How to Buy a Home in Denver

The Market for Buyers Right Now

After several years of bidding wars, Denver buyers have time and choices again. Inventory is the highest it has been in years, homes take longer to sell, and sellers are more open to negotiating on price and terms.

Denver metro, September 2026. Source: DMAR October 2026 Market Trends Report.

That doesn't mean every home is a bargain. Well-priced homes in desirable neighborhoods still sell quickly, and homes over $1 million had a median of just 21 days in the MLS. The leverage is real, but it's strongest on homes that have been sitting, and on condos and townhomes, where supply is highest.

What You Can Negotiate in Today's Market

Price is only one lever. In a balanced market, the terms around it are often worth as much.

• Price. Homes that have been listed for a few weeks, or have already had a price cut, usually have the most room.
• Seller credits. Sellers can pay toward your closing costs or buy down your mortgage rate. A rate buydown can lower your monthly payment more than a similar price cut.
• Inspection repairs. After the inspection, you can ask for repairs, a credit or a lower price for issues the inspection uncovers.
• Your agent's compensation. You can ask the seller to cover your agent's fee as part of your offer, so it doesn't come out of your pocket.
• Timing. A longer closing, a rent-back for the seller, or a quick close can all make your offer stronger without raising the price.

The Buying Process, Step by Step

Here's how a typical financed purchase runs in Colorado. Your offer is written on the state's standard Contract to Buy and Sell Real Estate, which sets every deadline.

1. Get Pre-ApprovedBefore you tourA lender reviews your income, credit and savings and tells you what you can borrow. Sellers expect a pre-approval letter with every offer.
2. Sign a Buyer AgreementBefore your first showingSince August 2024, agents need a written agreement with you before touring homes. It spells out what your agent does for you and how they're paid.
3. Tour and Compare HomesWeeks to monthsNarrow your neighborhoods, then tour. I'll pull recent sales so you know what each home is really worth before you write an offer.
4. Make an OfferDay 0 of the contractYour offer sets the price, earnest money, loan type, inspection and appraisal terms, closing date and any credits you're asking for.
5. Inspect and NegotiateUsually days 7 to 14Your inspections happen here. By the Inspection Objection Deadline, you ask for repairs or credits, or you can walk away and keep your earnest money.
6. Appraisal and Loan ApprovalUsually days 14 to 30The lender orders an appraisal, the title company clears title, and your loan moves to final approval.
7. Close and Get Your KeysUsually 30 to 45 days after signingYou sign at the title company and wire your funds. Always confirm wiring instructions by phone with the title company before you send money.

Inspections for Older Denver Homes

Many homes in central Denver are 60 to 100 years old. A general inspection is the start, but these are the ones that most often change a deal here:

• Sewer scope. A camera runs through the main sewer line. Many older homes have clay lines that tree roots crack, and a replacement can be expensive. Don't skip this one.
• Radon test. Radon levels are high across much of Colorado. Testing is routine, and mitigation is a common, manageable fix.
• Roof. Front Range hail is hard on roofs, and your insurer will ask about roof age and condition.
• Electrical and foundation. Older wiring, undersized panels and settling foundations show up often in early-1900s homes. Bring in a specialist when the general inspector flags something.

What It Costs to Buy a Home in Colorado

Beyond your down payment, plan for closing costs and a few upfront expenses:

• Lender fees. Origination, underwriting and appraisal fees, plus any points you pay to lower your rate. Your Loan Estimate lists them.
• Lender's title policy. In Colorado, buyers customarily pay for the lender's title insurance policy. Sellers usually pay for the owner's policy.
• Closing fee. The title company's fee for handling closing, typically split with the seller.
• Prepaids. Your first year of homeowners insurance and a starting balance for your tax and insurance escrow account.
• Inspections. A general inspection, sewer scope and radon test, paid before closing.
• HOA fees. For condos and many townhomes, a transfer fee and sometimes a working capital contribution.
• Your agent's compensation. Set in your buyer agreement. Often the seller covers some or all of it, and you can ask for that in your offer.

Your earnest money, commonly around 1% of the price in Denver, is credited toward your costs at closing.

Estimate Your Monthly Payment

See what a home would cost you each month, including taxes, insurance and HOA dues. The starting values are examples. Change any of them.

Buyer FAQ

Keep Reading