Selling your home is a major financial and emotional decision. Whether you’re moving for lifestyle changes, upsizing, downsizing, or taking advantage of Northern Colorado’s long-term appreciation, understanding the full home-selling process helps you feel confident and prepared.

Below is your complete, start-to-finish Seller Timeline—written specifically for Northern Colorado homeowners and optimized for search engines.

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1. Initial Consultation (Week 0)

Every successful sale begins with a strategy session.
During this meeting, we discuss:

• Your goals, timeline, and motivation

• Current Northern Colorado market trends

• A realistic pricing range based on comparable sales

• Any preparation needed before we list

• Estimated net proceeds

By the end, you’ll have clarity on the path forward and a customized game plan.

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2. Home Walkthrough & Pre-Listing Preparation (Week 1)

This is where we unlock your home’s potential.

I complete a full walkthrough and identify:

• Repairs

• Light updates (paint, flooring, fixtures)

• Items that impact appraisals or inspections

• Opportunities to increase value

• Curb appeal improvements

I also give you access to my trusted local contractors, cleaners, stagers, and landscapers.
Pre-list prep typically takes 7–21 days, depending on the home’s needs.

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3. Pricing Strategy & Listing Agreement (Week 1–2)

Strategic pricing is one of the most important decisions you’ll make.

I analyze:

• Micro-market data in Windsor, Fort Collins, Loveland, and surrounding areas

• Pending sales

• Active competition

• Seasonal demand

• Historic appreciation rates in Northern Colorado

Once we finalize the strategy, we sign the Exclusive Right-to-Sell Agreement and set a go-live date.

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4. Professional Photography, Video & Marketing Assets (Week 2)

Buyers shop with their eyes first.

Your marketing package includes:

• HD photography

• Drone footage

• Lifestyle video or reel

• 3D Matterport tour

• Floorplans

• A dedicated property website

While media is produced, I build out your full marketing strategy, including:

• Social media campaigns (Instagram, Facebook, YouTube)

• Buyer-agent email campaigns

• Geo-targeted ads

• Just-listed postcards

• Database notifications

Your home will look stunning across every major platform.

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5. Coming Soon Campaign (Optional but Powerful)

If you want to build buzz before going live, a Coming Soon strategy can help increase:

• Showings

• Online activity

• Early interest

• Chances of receiving strong opening offers

This pre-launch period lasts 3–7 days.

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6. Live on the Market & Showings Begin (Week 3)

Your home goes active on the MLS and syndicates to:

Zillow
Realtor.com
Homes.com
ColdwellBankerHomes.com
And 100+ partner sites

During this phase:

• Buyers schedule showings

• We gather feedback

• We monitor online traffic

• I provide weekly updates on activity and competition

The first 5–7 days are critical. If priced and marketed well, this is where momentum builds.

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7. Offer Review & Strategic Negotiation (Week 3–4)

When offers come in, we evaluate:

• Price

• Concessions

• Loan type (conventional, FHA, VA, cash)

• Inspection terms

• Appraisal risk

• Buyer motivation

• Closing timeline

• Contingencies

My negotiation approach focuses on maximizing your net proceeds and ensuring a clean, strong contract that protects you.

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8. Under Contract: Inspection, Appraisal & Deadlines (Weeks 4–7)

Once under contract, we move into the due diligence phase:

Inspection

Buyers may request repairs or credits. I guide you through what’s normal, what’s strategic, and what protects your bottom line.

Appraisal

We prepare your appraisal packet to support value. If the appraisal comes in low, I negotiate aggressively on your behalf.

Title Work

HOA docs, seller disclosures, and title commitments are managed to keep us compliant and on schedule.

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9. Closing Week (Week 7–8)

Closing is simple and takes about an hour.

This is when:

• Funds are transferred

• Title changes hands

• Keys are exchanged

• The deed records with the county

Once funded and recorded—congratulations, your home is officially sold.

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10. Post-Closing Support (Ongoing)

Most agents disappear after closing. I don’t.

You’ll continue receiving:

• Market updates

• Home valuation reports

• Contractor recommendations

• Community event invitations

• Ongoing support for future real estate goals

I’m here long after the ink dries.

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Your 2025 Colorado Home Seller Timeline ChecklistReady to Sell in 2025?

If you’re thinking about selling in the next 3–12 months, now is the perfect time to start planning. Reach out for a free Home Equity Report, a customized pricing strategy, or a walkthrough consultation.

I’ll guide you through every step so you can sell confidently and maximize your results.

Contact: liz.grosul@cbrealty.com | 970-213-1895
Website: lizgrosul.sites.cbmoxi.com

Checklist for selling

Over the past few months, viral charts and dramatic headlines have been predicting a massive collapse in home prices — calling this the “biggest housing bubble in history” and warning of an “inevitable crash.”

If you’ve seen these posts floating around, you’re not alone. Many buyers and sellers have been asking whether they should hold off, wait for prices to drop, or prepare for major market shifts.

But according to top economists (including Brian Wesbury, Chief Economist at First Trust), the data tells a very different story.
Here’s what’s actually happening — and why a housing collapse is highly unlikely.

 

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🏡 1. We Are Not Overbuilding Like We Were in the Early 2000s

The last true housing crash was fueled by massive overbuilding.
During the early 2000s housing boom, U.S. builders were starting nearly 1.9 million homes per year.

Today?
We’re building roughly 1.5 million per year — and even that isn’t enough to meet demand.

We’re still playing catch-up from a decade of underbuilding after the 2008 crash. That shortage continues to support today’s home prices.

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🛑 2. Government Policies Limit New Home Supply

Even when builders want to build, they’re up against:

• Zoning restrictions

• Environmental regulations

• Slow permitting

• “Affordability” rules that ironically make building more expensive

All of this keeps construction limited and drives low inventory, which naturally keeps prices elevated.

Home prices rising due to scarcity is not a bubble — it’s simple supply and demand.

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📈 3. The “Bubble” Predictions Aren’t New (or Accurate)

The same analyst predicting a crash today also predicted one in 2019.

Since then?

➡️ Home prices rose 57% nationwide
➡️ Inflation averaged far below housing appreciation

The “bubble calls” haven’t matched reality.

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🧠 4. If Homebuilding Stopped, Prices Would Skyrocket — Not Collapse

Imagine if the government banned all new homebuilding.
What would happen?

Prices would explode upward because supply would instantly shrink.

In many ways, we’ve created a mild version of this scenario:

• Not enough land is available

• Regulations slow construction

• Population keeps growing

Less supply + more demand = higher prices.
This isn’t a bubble — it’s structural.

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📉 5. Could We See Small Price Adjustments? Yes. A Collapse? Very Unlikely.

Some short-term factors — like immigration policy or seasonal slowdowns — can create temporary dips in pricing or demand.
But a 2008-style collapse? There’s no data pointing toward that outcome.

In 2008, we had:

• Millions of risky loans

• Overbuilding

• Oversupply

• Loose lending

Today we have:

• Record-high equity

• The strongest homeowners in U.S. history

• Tight lending standards

• Low inventory

It’s a completely different environment.

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🌟 6. What This Means If You’re Thinking About Buying or Selling

For buyers:
Waiting for a big crash isn’t part of any economist’s forecast.
Prices may stabilize or grow modestly, but a huge drop is not expected. Acting sooner often means more negotiating room and less competition.

For sellers:
Demand remains strong — especially for well-maintained homes in good locations.
And even if the overall economy slows, the housing sector is positioned to stay resilient thanks to limited supply.

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💡 Bottom Line

A massive U.S. housing collapse is not what the data suggests.
While the broader economy has risks, housing remains one of the most stable sectors thanks to tight supply, strong equity, and normalized lending.

If you’re planning a move in 2026 or simply want clarity on your neighborhood’s trends, I’m always happy to help you navigate the market with real data—not headlines.

🏡 Moving to Windsor, Colorado: What to Expect and How to Get Prepared

If you’re considering a move to Windsor, Colorado, welcome! You’re about to discover one of Northern Colorado’s most charming and fast-growing communities — a place that blends small-town warmth with modern amenities, stunning mountain views, and an unbeatable quality of life.

As a local Realtor who lives and works right here in Windsor, I’ve helped many families make the transition smoothly. Here’s what you can expect — and how to prepare for your move.

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🌤️ What Makes Windsor So Special

Windsor sits perfectly between Fort Collins, Loveland, and Greeley, giving you easy access to major employers, shopping, and entertainment while still maintaining that friendly, community-oriented feel.

You’ll find beautiful neighborhoods like Water Valley, Raindance, and Bison Ridge — many featuring golf courses, lakes, and walking trails. Families love the top-rated schools, the recreation center, and year-round community events like Windsor Harvest Festival, Summer Concerts at Boardwalk Park, and 4th of July fireworks over the lake.

For outdoor lovers, there’s no shortage of options — Windsor Lake, Poudre River Trail, and nearby golf courses make staying active easy.

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🏠 The Housing Market

The Windsor real estate market offers something for everyone — from cozy condos and newer townhomes to luxury golf-course properties and custom ranches.

As of late 2025, Windsor homes have a median list price around $700K, with new construction and resale options throughout the area. Whether you’re buying or selling, it’s important to have a Realtor who understands Windsor’s micro-markets — prices can vary dramatically between neighborhoods and even between sides of the same street depending on amenities, lot size, and school district.

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🧳 How to Prepare for Your Move

1️⃣ Get Pre-Approved Early
If you’re buying, meet with a trusted lender before your home search. Windsor homes can move quickly, especially those near golf courses or lakes. Having your pre-approval letter in hand gives you a strong advantage.

2️⃣ Research Neighborhoods
Each area in Windsor has its own personality —

• Water Valley offers resort-style living with private lakes and golf.

• Raindance blends farm-to-table charm with fun amenities like a lazy river and orchards.

• Bison Ridge and Highpointe Estates offer larger lots and mountain views.

I always recommend exploring in person if you can — grab a coffee at Coffee House 29, take a walk around Boardwalk Park, and get a feel for the community.

3️⃣ Budget for Metro Districts and HOAs
Many newer Windsor communities are part of Metro Districts, which means you’ll pay an additional property tax in exchange for neighborhood amenities and infrastructure. Make sure you understand those costs before you buy.

4️⃣ Prepare for All Four Seasons
Windsor gets sunshine almost year-round but also experiences classic Colorado weather — warm summers, crisp falls, snow in the winter, and plenty of spring wind! Have snow gear handy and keep your patio furniture anchored.

5️⃣ Line Up Local Resources
Before moving, schedule your utilities, trash, and internet. Local favorites include Poudre Valley REA, Xcel Energy, and TDS Fiber. You’ll also want to connect with local service providers — painters, landscapers, or cleaners. (I’m happy to share my trusted vendor list!)

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💡 Insider Tips from a Local

• Plan for growth. Windsor is expanding rapidly, which means new schools, parks, and shopping centers are on the way — great for long-term value.

• Explore beyond Main Street. Don’t miss the breweries, family-run restaurants, and farm markets that make Windsor feel special.

• Get involved! Join a local fitness class, volunteer at a school, or attend Friday Night Concerts at the lake — it’s the best way to meet your new neighbors.

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❤️ Final Thoughts

Moving to Windsor is more than a relocation — it’s an upgrade in lifestyle. You’ll find friendly neighbors, scenic beauty, and a strong sense of community that’s hard to beat.

If you’re thinking about making Windsor your new home, I’d love to be your local resource. From exploring neighborhoods to helping you settle in, I’ll guide you every step of the way.

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Liz Grosul | Coldwell Banker Realty
🏠 Thrive Realty Collections
📞 970-213-1895
📧 liz.grosul@cbrealty.com
🌐 lizgrosul.sites.cbmoxi.com
📱 @grosulsellshomes

What to do at an open house

You’ve done your research, mapped out your route, and found the listings worth touring. Now it’s time to make the most of your visit. Whenever you attend an open house, put yourself in the seller’s shoes; you’re letting a bunch of strangers walk through your home while you’re not there. While every seller wants their open house to net a buyer, they also want to keep their home safe and their furnishings free of damage.

Ask the right questions

An open house is your best chance to get details you won’t find in the listing. Don’t hesitate to ask the hosting agent about:

• HOA restrictions (learn more about HOA fees here)
• Whether the seller has filed a property tax appeal
• Any recent renovations or repairs

If you’re not already working with a buyer’s agent and decide the house isn’t a fit, this is also a chance to see if the hosting agent could be a good partner for your home search as many agents represent both buyers and sellers.

Be honest and transparent

If another agent (not the listing agent) is hosting, they’re likely hoping to connect with new clients. If you’re already working with an agent, or just browsing without serious intent, let them know upfront. It avoids confusion and keeps things professional.

Look beyond the staging

Homes often look flawless in online photos, so use your time in person to look deeper. Keep an eye out for:

• Window issues: Flaking paint, condensation, or misaligned frames
• Water damage: Warped baseboards, ceiling stains, or musty odors
• Foundation concerns: Cracks in drywall or ceilings
• Functionality: Open cabinets, doors, and drawers, and run faucets to check water pressure
• Renovation needs: Floors, fixtures, or repainting projects that could add to your overall investment

Walking through with a critical eye will help you determine if the home is worth a second showing or a place on your short list.

 

For more information click on link below…

Open House Etiquette and Rules for Buyers | Zillow

Halloween Carnival

The Windsor Halloween Carnival is back for the 7th year in a row, and we are making it our spookiest celebration yet! Come enjoy all your favorite Halloween activities like trick-or-treating, fun inflatables, yummy food trucks and more. Trick-or-treating will begin at noon with dozens of candy stops around the Windsor History Museum. This event is held in collaboration with the Downtown Trick-or-Treat hosted by the Windsor Downtown Alliance. From 1 to 4 p.m., families can double their candy opportunities by stopping at local businesses all along Main St.

 

Calendar • Town of Windsor • CivicEngage

With movie curtain to lower in Utah, Boulder may allow short-term rentals for Sundance – Homes.com

 

Famed event, which draws tens of thousands, has been held in Beehive State since 1978

Boulder officials will weigh whether they should allow residents to offer short-term rentals to accommodate the thousands of visitors expected when the Sundance Film Festival decamps for Colorado in 2027.

Julie Causa, Boulder communications manager, said the city council will vote on the Festival Lodging Rental Licensing Program at its Sept. 18 meeting. The 2025 festival, held in Park City, Utah, from Jan. 23 to Feb. 2, attracted 85,472 in-person attendees, according to the Sundance Institute, and 33% were from out of state. Actor Robert Redford founded the event, originally known as the Utah/U.S. Film Festival, in 1981 to “foster independence, risk-taking, and new voices in American film,” according to the event website.

Boulder officials say allowing short-term rentals would help the city accommodate the tens of thousands of attendees, but rentals would not be permitted during non-festival periods.

It is “a type of short-term rental license that the city has created to allow people to rent out their home for less than a month during a major festival,” Causa told Homes.com via email. “The ordinance is designed to support large, multi-day festivals and events that are anticipated to have a substantial lodging demand for attendees.”

The proposed ordinance, which the public can comment on during that Sept. 18 meeting, “is limited to when the city identifies a large event as a qualifying festival, to ensure that most housing in the community is for Boulder residents,” Causa said. “The license is limited to 29 consecutive days.”

There are several goals of this ordinance beyond accommodating guests, she said:

• Ensuring that the primary use of most residential properties is for housing Boulder citizens
• Reducing traffic and its impact on the environment

Housing visitors within the city means fewer miles traveled, Causa said.

If approved, the ordinance would go into effect on Oct. 18.“The City of Boulder and Visit Boulder have been working together to support a successful, long-term presence for the Sundance Film Festival,” Causa said. “We are still in the early stages of planning and preparation for the festival, and more specific details will be shared over the coming months as planning continues.

Buying a home in 10 steps – Homes.com

How big should your down payment be? Hint: It doesn’t have to be 20%. – Homes.com