Description

1730 Ward Circle

Bannockburn

• 5.61 wooded acres offering a rare Douglas County blend of privacy, usability, and close-in convenience
• 1973 ranch with approximately 2,970 finished sqft (3,066 total) and a mostly finished partial basement
• 4 bedrooms, 3 updated 3/4 baths
• Two fireplaces and vaulted living areas that fit the acreage-lifestyle buyer
• Remodeled kitchen with quartz counters and double ovens
• Private well and septic, plus an attached oversized 2-car garage
• Newer roof adds big-ticket confidence

Why the Home Didn’t Sell Last Year and What We Do Differently This Year

Overview

Your home has the acreage, setting, and lifestyle appeal that buyers want. The listing history does not read like a “bad house” problem. It reads like a timing and momentum problem, compounded by an early contract that fell apart and used up your best marketing runway.

This is good news because timing and momentum are fixable. We can correct the calendar, upgrade the presentation, and expand the buyer pool without overbuilding the budget.

1. The Biggest Issue Was Timing, Not Just Price

The spring window matters more for this type of home

Properties with acreage, rural access, wells/septic, and lifestyle positioning tend to perform best when:

• buyers can comfortably visit and walk the property
• the driveway and access feel clean and intentional
• the landscape is beginning to show well
• families are actively planning moves before school deadlines

Even though February can still be cold and muddy, the market starts to wake up in March and remains strong through April and May. This is often the best selling stretch of the year for homes like yours.

What happened last year

The timeline suggests a classic loss-of-momentum sequence:

• The home went under contract almost immediately.
• It fell out a few days later, likely due to an inspection issue or a deal-breaker discovered early.
• The short pause and relaunch effectively consumed the best early marketing days.
• By the time the plan stabilized, you were moving toward the dog days of summer.

This matters because buyers respond to freshness and urgency. When a home is new and cleanly launched, interest spikes. When a listing goes on, off, then back on, the market senses uncertainty. Even a great property can lose leverage if momentum is interrupted.

Summer is a tougher runway

By July and August:

• inventory typically rises
• buyers become more selective
• the urgency shifts to “close before school”
• lifestyle buyers are more distracted by travel and summer plans

And this is the cruel truth. If you are not under contract by late June or early July, you are pushing into a tighter buyer mindset.

School timing is a real market clock

School starts in August. Families want a workable closure plan before registration and routines hit full speed. Even for buyers who love the home, the calendar can become a quiet deal killer.

2. Where the Price Ceiling Really Starts

Based on the adjusted comp picture, the market appears to support the low-to-mid $900s without serious friction. The tougher threshold seems to start around $950K+.

At that level, buyers expect one of two things:

• a clearly updated interior that feels current
• or a unique advantage that justifies a premium despite older finishes

That is why price alone is not the full story. The market is not only counting square feet and acreage. It is pricing your renovation era.

3. If You Want to Push the Price, the Kitchen Is the Smartest Place to Earn It

The kitchen is the leverage room

If you are thinking about increasing the price, the most reasonable way to earn that move is through a smart, cost-conscious kitchen refresh.

Buyers at this level are heavily influenced by visual cues that date a home. Two classic tells:

• soffits above cabinets
• older cabinet door profiles

Even if the kitchen is clean and functional, those design signals can place it far earlier in the buyer’s mental timeline.

A cost-conscious upgrade approach

You do not need a full gut remodel to change perception.

Smart, high-ROI options can include:

• new cabinet fronts and hardware instead of replacing the boxes
• removing soffits if layout allows
• updated lighting
• modern backsplash
• refreshed paint palette
• consistent, higher-end fixture finishes

The goal is simple. Make the kitchen read like it belongs in the price bracket you want.

This is how you turn “good home with older finishes” into “updated lifestyle property that justifies a higher number.”

4. What We Would Do Differently and Better This Year

This is where the plan becomes aggressive in the right ways.

A. We will win the calendar

My recommendation is:

• Target March
• Latest April

This gives us:

• the strongest buyer urgency
• better property access and showing comfort
• reduced competition versus summer peaks
• a clearer path to closing before the school deadline pressure intensifies

This is not guesswork. It is how this segment consistently performs.

B. We will fix the launch sequence

Instead of a traditional “list and hope” approach, we will use a controlled, staged momentum plan designed to avoid another long, public MLS run that adds days-on-market pressure.

C. We will lean into pre-marketing

Before we risk the local MLS clock, we can test market and build demand through strategic pre-marketing using major syndication sites and targeted digital exposure.

The advantage is simple:

• We generate buyer interest and feedback
• We fine-tune presentation and positioning
• We avoid the days-on-market stigma of another failed MLS attempt

This approach has been highly effective for sellers who want top dollar and for homes that need a smarter runway.

D. We will upgrade the digital presentation

Last year’s marketing appears to have missed several high-impact tools that matter in this price and lifestyle segment.

We will add:

• 3D floor plans
• video walkthrough
• strong hero shots that sell the setting, privacy, and scale
• optional virtual staging if needed to modernize perception
• a clear “lifestyle story” woven through visuals and copy

Acreage buyers often buy with emotion first, then confirm with logic. The media must do both jobs.

E. Targeted social exposure to the right buyers

A generic social boost is not enough. The plan needs precision.

We will:

• promote to lifestyle groups on Facebook
• equestrian
• acreage and rural living
• homesteading and outdoor lifestyle
• high-end relocation and family move-up circles
• build a buyer narrative that emphasizes
• privacy
• usable land
• trails/trees
• barn utility
• proximity to town without sacrificing the retreat feel

F. Broker-to-broker strategy

Acreage and lifestyle homes often sell through agent networks and targeted matchmaking.

We will execute:

• broker-to-broker email campaigns
• targeted outreach to agents who have sold
• Bannockburn
• Franktown
• similar acreage neighborhoods
• a clean “why this home wins” sheet with
• key upgrades
• property highlights
• showing notes
• clear value arguments

5. Why I’m Confident This Strategy Wins

I have a deep track record in Douglas County and have repeatedly helped sellers get strong results when a prior listing failed to convert. This is exactly the type of scenario where smart timing, disciplined presentation, and modern digital exposure can change the outcome.

The market does not punish a good home. It punishes a weak launch plan and a bad calendar.

The Bottom Line

Your home likely did not sell last year because:

• the launch started late
• an early contract fell apart
• the stop-start sequence burned your best marketing days
• the listing lost the spring momentum window
• and the market shifted into heavier summer competition and school-timing pressure

This year, the winning formula is:

1. Launch earlier
2. Enhance the digital story
3. Use pre-marketing to build demand before the MLS clock
4. Consider a cost-conscious kitchen refresh if a higher price is the goal
5. Target lifestyle buyers on purpose, not by accident

If we do this right, the property becomes a spring standout instead of a summer survivor.

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