3940 S Yampa Street
Agenda
The home you've made
Phil & Patricia are planning a move to a lower-maintenance retirement home — ideally a ranch. There's no hard deadline; possibly next summer, depending on how the numbers line up.
Their priority is timing the sale so the move pencils out — flexible, no pressure. Our job is to protect their proceeds and their pace.
Property snapshot
What makes this home special
In-ground pool
A private, in-ground swimming pool — uncommon among the competing 1980s homes and a genuine summer differentiator.
New roof, siding & paint
Recent roof, new siding, and fresh exterior paint. Big-ticket items buyers worry about are already handled.
Big private lot
A 6,795 sq ft lot with a private, fenced backyard built around the pool — real outdoor living space competing homes can't match.
Walk-to-schools location
Walking distance to Cherry Creek School District elementary and middle schools — a durable demand driver.
Recreation four doors down
Tennis / pickleball courts and a running track just four houses away. Lifestyle without leaving the block.
No HOA
No HOA dues and no covenant friction — a real monthly-cost advantage over newer competing product.
Condition & prep before listing
Working in our favor
- New roof, new siding, fresh exterior paint — major systems buyers fear are done
- HVAC replaced ~1 year ago
- In-ground pool — a standout in this price band
- Large private lot & fenced backyard built around the pool
- No known repair issues; nothing flagged for disclosure by seller
- No HOA; walk-to-schools & recreation location
Address before we list
- Confirm exact above-grade GLA (1,898 per assessor = floors 1 & 2; no finished basement) before MLS input
- Pool: service, safety check & clean water for photos and showings — it's the hero feature
- Verify water-heater age (seller unsure) so we can disclose accurately
- Light staging — seller is open to recommendations
- Seller will handle maintenance & small repairs over winter; open to Cap-Ex items with clear ROI
- Plan to show in summer to present the backyard & pool at their best
Denver metro conditions today
30-yr fixed mortgage (Freddie Mac, Aug 13 '26). Roughly flat vs. a year ago; Fed holding 3.50–3.75%.
2026 Arapahoe County conforming loan limit — well above this home, so buyers finance conventionally with no jumbo premium.
Rates dipped to ~6.0% in Feb '26, then drifted back up. Most forecasts see high-6s holding through year-end.
At ~$500K, the buyer pool is payment-driven. Move-in-ready condition and no deferred costs matter more than ever.
Aurora 80013 right now
Median sale price, ZIP 80013 (3-mo). Roughly flat to slightly soft year-over-year.
Median days on market in 80013 — well-priced homes are still moving fast.
Aurora homes closing near list. Priced right, sellers aren't leaving much on the table.
Months of supply in the ZIP — still a seller-leaning market, down from 4 a year ago.
This is a fast, disciplined market — not a runaway one. Homes in this ZIP sell in ~17 days at ~99% of ask when priced correctly, but the same data punishes overpricing: HouseCanary tags the ZIP's 12-month risk-of-decline at 57.7%. The playbook is to price into the fairway, sell fast on our terms, and protect the McKenneys' proceeds — not to chase a number the comps won't support.
Recent nearby sales
Eight closed sales within 0.5 mi, all 1979–1984 single-family detached, all closed in the last six months. Ratings compare each to 3940 S Yampa.
| Address | Sold | Beds | Bath | Sq ft | $/sf | Closed | vs. subject |
|---|---|---|---|---|---|---|---|
| 18839 E Kent Pl | $543,000 | 4 | 2.5 | 1,980 | $274 | Jun '26 | Larger / more beds |
| 4180 S Andes St | $539,900 | 3 | 2.5 | 1,817 | $297 | Feb '26 | Similar size, big lot |
| 3770 S Walden St | $525,000 | 4 | 3.0 | 2,072 | $253 | May '26 | Larger, closest (0.2mi) |
| 3960 S Argonne Way | $510,000 | 4 | 2.5 | 2,163 | $236 | May '26 | Larger, closest (0.26mi) |
| 17909 E Oxford Pl | $505,000 | 4 | 2.0 | 1,738 | $291 | Mar '26 | Smaller, same subdiv. |
| 18950 E Kent Cir | $485,000 | 4 | 2.0 | 1,760 | $276 | Mar '26 | Smaller / fewer baths |
| 18967 E Mercer Dr | $470,000 | 4 | 3.5 | 1,987 | $237 | Jun '26 | Similar size, low $/sf |
| 4234 S Bahama St | $465,000 | 3 | 2.0 | 1,888 | $246 | Feb '26 | Similar size, fewer baths |
The four most instructive sales
3770 S Walden St
Closest sale. Larger & more beds; our pool + basement narrow the gap.
3960 S Argonne Way
Largest of the set at the lowest $/sf ($236). Anchors the middle of the range.
4180 S Andes St
Best size match & top of range at $297/sf on the biggest lot. Our aspirational comp.
4234 S Bahama St
Near-identical size but fewer baths, no pool. Effectively our floor.
Comps by price
At 1,898 sq ft, the comps' mid-$260s/sf points squarely here — lifted, not stretched, by the pool & basement.
What the comps tell us
Comp set averages $264/sf (range $236–$297). Applied to 1,898 sq ft.
Price-on-size fit across all 8 comps. Weak size correlation (R²=0.03) — weighted low, but agrees.
High-confidence model estimate (FSD 0.10). Independent of our comp math.
All three independent methods converge inside a $500K–$510K band. That tight convergence is what gives us confidence. The subject is 3-bed where most comps are 4-bed (a modest negative), but its in-ground pool — a feature nearly all the comps lack — offsets that. We list at $515,000 and expect a sale near $505,000.
Your number and the market agree
Based on the rough online comps you'd seen. Right in the fairway — no wishful thinking to unwind.
Where the comps say a buyer lands. Essentially on top of your number.
~2% above MLSP — negotiating room in a market that closes at ~99% of ask.
The honest read: you arrived at the right number on your own. Our job isn't to talk you off a fantasy price — it's to structure the list so the market rewards it. Pricing at $515K captures buyers searching the sub-$525K bracket, gives us a cushion to negotiate, and still nets you close to the same walk-away as your $500K target. We'd steer away from reaching past ~$525K, where the comps stop supporting the appraisal and the pool advantage runs out.
Your estimated net proceeds
Your most likely buyers
The Cherry Creek family
Parents prioritizing the walk-to-school location in the Cherry Creek district. The pool and private backyard seal it; the schools keep them there for years.
The move-up couple
Renters or condo owners stepping into their first detached home under the conforming limit. New roof/siding/paint means no scary first-year costs.
The summer-lifestyle buyer
Drawn to the pool, the courts and track down the street, and an active outdoor block — willing to pay for lifestyle, not just square footage.
The marketing strategy
A move-in-ready 1980s home with the one thing the block's newer listings don't have — a private in-ground pool — in a walk-to-Cherry-Creek-schools location.
Bring it to market for summer so the pool and backyard sell themselves. Seller prefers summer showings for exactly this reason.
New roof, siding, paint and ~1-yr HVAC — we market the absence of deferred cost as hard as the features. That's what a rate-sensitive buyer is really buying.
List at $515K to own the sub-$525K search bracket, signal value, and drive early traffic while inventory is tight (17-day median DOM).
Marketing channels
MLS & major portals
REcolorado / DMAR syndication to Zillow, Realtor.com, Redfin & Homes.com — where 90%+ of buyers start.
School & family search
Targeted placement and copy for Cherry Creek district families — the single strongest demand driver here.
Social & paid
Geo-targeted Facebook/Instagram to Aurora & south-metro move-up buyers, with pool-forward summer creative.
Agent network
Direct broadcast to Jade's agent network and south-Aurora buyer's agents working the sub-$525K bracket.
Signage & open house
Yard sign, directional signage off S Buckley Rd, and a summer open house staged around the pool and backyard.
Print & neighborhood
'Just listed' cards to Summer Valley / Highpoint — neighbors know buyers who want in.
Showings & offers
Showing plan
- Show in summer where possible — seller's preference and the backyard/pool at its best
- Work around Phil's schedule; he's retired and flexible with a day's notice
- Email is the seller's preferred contact — confirmations routed there, ~1-day turnaround
- Pool safety & cleanliness checked before every showing block
- Lockbox + app-scheduled showings to minimize disruption
Offer strategy
- Review offers as they come; set a soft review window if we see early multiples
- Weigh net proceeds, financing strength and contingencies — not just top-line price
- Given ~99%-of-ask market, expect strong offers near list when priced at $515K
- Seller is flexible on timing (sell-before-buy or bridge) — we can offer buyers a flexible close
- No hard deadline means we can hold firm on terms that protect the McKenneys
Timeline & next steps
Confirm & prep
Lock exact GLA & water-heater age, light staging, pool service, touch-ups. ~1–2 weeks.
Photograph & stage
Summer photo/video shoot built around the pool, backyard & recreation. Prep MLS copy.
Go live
List at $515,000 on REcolorado; full portal + social launch; open house weekend one.
Review & negotiate
Field showings & offers; weigh net + terms. Expect action inside the ~17-day ZIP median.
Under contract to close
Manage inspection, appraisal & timeline flexibly around the McKenneys' next move.
Anticipated questions
What if the appraisal comes in low?
We're listing at $515K with an MLSP of $505K — backed by three converging methods and eight closed comps. That's deliberately defensible: it's above the mid but not stretched past what the comps support. If an appraisal lands short, we have documented comps to contest it, and room to negotiate a small gap without eroding your net.
Why not list higher — say $535K+?
Above ~$525K the comps stop supporting the value and the pool premium runs out. Overpricing in a 17-day-DOM market means sitting, then cutting — and buyers read price cuts as a problem. We'd net you less, slower.
Is 3 bedrooms a problem vs. the 4-bed comps?
It's a modest negative we've already priced in. Your in-ground pool — which nearly all the comps lack — offsets it, which is exactly why all three valuation methods still land you in the $500–510K band.
Do we have to sell before we buy?
No. You're flexible, and we'll structure showings and the close around your next move — sell-first, bridge, or a flexible closing date for the buyer. No hard deadline is leverage, not a liability.
About Jade Real Estate
Availability that clients notice
Our sellers and buyers don't wait on us. Jade's reputation is built on responsiveness — reachable by phone, text, and email, and prepared to go the extra mile when timing matters. It's the single thing clients mention most.
Relationships over transactions
We invest in solid, lasting client relationships rather than one-and-done deals. Personalized support and honest guidance run through the entire process, from first conversation to closing table.
A complete marketing solution
Aggressive digital marketing and re-marketing across the platforms where today's buyers actually are — with precise demographic targeting to put your home in front of the right people.
Transparency & integrity
You're kept informed at every step, from first showing to final signature. No surprises, no spin — straight information you can make decisions on.
Meet your agent
William Lawrence
- Owner and Managing Broker of Jade Real Estate, an independent Denver-metro brokerage
- Has overseen 1,000+ real estate transactions
- Deep south-metro / Arapahoe County market focus — the exact submarket this home sits in
- Data-first pricing: every recommendation backed by verified comps and multiple methods, not a single automated estimate
