Meet the team: Bowers Carlson
James Bowers Realtor®, CCIM
A strong network and reputation as a “fixer” has allowed James to rank as the #1 agent in Wyoming and number 111 of more than 92,000 Coldwell Banker agents globally in transactions. He’s a real estate problem solver with a perspective gained through experience as an investor in residential, multifamily, commercial, and downtown property spanning multiple states since 2001. Real estate is his passion and he’s fortunate to be able to blend that passion with his vocation to the benefit of clients. His background in finance, knowledge gained through his MBA, and skill set honed as a CCIM allow him to provide value beyond just the transaction.
Katrina Bowers Realtor®
With 13 years of licensed real estate experience, Katrina is dedicated to providing exceptional service to her clients. She specializes in working with luxury clients, first-time home buyers, and new construction properties. Her deep market knowledge allows her to guide clients through every step of the buying or selling process with confidence and ease. Whether you’re seeking your dream luxury home, stepping into homeownership for the first time, or exploring new construction options, she’s there to make your real estate journey a success
Kelly Morgan Realtor®
As a life-long resident of Cheyenne and a Realtor with Coldwell Banker, she started with Bowers & Carlson Real Estate Team in 2024. She has a “do what needs to be done” attitude, and always with a smile. She serves our clients in whatever capacity we needfrom showing homes to attending inspections. Kelly came to us with a program management and healthcare background, and holds an MS degree in Business Management. She enjoys the Wyoming outdoors, cooking, and spending time with family and friends.
Colton Carlson Realtor®, CCIM
With his background in the electrical industry, Colton brings a great base of knowledge in remodeling as well as flipping. Colton has flipped and remodeled houses on his own as well as managing and utilizing crews to complete the projects. Colton has continued to grow his knowledge base by becoming a CCIM Candidate. This knowledge allows him to add value not just on the construction side but also walk his clients through the full picture of each investment they take on whether that be a property they intend to sell or retain. On his own time, Colton can be found at the gym or trying out a new local food place with his wife and two daughters.
Korrie Carlson Realtor®
Korrie is a Realtor with Coldwell Banker in Cheyenne. She was born and raised in Cheyenne, Wyoming, and holds a Bachelor’s degree from the University of Wyoming in Elementary Education. Korrie found a love for real estate when she and her husband started searching for their first home, and even more so after they purchased a fixer upper as their second home. Korrie is fascinated with the creative aspect and visualization of the potential every home possesses. Outside of real estate, Korrie is a mom of two girls, who loves spending time with family and friends.
Kenna Taullie team assistant
Kenna is a dynamic and dedicated Team Assistant with a knack for keeping everything running smoothly. With a background in administrative support, she excels at managing, organizing, and handling various logistical tasks. Kenna has called Wyoming home since 2005 and as a mother of two she treasures family adventures in the great outdoors.
Team Dynamics
The Bowers Carlson Real Estate Team works together to offer unparalleled leadership, service and expertise to discerning clients. We are committed to ensuring our clients achieve maximum value for their real estate assets in a timely manner. With a focus on delivering exceptional results, we aim to elevate the real estate experience by providing a seamless and rewarding real estate process from start to finish.
Awards & Rankings
2020–2023: #1 Coldwell Banker agent in WY 2023 & 2022: Commercial Circle of Distinction
2020–2023: International President’s Elite
2016–2019: International President’s Premier
Worthy Causes
• Cheyenne LEADs
• Western Vista Credit Union
• Arts Cheyenne
• CASA of Laramie County
• WY Brewers Festival
• Cheyenne Chamber Wyoming Wranglers
• Cheyenne Rotary Club
• Wyoming Singer Song Writers
• Sunrise Rotary Club
• Kiwanis
• Community Action of Laramie County
Client Testimonials
Colton is very professional and always makes time to take your call. He’s good at keeping all parties informed at all times. He takes away a lot of the stress, [whether] you’re buying or selling. He’s my go-to agent for the future.” –Wes F.
Recently I was looking for a rental property to purchase. I found in James Bowers an agent who knew the area well and helped us find a property that made sense financially. His knowledge of the investment potential helped us identify the right property for the right price. He listened to our needs and saved us time and trouble often associated with the paperwork needed to complete the transaction. His contacts helped us secure funding promptly and made the transaction very smooth. He was readily available when we had a question and helped us close quickly even during the busy holiday season.” –Margaret F.
Kelly is fantastic to work with! She takes pride in educating her customer and was always available to answer questions or take action. Kelly made the buying process a breeze and I would highly recommend her to anyone looking to buy or sell a home. –Paige F.
Colton and Korrie Carlson... were incredible in every step of the process of selling our home. This was our first time selling a home and it was seamless with the help of Colton. He explained each step in great detail, was prompt in all communication and response, and made sure we were taken care of. I completely and fully recommend this team to anyone needing a realtor!” –Chaisley L.
James and Katrina are excellent at what they do. They know the real estate business inside and out, and it shows. I have been working with them for years and am never disappointed!” –Lila M.
We had the best experience buying our house and it is greatly due to Kelly! Buying a house can be a scary time, especially your first house. You hear horror stories, and everything feels daunting. Kelly made our experience easy and worry free. Kelly offered great advice, is very knowledgeable and made the process fun.” –Kendall M.
your partner in the process
Homes are our business—and selling them can take a lot of time and energy. Sellers are facing pretty high expectations from buyers: well-priced, staged rooms, natural lighting, negotiated closing costs, repairs, beautiful photos, and more.
With Coldwell Banker, we want to break down the process so you can be as hands on (or hands off) as you want, while ensuring our real estate agents are doing the most they can to get your home sold.
Your REALTOR® will:
• Promote your best interests and maintain confidentiality;
• Conduct an in-depth seller consultation to identify your needs and wants;
• Analyze the current market conditions and features that may affect your property’s value;
• Schedule showings and open houses for your property;
• Schedule home inspections;
• Navigate financing solutions with the lender, work with attorneys, and see if your home owner’s insurance will cover any necessary repairs;
• Attend the final walk-through and closing;
• Negotiate on your behalf to protect your interests;
• Be your resource after the closing of your property
• Navigate the transaction process: review of necessary documents, prepare/negotiate the offer and contingencies, work with you to ensure terms/ conditions/deadlines are met;
10 WEEKS:
How long typical home buyers search for a home.
7 homes:
How many homes buyers will visit before making a decision.
4 HOMES:
How many homes the buyers viewed online only.
100:
Percentage of home buyers who used the internet to search for a home (most valuable content were photos, detailed information about properties for sale, floor plans, and agent contact info).
LET’S GET TO LISTING YOUR HOME
Contact your agent early. The process starts long before placing a yard sign.
From valuation & prep, to open houses, negotiations, & an offer
One of your agent’s roles is to get you through the following steps. They’ll recommend individuals to help if you don’t already have a contact.
1. SET A VALUATION: Discuss local market, comparable sold listings, and set home price.
2. CLEAN, CLEAN, CLEAN: Declutter, depersonalize, and time to clean all the things!
3. SIGN LISTING PAPERWORK: Legal docs that allow us to legally list your home for sale at a specific price that you set.
4. PHOTOGRAPHY & LIVE LISTING: Stage home for professional photos, get a brochure made, list the home in the MLS.
5. OPEN HOUSE: Schedule & review feedback.
6. REVIEW OFFERS: Sign or make a counter.
7. WAIT FOR APPRAISAL & HOME INSPECTION: These are typically scheduled through the buyer’s agent and lender, but the seller’s agent will receive feedback to share with you.
8. MAKE AGREED UPON REPAIRS: All repairs should be scheduled before closing.
9. PACK YOUR STUFF: You’ll need to be completely out of the house by the closing date.
10. SOLD!: Attend closing and sign paperwork. Turn over the keys to the new owners. Done!
Market Value for Home
Is based on:
Today’s real estate market
Today’s competition
Today’s financing
Today’s economic conditions
The buyer’s perception of its condition
The property’s location
The normal marketing time
Is not based on:
The contents or investment you have in it
The amount you need out of the property
The amount you want for the property
The appraised value of the property
What you’ve heard your neighbor’s house sold for
The amount the tax office says its worth
How much it is insured for
Memories and treasures
Home prices in the area where you are moving
What a quick Google search popped up
What is the “MLS”?
Once ready, your agent will list the home on the MLS (Multiple Listing Service). The MLS is a series of connected databases and online property portals like Realtor.com and Zillow. When a home is listed within the MLS, other approved property sales websites and databases can pull info directly. It’s an easy way for your home to get additional exposure. Note: When a listing is updated in the MLS, it’s updated on the other sites, too.
Single-family Homes in Cheyenne for 2023
It costs money to sell a home
The total cost to sell a home can amount to much more than the 5-6% in agent commissions most people expect to pay. When you account for preinspections, prep work, closing costs, repairs, and other concessions to the buyer, the costs of selling can be closer to 10% of the sales price.
Here’s a list of the main types of fees you might see on your balance sheet:
• Real estate agent commissions (5.8% national average. Includes both agents)
• Inspections and repairs (varies)
• Closing fees (1-3% of sales price)
• Title fees
• Escrow fees
• Recording fee
• Prorated property taxes
• Seller concessions (2-6%)
• Mortgage payoff (Varies)
The finer details
The #1 question we get asked is, “What do I need to do to get my house to sell fast?” The answer is going to always be, “Ensure your home is priced right for the market today.”
Benefits of proper pricing. Correctly pricing your property at its market value is among the most important factors of a successful selling process. Here are some of the benefits that will result from properly pricing your home from the beginning:
Faster sale. The proper price gets a faster sale, which means you save on mortgage payments, real estate taxes, insurance, and other carrying costs.
Exposure
to more prospects. Pricing at market value will open your home up to more people who can afford it.
Better response from advertising. Buyer inquiry calls are more readily converted into showing appointments when the price is not a deterrent.
Quality offers. When a property is priced right, buyers are much less likely to make a low offer, for fear of losing out on a great value.
Reduced cost to sellers. When a property is priced right, the excitement of the market produces a higher sales price in less time. You NET more due to the higher sales price and lower carrying costs.
Preparing to sell YOUR HOME
The first steps. Before your home is even listed, we’ll agree on the list price of your home. Your agent will determine your home’s value by:
• Assessment information
• Recent appraisals
• Online valuation tools
• Local comparable sales
• Experience in the market
• Cost basis vs. market value
• Days on market vs. % of list price obtained
Easy repairs to make before listing your home for sale
Note: It’s always recommended to get pre-inspections done on a property before listing for sale. While you’ll pay a bit more up front for these, this will identify any major repairs that your home may need in advance (costly repairs can often slow down the selling process).
• Update cabinet and door handles throughout
• Clean all appliances inside and out; keep them clean
• Regrout/clean grout in sinks, tubs and showers
• Identify any squeaky or stuck doors and WD40 them
• Install LED light bulbs & check smoke detectors
• Scrape and repaint peeling or fading paint, as well as trim and boldly-painted rooms
• Identify & fix any broken, stained or chipped flooring
• Professionally clean all carpeting throughout
• Clean all curtains, shutters and blinds
• Clean interior/exterior windows
• Prune any existing bushes or trees, & trim flowers in yard
• Replace bare spots in your lawn by seeding or sodding
• Declutter all counters and flat surfaces
opening the door to buyers
As part of showing your home, your agent will likely want to install a lockbox and a sign on your property. A yard sign lets potential buyers in your neighborhood know that your home is for sale, while a lockbox allows agents to show your home without compromising the security of your property.
What to expect. In many cases, your listing agent will ask you to leave the home while it’s being shown and during open houses. Buyers need to have a distractionfree experience and are sometimes put off by a seller following them throughout a showing. If you’re able, it’s a good idea to take your pets with you. But if you can’t remove them, it’s a good idea to put them in a kennel, portable carrier, or the backyard. Note: Potential buyers are going to open and close all doors and cabinets.
Ensure your home is free from pet messes and odors.
Open house tasks. If your agent is holding an open house, they’ll give you a heads up what items you need to take care of ahead of time (mowing the lawn, snow removal, garbage pick-up, etc.). Make sure you’ve picked up and tidied the home for day-to-day maintenance tasks, made the beds, cleaned less-used rooms like the furnace & utility rooms, garages, sheds, etc. These are often overlooked but should be cared for and cleaned like the other spaces.
Anything you don’t want people to see should go with you.
Before each showing. Consider doing the following:
• Open all drapes and window shades
• Turn on all lights
• Open doors between rooms
• Make sure your home smells inviting
• Store valuables in a locked closet
• Make beds
• Pick up toys and clutter
• Clear off counters & tables
• Ask a friend to do a walk-through (in case you overlooked anything)
Depersonalize so buyers can see themselves there.
Evaluating your offers
You’ve got three options with all offers
You can accept it, reject it, or make a counter offer to begin the negotiation process until a sale price is agreed or negotiations collapse. Ask yourself these questions:
• Which offer is highest?
• Are you willing to accept a lower offer?
• Do any of the buyers have a mortgage preapproval? (they’ve already secured financing to make a home purchase)
• Is there an all-cash offer to consider?
• Are they asking you to cover closing costs?
• Are there any contingencies on the offer?
• Do they have a previous home they have to sell?
• When is the potential closing date?
Negotiating the sale is easily the most difficult stage of the process, & it can also be the most creative, too.
Your agent will have worked through many, many different negotiation scenarios, so he/she will know instinctively what to do in situations you may not.
A buyer who wants to make an offer on your home will make it through their real estate professional, who will present the offer to your agent.
This offer will be made under the terms and conditions of the selling contract set out by your local real estate association and legal counsel.
Once your agent has an offer, they are legally required to present any offer to you, for you to think about and discuss.
It’s important that you review the offer thoroughly and carefully. Your agent can answer any questions you have and help you to decide the next move.
All sellers should expect a buyer to come with possible negotiations and contingencies for any home purchase.
Concession Requests: According to a report from Redfin, nearly a third (35%) of sellers offered concessions during 3-month period ending October 31, 2023.
Common concessions asked for during closing
Negotiations are a normal part of a real estate transaction. Before buyers even have a chance to negotiate with you about repairs, you first have to come to an agreement on price and concessions (a benefit or a discount offered by the buyer or seller to help sell a home and close a deal). There’s typically 3 types of concessions you’ll see thrown your way:
1. CLOSING COSTS. These include a range of fees that include appraisal, mortgage insurance, property taxes, title and origination fees, escrow, title insurance, and more. Sellers might cover all, a portion, or none of these. While having this covered won’t put cash directly into the buyer’s pocket, it’ll reduce the amount of money they have to bring to closing.
2. MORTGAGE-RATE BUY DOWNS. This can help lower the buyer’s interest rate and, as a result, their monthly payment. Sellers can permanently buy down their interest rate by buying points—each point generally costs about 1% of the mortgage amount and lowers their interest rate by approximately .25%. You can cover all or part of the cost.
3. TEMPORARY RATE BUY DOWN. There’s 3 common types: 1-0 Buy down, 2-1 Buy down, 3-2-1 Buy down.
Information related to concessions are meant to be a high-level overview. If you have specific questions about these or other items related to selling a home, please consult your agent as well as your chosen mortgage professional for additional details. Items stated here are subject to change and are not final.
BRING TO CLOSING: You’ll want to make sure you have a government-issued photo ID. You might also be asked to bring a copy of the sales contract, the deed to your home (if the home is paid off and has no mortgage or liens), a certified check (if required) in the amount told to you by the title or escrow company. And finally, the keys and any security codes for the house!
The Appraisal process
Once an agreement has been made on the purchase price of a home, the appraisal is scheduled by the buyer’s lender. The appraiser will coordinate a time for a home visit with the seller.
The purpose is to see the worth of your home, so the better maintained your property is, the higher the value. Overall, cleanliness is essential for selling your home as well. Signs of pests, unkempt landscaping, chipped paint, and cracked windows are areas you can fix before an appraiser visits.
WHAT AN APPRAISER DOES
• Inspect the interior and exterior of the property.
• Research county and municipal records for documentation about the property and market area.
• Review recent sales and listings of comparable properties (similar utility, quality, age and amenities).
• Review living area of the home, land area, style, age, quality of construction, number of beds & baths, garage and outbuildings, etc.
• Consider what it might take to rebuild or construct a reproduction of the existing property.
• Determine how many living units are present (in the event of a duplex, triplex, etc.).
Inspections:
Depending on the offer you’ve accepted, you may have to deal with one or more inspections and/or appraisals. You may also need to wait while the buyer completes financing for the purchase.
Home Inspections:
An inspector’s job is to visually inspect and evaluate the conditions that are present at the time of the inspection. They examine everything in the home that can reasonably be accessed – without moving appliances, puncturing walls, pulling up carpet, or anything invasive.
The areas and systems usually inspected:
• INSIDE: attic, basement, ceilings, doors, floors, interior water penetration, structure, ventilation, walls, windows, appliances
• OUTSIDE: crawlspaces, driveway, exterior and siding, foundation, garage, grading, roof, sidewalk
• SYSTEMS: electrical, plumbing, heating and air conditioning systems
Other Inspections:
This could include pest, moisture, lateral service lines and more. The terms of your contract will determine which inspections the buyer would like to have done, or which are required by the law in your area.
After the Inspection:
Based on the inspection results, your buyer may want to move forward, walk away, or negotiate with you on repairs to items noted by the inspector. Your agent will help you by placing terms and remedies in your sales agreement. If you opt to make repairs, your real estate agent is an invaluable resource. Although unable to endorse or recommend any one particular vendor, they have experience working with service professionals.
Marketing: What happens
96% of homeowners are searching online for their next home (according to the National Association of REALTORs), and more of them are visiting Coldwell Banker sites than any other real estate brand, which means your property gains better exposure and more qualified buyers.
Online exposure is critical to getting a competitive price and fast sale for your property. Here’s some of the digital options we offer (these vary by agent):
Multi-website listings. When you list a home with Coldwell Banker, you automatically get a single-property website on PropertyEx.com, and listing exposure through our partners: HomeFinder.com, Hotpads.com, Realtor.com, Trulia.com and Zillow.com.
3D video tours. These are typically done when your listing photos are taken. It can be helpful for those browsing online to consider your home before they step foot in it.
Social media. Facebook, Instagram, Nextdoor, YouTube, and TikTok are some of the ways agents are posting videos, photos, floor plans, and your overall listing with potential buyers.
Email blast. Many agents have a database of potential buyers they send regular email newsletters to. Often, these will include new and upcoming listings.
Digital ads. Whether it’s through social media (Meta, Nextdoor and YouTube) or a search/display ad through Google, digital ads are very sophisticated and can target home buyers on specific sites as they look for homes.
Agent promotion. Agents will not only meet during the weekly Coldwell Banker office meeting (to review inhouse listings), but they’ll also attend the local Cheyenne listing meetings (where they can talk about their listings with agents from other brokerages).
Open houses. It’s always recommended to have an open house the first couple weekends after the property is listed to generate buzz.
Direct mail marketing. Postcards are typically mailed in the neighborhood of the property—neighbors may be keeping an eye out for a property close by to mention to friends and family.
Photography. Professional listing photos (taken after the home has been decluttered, depersonalized, light repairs made and staged) ensure your home is marketed the best it can be.
Property brochures & yard sign. Once listing documents have been signed, both of these will be placed in your front yard for curious passersby to take.
Photo-Ready Checklist
BEDROOMS
Make the beds
Remove all personal items
Remove clutter from top of flat surfaces
Store cords & chargers
Put away toys and clothes
Declutter your closets
BATHROOMS
Clear countertops completely
Put toilet seat down
Remove shampoo, etc. from shower
Remove dirty towels
Remove floor mats
Remove plungers/cleaning items
Wipe down all surfaces & mirrors
KITCHEN
Clear countertops as much as possible
Clear outside of refrigerator
Hide garbage can
Remove dishes from sink
Remove rugs, dish towels & pot holders
GENERAL
Remove pet bowls, toys, accessories
Clean whole house
Turn off ceiling fans
Turn off all TVs
Open blinds/curtains for natural light
EXTERIOR
Close garage doors
Remove toys from yard
Clean up landscaping
Mow the grass
Pressure wash driveway/walk-up
Remove cars from driveway
Pre-Listing Checklist
CLEAN
Dust shelving & wall art
Dust & clean all lighting
Dust & wash vent covers & air returns
Wash refrigerator & freezer (in & out)
Wash oven & range hood
Clean kitchen cabinets
Clean interior doors
Wash all windows (in & out)
Wash walls & doorknobs
Clean switch plate
Magic erase baseboards
Clean window ledges
Wash bed sheets & linens
Wash curtains
Have carpets professionally cleaned
PAINT AND CAULK
Touch up ceiling
Touch up interior doors
Re-caulk baseboards & touch up paint
Remove nails/screws, patch, paint
Re-caulk cabinetry
Re-caulk showers
DECLUTTER
Organize pantry, fridge & freezer
Drawers in kitchen
Playroom
Bookcases
Closets
Storage areas
Linen closets
Surfaces, counters, desktops
Floor space
TASKS
Replace light bulbs
Replace air filters
Remove personal items & photos
Hang mirrors in dark/small spaces
Add lamps in bedrooms
EXTERIOR
Clean window wells/wash windows
Pressure wash deck/patio
Paint front door
Add fresh doormat
Weed and add fresh mulch
Add fresh flowers to planters
When it comes to moving out of a home you’ve sold, it can be tricky to decide what to take and what needs to stay. In general, all fixtures need to stay with a home. That includes any items that are immovably mounted or placed in a home, such as:
• Fences, sheds, shrubs, and other outdoor elements (including landscaping)
• Outdoor items affixed to the ground, like swing sets and basketball hoops
• Built-in furniture, including window seats and shelves
• Blinds, including custom blinds
• All lighting fixtures that were present in the home when it was shown
Government/Services
However, items that are removable can go with you! That includes things like:
• Curtains
• Lamps and any special light bulbs, light smart bulbs or daylight bulbs (though it would be kind of you to replace them with regular bulbs afterwards)
• Unaffixed plants in pots or containers
• Outdoor patio furniture & grills
And, as with much of life, there are some gray areas. Some of these items may have been included in your contract. Other items, you may wish to discuss with the buyer. Your agent will be able to guide you with regards to items like:
• Appliances, which may have been included in your sales contract
• Custom draperies specifically designed for the space
• Larger plants in container gardens or window boxes
• Swing sets, basketball hoops, and other outdoor play equipment that isn’t attached to the ground
• Pianos, extra refrigerators and other appliances, washer & dryer, etc.
When in doubt, make sure you itemize belongings you will be removing from your property upon moving.
Coldwell Banker Notes & Sketches
©2024 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Realogy Brokerage Group LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Not intended as a solicitation if your property is already listed by another broker.
