I have a confession: I kind of love an ugly house.
Not every ugly house. I’m not suggesting you buy something with a collapsing foundation, water pouring into the basement and a family of raccoons living in the attic.
But an otherwise solid house with an ugly kitchen? Dated bathrooms? Questionable paint colors? Flooring that should have retired sometime during the Clinton administration?
Now you have my attention.
Because while a lot of buyers walk into a dated house and immediately think, Nope, I’m looking around thinking:
What could this house be?
And sometimes, the ugly house is where the opportunity is.
Case in Point: 850 W. 6th Ave. in Broomfield
Take a look at 850 W. 6th Ave. in Broomfield Heights, currently listed for $430,000.
It isn't exactly going to win a beauty contest in its current condition.
But look beyond the finishes and there's quite a bit going for it.
It's a 1960 brick ranch with 1,880 finished square feet, three bedrooms, three bathrooms and a finished basement. The main level has original hardwood floors, vaulted knotty-pine ceilings, a brick wood-burning fireplace and floor-to-ceiling windows.
Even better, according to the listing, several of the expensive and decidedly unsexy items have already been repaired or replaced: the furnace, central A/C, water heater, roof and sewer line and some structural repairs.
In other words:
The pretty stuff needs work. But a lot of the important stuff may already have been addressed.
That's exactly the kind of house buyers shouldn't automatically dismiss.
Ugly Is Fixable
One of the biggest mistakes I see buyers make is putting too much emphasis on things that are relatively easy to change.
Paint colors? Change them. Dated light fixtures? Change them. Old tile & carpet? Goodbye. Ugly bathroom vanity? See ya.
Cabinets you don't love? Depending on their condition, paint them, reface them or replace them.
None of those things necessarily makes a house a bad house.
In fact, when those cosmetic issues scare away other buyers, they can sometimes create an opportunity for the buyer who can see past them.
But There’s “Ugly”…and Then There’s EXPENSIVE
This is where I put on my REALTOR® hat and ruin all the HGTV fun for a minute.
Not everything should be shrugged off as cosmetic.
I'm much more concerned about things like foundation or structural problems, significant water intrusion, major sewer issues, an obsolete or failing mechanical system, extensive electrical or plumbing problems, or a location problem you can't change. This is where my handy dandy inspector will determine any more critical issues that need to be addressed.
And then there's layout. You can replace a countertop.
Moving an entire kitchen because the floor plan makes absolutely no sense is another matter. But you can take down walls to open it up (if non-structural).
That's why the question isn't simply:
“Can I make this house prettier?”
It's:
“Does the purchase price PLUS the cost of making this house what I want still make sense?”
That second question is much more important.
Look at What You CAN’T Change
When I'm walking through a fixer with a buyer, I want them to temporarily stop looking at the ugly stuff and pay attention to the things that are harder—or impossible—to change.
The neighborhood.
The lot.
The location within the neighborhood.
The natural light.
The basic floor plan.
The square footage.
The architectural character.
Those original hardwood floors hiding underneath something hideous.
That fantastic fireplace you've mentally painted before we've even left the room.
Those are the things that can make an ugly house interesting.
At 850 W. 6th, for example, I'd be paying attention to the brick construction, hardwood floors, vaulted ceilings, big windows and mid-century character—not whatever decorating choices happen to be there today.
The listing is openly marketing the property as a value-add opportunity and cites a potential after-renovation value of $600,000–$685,000. That's the seller/listing broker's estimate—not a guarantee of future value—but it illustrates exactly why buyers and investors look for properties like this.
And Here's the Fun Part…
You don't have to inherit someone else's idea of “updated.”
I've shown plenty of beautifully remodeled homes where my buyer walks in and says:
"I hate these floors."
Or:
"Why is EVERYTHING gray?"
Or:
"I would never have picked this kitchen."
And now you're paying a premium for someone else's renovation…and contemplating ripping parts of it out anyway.
With an ugly house, you're starting with a different equation.
You're potentially buying at a lower price and putting your money into the things you actually want.
Your kitchen.
Your floors.
Your colors.
Your style.
There's something pretty appealing about that.
So…Should You Buy the Ugly House?
Sometimes, absolutely.
The right ugly house can be a fantastic way to get into a neighborhood that might otherwise be outside your budget, build equity over time, and create a home that actually feels like yours.
The key is knowing which ugly you're buying. Cosmetic ugly? I'm interested.
Good bones + dated finishes? Very interested.
And that's also where having an experienced agent—and the right inspectors and contractors—really matters.
Because sometimes the house everyone else scrolls right past is the one worth taking a closer look at.
Want to go look at an ugly house with me? I promise I won't be scared off by the wallpaper.
Listing courtesy of Dane Christiansen / Uncharted Homes LLC, REcolorado MLS #6867821. Property information and availability are subject to change.
Sally Heldman, REALTOR®
Broker Owner | Heldman Real Estate / Metro Brokers
Serving Broomfield, Boulder County & the North Denver Metro Area
303-475-4508
sally@sallyheldman.com