Description

1874 Lanka Ln, Colorado Springs, CO 80915

1874 Lanka Ln, Colorado Springs

My name is Grant Dolby, co-founder of Dolby Haas Real Estate Solutions. I’ve spent decades helping Colorado sellers get strong outcomes, including homes other brokers struggled to sell, by fixing the two things that actually move the needle: pricing precision and launch execution.

I took a close look at 1874 Lanka Ln and the recent neighborhood data. Here’s the straight story:

What the market is saying

In townhouse communities like Eastridge/Lanka Ln, the homes are remarkably similar. That means buyers price them like a spreadsheet. Small differences create big swings:

• Condition and upgrades
• Cleanliness and presentation
• Timing and momentum
• Where the list price lands relative to the bracket buyers are searching

Why it likely didn’t convert (or why it struggled)

When a unit is priced “a little high” in a community where buyers can choose the same floor plan down the street, the market response gets soft fast:

• Buyers keep shopping because they believe a better one will pop up
• They wait for reductions instead of writing offers
• Any friction (older finishes, tired carpet, basic baths) becomes leverage

The comps tell a very clear range

Recent closed sales on the same street/pocket show the recent buyer behavior:

• Some units are trading in the mid-$250s
• Better positioned units are trading in the mid-$260s
• Anything above that needs a reason buyers can see instantly (presentation, upgrades, or urgency)

That lines up with the automated valuation models too, which are clustering in the mid-$260s.

How we would win with this home

This is the exact system we use to sell homes efficiently without chasing the market.

1) Fix the launch (not just the price)

• Professional photos that make the home feel clean, bright, and bigger
• Declutter + light staging (or virtual staging if appropriate)
• Tight, buyer-focused copy: what’s upgraded, what’s new, what problem it solves

2) Pre-market before the MLS does what it does

Before we rely on MLS momentum, we test demand by syndicating and promoting across the major platforms buyers actually use (plus targeted social). We watch:

• Views, saves, inquiries
• Showing volume
• How buyers compare you to the competing units

3) Pricing strategy (what I’d recommend)

If the goal is to sell, not just “be listed,” the smart play is to test-market in the $260s, then let buyer activity confirm whether we can push higher or need to stay aggressive.

A clean, practical strategy is:

• Test-market: $269,900
• Strike zone: $269,000 (strong psychological bracket)

Next step

If you’re open to it, I’d like to schedule a short first meeting. I’ll bring:

• A simple comp stack (same model, same pocket)
• A pricing roadmap (what happens at $270 vs $265
• A quick relaunch plan (what to do, what to skip, and what gets results)

No long-term commitment required. The first step is just a conversation.

Thanks!

Grant

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