Edward Behr

Short answer: yes, you should order a home inspection. Skipping it is almost never worth the riskaEUR"especially here in Colorado Springs. I work in this market every day with the Behr & Behr Team, and I can tell you that homes in Colorado Springs often come with things you won't catch during a walkthrough. Our climate, soil conditions, snow load, hail, and big temperature swings are tough on roofs, foundations, HVAC systems, and drainage. Even houses that look great on the surface can hide expensive issues. A home inspection isn't about killing the deal or nitpicking cosmetic stuff. It's about understanding what you're buying before you own it. Roof life, sewer lines, electrical panels, furnaces, grading, moisture issuesaEUR"those are things buyers routinely miss without a professional inspection. Yes, you can skip it. People do. When it works out, it's usually because the buyer has construction experience, the home is brand new with strong warranties, or they're financially prepared to handle surprise repairs. Most buyers aren't in that position, and in Colorado Springs those surprises can get expensive fast. It's also a misconception that an inspection means you're asking the seller to fix everything. Most of the time it's simply about awareness, planning future maintenance, or negotiating a reasonable credit if something major comes up. I've seen buyers skip inspections to be more competitive and later discover issues that cost $10,000, $20,000, or more after closing. That's not uncommon here, especially with older homes or properties with deferred maintenance. If you're buying in Colorado Springs, a home inspection is one of the smartest parts of the process. It's a small upfront cost that protects you from much bigger problems down the road.

If your goal is to get the most money when selling your house in Colorado Springs, it really comes down to strategy, not luck. I see a lot of sellers assume the highest price comes from just listing high and waiting. In reality, that usually backfires. Homes that miss the market early often end up chasing price reductions and selling for less than they would have with the right plan from day one. The biggest factor is pricing correctly from the start. In this market, buyers are paying attention to value, condition, and recent comparable sales. Overpricing almost always leads to longer days on market, fewer showings, and weaker offers. Well-priced homes, on the other hand, still create urgency and competition, which is where strong pricing comes from. Preparation matters more than most sellers realize. You don't need to remodel everything, but addressing obvious issues, cleaning thoroughly, and presenting the home well can directly impact your final number. Buyers in Colorado Springs are quick to discount homes that feel neglected, even if the bones are good. Marketing is another piece people underestimate. Professional photos, video, and clear messaging make a real difference. Your home isn't just competing with what sold last yearaEUR"it's competing with every active listing a buyer is touring right now. If your home doesn't stand out online, it won't get the showing traffic needed to drive strong offers. Timing and negotiation also play a big role. Knowing when to push, when to hold firm, and when to adjust based on real buyer feedback is where experience matters. The highest offer isn't always the best offer, and the cleanest path to the most money often comes from terms, timing, and buyer strengthaEUR"not just price. Working with a local team that understands neighborhood-by-neighborhood pricing is key. What works in one part of Colorado Springs doesn't always work in another, and national advice doesn't always apply here. At the Behr & Behr Team, we focus on pricing strategy, preparation, and targeted marketing to position homes to sell for the strongest possible outcome. If you want a realistic, data-backed plan for your specific home and neighborhood, that's where starting makes the biggest difference.

Yes, it's possible to buy a HUD home with little to no money out of pocket, but it helps to understand how the process actually worksaEUR"especially if you're buying outside your local area. HUD homes themselves do not offer zero-down financing. HUD is simply the seller. Any " zero downaEUR? option comes from the loan program or assistance, not from HUD directly. The most common path is FHA financing. FHA loans typically require a 3.5% down payment, but that down payment can often be covered by a gift from a family member or an approved down payment assistance program. When assistance covers the down payment and sometimes closing costs, buyers often refer to this as buying with zero down. There are also state and local down payment assistance programs in many areas that can help with FHA purchases, including HUD homes. These programs are usually income-based and require the home to be your primary residence. Availability and requirements vary by location, so buyers need to confirm eligibility before submitting an offer. Another thing to keep in mind is that HUD homes are sold as-is. FHA loans are allowed, but the property still has to meet FHA minimum standards. If repairs are needed, some buyers use an FHA 203(k) loan, which allows certain repair costs to be rolled into the mortgage. This option works, but it requires more paperwork and flexibility. HUD also gives priority to owner-occupants before investors, which helps buyers who plan to live in the home. However, competition can still exist depending on the price point and condition of the property. Bottom line: you usually can't buy a HUD home with literally zero money involved, but many buyers are able to purchase HUD homes with no money of their own by combining FHA financing with down payment assistance or gift funds. The key is getting pre-approved with a lender who understands HUD properties and confirming available assistance programs before you bid.

The NACA home buying program is a nonprofit mortgage program that helps buyers purchase a home with very low upfront costs. NACA stands for the Neighborhood Assistance Corporation of America, and it's often searched by buyers looking for zero-down home buying options. What makes NACA different is that it offers no down payment, no closing costs, no private mortgage insurance (PMI), and below-market interest rates. Because of that, it's especially popular with first-time home buyers and buyers trying to enter higher-cost markets without large savings. That said, NACA is not a quick or simple processaEUR"especially for buyers looking to purchase in Colorado Springs. The program requires mandatory counseling, extensive financial documentation, and proof that you can handle the future mortgage payment. Most buyers have to show consistent rent or savings history at the payment level they're trying to qualify for. The process often takes several months. NACA loans are also owner-occupant only, meaning you must live in the home. There are restrictions on renting it out later, which is important for buyers who might be considering future investment or flexibility. In competitive markets like Colorado Springs, timing matters. NACA can be a great option if you're patient and financially stable, but it's not ideal if you need to move quickly or compete in multiple-offer situations. Sellers often prefer conventional or FHA buyers simply because they close faster. Bottom line: the NACA program can be an excellent tool for the right buyer, but it works best when expectations are set correctly and the timeline is realistic. Understanding how NACA fits into the local Colorado Springs market is key.

If you work remotely and want to lower your housing and overall living costs, there are actually quite a few mid-sized U.S. cities that balance affordability, quality of life, and solid infrastructure. The key is looking just outside the biggest metros or in regions that have steady growth but haven't been fully priced out yet. A lot of remote workers start by looking at places like Colorado Springs. It's a mid-sized city with lower costs than Denver, strong internet infrastructure, and access to outdoor lifestyle without big-city pricing. Housing costs are still reasonable compared to major coastal markets, and utilities and taxes tend to be more manageable than in larger metros. In the Midwest, cities like Kansas City and Omaha are popular for remote workers who want stable job markets, good healthcare, and significantly lower housing costs. These areas offer walkable neighborhoods, growing food scenes, and home prices that are often far below national averages. If warmer weather is a priority, places like Tucson and Albuquerque tend to come up often. They're mid-sized, have strong cultural identities, and generally offer lower home prices and day-to-day expenses compared to larger Sun Belt cities. The tradeoff is heat and, in some cases, older housing stock. In the Southeast, cities such as Chattanooga and Huntsville have gained attention for affordability, strong internet connectivity, and growing populations. These areas often appeal to remote workers who want lower taxes and a slower pace without being truly rural. The biggest thing to watch isn't just home pricesaEUR"it's total cost of living. Property taxes, insurance, utilities, healthcare access, and even commuting costs (if you still travel occasionally) can swing affordability more than purchase price alone. Climate, infrastructure, and long-term growth also matter if you plan to stay put for a while. If you're flexible, the sweet spot tends to be mid-sized cities with growing populations but without major coastal pricing pressure. That's where you'll usually find the best balance between affordability, lifestyle, and stability.

A home appraisal usually costs between $500 and $800, but the exact price depends on the property and the market. Here in Colorado Springs, most standard single-family home appraisals fall right in that range. Larger homes, unique properties, rural locations, or homes with acreage can cost more because they take longer and require more research. Condos and townhomes are often on the lower end, while custom or high-end homes are typically higher. The appraisal fee is usually paid by the buyer as part of the loan process, and it's ordered by the lenderaEUR"not the buyer or selleraEUR"so the appraiser remains independent. This protects everyone involved and ensures the value isn't influenced by the transaction. An appraisal is different from a home inspection. The appraiser's job is to determine market value based on comparable sales, condition, location, and market trends. They're not doing a deep dive on every system in the home, but major condition issues can still impact value. In Colorado Springs, appraisals have become especially important in a shifting market. As prices stabilize and inventory grows, appraisers are leaning more heavily on recent, realistic comps rather than peak pricing from previous years. That's why pricing strategy matters so much on both the buying and selling side. Bottom line: while the appraisal cost is a relatively small part of the transaction, it plays a big role in whether a deal moves forward smoothly. Understanding how appraisals work in the local Colorado Springs market can help avoid surprises once you're under contract.

es, you can make an offer on a pending house, but it depends on the situation and your expectations. When a home is marked pending, it usually means the seller has accepted an offer and the buyer is moving through inspections, appraisal, and financing. At that point, the seller is contractually tied to the first buyer, so they generally can't accept a new offer outright. That said, sellers can often accept or at least consider a backup offer. A backup offer puts you next in line if the current contract falls apart, which does happenaEUR"especially during inspection or financing. In markets like Colorado Springs, we still see deals fall out for appraisal issues, inspection surprises, or buyer financing problems. Making an offer on a pending home only makes sense if you're comfortable waiting and possibly not getting the house. It's also important that your offer is clean and competitive, since sellers will only take the time to sign a backup if it clearly improves their position. One thing to keep in mind is timing. Some sellers won't entertain backups at all, while others actively want one for peace of mind. Your agent can usually find out quickly how solid the current deal is and whether a backup offer is welcome. Bottom line: you can't replace the current buyer on a pending home, but you can position yourself as the next best option if that deal falls through.

Preparing your house before selling is less about big renovations and more about presentation and positioning. In markets like Colorado Springs, buyers are comparing multiple homes online before they ever step inside, so first impressions matter a lot. Start by addressing obvious maintenance issues. Small things like loose trim, dripping faucets, damaged baseboards, or worn caulking can quietly hurt value because buyers assume bigger problems follow. A deep clean is non-negotiable. Clean homes photograph better, show better, and feel better. Next, declutter and simplify. You're not selling your lifestyleaEUR"you're selling space. Neutral, open rooms help buyers picture themselves living there. You don't need to fully remodel, but fresh paint, updated lighting, and good curb appeal usually deliver the best return. The goal is to remove friction. The fewer questions a buyer has when they walk through, the stronger your offers tend to be.

SometimesaEUR"but it depends heavily on location, climate, and buyer expectations. In colder or seasonal climates, pools often limit your buyer pool rather than expand it. Many buyers see them as maintenance-heavy and expensive, especially if they can only be used part of the year. In warmer regions, pools are more often expected and can help a home compete. From a value standpoint, pools rarely return dollar-for-dollar what they cost to install. They can help a home sell faster in the right market, but they don't automatically increase appraised value. If you're adding a pool purely for resale, it's usually not a strong ROI move. If you're adding it for personal enjoyment and plan to stay put, that's a different story.

Dropping the price multiple times in a short period is usually a sign the home was priced too high to begin with. In today's market, especially in places like Colorado Springs, buyers watch price changes closely. Frequent reductions can make a home feel stale or signal desperation, even if the house itself is solid. A better approach is to price correctly from the start, then make one meaningful adjustment if the market gives clear feedback. Small, repeated drops tend to do less than one strategic correction. The market responds best to confidence and clarity.

From listing to closing, most homes take anywhere from 30 to 75 days, depending on price, condition, and market conditions. The listing phase can be quick or slow depending on how well the home is priced and prepared. Once under contract, closings typically take 30 to 45 days if financing is involved. Cash deals are faster. In balanced markets, homes don't sell instantlyaEUR"but well-positioned homes still move. Overpricing is the biggest reason homes take longer than expected.

A market comparison, often called a CMA, looks at recently sold homes that are similar in size, location, condition, and features. The most accurate comparisons focus on sales from the last three to six months and stay within the same neighborhood when possible. Online estimates can be a starting point, but they miss nuance like condition, layout, upgrades, and street-specific differences. A proper comparison adjusts for those factors and reflects what buyers are actually paying, not just what sellers are asking. If you want a realistic value range without paying for a full appraisal, a CMA is the right first step.

In most homes, the shutoff for outdoor water is located inside, not outside. Common spots include the basement, crawl space, utility room, or near the water heater. Look for a valve connected to the pipe that feeds your exterior hose bibs. In colder climates, many homes also have a separate interior shutoff specifically for outdoor lines to prevent freezing. If you can't find it, a plumber or home inspector can usually locate it quickly.

No, it's not offensiveaEUR"but how you approach it matters. Commission is negotiable, and most agents expect the conversation to come up at some point. The key is understanding what's included. Lower commission often means reduced marketing, fewer services, or less hands-on support. The real question isn't " Can I negotiate?aEUR? but " What am I giving up if I do?aEUR? A professional agent should be able to clearly explain their value and how compensation ties into results.

It can be a smart move, even if you're paying cash. An appraisal gives you an independent opinion of value and can protect you from overpaying, especially in unfamiliar markets or fast-moving situations. While it's not required without a lender, it's often worth the cost for peace of mind. Some cash buyers skip it if they're confident in their analysis or buying well below market, but many still use appraisals as a safeguard.

The most accurate way to determine your home's value is by looking at recent comparable sales, not online estimates alone. Your home's condition, location, updates, and layout all matter, and small differences can swing value significantly. Online tools can give a rough range, but they don't account for things buyers notice immediately when touring a home. If you're serious about selling or refinancing, combining recent sales data with local market insight gives you the clearest picture of what your home would realistically sell for today.