Clients relocating to Colorado are some of the best buyers you'll ever have. They have a deadline, they're usually pre-approved, and they need a guide. They're also buying blind. They don't know the highways, the weather, the hail, or how far "20 minutes" really is at rush hour. Here's how I run a relocation search: map first, house second, and every fact backed by something they can check.
The short answer
Start with a relocation brief: where they'll work, how long a commute they'll accept, budget, timing and must-haves. Use that to narrow the map before you show homes. Tour live on video, send documents electronically, and plan one trip for the short list. Teach them the Colorado basics that change the cost: property taxes and metro districts, hail and insurance, radon, older sewer lines and expansive soils. Keep everything on facts and criteria. Never rank areas as better or worse, and never steer.
Step by step
- Build the relocation brief. Work address, commute limit, budget, move date, home type, parking, pets, lot needs and any must-solve problems. Write it down and send it back to them.
- Map first, house second. A home can look perfect online and be wrong for the commute or the budget. Narrow the search area using their criteria, then compare homes inside it.
- Test the commute. Have them map the drive at the times they'd actually drive it. Better yet, drive it on their trip. Rush hour changes everything.
- Get the lender involved early. Out-of-state buyers often have a home to sell. See buy before you sell.
- Tour live on video. Walk the whole home, not just the pretty rooms. Show the street, the backyard, the noise, the view from the windows and the drive to the nearest grocery store.
- Plan one trip. Once the short list is solid, they fly in once to see the finalists.
- Teach the Colorado cost items. Property taxes vary by address. Newer areas may have metro district taxes. Hail drives insurance costs and deductibles. Get an insurance quote early.
- Plan the inspections. Radon is common in Colorado. Sewer scopes matter on older homes. Expansive soils can move foundations. The Colorado Department of Public Health and Environment has radon info.
- Close remotely if needed. Ask the title company about remote or mail-away signing options and confirm the lender allows it.
- Give them a first-90-days list. Utilities, driver's license, vehicle registration, voter registration. Point them to the official sites, like the Colorado DMV, for current deadlines.
The relocation checklist (what to cover)
| Topic | What to tell them | Where they verify |
|---|---|---|
| Altitude | Drink more water, wear sunscreen, take it easy the first days | Their doctor |
| Weather and hail | Hail season can be rough on roofs and cars; it affects insurance | Colorado Division of Insurance |
| State income tax | Colorado has a flat state income tax | Colorado Department of Revenue |
| Property tax | Varies by address and district; paid a year behind | County assessor and treasurer |
| Metro districts | Common in newer subdivisions; adds to taxes | County records, title work, actual tax bill |
| Schools | Facts only; give them the district's site | The school district's own website |
| Driver's license and plates | New residents have set deadlines | Colorado DMV |
How to explain it to your client
"Before we look at houses, let's pick the right part of the map. Tell me where you'll work, how long a drive you'll put up with, your budget and when you need to move. I'll show you the areas that fit those numbers, then we'll tour homes on live video. When we have a short list, you fly in once and see the finalists. I'll also walk you through the Colorado stuff people from out of state don't expect, like hail and insurance, radon, and metro district taxes, so there are no surprises."
Watch-outs
- Fair housing. Don't call an area "good," "safe," "family-friendly" or "the best." Translate "best neighborhood" into their criteria: commute, price, home type, lot size. If they ask about schools, send the district's website.
- House-first searches. A great house in the wrong spot is a bad purchase. Narrow the map first.
- Video tour gaps. Show smells, noise and what's next door, as best you can. Say out loud what video can't show.
- Insurance late in the deal. Roof age and hail exposure can change the premium. Quote it early.
- Overpromising remote closing. Confirm options with the title company and lender before you tell the client it's set.
- Quoting old prices. Pull current numbers from the MLS for their search area. Don't repeat last season's medians.
Further reading
- Relocating to the Colorado Front Range on kennarealestate.com
- Moving to Denver, Colorado on kennarealestate.com
This is training for real estate agents. It isn't legal, tax or lending advice. Check with your managing broker.
Questions
Can a buyer purchase a Colorado home without visiting?
Yes, it happens. Live video tours, electronic documents and remote signing make it possible. Most buyers still prefer to visit once for the short list.
Should a relocating buyer rent first?
If they don't know which side of town their life will center on, renting first can be smart. If they know the area, buying can make sense.
How do I answer "What's the best neighborhood?"
Turn it into their criteria. "Best for you means a short commute, this price range and a yard. Here are the areas that fit."
What surprises out-of-state buyers most?
Hail and insurance costs, metro district taxes in newer areas, radon, and how much commutes change at rush hour.
Where can they check Colorado tax and DMV rules?
At tax.colorado.gov and dmv.colorado.gov.
Brian Lee Burke is the founder of PadLeaders, a Colorado real estate broker licensed since 2003, team leader of The Kenna Group at Keller Williams DTC (formerly Kenna Real Estate Group) and the author of Mastering Real Estate and The Real Estate Playbook. More about Brian.
- Agent training by Brian Lee Burke, The Kenna Group at Keller Williams DTC
- Colorado Department of Public Health and Environment
- Colorado DMV
- Colorado Division of Insurance
- Colorado Department of Revenue
- Relocating to the Colorado Front Range on kennarealestate.com
- Moving to Denver, Colorado on kennarealestate.com