09-09-2026 The FSBO Closing That Nearly Fell Apart Twice

I signed up for hip hop and got a full Beatles medley instead. Our regular instructor was out, and whoever filled in either didn't get the memo or decided the assignment was more of a suggestion. Either way, I spent an hour trying to hip hop to a song from 1965. Still fun. Just not what it said on the label.

In other news, I joined the Denver University Club, and I'm technically supposed to spend a minimum on food there each quarter, which is the kind of problem I can live with. This week that meant the fancy fish special, since I don't order fish as often as I mean to. If anyone wants to join me for lunch there, say the word. It's a good spot, and I'd love the company.

I also found out there's a sketch comedy show in January and I want to try out for it. You have to audition, which means there's a real chance I don't get a part, and that thought alone is enough to make my stomach drop a little. I'm doing it anyway.

Tag had the entire long weekend off, three days, which might be a record. We did an escape room that made it very clear neither of us should be trusted in an emergency, then got burgers at Bob's Atomic in Golden. Monday was a Labor Day party where I brought my go-to, a Chantilly cake from Whole Foods, my favorite dessert on the planet and not up for debate.

This weekend I'm throwing the baby shower for Jill and Javier, who owns my CrossFit gym. A few of us from the gym planned it together, and I want it to go perfectly for them. Excited. Also a little nervous.

This Week in Real Estate: My Real Estate Life

She tried to sell it herself because the buyers were friends with the neighbor, so what could possibly go wrong. That's how a client of mine described her plan to sell her home without an agent, and if you're waiting for the part where it goes sideways, here it is.

Things got complicated fast. I'd worked with her before, helping her find a replacement property months earlier, so when the FSBO deal started to unravel she called me back in. Partway through, the buyers had to bring on a co-signer because they had a property in Texas that wasn't selling and their financing depended on it. We got close to losing the deal more than once. I don't think the lender was fully convinced it would happen either.

It closed Tuesday.

The rest of the week was just as full. I signed three new listings and a new buyer, on top of getting this one show-ready in a single week. Thankfully they're not all hitting the market at the same time. Three are coming soon, and I'll take that stagger over a pile-up any day.

The Market: Evergreen, Conifer & Pine Market Snapshot

Homes that got a price reduction this week took more than four times as long to sell as the ones that didn't, a median of 87.5 days versus just 20. That's the kind of number I bring up with sellers who want to test the market a little high and adjust later if needed.

Ten homes closed across Evergreen, Conifer, and Pine. The median close price landed at $912,500, and the median time on market across all of them was 79 days. Buyers are still paying close to asking, with a median list-to-sale ratio of 97 percent.

Six of the ten homes had at least one price cut before they sold. Four never did.