Market Updates • Uncategorized • January 16, 2026

Denver Metro Market Update – December 2025: Stability Through the Slowdown

by LaDawn Sperling

As 2025 comes to a close, the Denver Metro real estate market continues to reflect the stabilization trend we’ve seen since 2023. While national headlines speak of slowdown and uncertainty, the data tells a more nuanced story—one of seasonal rhythm, measured activity, and recalibrated expectations.

Market Overview – December 2025:

Median Sale Price: $575,000 — down just 0.86% from November and 0.51% from December 2024, showing year-end price stability.
New Listings: 1,775 — a 31.91% drop from November, following a predictable seasonal pattern as sellers hold off during the holidays.
Days in MLS (Median): 45 days — up from 36 in November and 39 this time last year, indicating longer timelines in a more balanced market.
Close-Price-to-List-Price Ratio: 98.25% — holding steady, suggesting that well-priced homes continue to sell near asking.

Current Conditions:

Active listings fell 27.59% month-over-month as many sellers temporarily pulled homes off the market for the holidays. Despite this dip, closed sales actually rose 9.23% compared to November. While some sellers adjusted prices and timelines, the overall market remained steady. Throughout the year, broader economic forces—interest rates, inflation, and policy shifts—had more impact on buyer behavior than traditional market fundamentals.

For Sellers:
The 2025 market rewarded those who priced strategically from day one. As we head into 2026, presentation and preparation will continue to matter. Buyers are thoughtful and cost-conscious, and homes that are move-in ready and competitively priced are still moving. Overpricing leads to extended market time and deeper concessions—getting it right up front makes all the difference.

For Buyers:
Inventory may be down now due to seasonal norms, but options are expected to return in early 2026. With stable pricing and fewer bidding wars, this is a great time to plan your purchase. Focus on financing strategies like rate buydowns and work closely with professionals who can help you find the right opportunities as more listings return in Q1.

Looking Ahead:
As we enter 2026, expect continued steadiness—modest appreciation, moderate volume, and mortgage rates that hover between 6% and 7%. Buyers and sellers who adapt to this “new normal” with flexible, well-informed strategies will be best positioned for success.

Let’s Talk Strategy for 2026
Whether you’re planning to buy, sell, or just need guidance on where the market’s heading, I’m here to help you make confident, informed decisions.

This update is based on information provided by the Denver Metro Association of Realtors® for the period of December 1, 2025, through December 31 2025, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

Real Estate News, Tips, & Tricks • December 18, 2025

Why Selling Your House This Winter Gives You an Edge

by LaDawn Sperling

Spring gets all the attention, but it’s not always the best time to sell a house. Yes, more buyers show up, but so do a lot of other sellers.

Winter is different. With fewer homes on the market, your house has a much better chance of standing out. And that one advantage can make a big difference.

Winter Is When Your Listing Stands Out

History shows the number of homes for sale tends to drop during the winter months. It’s a trend that’s predictable almost every year.

Data from Realtor.com shows this pattern clearly. Inventory dips in the winter (the green circles in the graph below), then climbs again as soon as spring approaches:

And based on the latest data available, it looks like that pattern may be true again in 2025. The graph shows the supply of homes for sale is starting to come down as we head into the end of the year. And if history is any indicator of where it goes next, it’ll continue to fall just like it usually does.

Here’s why knowing this gives you an edge.

While inventory is higher now than it’s been in the last few years, there are still not as many homes for sale as there’d be in a normal market (2017-2019). And we may even be poised for inventory to dip a bit as the weather cools.

That gives you an opportunity. If you work with an agent to list now, you’ll sell while other homeowners are taking their homes off the market and before the number of homes for sale climbs this spring.

Less competition from other sellers now = more attention on your house this season.

Why wait until everyone else lists in the spring when you can get ahead of the crowd?

Winter Buyers Are Serious Buyers

Another big perk is the buyers looking right now usually need to move.

They’re not just browsing for fun. They’re relocating for work, dealing with a lease ending, making a big life change, or simply ready to move forward sooner rather than later. As U.S. News explains:

“. . . buyers who are trudging through wintry weather often have a good reason for being out in the cold – they need to move. Whether it’s a relocation for a new job, a divorce or the arrival of a new baby, buyers who brave the elements are usually serious and able to make quick decisions.”

That means fewer weekend wanderers and more highly motivated, qualified buyers walking through your door.

And since we know inventory usually drops this time of year, odds are they’ll have a little less to choose from compared to the fall. If you price and prep your house right, maybe your house will be the one that catches their eye.

Bottom Line

Winter might not get the same buzz as spring, but that’s exactly why it works in your favor. Less competition from other sellers, more motivated buyers, and a chance for your house to truly stand out.

If you’re thinking about selling, this season can give you a real advantage. Let’s connect and talk through what listing now could look like for you.

Market Updates • December 17, 2025

Denver Metro Market Update – November 2025: Normal Is Not Broken

by LaDawn Sperling

As we close out 2025, the Denver Metro real estate market is offering a much-needed return to balance. While the headlines often suggest a “slow” or “uncertain” market, the data paints a different picture: this is what seasonal normalization looks like.Buyers are adjusting to affordability realities, sellers are responding with better pricing strategies, and the frenzy of the past few years has given way to more predictable rhythms.

Market Overview – November 2025:

Median Sale Price: $585,000 — down 1.85% from October, flat compared to last year
New Listings: 2,620 — a 41.39% drop from October, closely mirroring seasonal trends
Days in MLS (Median): 36 days — up slightly from 33 in October, reflecting typical holiday slowdown
Close-Price-to-List-Price Ratio: 98.32% — consistent with last month, indicating steady negotiation margins

Current Conditions:

The steep month-over-month drop in new listings (-41.39%) and active inventory (-15.92%) reflects a typical seasonal pullback, nearly identical to November 2024. Sellers are pausing during the holidays, not exiting the market altogether. Buyers, meanwhile, still have negotiating power. The market is no longer dominated by bidding wars, but homes priced right are still moving—especially in the detached segment where demand remains relatively steady.

For Sellers: This isn’t a broken market—it’s a functional one. Strategic pricing and presentation matter more than ever. Homes that are priced correctly are still selling close to list price with minimal concessions.

For Buyers: Inventory is tighter right now, but you have time to think and negotiate. Don’t expect deep discounts—but do expect a market where rational offers and realistic expectations prevail.

Looking Ahead: December and January will likely continue the trend of slower activity. But come spring, we can expect a seasonal surge in listings and buyer interest. Those who understand the difference between a quiet market and a healthy one will be the first to benefit.

Need Help Navigating This Market? Whether you’re buying, selling, or just exploring your options, I’m here to guide you with expert insights tailored to your needs.

This update is based on information provided by the Denver Metro Association of Realtors® for the period of November 1, 2025, through November 30 2025, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

Real Estate News, Tips, & Tricks • December 11, 2025

The 3 Housing Market Questions Coming Up at Every Gathering This Season

by LaDawn Sperling

Whether it’s at a family gathering, your company party, or catching up with friends over the holidays, the housing market always finds its way into the conversation.

Here are the top three questions on a lot of people’s minds this season, and straightforward answers to help you feel more confident about the market.

1. “Will I even be able to find a home if I want to move?”

Yes, more than you could a year or two ago.

The number of homes for sale has been rising over the past few years. According to data from Realtor.com, there have been more than one million homes on the market for six straight months, something that hasn’t happened since 2019 (see graph below):

That means two things:

Buyers have more options.
Sellers have more places they can move to next.

Many homeowners who held off are realizing the shelves aren’t bare anymore. So, if you hit pause on your home search last year because nothing fit your needs, it may be worth another look. With more homes on the market now, you’re not competing for the same handful of listings like you were a couple of years ago.

And because there’s a bit more to choose from, homes aren’t disappearing the minute they hit the market. That gives buyers more space to breathe, more options to compare, and a little more time to make a confident decision.

2. “Will I ever be able to afford a house?”

Affordability is starting to improve. Finally.

It’s been a tough few years for buyers. But this year brought some much-needed good news:

Mortgage rates have been easing.
Home price growth has been moderating.

That adds up to a monthly mortgage payment that’s hundreds of dollars lower than it would have been just a few months ago (see graph below):

Buying still isn’t easy, but the numbers are starting to improve. For a lot of people, that means buying a home is becoming a more realistic goal again.

3. “Should I wait for prices to come down?”

A lot of people worry that the housing market is about to crash, but the data doesn’t point in that direction. Yes, the number of homes for sale has been rising, but it’s still nowhere near the level needed for prices to fall significantly on a national scale. On top of that, homeowners today have a lot of equity and are in a much stronger financial position than they were back in 2008.

Of course, every local market is a little different. Some areas are still seeing prices climb, while others that saw huge spikes a few years ago are leveling off or seeing small corrections. But overall, the national picture is clear: experts surveyed by Fannie Mae project home prices will keep rising, just at a slower, more normal pace (see graph below):

That’s why waiting for a major price drop to get a deal isn’t a very strategic plan. History shows the same thing over and over: people who spend time in the market tend to build the most long-term wealth, not the people who try to time the market perfectly.

Bottom Line

Talk about the housing market can feel loud and confusing, especially when you’re hearing so many different takes. If you want to understand what these trends mean for your goals, let’s connect and walk through it together.

Market Updates • November 14, 2025

Denver Metro Market Update – October 2025: Subtle Shifts in a Steady Market

by LaDawn Sperling

As we head toward the final stretch of the year, the Denver Metro housing market continues to show consistency—with a few noteworthy shifts. October brought slight cooling in sales activity and inventory, while pricing remained relatively stable.

Market Overview – October 2025:

Median Sale Price: $595,000, up 1.45% from September and exactly equal to October 2024, marking steady year-over-year pricing.
New Listings: 4,483 new listings entered the market—down 9.67% from September and 4.6% from the same time last year.
Days in MLS (Median):33 days, up from 26 in October 2024, showing properties are taking longer to sell.
Close-Price-to-List-Price Ratio: 98.35%, virtually unchanged from last month and only slightly below last year.

Current Conditions:

At month’s end, active inventory stood at 12,495 homes, down 4.43% from September, yet still 14.21% higher than a year ago. While new listings dipped significantly, pending sales rose slightly—indicating buyers are still active but selective.

Price performance remained positive. Average close price rose to $732,213, a 6.17% increase from September and 3.78% year-over-year. Median price stability suggests sellers are pricing more realistically and buyers are responding when homes are positioned well.

For Sellers:

Fewer homes hitting the market means less competition, but today’s buyers expect value. Pricing and presentation remain critical—homes that align with buyer expectations are still moving.

For Buyers:

You have options. With inventory still higher than last year and homes spending longer on the market, there’s time to explore, compare, and negotiate—especially with fewer bidding wars than in past fall markets.

Looking Ahead:

As the holiday season approaches, activity often slows—but this year’s market has proven to be more about moderation than momentum. Whether you’re planning a move this year or preparing for 2026, now is the time to align your real estate goals with evolving market trends.

Need help navigating your next move?

I’m here to provide expert insight and tailored strategies—whether you’re buying, selling, or just exploring your options.

This update is based on information provided by the Denver Metro Association of Realtors® for the period of October 1, 2025, through October 31 2025, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

Market Updates • October 16, 2025

Denver Metro Market Update – September 2025: Subtle Shifts, Clearer Signals

by LaDawn Sperling

As we close out the third quarter, the Denver Metro real estate market remains consistent—but that doesn’t mean it’s standing still. While prices have moved modestly and buyer activity has softened slightly, rising inventory and increasing days on market are beginning to define the fall season. The data shows a market still moving, but only for those who price and prepare strategically. Market Overview – September 2025:

Median Sale Price: $589,900, down 0.56% from August but up 2.59% year-over-year, signaling ongoing price stability.
New Listings: 4,968 homes hit the market in September—up 6.18% from August but slightly below last year’s levels.
Days in MLS (Median): .Increased to 35 days, up from 30 in August and 25 in September 2024.
Close-Price-to-List-Price Ratio: 98.32%, reflecting a continued need for realistic pricing from sellers.

Current Conditions: Active listings remain high, with 13,074 homes on the market at the end of September—a 17.62% increase year-over-year and the highest September inventory since pre-pandemic levels. Buyers are still writing offers, but pending sales dipped slightly from August and closed sales dropped 8.78%, marking a slower close to Q3. The data tells a story of divergence: detached home sales volume rose 6.55% from last year, while attached homes saw a 16.78% decline. Higher community dues and maintenance costs continue to weigh down the condo and townhome market.

For Sellers: The key takeaway this month is the importance of pricing strategy. Even though price drops have been common, the median sale price has held relatively steady. Homes that are priced correctly from the start are still selling with minimal discounts. But homes that sit? They face steeper reductions as the weeks pass.

For Buyers: Inventory is up and competition is down, giving you more leverage and more options. But the best opportunities still go quickly. Stay informed about local pricing trends and be ready to act when the right home comes along.

Looking Ahead: While a recent federal rate cut brought the lowest mortgage rates of the year, it hasn’t yet sparked a rush of buyers. Economic uncertainty—particularly around inflation and employment—continues to shape buyer behavior as we head into Q4.

In today’s market, success hinges on strategy, timing, and clarity. The more you understand the nuances, the better positioned you are to make confident decisions.

Need Guidance? Whether you’re buying, selling, or exploring your options, I’m here to provide expert guidance and real-time insight tailored to your goals.

This update is based on information provided by the Denver Metro Association of Realtors® for the period of September 1, 2025, through September 30 2025, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

Real Estate News, Tips, & Tricks • September 25, 2025

3 Reasons Affordability Is Showing Signs of Improvement This Fall

by LaDawn Sperling

For the past couple of years, it’s been tough for a lot of homebuyers to make the numbers work. Home prices shot up. Mortgage rates too. And a number of people hit pause because it just didn’t feel possible. Maybe you were one of them.

But there’s some encouraging news. If you’ve been waiting for a better time to jump back in, affordability may finally be showing signs of improvement this fall.

The latest data from Redfin shows the typical monthly mortgage payment has been coming down, and is now about $290 lower than it was just a few months ago (see graph below):

And here’s why this is happening. The cost of buying a home really comes down to three things:

Mortgage rates
Home prices
Your wages

Right now, all three are finally moving in a better direction for you. While that doesn’t mean it’s suddenly easy to buy at today’s rates and prices, it does mean it’s not as challenging.

1. Mortgage Rates

Mortgage rates have come down compared to earlier this year. In May, they were roughly 7%. And now, they’re closer to 6.3% (see graph below):

That may not sound like a big deal, but it does matter. Even small changes in rates can make a difference in your future monthly payment. Compared to when rates were 7%, if you take out an average $400K mortgage now at 6.3%, it’ll cost about $190 less a month based on just rates alone.

And for some people, that’s been enough to make buying a home possible again. As Joel Kan, VP and Deputy Chief Economist at the Mortgage Bankers Association (MBA), explained on September 10^th:

“The downward rate movement spurred the strongest week of borrower demand since 2022 . . . Purchase applications increased to the highest level since July and continued to run more than 20 percent ahead of last year’s pace.”

2. Home Prices

After several years of prices rising very rapidly, price growth has finally slowed. As Odeta Kushi, Deputy Chief Economist at First American, puts it:

“National home price growth remains positive, but muted — low single digits — and we expect this trend to continue in the second half of the year.”

For buyers, that’s actually a big relief. That moderation makes it easier to plan your budget. And in some markets, prices have even dipped slightly. If you’re in one of the markets, you may be able to find something that’s more affordable than you’d expect.

3. Wages

According to the Bureau of Labor Statistics (BLS), wages are up near 4% annually. Lawrence Yun, Chief Economist at NAR, explains why that number is so important right now:

“Wage growth is now comfortably outpacing home price growth, and buyers have more choices.”

In other words, the typical paycheck is rising faster than home prices right now, which helps make buying a little more affordable. Now, it’s not a big difference, but in a market like this, every bit counts.

What This Means for You

Lower rates, slower price growth, and stronger wages might be enough to make the numbers finally work for you this fall.

While affordability is still tight, it’s a little easier on your wallet to buy now than it was just few months ago. Remember, data from Redfin shows the typical monthly mortgage payment is already around $290 lower than it was earlier this year.

Bottom Line

Have you been wondering if it’s worth taking another look at buying?

Let’s run the numbers together. We can go over your budget, see what’s changed, and figure out if this fall is the time to turn window-shopping into key-turning.

Market Updates • September 15, 2025

Denver Metro Market Update – August 2025: A Market Defined by Stillness and Strategy

by LaDawn Sperling

As we transition from summer into fall, the August numbers reaffirm a consistent theme for 2025: the Denver Metro real estate market is steady—but not simple. Prices have held relatively flat all year, while buyer activity has closely mirrored 2024. Even as inventory has grown, interest rates and affordability concerns continue to keep both buyers and sellers measured in their decisions.

Market Overview – August 2025:

Median Sale Price: $593,250, up just 0.81% from July and 0.55% from last year, showing a year of price stability despite shifting dynamics.
Sales Volume: $2.6 billion in closed transactions, down 3.09% from July and 4.46% from August 2024.
New Listings: 4,686 new listings entered the market—down 12.48% from July and 8.42% year-over-year.
Days in MLS (Median): Increased to 30 days, up 6 days from last month and 9 days from last year.
Close-Price-to-List-Price Ratio: 98.52%, showing minimal buyer or seller flexibility in pricing.

Current Conditions:

The sharpest contrast in this month’s data is in inventory. Active listings ended August at 13,059, still 21.77% higher than last year, even with a month-over-month dip of 6.69%. Despite this increase in options, buyer demand has held steady, with pending sales up 8.37% from July and 10.33% from a year ago.

What’s emerging is a widening divide between homes that sell quickly and those that linger. Just 1.12% of August’s sold listings took a price reduction before selling. In contrast, 58% of currently active listings have undergone a price cut, with steeper median reductions among homes on the market for 30+ days. This gap underscores how essential strategic pricing is in today’s environment.

For Sellers:
It’s not enough to list—your pricing strategy matters more than ever. Overpricing leads to delays and larger reductions down the line. Homes that are accurately priced and presented well continue to sell with little to no discount.

For Buyers:
There’s opportunity in today’s calmer conditions. More inventory and less urgency give you time to evaluate your options and negotiate—but understanding local trends remains key.

Looking Ahead:

As we head into September, a historically unpredictable month, economic uncertainty lingers. While talk of a possible Fed rate cut circulates, its actual impact remains unclear amid inflation, unemployment, and broader macroeconomic conditions.

One thing is certain: understanding market nuances—not just reading charts—is what gives buyers and sellers the edge in this environment.

Need Help Navigating This Market?

Whether you’re buying, selling, or just exploring your options, I’m here to guide you with expert insights tailored to your needs.

Real Estate News, Tips, & Tricks • September 12, 2025

Should You Still Expect a Bidding War?

by LaDawn Sperling

If you’re still worried about having to deal with a bidding war when you buy a home, you may be able to let some of that fear go.

While multiple-offer situations haven’t disappeared entirely, they’re not nearly as common as they used to be. In fact, a recent survey shows agents reported only 1 in 5 homes (20%) nationally received multiple offers in June 2025.

That’s down from nearly 1 in 3 (31%) just a year ago – and dramatically lower than in June 2023 (39%) (see graph below):

This trend means you should face less competition when you buy. That gives you more time to make decisions and the ability to negotiate price or terms.

It Still Depends on Where You’re Buying

Of course, national trends don’t tell the full story. Local dynamics matter, a lot. This second graph uses survey data from John Burns Research & Consulting (JBREC) and Keeping Current Matters (KCM) to break things down by region to prove just how true that is. It shows, while the share of homes getting multiple offers has dropped pretty much everywhere, some areas are still seeing more offers than others:

In the Northeast, 34% of homes (roughly 1 in 3) are still receiving multiple offers. That’s more than the national average. But in Southeast, that number drops to just 6%.

What’s behind the difference? In general, the areas still seeing bidding wars tend to have lower-than-normal inventory. That imbalance between buyers and available homes keeps pressure on prices and competition. But markets with more listings are seeing conditions cool – and that means fewer bidding wars.

Sellers Are More Flexible Than You Might Think

Here’s another shift to show you just how much things have changed. According to a Redfin report, almost half of sellers are offering concessions, like covering their buyer’s closing costs or dropping their asking price to get their house sold.

That’s a clear sign this isn’t the same ultra-competitive market we saw a few years ago. Back then, sellers rarely compromised. And buyers often waived their inspection or appraisal to try to make their offer stand out. Now, things are different.

But again, how often this is happening is going to vary based on where you’re looking to buy. And that’s why you need a local agent’s expertise.

Bottom Line

If concerns about bidding wars have been holding you back, it may be time to take another look. Nationally, competition is down. In some markets, it’s down significantly. And with more sellers offering concessions, buyers today have more power and flexibility than they’ve had in a long time.

Want to find out what the market looks like where you’re buying? Let’s connect.

Market Updates • August 15, 2025

Denver Metro Market Update – July 2025: A Market of Contrasts

by LaDawn Sperling

The July Denver Metro housing data highlights what many in the industry are feeling: we’re navigating a market of contrasts. Inventory and days in the MLS are rising, buyer activity has slowed slightly, yet pricing remains relatively stable. The result is a segmented market where outcomes vary depending on location, price point, and strategy.

Market Overview – July 2025:

Active Listings: 13,995, essentially unchanged from June but up 32.25% from July 2024.
New Listings: 5,361, down 9.61% from June but up 4.04% year-over-year.
Pending Sales: 3,839, a slight 0.31% decline month-over-month but 6.61% higher than last year.
Closed Sales: 3,661, down 11.31% from June and 6.84% from July 2024, reflecting seasonal slowing.
Median Sale Price: $590,000, a 5.28% decrease from June and 1.67% lower than July 2024.
Average Sale Price: $699,915, down 5.62% month-over-month and 0.98% year-over-year.
Sales Volume: $2.56 billion, a 16.30% decline from June and down 7.76% from last year.
Days in MLS – Median: 24, up from 18 in June and 50% higher than July 2024.
Close-Price-to-List-Price Ratio: 98.70%, down slightly from 99.03% in June.

Expert Perspective: This year’s economic and consumer uncertainty is reflected in housing activity. Sellers need to align expectations with today’s realities: overpricing or underpreparing a home often leads to longer days on market and price reductions. Buyers, on the other hand, have more options and more time to make decisions.

Detached homes saw new listings slow by 13.57% while pending sales dipped 2.28%. Attached homes had an increase in new listings and pending contracts, yet inventory fell slightly, showing steady absorption. Both segments recorded higher median days in MLS—20 for detached and 39 for attached homes.

For Sellers: Presentation and strategic pricing are critical. Homes that are well-prepared and accurately priced can still sell quickly, but buyers are discerning and cost-conscious.

For Buyers: Increased inventory, slower competition, and stable pricing create opportunity. The market is segmented, and while some homes still sell quickly, others linger—giving buyers time to negotiate and find the right fit.

Looking Ahead: Expectations, strategy, and adaptability will continue to drive success. Real-time market awareness—not past assumptions—is the key to making confident decisions in today’s Denver market.

Need Guidance? Whether you’re buying or selling, I’m here to help you interpret the market and plan the right strategy for your goals.

Contact Me: LaDawn Sperling, Real Estate Professional 303.710.5817 | ladawn.sperling@cbrealty.com

This update is based on information provided by the Denver Metro Association of Realtors® for the period of July 1, 2025, through July 31 2025, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

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