Answers by Celeste Huss

This is such a smart question to ask before signing—because yes, it’s very common for buyers to end up significantly over the base price. The base price is really just the starting point. Once you factor in: • Lot premiums • Design center upgrades • Landscaping (yard, sprinklers, fence) • Blinds, appliances, etc. • SID/LID (which is an additional tax/assessment) …it’s not unusual to see the final cost climb tens of thousands higher. Whether it’s $30K or $100K+ really depends on how upgraded the home and lot are. Before signing anything, I would ask: • What is the average final price buyers are paying vs. base price? • What’s included vs. what’s considered an upgrade? • How much are lot premiums for the lots I’m considering? • What will the SID/LID cost monthly or annually? • What does a “typical” design center spend look like? • What’s not included at all (like backyard, fence, blinds, etc.)? Also, ask for a realistic total monthly payment estimate, not just the base price. The biggest mistake I see is buyers falling in love with the base price, then slowly adding things without realizing how quickly it adds up. Going in with clear expectations is the best way to stay in control of your budget.

If there are any property disclosures available that might be helpful, ones from a previous transaction would be awesome, but may not be available unless they are connected to the listing (meaning available from the MLS, depending on the MLS of course). One option is to contact the previous listing agents and see if they can provide any details or motivations from the previous sellers.

20% is ideal, but not always necessary. Most like 20% down because you avoid mortgage insurance, but putting less that 20% in a rising market could make sense. I would recommend talking to a lender for the most clarity, but you could also use your favorite AI platform to run different scenarios to help you compare your options.

This is such a frustrating place to be, and you’re definitely not alone—I’m seeing this come up more often in today’s market. If you’ve had strong showing activity but no offers after 30+ days, that usually tells us something important: 👉 buyers see the home, but they’re not seeing enough value at the current price to move forward with an offer. When homes nearby are going under contract, it’s usually a combination of price, positioning, and buyer perception—not just “waiting for the right buyer.” A few things I would look at: • Price relative to competition (not just comps) Buyers are comparing your home to what’s currently available, not just what has sold. • Feedback from showings Are you getting consistent comments about anything (layout, updates, location, etc.)? • Condition vs. expectations at that price point Sometimes even small things—paint, lighting, or minor updates—can shift how buyers feel about value. As far as taking it off the market to do some work—no, that’s not fishy at all. It can actually be a smart reset strategy if it’s done intentionally (and paired with a pricing conversation). I would be cautious about assuming the issue is your agent, especially if they’ve done a good job generating showings. Lots of interest and no offers point to pricing in my experience.

Low inventory can work in your favor because you have less competition, but that only helps if buyers are active and your home is priced and presented well. The good news is buyers don’t just “show up” in April—they’re already looking now. In fact, serious buyers are often out earlier because they’re tired of competing. The bigger risk isn’t listing early—it’s overpricing and sitting, which is what creates that “stale” feeling. If your home is well-prepared and priced correctly, listing before the spring rush can absolutely give you an advantage. You’re essentially getting in front of buyers before they have more options. So it’s less about timing the calendar and more about timing the competition and pricing strategically.

I would say it depends. I\'m not licensed in Colorado, so I am not familiar with your contract, but in most cases, once you’re under contract, the seller can’t just back out without consequences. The contract is legally binding, and if all deadlines and conditions have been met, the seller is expected to perform. That said, there are a few exceptions: • If there are still contingencies in place • If deadlines weren’t met • Or if something specific in the contract gives them an out If a seller does try to back out without a valid reason, buyers can often pursue legal action (like forcing the sale or seeking damages), but that’s obviously not ideal this late in the process. At this point, I would have your agent: • Confirm all contingencies are removed • Make sure timelines have been met • And stay in close communication with the listing agent Most of the time, even when sellers act a little unpredictably, they still close because the contract requires it. I hope your buyer\'s agent is following up and doing their best to protect you and your interests.