Every season in real estate writes its own story, and this fall in Denver is no exception. What we’re seeing is a market in transition: more homes available, moderating prices, and shifting bargaining strength. Below are the latest numbers, trends, and what they suggest for buyers and sellers alike.
Key Stats & Market Indicators
| Metric | Current or Recent Value | Change vs. 1 Year Ago / Prior Month |
|---|---|---|
| Average / Typical Home Value (Denver County / Metro) | ~$536,900 Zillow | ~4.6% decline year-over-year Zillow |
| Median Sale Price (Denver Metro, all residential types) | ~$561,000 Redfin | Down ~4.9% YoY Redfin |
| Inventory: Active Listings | ~13,995 active listings in Denver metro in July 2025 | Up ~32% vs July 2024 |
| Days on Market / Time to Pending | Median of ~35 days to sell in Denver metro (all home types) Redfin For detached homes: ~20–24 days (recently), but rising from shorter times earlier in the year. |
Up significantly vs same time last year: e.g. ~50% longer in some segments. |
| Months’ Supply of Inventory | Single-family homes: ~4.1 months’ supply in Denver metro; condos/townhomes ~5.6 months. Colorado Association of REALTORS | Up over same period last year, especially for attached homes (30%+ in some cases) Colorado Association of REALTORS |
| Mortgage Rates | ~6.37% for 30-year fixed in Colorado; 15-year fixed ~5.50%. Bankrate | Rates remain elevated; some recent modest easing; still a major factor in affordability Bankrate |
What This Means for Sellers
1. Pricing Strategically is No Longer Optional
With inventory up ~30-32% year over year in Denver metro, buyers have more choice. Homes priced too aggressively or without strong presentation are staying longer on market. Sellers who expect bidding wars just because they list “high” may be disappointed.
2. Presentation, Condition, & Location Matter More Than Ever
Desirable neighborhoods, homes that are turnkey or move-in ready, and properties upgraded or staged well are still selling quickly. But properties needing work or in less competitive areas are lagging. Being clean, appealing, well‐photographed, and having minimal deferred maintenance makes a difference. Colorado Association of REALTORS
3. Flexibility Will Help Close the Deal
Sellers are often needing to offer concessions: covering inspection issues, perhaps granting closing cost assistance, or being more willing to negotiate on price or terms. Price reductions now outnumber increases by a wide margin. If a home sits too long, the seller will likely incur more carrying costs. Colorado Association of REALTORS
4. Expect a Longer Timeline
Days on market are up. What used to sell in a couple of weeks may now take five to eight weeks depending on price, condition, and area. Sellers preparing for a longer journey are better off than those expecting immediate results.
What Buyers Should Know & Do
1. More Options = More Leverage
Because inventory is up and competition has cooled a bit, buyers can afford to be more selective and cautious. Homes aren’t flying off the shelves as fast unless they are exceptionally well priced. This gives buyers room to negotiate. Colorado Association of REALTORS
2. Watch for Concessions
Sellers who want to move quickly are offering more, whether that’s help with closing costs, agreeing to inspection fixes, or being flexible on timing. These can add up and should be part of any offer negotiation. Colorado Association of REALTORS
3. Don’t Wait Indefinitely — Be Ready
Even though the market has slowed in many parts, the most desirable homes still sell quickly. If you find something in a desired neighborhood that’s properly priced and in good shape, being decisive matters. Pre-approval, good agent relationships, and readiness can give you an edge.
4. Factor in Mortgage Rates
Though there are signs of slight easing, 30-year fixed rates in Colorado are still around 6.3-6.4%, and lower rates (e.g. 15-year fixed) are in the mid-5s. Bankrate These rates reduce your buying power compared to historical norms. So buyers may need to adjust expectations — whether by lowering price, compromising on features, or choosing locations a bit further out. Also, plan for what you’ll do if rates drop (e.g., consider refinancing later). Reuters
Looking Ahead: What to Expect
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If Mortgage Rates Stabilize or Ease
Demand could increase again, especially from buyers who have been on the sidelines. That could tighten inventory and push prices up again, especially for well-priced, move-in-ready homes. -
If Rates Stay Elevated
The buyer’s advantage likely persists through winter. More inventory, softer pricing, and negotiation room will continue to define many segments (particularly condos, townhomes, and less desirable neighborhoods). -
Seasonality Will Still Play a Role
Fall into winter usually slows things down somewhat. Sellers listing now will need to take seasonal slowdown into account (fewer showings, less foot traffic). Having realistic timelines helps. -
Local, Micro-Market Differences Are Important
What’s happening in Central Denver will differ from outlying suburbs, and neighborhoods with schools, transit, amenities will outperform more remote areas. Attached housing (condos/townhomes) is seeing steeper price declines and longer times on market in many cases than single-family homes. Colorado Association of REALTORS -
Watch for Stale Listings
A non-trivial share of listings are going “stale”—on market too long without an offer, which forces sellers to make deeper reductions. Axios
What This Means for Team Russell’s Clients
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For Sellers: Push to be competitive from day one. Price smart, stage well, expect to negotiate. If homes are over-priced, they may sit, accumulate costs, and eventually require larger reductions.
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For Buyers: This is one of the better windows in recent years to find value. Be ready, be informed, and don’t assume every home will go under contract in a few days. There’s opportunity — especially in neighborhoods or housing types that have softened more.
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For Everyone: Strategy matters. Timing, preparation, pricing, and choice of market segment are more important than in a red-hot seller’s market. Whether you’re buying or selling, aligning expectations with current realities will lead to better outcomes.
