Thinking about listing your historic Manitou Springs home and wondering which fixes will actually move the needle? You want to honor your home’s character, avoid red tape, and make a strong first impression in photos. In this guide, you’ll learn which pre-list repairs matter most in Manitou Springs, how to stay within local historic guidelines, and simple ways to stage and shoot your home so buyers fall in love. Let’s dive in.
Know the rules in Historic Manitou
Much of central Manitou Springs sits in a locally designated Historic District that follows the Secretary of the Interior’s Standards for Rehabilitation. That means many visible exterior changes can require review and a Certificate of Appropriateness. Plan ahead to prevent delays, especially for things like porch work, window replacement, stone repointing, and new exterior lighting.
To stay compliant and on schedule:
- Prioritize repair over replacement when possible. It is usually preferred by preservation commissions.
- If replacement is needed, match materials, profiles, and finishes as closely as possible.
- Start approvals early. Some reviews can take weeks.
- Use the national standards as your guide. You can review the Secretary of the Interior’s Standards for Rehabilitation for the framework used in local decisions.
Quick curb appeal wins that matter
These exterior tune-ups have a strong impact-to-effort ratio in Manitou Springs and photograph well.
Roof and gutters
Fix missing shingles and flashing, and ensure gutters drain away from the foundation. Visible sagging or dark streaks in photos reduces buyer confidence. Clean, functioning gutters also protect stone and masonry from runoff damage.
Porches, railings, and steps
Stabilize flooring, repair rot, and tighten railings. Touch up paint with a period-appropriate palette if allowed. Avoid modern vinyl skirting in visible areas that can clash with historic character.
Paint and trim
Address peeling areas and repair any rot before painting. Touch up window trim, eaves, soffits, and columns so the exterior reads as clean and cared for in photos.
Site drainage and foundation
Grade to move water away from the home. Clean visible foundation masonry and consider small repointing where mortar is failing. Persistent moss or staining signals moisture issues to buyers.
Walkways and retaining walls
Level uneven walkways and fix step edges. Repoint stone retaining walls common in Manitou so approaches look stable and welcoming.
Chimneys and flashing
Repair loose caps, degraded mortar, and flashing. Solid chimneys matter for inspections and visual trust.
Exterior lighting and hardware
Use simple, compatible fixtures. Clean and polish house numbers, door hardware, and mailbox so they photograph well.
Windows: repair over replace
Historic windows often have paint build-up, failing putty, sticky sashes, or worn weatherstripping. The best practice is to repair original wood windows whenever feasible. That can include sash stabilization, counterbalance repair, re-glazing with compatible putty, and new weatherstripping. Repair keeps historic character intact and often beats full replacement on life-cycle cost.
If you must replace, match sightlines, pane configuration, and operation type. Consider storms or back-vented options rather than vinyl inserts. For technical guidance, see the National Park Service’s Preservation Brief 9 on repairing historic wooden windows.
Stonework and masonry care
Manitou Springs homes often feature native sandstone and stone retaining walls. The wrong products or methods can cause damage, especially with freeze-thaw cycles.
- Clean gently and test small areas first.
- Repoint with mortar that matches the original in composition, color, texture, and joint profile. Older masonry often needs lime-based mortar.
- Avoid Portland cement mortars, hard patches, and abrasive cleaning.
For step-by-step help, see the National Park Service’s Preservation Brief 2 on repointing mortar joints and guidance on cleaning masonry and water-repellent treatments.
Site cleanup and photo prep
A tidy site signals overall care and lets historic details shine.
- Remove debris, dead plants, and visible storage. Sweep porches and walkways. Use low pressure on soft stone.
- Prune shrubs and trees to reveal the facade, entry, and architectural details.
- Stage the entry with a fresh doormat, two simple potted plants, and polished hardware.
- Respect the period look. Choose understated containers and accents that suit late 19th and early 20th century styles.
For better photos:
- Shoot exteriors in morning or late afternoon light. Overcast can work well for even color.
- Capture a wide front facade, the approach to the porch, and detail shots of stonework and ornament.
- Keep frames simple. Hide hoses and mismatched furniture, and correct verticals so lines look true.
A room-by-room listing prep checklist
Use this concise checklist to ready your home for the market and your photo day.
Whole house
- Confirm exterior changes with the city if you are in the Historic District.
- Deep clean, dust, and clean windows inside and out; use warm bulbs and ensure all lights work.
- Neutral, minimal staging. Remove personal photos and excess clutter. Tuck cords.
- Fix visible defects that photograph poorly, like peeling paint or water stains.
Exterior
- Repair gutters and downspouts; clear leaves.
- Touch up trim and porch surfaces; replace missing balusters or pickets.
- Sweep and carefully wash walkways; clean porch ceiling and fixtures.
- Clean and stabilize visible foundation stone; schedule minor repointing where needed.
- Stage the entry with a mat, simple plants, and polished hardware.
Front porch and entry
- Tighten steps and repair porch boards.
- Paint or stain floors and railings if allowed and appropriate.
- Add one chair and a small table for scale.
Living room or parlor
- Uncover original trim, mantels, and built-ins.
- Remove heavy drapes; let natural light in.
- Vacuum and shine hardwoods; use a right-sized rug.
Kitchen
- Clear counters except for one or two accents.
- Clean appliances and sinks; remove fridge magnets.
- Replace missing or very dated hardware with compatible options.
Bathrooms
- Recaulk and clean grout. Polish fixtures.
- Use fresh towels and one small plant for color.
Bedrooms
- Make beds with neutral linens.
- Remove excess furniture and clutter. Tidy closets.
Basement and mechanicals
- Clean and declutter. Ensure no active leaks or standing water.
- Avoid showing messy or water-stained areas in photos; address issues first.
Attic and rooflines
- If safe and accessible, photograph the attic to show rafter condition and insulation for transparency.
Historic features
- Highlight original windows; open one sash for a functional shot.
- Capture closeups of gingerbread, corbels, hearths, leaded glass, and stone walls.
Digital content tips
- Add a detail gallery of 6 to 10 closeups of historic features.
- Include simple before-and-after shots where you made small preservation repairs.
Contractors, timing, and ROI
Choose contractors experienced with historic homes and local approvals. Ask for references, photos of similar work, and clarity on materials like lime mortar or wood species. Get written estimates that separate repair from replacement and list specific materials and finishes.
Where to invest first:
- Water protection items like roofing, gutters, and flashing provide high buyer confidence and help with inspections.
- Cosmetic exterior work such as paint touch-ups, porch repairs, and walkway fixes show care and photograph well.
- Window repair often preserves value and character better than full replacement, and it aligns with preservation guidance.
If your project may qualify, explore state resources through the Colorado State Historic Preservation Office (History Colorado). National Park Service briefs remain the go-to technical standard for windows, masonry, and cleaning.
How On Target Homes helps
You get hands-on listing preparation tailored to historic Manitou. Our boutique process includes pre-market planning, coordinated cleaning and repairs, professional staging led by an in-house designer, and premium photography and video that highlight your home’s architecture. We leverage targeted digital advertising and neighborhood outreach to showcase your property across the Colorado Springs area.
If you value disciplined timelines and clear communication, our founder-led, veteran-aware approach keeps everything on track. We can recommend preservation-aware craftspeople and help you focus on the repairs that matter most so you list with confidence.
Ready to plan your sale the right way? Start with a Free Home Valuation from On Target Homes, and let’s map out the highest-impact steps for your property.
FAQs
Do I need approval for exterior work in Manitou Springs?
- If your home is in the Historic District, many visible exterior changes can require a local review and a Certificate of Appropriateness; plan early and prioritize repair over replacement to align with preservation standards.
What window updates are allowed on historic homes?
- Repair is preferred when feasible, including sash stabilization, re-glazing, and weatherstripping; if replacement is approved, match sightlines and pane configuration and consider compatible storms rather than vinyl inserts, per NPS guidance.
How should I clean sandstone and retaining walls before photos?
- Clean gently, test a small area first, and avoid abrasive methods; match mortar composition when repointing and avoid hard Portland cement mortars on older masonry.
Which pre-list repairs deliver the best ROI?
- Focus on water protection (roof, gutters, flashing), visible cosmetic items (paint, porch and walkway fixes), and window repair to preserve character and signal care in listing photos.
How long can approvals take in Manitou Springs?
- Reviews can take weeks, sometimes longer; if you anticipate exterior changes beyond basic touch-ups, start the process early to avoid delaying your listing.
