All Posts

If you read my hub post on buying horse property in Colorado, you already know where I stand: we verify the water before we fall in love with the view. Every time. This post goes deep on that. Because here's the thing: in Colorado, the barn doesn't decide whether you can water your horses. The fencing doesn't decide it. The listing description definitely doesn't decide it. The well permit decides it. And many buyers don't find out until after they've closed, moved the horses

Andrea & Cheyenne... Her first horse when she was 9 years old. Cheyenne is between 38 and 40 years old. There is something about Colorado horse property that gets people. Maybe it's the picture of coffee on the porch while the horses come in from the pasture, the foothills glowing behind them. Maybe it's finally getting your horse out of a boarding barn and into your own backyard. I get it. I love these properties too. But here's the thing: horse property is not just a house

Is there ever a right time to have a baby? To buy the new car? To take on the big thing, or the small thing, that's happening in your life? The answer is almost always no. We all have excuses. And "is now a good time to buy a house?" has become one of the most Googled questions in real estate, which tells me a lot of people are standing at the edge of the pool, toe in the water, waiting for someone to tell them it's warm enough. So here's your answer, straight from a Denver R

Denver real estate agent showing a stone-and-timber ranch home to buyers at sunset with mountain views Not long ago, everyone was complaining there wasn't enough inventory. Now? We've swung so far the other way that buyers are drowning in options — and somehow still can't pull the trigger. I wish I had hard data on the average time between when a buyer starts searching and when they actually close on a home, but no one tracks that. What I do have is years of experience workin

Denver's real estate market is slow right now, but it's not crashing; prices have stayed flat for years. What's really changed is buyer behavior: more people are house hunting without a lender, an agent, or a real pre-approval, and it's costing everyone time, money, and trust. This post breaks down what a sloppy buyer actually looks like, with real recent stories, why it's happening in today's Denver buyer's market, and the exact 5-step process that turns you into a prepared

Denver Realtor Andrea Osmond shares her honest take on whether open houses actually sell homes. This is the great real estate debate, and I'm going to give you my honest answer: no, I don't think open houses sell homes. I also don't love hosting them. But before you write them off completely, hear me out — because I do think open houses are a tool, and like any tool, they only work when you use them on the right job. I've been doing this long enough in the Denver market to ha

Let's talk about everyone's favorite topic: money, lawsuits, acronyms, and just enough drama to make a good Netflix documentary. Grab a coffee, because Colorado real estate agent compensation has a whole backstory, and it's a lot juicier than most people realize. There's history, there's spice, and yes, there's a sushi metaphor at the end that I promise actually pays off. This post covers both sides of the deal, so pick your lane. Everyone else, stick around, because honestly

Andrea Osmond Compass Realtor Why Needing A Buyer Agency Agreement Changed (Nationally) — But Not in Colorado! As of August 2024, real estate rules changed nationwide following the NAR settlement. Agents working with buyers across the country are now required to have a written agreement in place before touring homes, in person or virtually. If you're in Colorado, though, here's something worth knowing: this isn't new for us. Colorado has required a written agreement for a tr