09-02-2026 Under Contract After a Year (And Other Birthday Miracles)

I turned 42 on Friday. I said "it's just a number" to myself about four times in a row, which is generally a sign you don't believe it. Somewhere under the joke is a real question: when do things start going downhill, and can I hold it off a little longer? I don't have an answer yet. What I do have is video proof that I started dance classes and I am bad at them. Genuinely bad. I don't care. I'm still going.


The one thing keeping the birthday panic in check is knowing I'm in better shape now than I was at 22. I'm choosing to take that as proof I haven't peaked yet, rather than wondering when I will. Tag got us a couples massage for the occasion at a new place called SereniTea, which just relocated from Denver to Lone Tree and is still finding its footing. It was nice. It was not, however, Asian Deep Relax at Denver West, which remains the best massage I've had on five continents and is still the standard everything else gets measured against.

Tag had a surprise day off on Sunday. I worked all day. That's the job. Saturday we actually got the whole day together, so I started with a five-mile hike at Maxwell Falls with some of my favorite women, then picked up the family and drove to Breckenridge to use our timeshare at Peak 8, hot tub, cold plunge, sauna, steam room, the works. We drove home over Guanella Pass. Bridger drove the entire way there and back, close to four hours behind the wheel, and I was not terrified even once. He drove himself to his orthopedic follow-up yesterday too. He's officially out of the sling.

This Week in Real Estate: My Real Estate Life

My Jefferson/Como listing went Under Contract this week after sitting on the market for a full year. I need you to understand how big that is. That area is full of listings that aren't getting showings, let alone offers, and we're actually under contract on a beautiful mid-century modern home in a neighborhood mostly known for budget-friendly cabins. That mismatch is likely exactly what kept it sitting so long. Next up is Inspection Objection, the biggest hurdle in the entire contract period and where most deals fall apart. Once we're through it, the odds of getting to closing jump to around 90 percent. Wish us luck.

August was a busy month for appointments. My goal was 10, and I landed 12. My September goal is 8, and I'm already lining up a mix of properties, some to list now and some to hold for spring. If you're thinking about listing this fall, October tends to see an uptick in buyer activity, so early October isn't a bad window if you're willing to price aggressively from the start. If spring is more your speed, now is actually the smart time to get your exterior photos done while the trees are still doing their thing.

The Market: Evergreen, Conifer & Pine Market Snapshot

The most telling number from this week's closings in Evergreen and Conifer: homes, of which there were 7, that took a price reduction along the way sat a median 81 days before closing. Homes, of which there were also 7, that didn't, took a median of 11. Same story I bring up almost every week, small price cuts don't rescue a listing, they just stretch out how long it sits.

We had 14 closings total in Evergreen and Conifer, none in Pine this week. Median close price was $795,000. Median list-to-sale ratio was 97.4 percent, so sellers who priced right were landing very close to their asking number. Median days on market across the whole group was 41.5, which is really just the midpoint between two very different experiences.