The Numbers
Denver metro, September 2026. Source: DMAR October 2026 Market Trends Report.
Closings fell to 2,849 in September, the fewest for that month since 2008, while the year-to-date median price for single-family homes held at $650,000 for the third year in a row. Prices aren't falling across the board. They're flat, and buyers have far more choice than they did a few years ago.
What I'm Seeing on the Ground
Across central Denver, we're seeing more price reductions, more homes to choose from, and a little more anxiety on both sides of the table. Anyone selling right now needs a good reason to. Buyers are taking their time and looking for deals.
The Denver Metro Association of Realtors notes that Colorado recently ranked first in the nation for price cuts. A cut tells buyers the original price was wrong, and they negotiate from there.
The $1 Million-Plus Market Is Holding Up
Homes over $1 million had a median of 21 days in the MLS in September, faster than the market overall, and their year-to-date sales were up about 2% from last year. In neighborhoods like Washington Park and Bonnie Brae, well-presented homes still draw serious buyers.
| Neighborhood | Median Single-Family Sale | Sales, Last 12 Months |
|---|---|---|
| Belcaro | $2.68M | 12 |
| Greenwood Village | $1.97M | 144 |
| Bonnie Brae | $1.92M | 39 |
| Washington Park | $1.45M | 141 |
| Cory-Merrill | $1.23M | 63 |
| Sloan Lake | $1.04M | 123 |
| South Park Hill | $1.01M | 58 |
| Platt Park | $985,000 | 119 |
Closed sales, November 2025 through October 2026, by subdivision name (Greenwood Village by city). Source: REcolorado MLS. Deemed reliable but not guaranteed.
What It Means for Sellers
- Price for today, not last spring. Your competition is the active listings and recent price cuts, not what a neighbor got a year ago.
- Win the first two weeks. That's when most buyers see your home. An overpriced listing sits, and a later cut costs more than starting right.
- Prepare for inspection. Buyers have room to negotiate repairs. A pre-listing sewer scope and radon test take surprises off the table.
More in the seller guide, including a net proceeds calculator.
What It Means for Buyers
- You have time and leverage. With nearly five months of inventory, you can compare homes and negotiate on price, credits and repairs.
- Look at homes that have been sitting. They usually have the most room, especially condos and townhomes, where supply is highest.
- Less competition through winter. As DMAR put it, buyers who stay active late in the year face less competition than at any other time.
More in the buyer guide, including a monthly payment calculator.