Sell a rental as a tired landlord in Colorado Springs, CO: rising insurance and 2026 taxes, HB24-1098 and the new rules of turnover, aging roofs and sewer lines, the long-distance landlord after a PCS, tax timing on the exit, and how a cash buyer takes the tenants and the repairs. Written offer within 24 hours of our visit.
Tired landlords in Colorado Springs usually did not plan to be landlords. The house in Stetson Hills was supposed to sell after the PCS and did not, so it was rented. The duplex in the Southeast was a good idea in 2015. The parent's house in Patty Jewett was easier to rent than to sell during a hard year. Ten years on, the calls come at night, the insurance premium doubled after the hail years, the 2026 tax bill jumped, Colorado changed the rules on non-renewal, the property manager takes ten percent and still calls you about the furnace, and the roof is on its last season. The rent has not kept up with any of it.
Colorado Springs Cash Buyers buys rentals from owners who are done, across Colorado Springs and El Paso County, one house or a portfolio, occupied or between tenants. We buy as-is, take the leases and the deferred maintenance, and close on a date that works for your tax planning. This page explains what changed for small landlords in Colorado, how an occupied sale works, the tax timing of an exit, and why a cash buyer is the right buyer for a tired landlord's property.
What changed for small landlords in Colorado
HB24-1098, in force since 2024, limits non-renewal after twelve months of tenancy to listed reasons and requires 90 days' notice for no-fault grounds like a sale; owner-occupied properties of three or fewer units are exempt. The habitability warranty was strengthened and tenants have new defenses in eviction cases. Deposit and fee rules tightened. None of this is unmanageable for a professional operator, and all of it is one more thing for an owner who wanted passive income and got a compliance project. Insurance and taxes did the rest: premiums rose with the region's hail losses, and the 2026 reassessment raised bills across El Paso County.
Selling occupied, as-is
Leases and deposits transfer to us at closing with written notice to the tenants, rent is prorated, and nothing changes for the tenants but the payment address. We visit once with notice rather than running showings through someone's home. Deferred maintenance, the roof paid at actual cash value and never replaced, the furnace on borrowed time, the sewer lateral that backs up each spring, is priced into the offer and done after closing, usually as units turn. There is no inspection period, so a surprise in a unit we could not fully see is our risk.
The long-distance landlord
Many tired landlords are no longer in Colorado Springs. The property manager handles the day to day and the owner handles the decisions from Texas or Virginia with incomplete information. Selling from a distance is simple with us: the manager or tenant provides access for one visit, documents are signed electronically and with a mobile notary where you are, and proceeds are wired. Colorado withholds a portion of the price from out-of-state sellers as a prepayment of state tax, reconciled on your return.
Tax timing on the exit
Depreciation recapture at up to 25 percent federally, capital gains on the appreciation, and Colorado income tax on the gain apply to a rental sale. A 1031 exchange into a less demanding asset, such as a triple-net property or a Delaware statutory trust interest, defers the tax and ends the landlord work; the 45-day and 180-day deadlines are easier to meet with a cash buyer who closes on a chosen date. If the house was once your primary residence, part of the exclusion may still apply. Closing in January instead of December can move the tax a year. A tax professional should run the scenarios; we set the closing to fit.
Why a cash buyer suits a tired landlord's property
Retail buyers want vacant, staged and financed; investors buying through agents still inspect and negotiate every deferred item. We see the property once, deliver a written offer within 24 hours, take the tenants and the repairs, and close in about a week after a clean title search or on your date. We pay the customary closing costs and there is no commission, which on a median-priced sale is roughly $29,000 that stays in your proceeds.
Next step
Send the addresses, the rent roll and the leases, and tell us whether you have a tax timeline. We arrange visits with notice to the tenants, deliver written offers, and close on the dates that work. If you own several, we price them together.
Selling to us vs. a traditional listing in Colorado Springs, CO
| Comparison | Traditional agent | For sale by owner | Colorado Springs Cash Buyers |
|---|---|---|---|
| Cash offer | Rarely | Rarely | Yes |
| Sell as-is | Repairs expected | Repairs expected | Yes |
| Time to a contract | roughly two months in Colorado Springs now | Often longer | 24 hours after the visit |
| Agent commission | About 6% | Buyer's agent usually paid | None |
| Closing costs | Paid by seller | Paid by seller | Customary costs paid by us |
| Showings | Yes | Yes | One visit |
| Financing fall-through | Possible | Possible | None, we fund it |
| Price cut after inspection | Common | Common | No inspection period |
| Closing date | Lender's schedule | Buyer's schedule | Yours |
We buy houses in Colorado Springs for any reason, any condition, or any challenge
Every link below is a page written for that situation in Colorado Springs and El Paso County.