October reads like normalization, not chaos! Prices held steady and the energy felt calm, realistic, and full of opportunity. The Denver metro median close price landed at $595,000, up 1.45 percent month over month, with active listings at 12,495 and new listings at 4,483 — both easing down from September as the holidays approach. Pending sales ticked up slightly to 3,457, while closed sales came in at 3,354. Homes spent an average of 33 days on the market, and months of inventory held at 3.73.
Stepping back, end-of-month inventory is up 14.21 percent year over year, even as new listings are down 4.60 percent from last October. Homes are selling within about 98 percent of list price, with a median of 31 days for detached and 41 days for attached homes. Detached prices were flat year over year, and attached homes dipped 2.95 percent. Since 2020, the Denver market has still seen a cumulative price gain of more than 33 percent — a sign that we’ve simply reset into a more sustainable rhythm.
Well-prepared and well-priced homes are still winning! Sellers who lean into prep, presentation, and data-driven pricing are seeing faster traction and smoother negotiations. Buyers, meanwhile, are operating with more confidence. With fewer bidding wars and more time to think, there’s space to negotiate credits, closing timelines, and inspection items. Rates are still the main headwind, but real opportunity appears when you focus on your total monthly cost and long-term goals instead of the headlines.
Locally, there’s plenty of movement to watch. Denver’s removal of parking minimums should open the door for more housing over time. A recent court order against predatory homeowner benefit agreements is a big win for consumers. And 80246 being named one of the nation’s hottest ZIP codes shows that even in a balanced market, micro-pockets of Denver can outperform! On the rental side, effective rents are holding steady once concessions are factored in, which makes the buy-versus-wait question more interesting than it looks at first glance.
Nationally, the story mirrors Denver’s. Prices have stabilized as supply remains tight and buyers adjust to new affordability levels. Mortgage rates have softened slightly from recent highs, but affordability is still the key challenge. Condo segments across many metros remain softer than single-family due to HOA costs and investor pullback. The theme everywhere is the same — the market rewards preparation, patience, and strategy over speed.
As we move into the holidays and early 2026, we’ll likely see typical seasonal trends. Fewer listings usually mean stronger pricing for homes that show beautifully, while serious buyers stay active. If rates continue their slow downward trend, expect showings and pending sales to pick up again by late January and February — especially for move-in-ready homes that feel warm and welcoming.
If you’re thinking about selling this winter, focus on the details that truly move the needle — fresh paint, carpet cleaning, updated lighting, and curb appeal. Price where the buyers are today and tell a lifestyle story that feels aspirational but attainable. If you’re buying, get fully underwritten, run payment scenarios across a few rate options, and look for homes that have been on the market a few weeks for the best negotiation leverage.
And finally, a little gratitude — I’m so thankful for this community, for my clients who trust me through big life transitions, and for my amazing partners who always show up with excellence. If you’re considering a move, I’m here as your calm, data-first sounding board to help you make the right next step!
