10-07-2026 A Scary Lump, a Florida Surprise, and 13 Price-Cut Homes

Adam found a huge mass on Kamper's tummy and told Tag, and Tag told me, which is how bad news travels at our house. Down the chain, with zero veterinary training anywhere along it.

I'm a don't-worry-until-you-have-to person, and that held for about a day. Then I started wondering how the boys would take it if something was really wrong with our bernedoodle.

Then, because my brain loves a bonus round, it hit me that one day he really will die. Super sad. The next day I checked it out and saw it had popped. Eww. Also, thank goodness. I made an appointment right away, and Saturday the vet told us it was an abscess. Not cancer. An abscess. Kamper is fine.

Sunday was a lovely ladies walk with Delisa and my neighbor Lori, who have both joined us before but haven't been frequent walkers. I'm not recruiting. (I'm totally recruiting.)

Dance class is a whole different story. I missed last week because I was in Vail, so I was totally lost this time, and the video makes that very, very obvious. Would it have mattered if I'd been there? Hmmmm. I honestly can't tell. I am still terrible. I am still loving it. I'll miss this week too, because Sterling and I are headed to Florida.

Here's the fun part. I arranged for Sterling's friend who moved away to meet us at our Florida house, with his mom. I told Sterling Tuesday night right before bed, which may not have been my best timing, but he was sooo excited. And now he keeps reminding me. "I am sooooo excited." Yes, buddy. I know. 

We fly to Tampa Thursday, and it looks like rain the entire time we're there. Oh well.

This Week in Real Estate: My Real Estate Life

A full-price offer, a counter signed over the weekend, and earnest money in by Monday. This realtor in Evergreen will take it. That Sedalia home is under contract, and the title and lending teams were all introduced by Monday.

Over in Evergreen, a Rocky Village condo sale ran into a special assessment wrinkle, meaning nobody knows the final number yet. So I negotiated language to hold $3,500 of the seller's proceeds in escrow until it's known. Amendment signed, and a closing signing was on the calendar for Tuesday.

My Hartsel purchase is on track for an October 23 closing. The well inspection was Monday, solar and home inspections are today, and I sent my client some fire mitigation advice: clear the first 5 feet around the house first, then tackle the 5 to 30 foot zone.

Also: a Bailey deal has an inspection objection deadline landing today, and a Morrison new construction buyer has a third-party inspection lined up before the builder's orientation. I'm getting a Morrison listing ready too. I met the stager Monday, received the Transfer of Title from Jefferson County, ordered the For Sale Sign, set up showing instructions, and photos are today.

The Market: Evergreen, Conifer & Pine Market Snapshot

Thirteen of the seventeen homes that closed this week in Conifer, Evergreen, and Pine took a price cut first. Last week it was four of twelve.

Those thirteen sold for a median 89.2 percent of their original asking price, compared to 87.6 percent last week. On an $800,000 original ask, that's roughly a $86,000 cut. The four homes that never reduced sold for a median 102.1 percent of asking, though four is a small group and one of them was new construction, so I wouldn't tattoo that on anything.

If you're moving to Colorado and shopping Colorado mountain homes, notice how many sellers blinked. And if you want to sell a home in Evergreen this fall, this is exactly why I tell people to price it right from day one.

Time tells it louder. Homes with a price reduction had a median of 82 days on market, up from 43.5 last week. Homes with no reduction had a median of 10.5 days, down from 13. That's nearly eight times as long for the price-cut crowd, and seven of those thirteen listed back in April or May.

Seventeen homes closed, up from twelve: fourteen in Evergreen, two in Conifer, and one in Pine. The median close price was $1,150,000, up from $830,000, but eight of the seventeen closed above $1.2 million, so I'd read that as the mix and not a $320,000 jump in a week. 

Homes sold for a median 98.0 percent of their final list price, up from 96.3 percent. Three sold at full asking and five sold over, compared to four at asking and none over last week. Eight of the seventeen included seller concessions, versus six of twelve last week.

The top sale of the week closed at $1,950,000 in Evergreen after starting at $2,295,000 and taking 66 days.