Barnum–Westwood: These 1- and 2-Day Sales Had Two Baths and Garages

Previous coverage · Barnum / Westwood / Denver / 80219 · August 25, 2026
Stop at clean. Every extra finish dollar has to fight the payment.

What's changed since our last update

Last time, we said to keep repairs simple and watch your costs. The homes marked updated often took longer to find buyers. Many sellers also paid part of the buyer's costs.

We now have three more sales to study. Hoye closed August 26, Quitman August 28 and Perry August 31. All came after the last report's cutoff.

Two found buyers in just one or two days. They had fresh kitchens, two baths and garages. Both sellers still paid credits as part of the sale.

What to do now: price the baths and garage work with the kitchen. Buyers get the whole house. A new counter cannot give them a second bathroom.

The old report covered July 27–August 24. This one covers August 1–31, 2026. Many of the same homes appear in both, and we changed which homes we count.

The average was 40.2 days. These two beat it.

We checked 36 homes that closed in ZIP 80219 during August. They averaged 40.2 days on market. The 17 marked Updated/Remodeled averaged 41.2 days.

Days on market, or DOM, is the time the MLS counts a home as for sale. The wait from contract to closing comes after that. It is not the full time you own the flip.

Hoye and Perry were the two fastest homes in this group. Hoye went under contract August 2 and closed August 26. Perry went under contract August 15 and closed August 31.

That matters for your budget. A one-day contract still leaves bills to pay until closing.

Hoye: a simple kitchen and a big garage

The Hoye photos show white Shaker cabinets, black round knobs and black appliances. Shaker doors have a flat center with a frame around it. The gray counters are quartz, according to the listing.

Counters run along both sides of the kitchen. A short strip of the same counter material runs up the wall. Above it, the wall is painted white.

The sink has two bowls and sits below a window. There is no island. The kitchen opens into other rooms at both ends.

You do not need to squeeze an island into every kitchen. Two people and an open dishwasher still need room to pass.

The floor has a warm brown wood look. The listing calls it new vinyl plank flooring. The same look runs through the main rooms, with white walls and simple ceiling fans.

The two baths use different finishes:

• Main bedroom bath: a gray-brown wood-look vanity, white top and silver fixtures. A curved glass shower fits in the corner. Its white tile is set at an angle.
• Hall bath: a white pedestal sink and a white tub/shower. The white tub walls have built-in shelves.

Both rooms look finished. Neither photo set proves that every surface is new. See Hoye's listing and photos.

Outside, Hoye has dark gray siding, white trim and a muted red front door. There is a small porch and mulch in the front yard. The driveway leads to a garage behind the house.

The listing says the garage is 24 by 30 feet. That is 720 square feet, next to a house with 1,185 finished square feet. Tools need a home too.

The drive shows some cracks. This one-day sale did not need every inch to look new.

Where to look in Westwood

Hoye is near South Knox Court and West Hoye Place, north of Mississippi Avenue. Garfield Lake Park is south of Mississippi. The Westwood library is nearby too.

The house does not back to the park. Do not price a nearby park as if it sits past the back fence.

Start here with three-bedroom ranches, two baths and room for a garage. Hoye sits on a 0.17-acre lot with all its finished rooms on one level. Check the driveway and garage access before you buy.

Two baths can cut the morning wait. A garage adds parking and room for tools. Those are things a buyer can use each day.

Perry: two baths in a smaller house

Perry has just 729 finished square feet, with two bedrooms and two baths. The kitchen opens right into the living room. Its white Shaker cabinets have dark pulls.

The listing says quartz counters, black stainless appliances and waterproof vinyl flooring. The photos show gray wood-look floors and a backsplash made of thin gray, white and dark tiles. Lights are set into the ceiling.

Both baths have showers; neither has a tub. The shower walls have gray wood-look tile and thin strips of small tiles. Glass doors, white vanity tops and drawers finish the rooms.

One bath also has a blue wall. See Perry's listing and photos.

Be careful with the square footage. The listing's 1,313 total includes 584 unfinished basement square feet. A staged room and an escape window do not make that finished space.

Perry also has a two-car garage, a long driveway and a covered front porch. A wood shade frame stands in the backyard.

Look near South Perry Street and West Cedar Avenue, north of Alameda. This is Barnum West; the MLS area name is Barnum. Check nearby sales here on their own, apart from the Hoye area.

For a small flip, look for rooms that are easy to use. Check the path from each bedroom to a bath. Make sure the kitchen still has storage and space to move.

The slower home had a fresh kitchen too

Quitman's photos show gray Shaker cabinets, silver pulls and light counters. It has stainless appliances, a marble-look backsplash and gray plank floors. The listing also says the bath was redone.

Yet it took 43 days to find a buyer. It started at $399,000 and closed at $369,000. See Quitman's listing and photos.

Quitman's listing names both quartz and granite in different places. It also gives mixed floor details. We can show the look, but cannot confirm those materials.

Do not blame the gray cabinets for the long wait. Quitman also had one bath, no garage and a different asking price. These sales cannot tell us which one caused the delay.

What to buy, keep and fix

Buy with the finished house in mind. Look for a layout that can give buyers two useful baths and good parking. Compare it with nearby sold homes of similar size and condition.

Keep good cabinets when they work. Check the boxes, doors, drawers and storage. Replace broken parts or worn finishes before assuming the whole kitchen must go.

If you need new cabinets, use a simple plan. White Shaker doors, dark handles and quartz worked as part of these fast homes. That does not make them a must for every house.

Fix the whole bathroom. Check leaks, drains, fans, tile and doors. A buyer should not have to finish your repair list after moving in.

Leave money for a longer wait. Add up loan interest, taxes, insurance and utilities for extra months. Get repair bids before you decide what to pay.

A fast sale still has closing costs

Both fast buyers used FHA loans. Hoye's seller paid $8,000 in credits; Perry's paid $12,000. Credits are money the seller agrees to pay as part of the sale.

Subtract those credits and the prices become $442,000 for Hoye and $395,000 for Perry. Other costs still come out. Those figures are not profit.

Perry sold for $12,000 above its asking price. Its $12,000 credit took that whole gain back. Read the sale terms before using the headline price to plan your flip.

The next step is simple: pick the streets, check the sold homes and price the work. Then compare that plan with homes we have for sale.

Sources: August 1–31, 2026 MLS closings; photos and maps checked September 10. We left out listings marked new construction, model homes or Builder ownership. These sold homes are not all proven flips. Photos show the visible finishes; listed materials and work were not checked in person.