Selling Your Denver Home: Answers to Your Biggest Questions
Selling a home raises a lot of practical questions—from how long it takes to what you'll actually net at closing. Here are the answers to the ones we hear most often.
Where do I start?
Get a Comparative Market Analysis (CMA) from two or three agents. A CMA shows you what homes like yours have actually sold for in the past 3–6 months — that's the starting point for any realistic price.
This is also when you should be evaluating agents themselves. You'll be working closely with someone for months, so meet with a few, ask hard questions about their recent sales in your specific neighborhood, and pick the one who knows your street — not the one who pitches the fastest.
How do I choose an agent?
Sharp beats personable — but ideally you get both. If you have to choose, pick the one who knows your specific neighborhood cold over the generalist with a great presentation.
When you sit down with agents, ask for:
- Recent sales they've closed in your specific neighborhood (not Denver broadly)
- What they're currently listing and how fast those homes are moving
- How they'd price your home and why
- Whether they have off-market buyer relationships
Go with the one whose numbers are grounded in what's actually sold on your block.
How long will selling take?
From listing to accepted offer: 7–45 days, depending on your price, condition, and the time of year. Price it in line with recent sales in a busy price range and it moves fast. Price it away from those sales and it sits.
Once you have a signed contract, closing typically takes 30–45 days.
Plan for a full three-month window from the day your listing goes live to money in your account.
What's my home actually worth?
Your home is worth what similar homes nearby have actually sold for in the past 3–6 months. You start with those prices, then adjust up or down for differences like square footage, condition, lot size, and finishes.
A good agent will walk you through that math. You can do a quick scan yourself on Zillow or Realtor.com, but local agents know the adjustments that actually matter on your specific block — and they see deals that never show up on national sites.
The most important thing: don't price off 2024 peak sales. Price based on what's sold recently and your home will sell. Price based on last year's peaks and it will sit.
What are the real costs of selling?
Here's what comes out of your proceeds:
Agent commission — typically 5% of the final sale price, split between the listing agent and the buyer's agent
Closing costs — title fees, escrow, and transfer taxes; typically 1–2% of the sale price
Repairs and updates — your agent will tell you which ones are worth doing. Not every repair needs to happen before you list; some are better reflected in the price instead.
Staging (if your home is vacant) — Staging a vacant home can run $2,000–$5,000 upfront, then roughly $500/month while it's on the market. Most occupied homes don't need professional staging — just declutter and depersonalize.
Your net proceeds are what's left after all of the above. Your agent can model this out once you agree on a list price.
What are the tax implications?
If you sell for more than you paid, you'll owe capital gains tax — and how much depends on how long you've owned the home.
| Situation | Tax treatment |
|---|---|
| Owned longer than 1 year | Long-term capital gains rates (typically 15–20% federal) |
| Owned less than 1 year | Ordinary income rates (much higher) |
| Primary-residence exclusion (lived in 2 of past 5 years) | Exclude up to $250K of gains (married couples: $500K) |
If you're moving out of state, that state may withhold a portion of your proceeds at closing. If you're staying in Colorado, you'll get the full amount and deal with the tax bill on your next return.
Talk to a CPA before you list — your tax bill depends on how long you've owned the home, your income, and where you live, and it's worth knowing the number ahead of time.
Do I need a pre-sale inspection?
No — you're legally required to disclose defects you know about, but you're not required to go looking for them.
The buyer orders their own inspection after their offer is accepted and before closing. That's on them, not you.
What happens to my mortgage when I sell?
When you close, your lender gets paid the outstanding mortgage balance out of the sale proceeds first. Whatever's left goes to you.
Example: You sell for $650,000 and owe $480,000 on your mortgage. Your lender gets $480,000; you get $170,000 (minus closing costs and commission).
Can the buyer back out after I accept their offer?
Yes, but only in specific situations. Most contracts include standard contingencies that let the buyer walk away without penalty if:
- The inspection turns up damage or defects they didn't know about
- They can't secure financing
- The appraisal comes in lower than the agreed price
- A title issue surfaces (extremely rare)
Outside those four, the buyer loses their earnest money if they back out.
In practice, well-priced homes with clean inspections and solid appraisals almost never fall apart. When they do, it usually comes down to the price being too high or the home having real problems.
How should I prepare my home?
Focus on the things that actually change what buyers do:
Curb appeal first — Landscaping, clean siding, fresh paint on the front door, and a clear driveway tell buyers the home has been taken care of. People form opinions before they even walk in.
Declutter and clean — Pack away personal items and clear out excess furniture. Buyers need to picture themselves living there, not wade through your stuff. Deep clean everything.
Fix material defects — Roof leaks, plumbing issues, electrical problems, water damage. These will come up on inspection and kill the deal or tank your price. Don't skip them.
Update the most obvious outdated fixtures — think kitchen hardware, bathroom lighting, worn flooring. These change what buyers think the home is worth. Don't renovate; just refresh the things people notice first.
Staging — If your home is vacant, hire a stager. If it's occupied, just keep it uncluttered and well-maintained.
Minor cosmetic work — paint, hardware, landscaping — usually returns 50–80% of what you spend. Major renovations like a full kitchen or bathroom return less. Your agent will tell you which repairs are worth doing.
Selling as-is is an option if you want speed over price. Cash buyers and investors will consider it. Most traditional buyers won't — and you'll end up reflecting the repairs in your list price anyway, just without doing the work.
Have another question?
If something here didn't answer your question, reach out. I'm happy to walk you through your specific situation — no pitch, just information.
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Paul McCoy, Realtor | Fathom Realty | License #: FA.100105533 | (319) 325-0668 | pmccoy626@gmail.com
Paul McCoy is a licensed real estate professional in Colorado. Equal Housing Opportunity.