Description

About Me (Updated for this homeowner)

My name is Grant Dolby, co-founder of Dolby Haas Real Estate Solutions. I’ve spent decades helping owners sell properties that require more than a standard MLS upload, especially unique homes with an income angle where pricing, positioning, and execution decide the outcome.

I started in real estate in 1987 selling HUD foreclosures during one of the toughest markets in the country. By age 30 I was running offices for Coldwell Banker. Later, Keller Williams recruited me to turn around a struggling Highlands Ranch office, and within 36 months we built it into one of the top-producing brokerages in the nation. Years after that, I partnered with Phil Haas at RE/MAX Masters, where our team became #1 in what was then the top-producing RE/MAX office in North America.

Today, as an independent brokerage, we specialize in problem-solving, precision pricing, and marketing execution for properties that are easy to misunderstand and easy to misprice. We’re also known for our Cancel Anytime Guarantee because great service shouldn’t require handcuffs.

How We Position 105 Pawnee Ave for Maximum Success

This isn’t a “throw it in the MLS and pray” listing. A property like this needs controlled exposure, clear messaging, and proof behind the income story.

At a high level, buyers will see this as one of three things:

1. A multi-unit long-term rental asset
2. A house-hack (live in one, rent the rest)
3. A lifestyle property with optional short-term rental upside (only if it truly pencils and complies)

Our job is to build the story that attracts the right buyer and eliminates confusion.

Why These Listings Often Miss the Mark

Properties like this don’t fail because they’re bad. They fail because the launch is sloppy:

• Income claims are vague. “Great STR potential” without real numbers and real guardrails gets ignored (or worse, creates buyer distrust).
• Wrong audience. Owner-occupied buyers need lifestyle + flexibility. Investors need clean math. Most marketing blends them and lands with neither.
• No narrative control. Days on market doesn’t just “happen” in a small resort town, it gets engineered by the first two weeks.

What Makes This Property Stand Out

When the market sees this clearly, it becomes compelling:

• Multiple dwellings / income flexibility
• Walkable Manitou Springs lifestyle
• A buyer pool that includes both lifestyle owners and small investors
• A property that can be marketed with numbers, not adjectives

My Marketing System (Built for Properties With Income Potential)

A) Pre-Marketing / Off-MLS Launch (Demand Test)

Before we fully release, we syndicate to the buyer portals people actually use:

• Zillow
• Realtor.com
• Homes.com
• Redfin
• Our Luxury Presence network (DenverSeek.com + DolbyHaas.com)

This lets us measure buyer behavior early:

• Views, saves, inquiries
• Showing requests
• Where demand spikes and where it doesn’t

That data helps us avoid the two killers: overpricing and stale-listing syndrome.

B) Income Packaging (The Part Most Agents Skip)

We prepare clean, investor-friendly materials:

• Unit breakdown (main vs secondary dwellings)
• Rent roll if occupied
• A simple operating summary
• A conservative pro-forma based on realistic assumptions
• A “buyer option map” (long-term / mid-term / owner-occupied STR pathway)

This is how you attract real money, not tire-kickers.

C) Social + Digital Targeting

We run layered targeting to:

• Denver/Colorado Springs buyers who want a lifestyle + income setup
• Relocation buyers
• Investor groups searching small multi-unit / cottage setups
• Retargeting to people who engaged with the listing

D) Broker-to-Broker Promotion

Small income properties often trade through agent networks. We push directly to:

• Agents who’ve sold Manitou / Old Colorado City / Westside income homes
• Investor-friendly brokers
• Buyer agents with house-hack clients

E) Weekly Analytics & Adjustments

You’ll see the same weekly dashboard I use to make pricing decisions:

• Portal views/saves
• Showing volume + feedback
• Lead quality
• Heat-map comparison vs active competition
• Clear recommendations on what to tweak and when

A Straight Note on Short-Term Rental Potential

Manitou Springs is not a “do whatever you want” STR city. There are rules and caps that can affect what a future buyer can do. We market the opportunity responsibly:

• We highlight the upside without promising permits
• We position long-term and mid-term income as the foundation
• If STR is possible, we present it as a “verify pathway,” not a guarantee

That protects you and keeps buyers confident.

Pricing Strategy

For a property like this, pricing is less about ego and more about buyer response.
Our approach:

• Start with a demand-creating range that pulls in both owner-occupants and small investors
• Use the pre-market data to confirm we’re in the right lane
• Adjust quickly if the early response says we’re off

Next Steps

1. Confirm unit details and how the property has been used historically
2. Professional photography + layout clarity (buyers must understand the setup fast)
3. Build the income package (rent roll / pro-forma / option map)
4. Pre-market syndication to test demand
5. Agent preview + launch sequence
6. Full MLS release timed for maximum buyer activity
7. Weekly reporting and real-time adjustments

If You’re Open to a Quick Meeting

105 Pawnee Ave, Manitou Springs, CO 80829

If you’d like, I can walk you through:

• A pricing roadmap
• A marketing timeline
• Small high-ROI improvements (if any)
• The most likely buyer profile for this property
• A realistic forecast based on current demand

No pressure. The first step is simply a meeting and a conversation.

Grant Dolby

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