The market has shifted.
Inventory in Westcliffe and across Custer County is up, and that means one thing for sellers: pricing is everything. The days of tossing a high price tag on your home “just to see what happens” are over. Overpriced listings are sitting, while well-priced ones are still selling—fast.
If you’re serious about selling in 2025, here’s what you need to know.
The Truth About Today’s Market in Westcliffe, CO
- Inventory is growing. Buyers now have more options, which means your home has more competition.
- Cash buyers are picky. Just because someone has cash doesn’t mean they’ll overpay. They’re educated, and they move on quickly if your price is off.
- Online search filters kill overpriced homes. Most buyers are searching within set price brackets. If your home is priced just above a psychological threshold, it may not even show up in their search results.
- The first 14 days are crucial. This is when your listing gets the most attention. Blow it with the wrong price, and you lose momentum fast.
Overpricing = Losing Money
Here’s what happens when you overprice:
- You get showings but no offers.
Buyers assume something’s wrong—or they wait for a price drop. - Your home sits.
After 30+ days on the market, your listing starts to look stale. - You drop the price anyway.
But now you’ve lost leverage, and buyers wonder what’s wrong. - Your final sales price is lower than if you’d priced correctly to begin with.
Price It Right the First Time
Smart sellers are strategic. They work with agents who know the data, study the comps, and understand buyer psychology. Here’s what I do:
- Analyze recent sales, not just what’s listed
- Factor in condition, location, and land usability
- Price according to buyer demand, not wishful thinking
- Position your home to be the obvious choice in your price bracket
What’s the Right Price?
It’s not about the number you want. It’s about the number the market supports. The goal is simple: attract multiple buyers quickly, create urgency, and put you in control of negotiations.
I’ll give it to you straight—no fluff, no inflated numbers just to get your listing.
Ready to Find Out What Your Property is Actually Worth?
Let’s look at the data together and build a pricing strategy that works.
Call or text me at 719-494-4617