POCKET NO. 5 August 25, 2026 · Denver, Colorado
PRICE WINS HERE
Barnum / Westwood 80219
Stop at clean. Every extra finish dollar has to fight the payment.
Across ZIP 80219, homes with condition unreported moved in 7 days. Homes marked updated took 23—and none of the seventeen updated sales closed clean at original ask.
Target exit$390K–$480K
Sell target7–12 days
Typical market11.5 days
Risk reserve$22K
THE BUY BOX
Buy this.
- Compact entry-price house
- 2–3 beds / 1–2 baths
- 900–1,300 finished sq. ft.
- Off-street parking or better
THE FINISH CALL
BASIC FINISH WINS
- Make it clean, bright, safe, and mechanically sound
- Use simple repeatable materials
- Protect functional bedrooms and parking
- Leave room in the price for the buyer payment
WHAT THE MARKET SAID
Four numbers. One answer.
All sales11.5 days
Median days on market
Median close$444.5K
All 38 closings
Paid concession$7.7K
Typical among paid sales
Giveback risk$22K
Typical impacted sale
THE PROOF
Zero updated sales delivered a clean original-ask close
Renovation raised the median exit, but it did not create leverage. Updated homes took more than three times as long as the plain group and most paid concessions.
7 daysUnreported DOM
23 daysUpdated DOM
0 of 17Clean updated closes
15 of 17Updated concessions
PRICE WINS HERE
Treat every finish choice as a payment tradeoff. Buy below the market, solve the visible problems, and list where the entry buyer can still say yes.
Do not spend on: Designer finishes with no functional return · Testing the top of the ZIP on a small house
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