Fall has officially arrived in Denver—the leaves are changing, the air is crisp, and the market is opening doors for buyers and strategic sellers.
Here’s the vibe right now: inventory is giving buyers breathing room. By the end of August, we’d logged 45,868 new listings year-to-date (up 10.49% from last year) and active inventory is up 21.77%. That extra selection translates into options at the showing table and leverage at the negotiating table.
Sellers are adjusting, too. 58% of active listings have reduced price, with a 4.52% median cut; homes on the market 30+ days are closer to 4.76%. Denver even led the nation this summer for the share of listings with price cuts (36.8%)—so if you’ve been waiting for a calmer moment to make a move, this is it.
Rates are helping. The 30-year fixed is hovering around 6.27% (lowest in nearly a year), and we’ve got a Fed meeting next week. Any hint of easing keeps monthly payments trending in the right direction heading into the holidays. On the homeowner side, refinancing activity is thawing again—no surprise as rates soften.
My read: well-priced homes still move quickly; overpriced homes sit and adjust. Strategy matters more than ever—both in pricing and in how we structure your financing.
🏡 Kelsea’s Pro Tip: Make the Numbers Work Now (and Later)
Use a 2/1 buydown—often paid by the seller—to lower your monthly payment while rates normalize.
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What it is: Your rate is 2% lower in year one, 1% lower in year two, then returns to today’s rate in year three.
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Why it helps: It can save hundreds per month right when you’re furnishing, fixing, and settling in. Because it’s typically a seller-paid concession, you keep more cash for closing and projects.
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How we play it: We pair the buydown with inspection credits or builder incentives (new construction is especially flexible right now). If rates ease after the Fed meeting cycle, you can refi into a lower permanent rate before the temporary buydown expires.
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Quick feel: At a 6.27% market rate, year one of a 2/1 buydown feels like 4.27%—that’s real monthly relief.
Bottom line: 🍁 Fall is a season of opportunity here—more homes to choose from, price flexibility, friendlier rates, and smart tools to make the payment feel good. If you want me to run a quick “what-if” with your budget or explore a buydown on a home you love, reply here and I’ll map it out with you.
