10-21-2026 Over Asking in Bailey and a Lesson in Explaining Myself

Sterling and I woke up in Florida last Thursday, spent the whole day at Busch Gardens, and flew home. We got into bed at 11:30, which felt like 1:30 to us. Then I somehow made it to CrossFit the next morning. Somehow. Somehow. I couldn't tell you how.

Then it was time to jump back into the week at full speed, because apparently I only own one speed.

This past weekend was my alumni Mountain Day for NMH, which is Northfield Mount Hermon, my high school. I helped organize a little this year because the woman who was going to help had a surprise baby. A surprise baby! I couldn't be happier for her. She also happens to be my old student leader from school, and it was really fun to see her last year for the first time in about 25 years.

Also, it's Blessing Basket season again, if you can believe it. I'm collecting Thanksgiving meals for families of four, and I'm working with the local schools to find the families in our community who need them. If you want to help, the flyer with all the details is here: https://bit.ly/VMBlessingBaskets. We deliver the baskets on November 14th.

This Week in Real Estate: On The Ground This Week

469 Eagle Trail in Bailey sold for $50,000 over asking, and it closes today. I'm gonna enjoy that one for a minute.

My listing at 36 West Ranch Trail in Morrison is live, and it's a beaut. I hosted an open house Saturday, a colleague hosted one Sunday, and we've had a lot of activity so far. We're also writing an offer for my awesome Lakewood client on a new place.

Not everything went smoothly, though. A couple of transactions hit bumps, and I'm taking a lesson from them. My suggestions come from patterns I've seen over a lot of transactions, not from judgment, and I need to slow down and explain those patterns. I also wish I'd been clearer from the very beginning about how a deal can feel when the market leans toward buyers. 

Whatever I suggest, I'll do what my clients want, and I'll do it with enthusiasm.

I don't own a crystal ball. I'm not always right, because I'm not the other person and only they know what's right for them. But I can say with 100% certainty that I will never intentionally lead anyone astray. All I want is happy clients who are set up for the long haul, same as I want for my family (kids specifically) and my friends. It's so hard to watch people pick short-term relief over long-term gain.

Today I'm interviewing a candidate for my admin job, in person. I'm excited and nervous, and I think she could be perfect.

The Market: Evergreen, Conifer & Pine Market Snapshot

Two Evergreen homes closed more than $100,000 over what they first listed for. A home on Piney Grove started at $1,040,000 and closed at $1,182,775 after 26 days on the market. One on Mohave started at $825,000 and closed at $935,000 after 4 days.

Those two are the outliers. Fifteen of the 25 homes with list prices cut their price on the way to closing. Homes that never cut sold in a median of 15 days on the market. Homes that did took a median of 94. Last week that split was 13 versus 78, so both numbers crept up. If you want to sell a home in Conifer or Evergreen, that gap is why I keep saying to price it right on day one.

Twenty-six homes closed this week, 21 in Evergreen and 5 in Conifer, up from 15 last week. 

The median sold price was $977,500, compared with $810,000 last week. Evergreen's median was $1,182,775 (last week $593,000) and Conifer's was $900,000 (last week $899,000). The typical home closed at 99.0% of its final list price, down from 100%, and at 94.7% of its original list price, down from 96.6%.

Four homes sold for more than $2 million, all in Evergreen, and nothing closed in Pine.