August 2026 · What to buy, keep and fix
Allendale Area: A Buyer in 1 Day, With the Basement Still Unfinished
The Simms Terrace house already had four bedrooms and three baths. See what it kept, and what nearby homes suggest you should fix before listing.
Previous coverage · Allendale / Arvada / 80004 · August 25, 2026
The remodel does not save you here. The right comp does.
What changed in our advice
We said to check the street, layout and price first. A costly remodel could not fix a bad purchase. That advice still holds.
Now we have looked inside the fast-selling houses. One kept an unfinished basement. Another had gray cabinets and a remodel from 2017.
The new lesson is where to stop spending. Buy a house that can meet buyers' needs. Then fix what stands in the way.
The earlier report covered July 27–August 24. This one covers August 1–31, 2026. The dates overlap, so these findings add detail rather than prove a new trend.
One day, $634,000—and space left unfinished
At 11565 W 67th Place, a buyer found enough house upstairs. The Simms Terrace home closed at $634,000 after one day listed. Its 929-square-foot basement was still unfinished.
It was August's fastest resale in ZIP 80004. DOM means days listed before a contract. It does not include the wait from contract to closing.
Across 33 August resales, the average was 29.2 days. The 14 marked Updated/Remodeled averaged 32.4 days. A remodel label did not promise a quick buyer.
The one-day home's condition box was blank. We do not know if it was a recent flip.
Only one August record used the exact neighborhood name Allendale. That was 5934 Swadley Court: $734,900 and 10 DOM. It beat the ZIP average, though 18 houses sold faster.
Five houses worth a closer look
These are separate neighborhoods within 80004. We use photos where available and say when details come from the listing.
| House and neighborhood | Closed price / DOM | Kitchen and bath details | Rooms, space and parking |
|---|---|---|---|
| 11565 W 67th Place · Simms Terrace | $634,000 / 1 | Photos: navy lower cabinets, gray uppers, white counters; glass shower and wood vanity | 4 beds, 3 baths; 1,944 finished sq. ft.; 929 unfinished; 3-car garage |
| 13413 W 65th Place · Maple Ridge | $620,000 / 2 | Listing: stainless appliances, new carpet and luxury vinyl plank; cabinet and counter details unknown | 3 beds, 3 baths; 2,318 finished sq. ft.; high ceilings, skylights; 2-car garage |
| 6000 Hoyt Street · Alta Vista | $725,000 / 3 | Photos: gray shaker cabinets and patterned backsplash; listing: granite and updated baths | 5 beds, 3 baths; 2,436 finished sq. ft.; corner lot facing Ralston Cove Park |
| 5934 Swadley Court · Allendale | $734,900 / 10 | Photos: honey-colored wood cabinets and open shelves; listing: quartzite and 48-inch stove | 4 beds, 2 baths; 2,106 finished sq. ft.; large 2-car garage, enclosed patio |
| 6115 Johnson Way · Arvada West | $607,500 / 74 | Listing: granite, new stainless appliances, remodeled baths, hardwood and fresh carpet | 5 beds, 3 baths; 2,320 finished sq. ft.; 1-car garage, finished basement |
What the one-day house kept
W 67th Place's kitchen has paneled doors and black bar pulls. Photos show white counters, though we could not confirm the material. Simple lights and warm wood trim remain.
A half wall joins the breakfast area to the family room. There is carpet, a stone-faced fireplace and a door to the deck.
The main bath pairs a glass shower with beige tile. It keeps a wood vanity with two sinks. Another bath has square tub tile and framed sliding doors.
Outside, tan siding and stone meet green trim and mature trees. Three garage bays sit up front. See the listing photos.
The finished rooms already provided four bedrooms and three baths. The basement could serve as storage or a later project. It was not needed to reach that room count.
The listing also notes a deck and access to Standley Lake, parks and trails. Read the home's details.
For a similar purchase, ask what finishing the basement would add. Would it solve a real need and support the cost? Empty space is not a work order.
What the Allendale house had
Swadley's kitchen took a different path. Photos show wood shaker-style doors, black pulls and open shelves. The kitchen also has a white apron-front sink and wood floors.
The listing calls the counters quartzite. It also names a 48-inch stove that uses gas and electric. We saw the surfaces but did not test the stone.
One bath has a wood-look vanity; the other has a dark vanity. Both keep white square tub tile.
The living rooms connect, and an enclosed patio leads toward the yard. The listing also reports updated electrical, heating and cooling equipment. See Swadley's listing and photos.
A big stove is a fine teammate. It cannot play every position. Before buying one, check your layout, parking and outdoor space.
Hoyt's three-day sale makes another useful point. Photos show gray shaker cabinets, metal pulls and a gray-and-white backsplash. Clear hanging lights sit above warm wood floors.
The listing dates the remodel to 2017. It describes refinished hardwood and two permitted basement bedrooms with exit windows. A house did not need a fresh 2026 remodel to sell fast. See Hoyt's listing and photos.
Where to buy—and what to check
Allendale, around Swadley Court: look for four bedrooms and two-car parking. Check how the living rooms join and how the yard works. The listing places Swadley near Stenger Sports Complex and Van Bibber Park.
Walk the route to those parks. A map pin cannot tell you how easy the trip feels.
Alta Vista, around Hoyt Street: study ranches with useful basements and outdoor space. Check bedroom permits and safe exit windows. Count finished upstairs space separately from finished basement space.
Simms Terrace, around W 67th Place: look for four-bedroom layouts and good garage space. Count unfinished space separately. Some home websites put it in the large square-foot number up top.
Maple Ridge, around W 65th Place: check light and layout first. This two-day home's listing names high ceilings, skylights, paint and flooring work. It also offered a roof replacement; we have not confirmed that happened. Read the Maple Ridge listing.
Use each neighborhood's own sales to set your price. Comps are similar nearby homes that sold. The same ZIP does not make two houses a good match.
Keep the good parts. Fix the real problems.
Keep sound cabinets when the doors, storage and layout work. Repair them, then choose lights, pulls, counters and floors that fit. Replace broken cabinets or layouts that block daily use.
Keep sound bath tile when small repairs can finish the room. Fix leaks and water damage before choosing new fixtures. Tile color cannot tell you what is behind the wall.
Check heating, cooling, wiring, bedrooms and parking before adding luxury items. Finish basement space when nearby sales support the added rooms and cost. You do not win a rehab by finding every place to spend.
Johnson Way shows why price still matters. Its listing had granite, remodeled baths, newer equipment and a replaced sewer line. Yet it took 74 DOM, from a $649,000 first ask to $607,500 closed. Read the Johnson listing.
Its street, lot and layout differed from Hoyt's. Those differences and the asking price could help explain the wait. We cannot blame or credit one finish.
Sellers paid credits even on fast sales. Credits are money the seller agrees to pay as part of the sale.
W 67th Place reported $13,969; Swadley reported $22,047. Swadley's price minus that credit was $712,853 before other costs, not profit.
Before you offer on the next house, list the repairs and get bids. Check what similar nearby homes sold for.
Use those numbers to work out what you can pay. Keep money for seller credits and extra loan payments if the sale takes longer.
Source: EquityDispo's review of REcolorado house sales closed August 1–31, 2026. The ZIP had 33 resales. Photos show finishes; listings supply other details. These examples cannot promise your sale price or speed. Credits may include buyer-agent fees.