The net sheet comes first.
In the order the decision imposes: what you will actually net, what price the comps support, what you are obliged to disclose, and what to do when it does not sell. The net sheet comes before the list price, not after.
Every seller guide
Seller Guide
Pre-Listing Inspection in Colorado: What It Buys a Seller
Colorado's Seller's Property Disclosure puts no duty on you to inspect, but what you already know goes on it whether you inspect or not, and a report you commission joins that. A pre-listing inspection won't replace the buyer's or move their dates. It buys time to repair or price what it finds.
Seller Guide
Selling a Home With an Unpermitted Basement in Colorado
Colorado's disclosure form asks about permitted and unpermitted work on two different lines. For a finished basement the costly question is the permit: which building department reviews it, against which code, and what a permit does and doesn't change at appraisal.
Seller Guide
Off-Market and Delayed Marketing: Selling in Boulder County
Three options sellers ask for as quiet, three answers to one question: who can see the house. IRES has a seller form for one, the office exclusive: filed with the MLS, not disseminated to other brokers. A delayed marketing listing stays in the MLS. Page 4 of the contract decides the rest.
Seller Guide
Should You Sell in Fall or Wait for Spring in Boulder?
Spring pays a little more in Boulder, not the 16% you have read: the one study that compares like with like puts it in low single digits. And a move-up seller pays that lift again on the house they buy, so waiting widens the gap. Boulder's real seasonal effect is time, not price.
Seller Guide
Selling a Home With Tenants in Colorado: Your Two Exits
A lease does not lower your price. It changes who is allowed to bid: the financed owner-occupant signs a covenant to occupy within 60 days. So you have two exits. Sell tenanted, into the market that buys income, or reach vacant, and Colorado's no-fault door opens only at the end of the term.
Seller Guide
Selling a Home in a Metro District in Colorado
In a Colorado metro district, the number that kills your sale is your buyer's debt-to-income ratio, not your price. Since August 6, 2025, resale sellers in post-2000 districts owe a pre-contract disclosure. Use it as a filter, and spend concession dollars on a permanent buydown, not a price cut.
Seller Guide
How to Price Your Home to Sell in Boulder
By Zillow's own accuracy table, half of Colorado's off-market estimates miss by more than 5.6 percent. On Boulder's year-to-date single-family median, that's a 73-thousand-dollar swing before you've hung a sign. Here's how a real list price actually gets built, and how to test it.
Seller Guide
Relisting a Boulder Home: Your Contract, Not the Clock
Sellers relist to reset a clock. The IRES rulebook has no days-on-market provision to reset, and the buyers whose opinion sets your price, the ones working with an agent, can still pull the whole history. What a relist actually changes is your listing contract and your price.
Seller Guide
Selling a Home You Have Owned for Decades in Colorado
On a long-held Colorado home the basis is rarely what anyone on the deed assumes. Colorado is not a community-property state, so on a first death only the decedent's interest takes the date-of-death value and a surviving co-owner's interest keeps its original cost. Title decides which is which.
Seller Guide
Seller Concessions vs a Price Reduction in Colorado
A concession and a payment to the buyer's brokerage are two separate lines on the Colorado contract, and the form says each is in addition to the other. A price reduction is a third thing again, and the only one of the three that no lender can touch.
Seller Guide
Seller Net Proceeds in Colorado: What You Actually Net
Your seller net proceeds in Colorado are your sale price minus your loan payoff, roughly 7-9% in selling costs, prorated taxes and HOA dues, any concessions, and possible capital-gains tax. The gap between price and check is often tens of thousands, so build an honest net sheet before you list.
Seller Guide
Capital Gains on a Colorado Home Sale: Know Your Basis
A married couple who meets the tests can exclude up to $500,000 of gain on a home sale, and a single filer $250,000. Colorado taxes whatever is left as ordinary income, with no home-sale break of its own. On a long-held Boulder home, that ceiling is closer than most owners think.
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