Selling
Selling your home in Denver or Boulder Brett Gilbert, real estate agent at milehimodern
Selling with Brett
Brett Gilbert is a real estate agent and Broker Associate at milehimodern. He works with homebuyers and sellers in Denver, Boulder, and the surrounding areas.
Selling starts with a price built from recent sales of homes like yours, plus a net sheet showing what you'd walk away with. From there, Brett builds a prep plan for the home and pays for the photography and floor plan. It launches with an open house the first weekend. If you're buying your next home too, he plans both moves together.
- Photos and a floor plan, paid for by Brett
- A net sheet with every price
- A written update every Monday
- A price review at two weeks
How Brett prices a home
What you paid and what you need from the sale don't set the price. Buyers compare your home with recent sales of similar size and condition nearby, so that's where Brett starts.
Size matters more than most sellers expect. In Highland, price per square foot drops as homes get bigger, about $568 per foot under 1,600 square feet and about $416 at 2,400 to 3,000 square feet over the year ending September 2026. Pick the wrong comps and the price is off by six figures.
Every price recommendation comes with a written market analysis and a net sheet. The analysis also lists anything Brett hasn't been able to confirm yet, so you can see which numbers are confirmed.
Automated estimates like the Zestimate can be off by 10% or more. They're algorithms that have never been inside your home, so they don't know what you've changed or which homes it's competing with.
The plan, step by step
Step 01
Walkthrough and price
Brett walks the home with you, then sends a written market analysis and a net sheet with his price recommendation.
Timing: Within two business days of the walkthrough
Step 02
A prep plan for your home
What to fix, paint, clean, stage, or leave alone. When staging makes sense, Brett brings in a professional stager and schedules the install around photos. The seller pays for staging.
Timing: One to two weeks, depending on the list
Step 03
Photos and floor plan
Professional photos and a floor plan, paid for by Brett, plus aerial photos where the location or lot matters.
Timing: Right after prep
Step 04
Coming Soon
The listing goes into MLS as Coming Soon, so agents and buyers can plan to see it. Showings start once it's live.
Timing: Up to 7 days before going live
Step 05
Live on the market
The sign goes up, Brett emails his network, and the home goes on his Instagram with a link to book a tour.
Timing: As soon as two weeks after signing the listing agreement
Step 06
First open house
Printed property cards for every visitor, and directional signs where they help.
Timing: The first weekend
Step 07
Updates and a price review
A written update every Monday: showings, buyer and agent feedback, online views, and what Brett recommends next. At two weeks, you and Brett look at how the market is responding and decide whether the price needs to change.
Timing: Every Monday, with a price review at two weeks
Step 08
Offers
Brett walks you through each offer with an updated net sheet, so you know what you would walk away with before you sign.
Timing: As offers come in
Step 09
Under contract
The buyer's inspection and appraisal run on the deadlines in your contract. Brett's transaction coordinator tracks every date, and Brett handles the negotiation if the inspection or appraisal raises an issue.
Timing: Inspection in the first 12 days, appraisal around days 12 to 17
Step 10
Closing
You sign at the title company, and the sale funds.
Timing: Usually 21 to 30 days after the contract is signed
How your home is marketed
Paid for by Brett, on every listing
- Professional photography
- A floor plan
- Aerial photos where the location or lot matters
- A yard sign, plus directional signs where they help
- Printed property cards for open houses
Every listing also gets
- A Coming Soon period in MLS before showings start
- An open house the first weekend it's live
- An email to Brett's network the day it launches
- A post on Brett's Instagram with a link to book a tour
- Placement on Zillow, Realtor.com, and Homes.com
For some homes
- Professional video, for higher-end and unique homes
- Paid social ads, when they'll reach the right buyers
What you'll net
Brett's net sheet shows what you'd walk away with at each price, line by line, before you list and again with every offer. These come out of the sale price:
- Your mortgage payoff and any other liens
- Commission, as set in your listing agreement
- Owner's title insurance for the buyer, which the seller usually pays in Colorado
- Your share of the title company's closing fees
- Property taxes up to the closing date. Colorado property taxes are paid a year behind, so the seller credits the buyer for them at closing.
- HOA dues, a status letter, and transfer fees, if there's an HOA
- Recording and document fees
- Any credits or repairs agreed with the buyer
Seller stories
A fresh launch in a slow winter market
A Boulder County home had been listed for a long stretch in a buyer's market with plenty of competition. Rather than keep it sitting, Brett and the seller took it off the market, made repairs, and relaunched it in late January with new carpet and open houses the first weekend. It went under contract in about 30 days at full asking price. The seller had already moved out of state, so Brett handled the inspection repairs and the closing paperwork remotely, and it closed on schedule.
What prep before listing did for one Denver County seller
Before this home went on the market, Brett and the seller added a basement egress window, cleaned up the inside and outside, edited the furniture for showings, and pulled together complete records for years of work already done on the house. It went under contract the day after it launched, over asking, after seven showings and about 20 people through the open house, with more buyers still lining up to make offers. When that buyer backed out after inspection, Brett had a structural engineer's letter the same day and relisted with it up front. A second buyer was under contract within two weeks, and the home closed above asking.
Selling and buying at the same time
If you're also buying your next home, Brett runs both timelines and a net sheet with you, and brings in a lender before you list. The contact form asks whether you're also buying, so that planning starts on the first call.
Selling guides
- Selling a home: similar listings, homes that sit, and buying your next one
How to price against a near-identical listing, why a home sits, and whether to sell or buy first, answered by Brett Gilbert, a real estate agent at milehimodern.
- Before you list: move out, paint, stage, then photograph
How to get a Denver home ready to sell, in the order that works: what to fix, what to skip, staging, photos, and Coming Soon, with two real timelines.
- What you'll net when you sell: the costs between the sale price and your check
Every line between your sale price and the check you get at a Colorado closing, with a worked example on a $650,000 home, from Brett Gilbert.
- How accurate is the Zestimate in Denver?
Zillow's own numbers on how far the Zestimate misses in the Denver metro, why it looks better once a home is listed, and what to use instead before you sell.
Seller questions
Is my Zestimate right?
Sometimes close, sometimes not. Automated values can be off by 10% or more. They're algorithms that have never been inside your home, so they don't know what you've updated or what's listed nearby. Brett's written analysis does.
What will I net?
Sale price minus your mortgage payoff, commission, title and closing fees, and any concessions to the buyer. Brett includes an estimated net sheet with every price recommendation.
How do commissions work when I sell?
Commission is set in your listing agreement and is negotiable. Since August 2024, offers to pay a buyer's agent no longer appear in MLS. Instead, whether you pay part of the buyer agent's fee is decided in the contract with each buyer. Before you sign any offer, Brett walks you through an estimated net sheet, so you know what you'll walk away with before you go under contract.
What should I fix or stage before listing?
Fix what a buyer's inspector will flag, then paint, deep clean, and clear out. Big renovations don't often pay back at sale. Brett walks the home with you and builds a prep plan, including what to skip. Occupied homes often show well with your own furniture once rooms are edited down.
Answers on pricing against a similar home nearby, why a home sits, and selling and buying at the same time.
Work with Brett
Find out what your home is worth. Brett will reply within a few hours on business days, and your written analysis arrives within two business days.
Call or text 786.301.6015
Contact Brett