When to Walk: Red Flags Buyers Shouldn’t Ignore
“Winning” a house isn’t the goal—closing on a good one is. Three quick field stories from this fall:
Park Hill bungalow with fresh paint but soggy side yard. Downspout ended right at the foundation; sewer scope showed root intrusion and a bellied line. We walked, saved ~$18K in near-term fixes, and found a better block with seller credits instead.
Capitol Hill condo with a gorgeous lobby—but HOA minutes flagged a pending special assessment for elevators and roof. Dues would jump 22% next year. Client pivoted to a similar unit two streets over and kept their payment stable.
“Like-new” flip in Barnum where the basement bath vented into the joist bay and most permits were “issued” but never “finaled.” Seller wouldn’t escrow. We passed; that buyer dodge likely avoided insurance headaches later.
Market pulse (Denver, as of today): 30-year rates are hovering near 6.23% (Freddie Mac PMMS, 11/26/25). October median sale price sits around $614K with ~45 days on market. Translation: leverage exists on 30–70 DOM listings—use it to secure credits, a 2-1 buydown, and focus inspection asks on roof/HVAC/sewer/drainage.
Bottom line: red flags aren’t deal-killers; they’re decision-makers. If a seller won’t address health, safety, or water issues—or HOA math breaks your future budget—walk with confidence. The right house is the one that fits both your life and your spreadsheet.
— Andy
Vail Peak Realty | Park Hill resident & neighborhood guide
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