Colorado Towns • June 1, 2025

Why Buyers Are Paying Attention to Pueblo West

by Sarah Johnson

Pueblo West real estate is quickly becoming one of Southern Colorado’s most talked-about markets — and for good reason. With mountain views, affordability, and room to grow, this community is catching the eye of both first-time buyers and seasoned movers.

Whether you’re looking for your next home or considering a relocation, Pueblo West real estate offers unique value and lifestyle perks you won’t find everywhere.

1. More House for the Money
Compared to Colorado Springs, homes in Pueblo West often offer more square footage and land for a lower price point.

2. Space to Breathe
Many homes sit on half-acre or acre lots, offering space for RVs, workshops, animals, or just some elbow room.

3. Outdoor Lifestyle
Close to Lake Pueblo, walking trails, and open space, it’s ideal for buyers who want nature nearby.

4. Easy Access to I-25 and South Springs
A manageable drive to Fort Carson, Fountain, and southside Springs areas makes it ideal for commuters.

5. Growing Community
Pueblo West is investing in infrastructure, schools, and new development — with a small-town feel that’s still growing up. Check out their website for all happenings https://www.pueblowestmetro.us/ .

If you’re looking for value and versatility, Pueblo West real estate might just check all the boxes.

Want a list of available homes or new builds in Pueblo West? I’m happy to send over options that match your needs.

Buying in Colorado • May 27, 2025

What First-Time Buyers in Colorado Should Know

by Sarah Johnson

Buying your first home is exciting, but it can also feel a little overwhelming. Between rising rates, competitive offers, and all the new lingo (escrow, contingencies, appraisals?), it’s easy to feel unsure where to start.

Don’t worry — I’ve got you.

Here’s what first-time buyers in Colorado should know before jumping in:

1. Get Pre-Approved Early
A strong pre-approval not only gives you a clear price range, it makes you look serious to sellers. I can connect you with great local lenders who are fast, helpful, and easy to work with.

2. Be Ready to Move Fast
Even though the market has cooled slightly, well-priced homes still go fast. Having your financing in place and a clear idea of what you want will help you jump when the right one hits the market.

3. Understand the Costs
Beyond your down payment, plan for closing costs, inspections, appraisal, and moving expenses. I help you budget realistically so there are no surprises.

4. It’s Okay to Feel Nervous
That’s normal! My job is to walk you through every step — from the first showing to closing day — so you can buy with confidence.

Thinking about buying your first home this year? Let’s meet for coffee or a quick Zoom and talk about your goals.

Home Decor • Staging • May 25, 2025

🛋️ 2025 Decorating Trends: Fresh Looks to Try Without a Full Remodel

by Sarah Johnson

If you’re thinking about freshening up your home this year — whether you’re planning to sell or just want to love your space more — you’ll love what’s trending. The good news? You don’t need a massive renovation or a big budget to bring new energy into your home.

From natural textures to mood-boosting color schemes, these 2025 decorating trends are stylish, practical, and easy to incorporate no matter your square footage.

Let’s explore a few of the most popular ideas that are showing up in homes across Colorado and beyond.

1. Warm Neutrals Are Taking Over

Gone are the cold grays and stark whites of years past. Now, warm, earthy tones are making a comeback — think sandy beiges, soft terracottas, creamy off-whites, and rich taupes. These shades create a cozy, grounded feeling that works in almost every room.

According to Sherwin-Williams’ 2025 Color of the Year, homeowners are leaning toward colors that feel comforting and familiar, especially as we spend more time in our homes.

Try it: Swap out cool-toned accessories like rugs or pillows for warmer hues. You’d be surprised how much cozier your space feels instantly.

2. Natural Textures & Layers

Natural materials continue to dominate home decor — and for good reason. They bring a calm, organic vibe that feels both modern and timeless. In 2025, expect to see even more use of wood tones, rattan, cane, linen, and stone.

Layering is also big this year. Designers are mixing materials to create depth — like pairing a boucle sofa with a wood coffee table and a jute rug.

Better Homes & Gardens suggests focusing on layered textures to make even minimal spaces feel rich and inviting.

Try it: Add a chunky knit throw, swap a plastic planter for a clay or concrete one, or bring in a natural fiber rug to ground a room.

3. Statement Lighting (It’s Not Just Overhead Anymore)

Lighting is no longer just functional — it’s a design feature. In 2025, we’re seeing bold light fixtures take center stage. Oversized pendant lights, sculptural floor lamps, and mixed-metal sconces are all trending.

Even better? Layered lighting is a simple way to upgrade your space without picking up a paintbrush. That means using a mix of overhead, task, and ambient lighting to create a warm, versatile atmosphere.

Real Simple highlights statement lighting as one of the easiest updates for both homeowners and renters.

Try it: Add a dimmable floor lamp in a reading nook or update your kitchen pendants with something bold and sculptural.

4. Multi-Functional Spaces & Furniture

With more people working, working out, and relaxing at home than ever before, furniture that does double duty is having a moment. Think ottomans with storage, fold-down desks, or room dividers that also serve as bookshelves.

Even small homes can benefit from thoughtful zoning. For example, a corner of your living room can become a mini-office or craft space with the right setup.

Try it: Add a stylish storage bench near the entryway or convert a closet into a mini office nook with floating shelves and a compact chair.

5. Curves Are In

From furniture to architecture, curves and soft edges are everywhere this year. Arched doorways, round mirrors, and curved sofas add movement and a sense of comfort to your space.

Designers say curves make a room feel more relaxed — and they pair beautifully with this year’s warmer tones and natural textures.

Try it: Swap a square mirror for a round one, or add a curved side table or soft, pillowy headboard to your bedroom.

Final Thoughts

You don’t need a full renovation or a big budget to give your home a fresh look in 2025. Start small — swap a rug, change a light fixture, or try a warmer paint tone. These simple updates can make your space feel more inviting, modern, and uniquely you.

If you’re thinking about selling your home, updating your decor with a few of these trends can also help you stand out in today’s market — buyers notice the details.

As always, I’m here if you’d like help getting your home ready — whether that’s for listing or simply loving it more.

Buying in Colorado • May 25, 2025

🏡 New to Homebuying? 4 Must-Know Tips for Colorado Buyers

by Sarah Johnson

Buying your first home is a big deal — exciting, emotional, and (let’s be honest) a little overwhelming. If you’re starting your homebuying journey in Colorado, you’re already ahead of the game by doing your homework.

The good news? You don’t have to figure it all out alone. As a local agent who’s helped plenty of first-time buyers navigate the process, here are 4 essential tips to get you started with confidence.

1. Get Pre-Approved Before You Start Shopping

Pre-approval isn’t just paperwork — it’s your starting line.

Getting pre-approved shows sellers you’re serious and gives you a clear picture of your budget. In Colorado’s competitive market, homes can go fast. Having a pre-approval letter in hand gives you an edge when the right home hits the market.

💡 Pro Tip: Work with a local lender who understands Colorado’s market and can move quickly. It can make a big difference in your offer being accepted.

2. Know Your Must-Haves vs. Nice-to-Haves

In an ideal world, you’d find a home that checks every box. But realistically, most buyers have to prioritize.

Start by identifying your:

Non-negotiables (like number of bedrooms, commute time, or school district)
Nice-to-haves (like granite countertops, fenced yard, or finished basement)

This helps you stay focused, especially in areas where homes sell quickly — like Colorado Springs, Briargate, or parts of Pueblo.

3. Understand Colorado-Specific Costs and Considerations

Colorado is beautiful, but our housing market has a few unique twists. For example:

HOAs are common, even in newer single-family home neighborhoods
Property taxes vary by county — be sure to ask!
Some areas may be in metro districts with additional monthly costs
Snow removal and road maintenance might not be included in rural or mountain areas

Make sure you’re asking the right questions so you’re not surprised after closing.

4. Choose the Right Agent (One Who Actually Listens)

This is a big one. Your agent shouldn’t just open doors — they should be your guide, advocate, and problem-solver.

Look for someone who:

Knows the Colorado market
Explains things clearly
Has a team (or transaction coordinator) behind them
Takes the time to understand your goals and timeline

📲 If you’re not sure where to start, I’d be happy to connect and talk through your homebuying goals — no pressure, just real guidance.

Buying in Colorado • May 25, 2025

🏞️ Buying Land in Colorado: What You Should Know

by Sarah Johnson

There’s something exciting about the idea of owning your own piece of Colorado. Whether you’re dreaming of building a custom home, starting a small farm, or just having some extra space to spread out, buying land can be a great investment. But it’s not as simple as picking a pretty lot and writing a check — especially in Colorado.

Here’s what you should know before you dive into a land purchase.

1. Zoning Matters — A Lot

Before buying, check how the land is zoned. Zoning laws affect what you can and can’t do with the property. For example, land zoned for agriculture may not allow you to build a single-family home, and vice versa.

Counties and cities in Colorado each have their own zoning rules. If you’re buying land in an unincorporated area (outside city limits), check with the county. Want to raise chickens, build a guest house, or start a home business? You’ll need to make sure it’s allowed.

2. Water Rights and Access

Water is one of the most important — and complicated — parts of buying land in Colorado. Unlike other states, Colorado has a unique system of water rights. Just because there’s a stream nearby or you see green grass doesn’t mean the land comes with water access.

Here are the basics:

Well water: In rural areas, you may need to drill a well. Make sure a well permit can be issued before you buy.
AMunicipal water: In city or suburban areas, water may be provided by a local utility — check hookup availability and cost.
Water rights: In some cases, water rights must be purchased separately from the land itself. This is especially true for agricultural land.

Always work with a knowledgeable agent (👋 hi!) and check with the Division of Water Resources to understand your options. Want more information? https://www.ltgc.com/resources/water-law1/ or https://dwr.colorado.gov/services/water-administration/water-rights

3. Road Access Isn’t Always Guaranteed

Some Colorado properties look beautiful in photos but aren’t accessible year-round — or at all without special equipment. Before you buy, make sure the property has legal access via a public or private road.

In some areas, especially the mountains, a road may be private and not maintained by the county. That means snow removal, grading, and upkeep could be your responsibility.

Ask:

Is the road plowed in winter?
Is access shared with other owners?
Is there a recorded easement?

4. Utilities and Septic

Many rural parcels don’t have city utilities. You may need to plan for:

Septic system installation
Propane delivery for heating
Electric or solar hookups
Internet or satellite options

Before closing on land, get quotes from local utility companies and contractors. This will help you avoid big surprises later.

5. Survey and Soil Test

Get a land survey to confirm property lines. Don’t rely on fences or verbal descriptions. Also, consider a soil test, especially if you plan to build. Soil conditions affect the cost of your foundation and whether a septic system will be approved.

6. HOA or Landowner Restrictions

Even in the mountains or plains, some neighborhoods or developments have HOAs or Covenants. These may restrict what you can build, the size of your home, types of animals allowed, and more.

Always ask for copies of:

HOA documents
Covenants, Conditions & Restrictions (CC&Rs)
Road maintenance agreements

7. Financing and Insurance Can Be Tricky

Buying land isn’t the same as buying a house — especially when it comes to financing. Not all lenders offer land loans, and the down payment is often higher (20%–50%). Interest rates may also be higher.

Also, check with your insurance provider about coverage for raw land, vacant land, and future construction.

Final Thoughts

Buying land in Colorado can be the start of something amazing — but it pays to do your homework. Zoning, access, water, and utility logistics are key details that make a big difference in cost, timeline, and what you can actually do with the property.

Whether you’re looking for an off-grid hideaway, a future home site, or land for horses, I’m here to help you navigate the process and avoid common pitfalls.

Let’s talk about your land goals and find a parcel that’s the right fit for your future.

Uncategorized • May 21, 2025

🛠️ 3 Weekend Projects Under $500 That Increase Your Home’s Value (No Contractor Needed

by Sarah Johnson

Thinking about selling or just want to boost your home’s appeal without breaking the bank? These DIY-friendly weekend upgrades can add real value — and you don’t need a contractor to get them done.

1. Refresh Your Curb Appeal

📍Cost: $100–$300
First impressions matter — especially in real estate.

Paint your front door a bold, modern color (think navy, black, or deep red)
Replace old house numbers and your porch light fixture
Add potted plants or a seasonal wreath
Power wash the porch and walkway

✨ Why it works: Buyers (and appraisers) start forming opinions the moment they pull up. A clean, welcoming entry signals a well-maintained home.

2. Update Cabinet Hardware & Light Fixtures

📍Cost: $200–$400
Outdated fixtures age your home — fast.

Swap out dated knobs and pulls for modern matte black, brushed nickel, or brass
Replace basic ceiling lights or bathroom vanity fixtures with stylish new ones
Check Facebook Marketplace or big box store sales for deals

✨ Why it works: These quick cosmetic upgrades make kitchens and bathrooms feel more current — a huge selling point.

3. Paint Like a Pro — One Room or an Accent Wall

📍Cost: $75–$150
A fresh coat of paint delivers one of the highest returns on investment.

Neutral tones like soft beige, warm greys, or creamy whites appeal to most buyers
Add an on-trend accent wall in a deep green, navy, or even moody charcoal
Don’t forget to touch up trim or baseboards

✨ Why it works: Paint instantly brightens a space, hides wear, and helps buyers envision a move-in-ready home.

Final Tip: Small Projects, Big Impact

You don’t have to tear down walls to add value. Strategic, budget-friendly updates show buyers you’ve taken care of your home — and that helps your home stand out.

Need help prioritizing the best projects before you list? Let’s connect. I offer personalized pre-listing advice (and I’ll never suggest a full kitchen reno unless it’s truly worth it 😉).

Selling Your Home • May 21, 2025

🏡 What Sellers Need to Know in Today’s Colorado Market

by Sarah Johnson

Selling your home in Colorado means more than just putting up a sign.

You’ve likely heard it before — we’re in a “shifting market.” But what does that actually mean for Colorado home sellers? In short, some areas are still seeing high demand and multiple offers, while others are leveling out or even leaning toward a buyer’s market.

No matter where you’re selling — from Colorado Springs to Pueblo to the Front Range — the key is knowing your market and having a strong strategy. Pricing, presentation, and timing are everything right now. Here’s what sellers need to know to succeed in 2025.

1. Understand Your Local Market

Real estate isn’t one-size-fits-all, and this is especially true in Colorado. While areas like Briargate or Monument may still see multiple offers, others might require a bit more patience and pricing finesse.

Ask your agent for a hyperlocal market update — not just general stats for the city or county. You’ll want to know:

Average days on market
Inventory levels (months of supply)
Recent sales in your neighborhood
Price per square foot trends

🔗 Colorado Association of REALTORS® Market Trends is a great resource for statewide stats, but your agent can dig deeper into your zip code.

2. Price It Right — the First Time

Buyers today are more informed than ever. With interest rates and affordability top-of-mind, they’re carefully comparing price, condition, and value. If you overprice your home early on, you risk sitting on the market, then chasing it down with price drops later.

Instead:

Review recent comparable sales with your agent
Be realistic about upgrades and condition
Consider pricing slightly under the competition if the market is cooling

If your home is priced right and presented well, it should attract strong attention in the first 7–14 days. Don’t miss that window!

3. Prep Like a Pro

In a market where buyers have options, presentation matters more than ever. That doesn’t mean you need a full renovation — but clean, decluttered, and move-in ready goes a long way.

Here’s what works:

Deep cleaning — especially kitchens and bathrooms
Fresh paint in neutral tones
Minor repairs (leaky faucets, squeaky doors, outdated light fixtures)
Decluttering and staging (even if it’s light styling with what you have)

Your agent may recommend a pre-listing walk-through with a stager or offer a simple checklist to follow. Some brokerages even offer concierge-style services to help you get your home market-ready with no upfront costs.

4. Make Your Listing Stand Out Online

Nearly every buyer starts their home search online — which means your photos and listing presentation have to shine.

Ask your agent if they include:

Professional photography
Drone photos or video (especially for land or large lots)
Matterport 3D tours or video walkthroughs
Floorplans
Strategic ad placement on social media and platforms like Zillow, Homes.com, and Realtor.com

These details can make the difference between a scroll-by and a showing request.

5. Plan for Concessions and Flexibility

In some Colorado markets, buyers are asking for concessions toward closing costs, especially with higher interest rates impacting their loan expenses.

Be prepared to:

Offer a credit toward 2/1 buydowns or rate buydowns
Be flexible on close dates or rent-backs
Negotiate on inspection findings — especially for older homes

Flexibility can go a long way toward keeping a deal together and reaching the closing table.

6. Timing Matters (But Not Always How You Think)

While spring and summer are often seen as the best times to sell, life doesn’t always wait for the “perfect” month. Good homes, well-presented and priced correctly, sell year-round.

In fact, listing in late summer or early fall may mean less competition and more serious buyers. Don’t let timing alone hold you back — lean into the market conditions and make a data-informed decision.

7. Work with the Right Agent

This is where I come in. As a local agent with years of experience in the Colorado market, I know how to price, market, and negotiate in real time — not last year’s market. From coordinating pre-listing prep to crafting negotiation strategies, I’ll guide you through every step.

And yes, I’ll make sure you’re not leaving money on the table.

Final Thoughts

Selling your home isn’t just a transaction — it’s a major life moment. And in today’s Colorado market, having a solid plan makes all the difference.

From accurate pricing to expert marketing to skilled negotiation, you deserve someone in your corner who will help you stand out — and sell smart.

If you’re considering listing your home, let’s chat. I’d love to walk you through a local market update, help you prep with confidence, and create a custom strategy that gets results.

Buying in Colorado • Selling Your Home • May 21, 2025

Should You Buy or Sell First in Colorado?

by Sarah Johnson

🏠 Should You Buy or Sell First in Colorado?

If you’re planning to move — whether you’re upgrading to a larger home or downsizing into something easier to manage — there’s one big question most Colorado homeowners ask:

Should I buy first or sell first?

In a fast-moving market like Colorado’s, timing both can feel overwhelming. But with a clear strategy and a good understanding of your options, you can make it work — without losing sleep (or money). Let’s walk through the pros and cons of each approach and the key factors to help you decide.

Option 1: Sell First, Then Buy

This is the more traditional route — and for many people, it’s also the safer option financially. Here’s why:

✅ Pros:

You know exactly how much equity you’ll have to put toward your next home.
You won’t be paying two mortgages at the same time.
If needed, you can rent temporarily or stay with family/friends while you shop for your next home with no pressure to rush.

❌ Cons:

You may feel rushed to find your next home, especially in a low-inventory market.
Renting in between moves can mean extra expenses, short-term leases, and moving twice.
It can be emotionally stressful to be “in between” homes — especially with kids, pets, or large families.

Option 2: Buy First, Then Sell

Some people prefer to lock in their next home before putting their current one on the market. This strategy can work — but it requires careful planning and solid financials.

✅ Pros:

You can take your time finding the right home without rushing or settling.
There’s no need for temporary housing or storage, making for a smoother move.
You can stage and show your current home without living in it, which may help it sell faster and for more money.

❌ Cons:

You’ll likely need to carry two mortgages (at least temporarily) unless you use a bridge loan or home equity line.
If your current home takes time to sell, it could strain your finances.
Not every buyer qualifies to purchase before selling — especially with tighter lending guidelines.

Option 3: List with a Contingency or Use a Rent-Back

In today’s Colorado market, buyers and sellers are getting creative. There are a couple of middle-ground strategies that might work for you:

🔁 Use a contingent offer:

This means you make an offer to buy a new home only if your current home sells. In slower markets, this is more commonly accepted. In hotter markets, sellers may prefer non-contingent offers — so it depends on timing.

🏡 Ask for a post-closing occupancy agreement (rent-back):

You sell your home, but stay in it for a few weeks after closing while you shop and move into your next one. This is a great option if the buyer is flexible and you’re close to finding your next home.

What’s Happening in Colorado Right Now?

The Colorado real estate market is shifting — and it’s not the same everywhere. In some parts of Colorado Springs, we’re seeing early signs of a buyer’s market, while other neighborhoods remain competitive and seller-friendly.

That’s why every move should be customized. Some buyers may have room to negotiate, ask for concessions, or take more time to shop. Others, especially in high-demand areas, still need to move quickly and submit strong offers.

The key is understanding what’s happening in your specific area — and adjusting your strategy accordingly. That’s where having a local agent (hi, it’s me 👋) who understands the nuances of each neighborhood really matters.

So, What’s the Right Move for You?

Here are a few questions to consider:

Do you need the equity from your current home to buy your next one?
Can you qualify for a new mortgage while still owning your current home?
Are you comfortable moving twice if needed?
Is the market in your area moving quickly or slowing down?
Are there homes available in the area you’re hoping to buy in?

If you’re not sure where to start, that’s what I’m here for. I help clients evaluate their financial position, market conditions, and personal goals to create a plan that works — whether that means buying first, selling first, or using a creative combination of both.

Final Thoughts

There’s no one-size-fits-all answer when it comes to buying and selling at the same time. What matters most is your comfort level, timeline, and local market trends. With a little planning and guidance, you can make a smooth move — and I’d be honored to help you through it.

Whether you’re moving up, downsizing, or relocating across town, let’s make a plan that works for you.

Selling Your Home • May 20, 2025

Behind the Scenes of a Successful Home Sale

by Sarah Johnson

Ever wonder what really goes into selling a home? Spoiler alert: it’s more than just sticking a sign in the yard and crossing our fingers. As a local real estate broker, I help sellers like you move with confidence — and that starts with a solid plan.

Here’s a quick look at what happens behind the scenes:

1. Prepping the Home
We declutter, stage, and sometimes make small updates (paint, lighting, landscaping) to make sure your home shines online and in person.

2. Strategic Pricing
We don’t guess. I use recent comps, buyer activity, and market stats to land on a pricing strategy that gets you noticed — and gets you offers.

3. Marketing That Works
Professional photos, listing syndication, social media, email campaigns, reverse prospecting — we go beyond the basics to get your home in front of serious buyers.

4. Strong Communication
You’ll hear from me every step of the way. I don’t just list and disappear. Whether it’s showing feedback or offer advice, I’m here to make sure you feel supported.

5. Negotiating and Closing the Deal
From contract to close, I handle the fine print and keep everything moving. My job is to get you the best price, best terms, and a smooth closing.

Selling your home doesn’t have to be overwhelming. With the right prep, pricing, and partnership, we can get you to that next chapter faster and with less stress.

Thinking about listing your home this season? Let’s talk about timing, price, and how to make your home stand out.

After Virtually Staging Master Bedroom

Before Virtually Staging Master Bedroom

About this Blog • May 13, 2025

From the Porch with Sarah

by Sarah Johnson

Pour your coffee, toss the ball to the dog, and settle in — this is where real estate meets real life. From tips for buyers and sellers to local insights on life in Southern Colorado, consider this your go-to spot for relaxed, real talk about the market, the community, and everything in between.

About Me…

Hey there — I’m Sarah Johnson, your local real estate expert with a soft spot for front porch chats, open skies, and helping people make smart moves in Southern Colorado. Whether I’m throwing the ball to my dog Gunner, Kimber or walking clients through their first (or fifth) home sale, I bring a blend of real-life experience, straight-up advice, and a deep love for this community. If you’re ready to buy, sell, or just explore your options, I’m here to guide you every step of the way.