Salida Colorado Real Estate: 6 Biggest Home Seller Mistakes

Real Estate Agent with Bradfield Ramsey Group

Salida Colorado Real Estate: 6 Biggest Home Seller Mistakes 

My blogging community, Active rain, did a survey of 1000 agents. They found 6 mistakes sellers make when they list their home. They are also true in the Salida Colorado Real Estate Market. The order is a bit different  but here is what their research indicates.


Data provided by ActiveRain is an online community of real estate professionals who exchange best practices, write real estate blogs, and get free education from the industry and their peers.


For our area, here are the mistakes and what they mean locally.

Salida Colorado Real Esate- seller tips1. Overpriced Homes. 

Have you ever gone fishing in the ocean or a deep lake? You might start fishing with absolutely no action. You KNOW they are their but no bites. So you lower your line. No luck. Lower it again and again until things get crazy. Fish are biting and often competing for the bait. Folks with a fish finder can get to the right depth much faster with the same results.... a great catch in no time at all. 

Pricing a home so that it will sell quickly and for the most money to the seller is just like fishing. A good agent has a fish finder (comparable properties) that works unless your home us completely unique. Then you may agree to fish the old fashioned way, lowering your "line/price" every 2 weeks until they "bite". When your house is priced right --what the market will bear -- buyers find it and "bite"

2. Unwilling to negotiate.

Rule of thumb...don't reject an offer or home inspection repair request. Get an agent who is a good negotiator. S/he will be able to navigate the waters of negotiation. For many, it is hard to not take negotiations personally. A buyer may want to discount the price because of the color of paint that you just put in! There is no telling what will come up in negotiations.

3. Won't make repairs

A great idea is to do a seller's home inspection many sellers do this with Tiger Home Inspection, a fabulous Colorado company. When you find it and fix it before a buyer finds it and asks for it to be fixed with a licensed contractor, you could save thousands. And, many buyers get scared when they see damages to the house and wonder what else in damaged that they have not noticed. 

Salida Colorado Real Estate - seller tips4. Cluttered Space. 

Most folks around here are pretty good at boxing up personal effects and over cluttered counter tops. Make sure to do the same thing with large pieces of furniture and your barn, shed, and grounds. 

5. Difficult to show

First, don't ask your agent to accompany showings. Buyers have their own licensed agent and often do not like having another agent in their space. 2nd, it makes showings tough. If your agent has appointments, you are going to miss the showing.

2nd, decide what the easiest way is for a buyer's agent to set up showings. Easiest is call and go with no confirmation. That also puts the most stress on you. Your home will have to look immaculate all the time and pets will have to be taken with you with very little notice. Most sellers ask want to confirm the appointment with the company. That will give you time to tidy up and get the dogs out. You must keep your phone nearby for either of these options so you won't miss a ready and able buyer who did not know about your house until the agent mentions it. And then, they want to see it soon!

6. Unpleasant odors.

The biggest problem we have here is pet odor, especially cats and their litter. Clean and then be sure the litter box is out of visual line of site. The other is cigarette smoke. More and more buyers are either allergic or afraid of the money they will have to spend to repaint, clean carpets etc. Smoking outside would help immensely.


Hope this helps! I have include two more seller sites below that may help

Market Insider, offering the stats of homes sold and time on market for our area. You can search by zip code.

Our seller portion of our website -- Southern Colorado Homes and Land.

Salida Colorado Real Estate: 6 Biggest Home Seller Mistakes 

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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Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Great tips Paula, sure to help your sellers make the right choices to get their homes Sold.

Jan 25, 2014 04:08 AM #1
Paula Bradfield
Bradfield Ramsey Group - Salida, CO
Your Salida Colorado area Realtor Team

Bob, thanks for dropping by! Yes, and thanks to active rain for doing the survey!

Jan 25, 2014 09:17 PM #2
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Paula Bradfield

Your Salida Colorado area Realtor Team
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