3% commission?  

Also, ask your agent what split s/he gives the buyer's agent. The 50/50 split is much more enticing for a buyer's agent than a 60/40 split which is common in Salida. We do 50/50 for all our listings now, even in town. Buyer's agents work hard too and we want to encourage them to show our listings!

Make sure your agent uses more internet marketing that what the MLS does automatically.

Most of our buyers are from out of town. They will have a hard time finding your house without a strong internet focus. Do not fall prey to "we market to 400+ homes on the internet". Ask what they do personally that is NOT done by putting the home on the MLS. In our area, we have something called ListHub that automatically sends the listing out of 400+ websites. We do not lift a finger for that service.Don't be satisfied with print advertising. 2/100 homes are sold with print.  What you should expect is this

  1. your own URL
  2. Your own website
  3. Your home on craigslist a minimum of 1 time per week
  4. At least one other web-based marketing that is provided by your agent, not the company or MLS. Do they blog? Post homes on facebook? Google Plus? 

Salida Colorado Real Estate for sellersMake sure your agent has a strong personal (not company) internet presence.

Not the company, your agent. Your agent sells your home, not the company. Your AGENT's website should be in the top 3 pages of a google search for real esate in your area. Try ""yourtown colorado real estate" or "homes for sale in yourtown CO". If the agent you are considering does not show up with his/her own website, how is a buyer going to find them and your house?

If only the company is in the top 3 pages, here is what often happens. A buyer goes to the company site. If they have to sign in, the leads are dispersed to all agents in the office who are looking for BUYERs and are not  selling YOUR house. If buyers don't have to sign into a website, they stay invisible and often move on... without anyone having a chance to connect with them.

We hope these tips help. If you have any questions, call either Micheal (719.221.351) or me (710.221.6108), google us or go to Good luck in your home selling endeavor. Here is to a great market!

Salida Colorado Real Estate: Picking the Right Agent - 3 Seller Tips

Posted by


Paula Bradfield, PhD, GRI, EPro, CIAS, CDPE, Realtor
Phone: 719.221.6108 | Email:  

Keller Williams Performance

Your Salida Colorado Realtor Team





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Specializing in homes and land in the Colorado river towns of Salida, Howard, Coaldale, Cotopaxi, Nathrop, Poncha Springs  and Buena Vista, I am here to work for you as you buy or sell your home or land. 


It is not just about buying in this area. it is a statement about lifestyle. Our residents generally are active people, whether it involves horses (my passion), white water rafting, cross county or downhill skiing, hiking, mountain biking, or Contra dancing. Some prefer quiet sunrises, strolls through town and time in one of our fabulous coffee shops or restaurants. Whatever the style, folks appreciate this area for its charm and beauty.


Want to get more information on available homes or condos in the Central Colorado River Valleys? Go to SouthernColoradoHomesonline to search the area listings by town, zip code or county.


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Our Colorado Mountain river communities: A Snapshot


Salida ColoradoSalida:  As quoted in the 2004 edition of Outside Magazine, Salida is “Sweetly unpretentious” as they ranked it as one of their “Dream Towns and Adventure Hideouts.” You might agree. Our community of 6,500 (9700 counting the surrounding homes) is surrounded by Forest Service and BLM lands, a haven for bicyclists, campers, folks who love to fish, hikers, skiers, nature photographers and hunters. It is a lovely natural setting with several converging mountain ranges  (We have15 peaks surrounding us that reach over 14,000 feet in elevation).

 We are known for being the Banana Belt of Colorado and this area is known as one of the Colorado River Towns. The Arkansas River winds its way through the Arkansas Valley, through downtown Salida and more; creating an invitation to rafters, kayakers, fishers, and “beach lovers” alike.

 Salida’s charming downtown area had the largest historical downtown district in Colorado. We have blocks and blocks of Victorian and other historic buildings. Because so many folks also come here to play, we have many of the advantages of a smaller resort town: great restaurants, 22 art galleries, fabulous boutiques, outdoor sportswear stores, and an array of shops for music, kitchen, sports, natural foods, children, books, knitters, and quilters.



 Real Estate in Salida CO


Poncha Springs COPoncha Springs: Poncha Springs is a small Salida “bedroom community” (population of 474 but a few thousand when you consider the outlying neighborhoods and ranches). Because it was surrounded  by hot springs (99 nearby) and had a strong early  influence of Spanish culture, the community became known as  Poncho (meaning cape and warmth) Springs. In 1924, the town officially became Poncha Springs.


Real Estate in Poncha Springs


 Howard ColoradoHoward: Howard, part of what is known as Pleasant Valley, is nestled along the Arkansas River as it snakes its way from Salida to Canon City. Some of the early settlers in the area were prospectors (some still pan for gold in the tributaries of the Arkansas).  Besides gold and silver, rhyolite, travertine, and limestone were sought after. Just a bit north of Howard is a tiny community of Wellsville where the locals used to soak on their time off in the natural hot pools. The area became more populated when the Rio Grande Railroad came through. Today, Howard is a charming, quiet ranch community and “bedroom Community” for folks who work in Salida. Many avid fly fishing folks have 2nd homes here. I love this valley.


Real Estate in Howard CO  


Coaldale Colorado


Coaldale: Coaldale, a tiny community just SE of Howard opens up into a lovely, meadow-like area with many horse properties, ranches, and folks who like the open meadows and surrounding mountains. It got its name from being called Charcoal Valley. In the early days, the Pinon Pines were burnt in beehive kilns to turn them into coals used for the silver smelters in Leadville Co and Pueblo CO. Some of the early kilns can still be seen. Every valley in Coaldale has a creek in it and with just a few minutes drive to the west, you can be on national forest trails. Absolutely lovely community.


 Real Estate in Coaldale CO


This image can be found at Cotopaxi, named after an Ecuadorian Volcano, grew from being a “whistle stop” for the Rio Grande railroad. Now it is known for world class white water rafting and fly fishing. Folks who live around here can commute for work to either Canon City, further east or back to is almost midway between the two. Cotopaxi is a great location for vacation/second home or your primary residence if you don’t mind the commute or can work from home.




Real Estate in Cotopaxi CO


This image can be found at  Nathrop, a quiet community north of Salida has always been known as the access point to Mount Princeton Hot Springs. To this day, folks come to soak in the restorative waters. It is my personal favorite in hot springs because the 104-degree water not only comes into the soaking and lap pools but comes out in Chalk Creek, running alongside the pools. I can spend all day there with a book, adjusting the rocks so that the water is neither hot nor cold. Lovely. Many folks choose to live in the area because of access to the hot springs and national forest.





Real Estate in Nathrop CO


This image can be found at Vista: Buena Vista was named after it’s stunning 360-degree views. Folks originally settled here because of the gold mining. Later, families began farming and ranching as they discovered the good soil in the area. The stagecoach and subsequent railroad brought more families to the area. With a population of about 2500 people, the town remains quiet and gracious. It is known as the best kept secret place to stay for folks skiing at the premier resorts near Denver and Aspen…because the town is so friendly and hotel rates are inexpensive. It is a few miles from Cottonwood Creek Hot Springs and Mt. Princeton.


Real Estate in Buena Vista Colorado


Crestone...beginning of the sunsetCrestone: Unique, magical and beautiful are words that tumble out of my mouth when I think of Crestone. The tiny town proper is 150 and the surrounding area is no more than 1500 when everyone is home. The magic of Crestone however, is its history. Early on, a rancher was instructed to bequeath parcels of his ranch to spiritual groups around the world which he did. It is now known for having the most diverse spiritual community in the world. Spiritual seekers in North America eventually hear about Crestone. And, it generally takes knowing a local or more than one visit for the fullness of the area to emerge…the 5 creeks heading up into the Sangre de Cristos, the temples hidden in the trees, the lovely residents and the “happening”. The local newspaper, the Crestone Eagle, has calendars of event for local happenings that rival a town 10 times its size. If you want a sanctuary, Crestone offers just that.


Real Estate around Crestone CO



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