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Another reminder to join us for our Annual Barn Party!
This year, we’re thrilled to offer a
FREE pumpkin patch for you and your family!
Come find your perfect pumpkin and enjoy a day filled with fun.
Mark your calendars for October 3rd from 11 AM to 3 PM at The Crumb Barn!
Let’s make some unforgettable memories together!
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A Market Snap Shot:
The
Denver Metro real estate market is transitioning into a balanced-to-buyer-friendly landscape
as we head into the fourth quarter of 2026.
The past four months now have brought a notable cooling demand shift in our local market. The average detached single family home prices through September 30th (
$752,664
) and price per square foot finished (
$282
) have both trended downward, while inventory levels (
5 months
) and average days on market (
51
) have climbed. At the same time, total monthly home sales (
3695
) have declined for four consecutive months.
Homes are sitting longer, forcing sellers to be realistic about pricing.
Sale-to-Original List Price Ratio 97.6%.
The Luxury Market Outperformance
While the entry-level and mid-tier markets struggle with interest rate sensitivity and “unattainability fatigue,” the
$1 million+ luxury tier operates independently
.
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Cash is King
: High-end buyers are largely insulated from mortgage rate fluctuations. Cash transactions continue to dominate, including notable multi-million dollar cash closings in areas like Cherry Hills Village.
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Luxury Attached Surge
: In recent months, luxury condominiums and townhomes have seen huge spikes in year-over-year transaction volume, with price-per-square-foot metrics hovering near pandemic-era highs.
Strategic Takeaways for Sellers & Buyers:
-
For Sellers:
Accurate initial pricing is mandatory. Properties entering the market overpriced are staying active for a long time, resulting in aggressive negotiations and price reductions. Turnkey or move in ready properties sell the fastest.
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For Buyers:
“Affordability fatigue” is keeping competition lower than in previous years. Over 51% of sales are closing under list price, making it an excellent time to negotiate for seller concessions or rate buydowns.
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MONTH OVER MONTH METRO AREA STATS
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Monthly Stats reported from REColorado / MLS
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HAS THERE BEEN A FALL COOL DOWN
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Across Colorado, market conditions are settling into a more balanced rhythm. Statewide pending sales increased 7.2% year-over-year and closed sales rose 2.7%, while median home prices dipped less than 1% to $545,000. REALTORS® across the state report that well-priced, move-in-ready homes continue to attract strong interest, while overpriced or higher-maintenance properties are seeing longer marketing times and increased negotiation.
Overall, the market is being shaped less by rapid appreciation or speculation and more by affordability, pricing strategy and seller flexibility as buyers and sellers adjust to a higher-rate housing environment.
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WHAT DOES MOVE IN READY MEAN?
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“Move‑in ready” means a home is safe, functional, and suitable for immediate occupancy, with working major systems like plumbing, electrical, and HVAC, and no required repairs before you move in.
What “Move‑In Ready” Includes
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Immediate livability: You can move in as soon as you get the keys. No repairs needed.
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Working major systems: Electrical, plumbing, heating, cooling, and water heater must function properly.
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Sound structure: Roof, foundation, windows, and siding should be in good condition with no safety hazards.
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Functional kitchen & bathrooms: Appliances, faucets, outlets, and fixtures should work, even if they’re older or not stylish.
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No deferred maintenance: Nothing should be broken, unsafe, or in need of immediate replacement.
What “Move‑In Ready” Does Not Mean
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Not necessarily new or updated: A home can be dated but still move‑in ready if everything works safely.
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Not the same as “turnkey”: Turnkey homes are typically fully renovated; move‑in ready simply means no repairs needed.
Why It Matters
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Convenience: No renovation delays; you can settle in immediately.
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Predictable costs: Fewer surprise expenses after closing.
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Higher price: Move‑in ready homes often cost more than fixer‑uppers.
A move‑in ready home is essentially one that meets local safety standards and allows you to live comfortably from day one without needing repairs.
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We will have a Pumpkin Painting area this weekend, so get some ideas before you come…or for when you get home!
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Call me anytime to ch
at about your next steps in Real Estate!
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