Let’s say you’ve upgraded to a bigger place, relocated for work, or just decided you need less house and more life. But before you stick that “For Sale” sign in the front yard, take a breath. In today’s rollercoaster housing market, selling might not be your best move. Renting it out—especially with the help of a local property manager (howdy, that’s us 👋)—could be a way smarter play.
Welcome to the beginner’s guide to convert your primary residence into a rental property—with all the juicy details, local tips, and lessons we’ve learned managing rentals right here in Evergreen, Colorado.
💸 First, Why Rent Instead of Sell?
Let’s get this out of the way: we’re not anti-selling. If you’ve got a cash buyer waving six figures at you, cool. But for many homeowners, especially in Colorado’s mountain markets, renting can be a better long-term financial move. Here’s why:
📈 1. Home Values Are High, But Interest Rates Are Higher
If you sell now, you’ll cash out—but where are you going to park that money? Buying your next home at a higher interest rate might cancel out your gains. Renting, on the other hand, lets you keep that appreciating asset while someone else (aka your tenant) pays down the mortgage.
🧾 2. Hello, Passive Income
Every month your home just… earns money. Steady rent checks, tax deductions for depreciation, and potential equity growth? Yes, please.
🛏️ 3. Flexibility
Not sure if you’re coming back to Evergreen someday? Want to leave the door open for your kids to live here down the road? Renting buys you time, options, and a long-term foothold in the Colorado market.
🛠️ Step One: Prep the Property (a.k.a. Fix Your Stuff)
Before you hand over the keys to someone else, let’s make sure your house is rent-ready. Tenants are happy to pay market rent—but they expect the basics (and then some).
🧹 The Essentials:
• Deep Clean: Like, deep deep. Think move-out level: baseboards, appliances, windows, carpets. (Yes, behind the fridge too.)
• Repair What’s Broken: Leaky faucet? Fix it. Loose railing? Tighten it. HVAC acting weird? Get it serviced. Small problems turn into big phone calls at 11 p.m.
• Paint + Touch Ups: A fresh coat in a neutral color (gray, beige, white) does wonders. Ditch the lime green accent wall unless you want very artsy renters.
• Landscaping: Mow it. Trim it. Mulch it. A clean yard makes a great first impression.
⚡ Bonus Upgrades That Pay Off:
• New appliances = higher rent + better tenants
• Smart thermostats (Nest, Ecobee) = energy efficiency
• Low-maintenance floors = your new best friend (bye, beige carpet)
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🧠 Should You DIY or Use a Property Manager?
Let’s be honest: technically you can DIY this whole thing. List your house. Screen tenants. Write your own lease. Collect rent. Fix the toilet. Handle the midnight noise complaints.
Or you can let us do all of that while you chill, travel, work, or sip a drink on your new deck.
Here’s how it shakes out:
| Task | You (DIY) | Us (Evergreen CO Rentals) |
| Marketing the property | Craigslist + Facebook (maybe) | Professional photos, listings on Zillow, Apartments.com, etc. |
| Screening tenants | Your gut feeling | Background checks, credit, income verification, references |
| Lease agreement | Google template (yikes) | Colorado-legal, customized lease |
| Maintenance requests | Midnight phone calls | Licensed local vendors & 24/7 support |
| Rent collection | Venmo, hope for the best | Online portal, direct deposit, late fee enforcement |
| Evictions (worst case) | Court dates | Legal process handled start to finish |
✅ Pros of Using a Property Manager:
• Passive income, truly passive
• Higher quality tenants (fewer issues)
• Professional maintenance = fewer surprises
• No awkward convos with renters
• We handle the legal stuff (and yes, there’s a lot)
❌ Cons of Property Management:
• Management fees (most people charge 8–10% of monthly rent, however we are the only crew in town at only 7%)
• Less personal control (which for many is actually a pro)
The way we see it, there are no cons with us.
⚖️ Legal Stuff You Can’t Ignore
We’re not trying to scare you. But you should know the rules.
🏠 Local + State Rental Laws
• Security deposits are regulated in Colorado—you can’t just keep it “because they were loud.”
• You’re required to maintain habitability: working heat, plumbing, electrical, etc.
• Some parts of Colorado require rental licenses or inspections (we stay on top of all that for you).
💬 Fair Housing Compliance
You can’t deny applicants based on race, religion, family status, gender identity, disability, etc. (Duh.) But you can screen based on income, credit, and rental history. We help make sure you stay compliant and fair.
💼 Taxes & Reporting
Rental income must be reported to the IRS, but you also get write-offs (mortgage interest, repairs, depreciation, property management fees, and more). We’ll connect you with a CPA who knows real estate inside and out.
🏔️ Evergreen-Specific Tips
We’re not just “Colorado property managers.” We live here. We know Evergreen. Here’s our hyper-local advice:
• Tenants LOVE proximity to Evergreen Lake, downtown, and trailheads. Location matters more here than granite countertops.
• Elk-proof your landscaping. Not a joke. Those velvet-antlered vandals will eat your rose bushes and sit on your patio furniture.
• Snow removal is a big deal. Don’t assume tenants will handle it unless it’s in the lease. We can coordinate seasonal services.
• Septic systems? We know the local pros. Don’t DIY that one.
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💬 Let’s Talk Numbers
How much can your home rent for? That depends on location, size, finishes, and time of year. But here’s a rough idea:
• Small 2-bed cabin: $2,200–$2,800/month
• Mid-size 3-bed family home: $3,000–$3,800/month
• Larger homes or luxury rentals: $4,000+
We’ll give you a free rental analysis based on current Evergreen market data and comps. No strings attached.
🚪 Ready to Rent Out Your Home? We’ve Got You.
Turning your home into a rental property doesn’t have to be overwhelming or risky—especially when you’ve got a team who knows Evergreen like the back of our hiking boots.
At Evergreen CO Rentals, we’re not a faceless mega-property group. We’re your local experts, your neighbors, and your biggest fans when it comes to turning your home into a smart, stress-free investment.
Want to chat? Drop us a line. We’ll walk you through it all—no pressure, no jargon, just honest advice.
Contact Us for a Free Rental Evaluation
📞(949) 923-0204
📍 Proudly managing properties in Evergreen, Conifer, Genesee, and beyond.