Alexandra Armitage,  Nederland.  I represent Buyers and Sellers, but sometimes at my job, I find myself talking people out of selling their home. By the time Sellers contact me, they have given selling some serious thought. Life changes take people elsewhere. Sometimes, mountain living can be intimidating as you become a senior citizen. Perhaps, you are a growing family and need more room.

Before you pack it up and leave the mountains, here are a few things to consider: your investment in Front Range property is about as safe as anywhere you will find. The combination of forty degrees latitude and 8500 feet altitude are hard to beat. Boulder County is comprised of two thirds public land. Our quality of life is measured in clean air, sunshine, community and proximity to wild places. If you must go, consider that it may be too expensive to buy back in if you end up missing the mountains too much.

Sellers wonder about the value of their house. Value is determined by the market. Your home is worth what you can get someone to pay for it. Some sellers price their real estate on what they have into it, or what they need out of it, but those do not determine value. What you need out of it may be of value to you, but not to others. Sometimes we are too emotionally attached to our home to be objective. Sound pricing is based on comparable properties sold within the last year, how well the market is performing at a given time, and the quality of the property.

Mountain buyers are willing to pay for location, sunshine, good access, privacy and views. A reasonable heating situation is imperative. Of course, size and floorplan are critical, as well as quality and style.

Many buyers will purchase using a loan. The house must appraise high enough for the lender to be assured of the ratio of loan to value. A cash buyer will also want to be confident of value. Buyers usually spend the money on a home inspection to be certain of exactly what they are buying.

There are a few things that you can do ahead of listing your property to get the best price possible for your home and make the process easier. Some of these improvements won’t cost much, but really help.

Box up most of your personal items. Either get a storage locker or place them neatly in an appropriate place. Anything that you can part with, donate. Remove most of the pictures from the walls. Clear all countertops.

Empty out closets. Clean your office. Minimize and leave just enough to make your place feel homey. Wash your windows. Open the drapes and let the light in. All of this prep work will also payoff for you when it is time to move. Your next home will be less cluttered.

Spackle and paint. This is something you may be able to do yourself, but we have some wonderful, affordable local painters to do the job if you can’t.

Choose neutral tones that have warmth. Painting will clean the place up and show that you have pride of ownership. Exterior paint and oil is important to show that you have protected your home from the elements.

Freshly painted trim goes a long way too.

Remove dirt and clutter from around the outside of the house. Buyers need to see the foundation no matter what it is. Nothing will go undiscovered in this process, so disclose it. Wherever possible, slope water drainage away from the house.

Hire an electrician to come in and add GFI to outlets as well as fix any switches or sockets that don’t work. This expense will be minimal and well worth it.

If you are on a septic system, get your septic pumped and inspected.

Boulder County residents apply for a Septic Smart Certificate, which is required to transfer property. Otherwise, the new owner will have six months to bring the septic up to code. Do you have five bedrooms on a three bedroom septic system? Bedrooms must have a closet. You can downgrade an illegal bedroom into an office or storage. Your bedrooms and septic capacity must match.

If it is winter, keep walkways shoveled and the driveway plowed. Your driveway may benefit from a grading or some gravel. If it is summer, plant a few pots with flowers for color.

Most buyers do not want to buy a project, but some homes are just that. If your house needs new windows and doors, kitchen remodeled, a new roof or new septic, you will have to drop your price accordingly. Be realistic about what you are selling.

There are several types of real estate brokerage in Colorado; Seller’s Broker, Buyer’s Broker or Transaction Broker (represents neither party but can advise both parties). Your broker can represent you, while the buyer might be unrepresented, and considered a customer. To encourage Buyers to be represented in Colorado, the Seller customarily pays the Broker commissions.

Alexandra “Lexie” Armitage is an independent broker with Home on the Range Real Estate LLC. She has lived near Nederland for 43 years. She has been a Realtor and a general contractor for 22 years and can be reached at 303-517-9658, or by email at homeranger1@yahoo.com. Check out her website at www.nederlandproperty.com.