In our latest podcast episode, Envision Advisors agent Jenny Bayless breaks down the current Southern Colorado real estate market and shares practical strategies for investors navigating 2025 conditions.

As your local guide for real estate investing in Colorado, we’re focused on providing you with actionable insights based on current market data and proven investment approaches. Jenny analyzed Q4 2024 data and identified three powerful strategies that are working right now in Colorado Springs and Pueblo.

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• Single-family home prices increased 3% year-over-year in Southern Colorado, aligning with historical norms.
  
• Condo prices decreased by 4%, likely due to rising insurance costs, taxes, and HOA fees affecting buyer purchasing power.
  
• Inventory levels grew throughout 2024 before declining during the holiday season, suggesting a market that remains active but challenging.
  
• Insurance costs across investment portfolios increased dramatically, with Jenny reporting a 30% year-over-year increase across her properties.
  

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• A strategic $12,000 investment in updating a dated but well-maintained rental property increased monthly rent from $1,600 to $1,825.
  
• This improvement yielded a 22% annual return on investment while simultaneously reducing future repair costs.
  
• Focus improvements on kitchens and bathrooms for maximum impact, but avoid over-improving beyond what the market will support.
  

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• Fourplexes currently offer the best rental option for “set it and forget it” landlords in the Colorado Springs market.
  
• Jenny purchased a fourplex with separate utility meters for $660,000 that produces consistent cash flow with minimal management.
  
• Consider using a “lazy 1031” approach to transition from lower-performing single-family homes to more profitable multifamily properties.
  

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• Jenny refinanced a fourplex from 7.5% to 6.875% while reducing LTV from 80% to 75%, saving nearly $400 monthly.
  
• Taking advantage of a lender’s “free refinance” offer dramatically improved the investment’s cash flow with minimal costs.
  
• For investors with extra capital, recasting existing mortgages can reduce monthly payments without the hassle of full refinancing.
  

The current market requires thoughtful analysis and strategic action. While deals still exist, they require more creativity and careful evaluation than in previous years. Whether you’re looking to optimize existing investments or acquire new properties, focusing on these three approaches can help you build wealth through real estate in Southern Colorado.

(00:00) Introduction
(01:25) Market Trends Reveal Single Family Strength Despite Challenges
(06:56) Rising Costs and Top Investment Strategies for 2025
(11:05) Property Improvement Case Study with Impressive ROI
(15:05) Small Multifamily Purchases That Generate Reliable Returns
(17:17) Mortgage Refinancing Options That Can Transform Your Portfolio
(25:07) Final Thoughts & Key Takeaways

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• Envision Advisors: https://envisionrea.com/
  
• Email Jenny Bayless: jenny@envisionrea.com