Market Updates • June 13, 2025

Denver Metro Market Update – May 2025: Inventory Climbs, Strategy Matters

by LaDawn Sperling

As we move into the summer season, May 2025 has delivered a clear message: patience and preparation are more important than ever in this evolving real estate market. While buyers re-engaged and sellers continued to enter the market in greater numbers, success now depends on timing, presentation, and flexibility.

Market Overview May 2025:

Active Listings: 13,599 homes were available at the end of May, a 13.67% increase from April and up 48.48% compared to May 2024—marking the highest inventory level since 2011.
New Listings: 7,284 new properties hit the market in May, a modest increase of 3.14% month-over-month and 4.48% year-over-year.
Pending Sales: Buyer activity picked up with 4,349 properties under contract, up 6.88% from April and 10.13% higher than this time last year.
Closed Sales: 4,036 properties closed in May, a slight decline of 2.63% from April and 9.51% fewer than May 2024.

Current Market Conditions:

Median Sale Price: Held steady at $600,000, unchanged from last year and only slightly down from $604,000 in April.
Sales Volume: Totaled $2.91 billion, down 2.44% month-over-month and 8.92% year-over-year.
Days on Market: Homes spent an average of 33 days in the MLS, down from 37 in April, but up from 26 in May 2024. The median stayed flat at 13 days, though it was 9 days a year ago.
Close-Price-to-List-Price Ratio: Remained firm at 99.32%, slightly below last year’s 99.78%..

What This Means for Buyers:
More listings mean more options—and more negotiating power. With nearly 14,000 homes on the market and buyer activity returning, this is a great time to re-enter your search with a fresh strategy. Homes that are priced right and well-maintained are still moving quickly, but those missing the mark offer room to negotiate.

What This Means for Sellers:
We’ve moved from a market where buyers competed aggressively, to one where sellers now compete with their neighbors. With inventory rising and buyers more cautious, preparation is key. Updated condition, strategic pricing, and flexibility during negotiations can make all the difference.

Looking Ahead:
This market rewards those who are informed and adaptable. Inventory is expected to continue growing into the summer, so aligning your goals with current market trends—while remaining patient and focused—will be key to success.

Need Guidance?
Whether you’re thinking about buying, selling, or planning ahead for later in the year, I’m here to help. Let’s talk about your goals and how we can position you to succeed in today’s market.

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

Uncategorized • May 29, 2025

More Homes for Sale Isn’t a Warning Sign – It’s Your Buying Opportunity

by LaDawn Sperling

Maybe you’ve heard the number of homes for sale has reached a recent high. And it might make you question if this is the start of another housing market crash.

But the reality is, the data proves that’s just not the case. In most areas, more inventory isn’t bad news. It’s actually a sign of the market returning to a more stable, healthy place.

What’s Going on With Inventory?

Based on the latest data from Realtor.com, inventory just hit its highest point since 2020, shown with the white line in the graph below.

But what you need to realize is, at the same time, inventory levels still haven’t returned to pre-pandemic norms (shown in gray):

That means there are more homes for sale now than there have been in quite some time.

And while it’s true inventory is up significantly compared to where it was over the last few years, the number of homes on the market is still well below typical levels. And that’s important context.

Why This Isn’t the Problem A Lot of People Think It Is

Some people hear inventory’s rising and immediately think about 2008. Because back then, inventory spiked just before the market crashed. But today’s situation is very different.

Here’s the key reason why. We don’t have a surplus of homes; we have a deficit to climb out of. What we’re dealing with is a long-term housing shortage – and it’s a big one.

The red bars in the graph below show all the years where housing starts (new builds) didn’t keep up with household formation, going all the way back to 2012. The deeper the bars in the graph, the more the housing deficit grew (see graph below):

And one of the reasons this housing shortage kept growing is because new home construction just didn’t keep up with the number of people who need to buy homes. In fact, the U.S. is actually short millions of homes at this point, and it will take years to overcome that gap. Realtor.com says:

“At a 2024 rate of construction relative to household formations and pent-up demand, it would take 7.5 years to close the housing gap.”

That means, in most areas, there isn’t a risk of having too many houses on the market right now. It’s quite the opposite – a vast majority of markets actually need more homes.

Which is why, even though inventory is rising, it’s not a problem on a national scale. It’s just helping to fill a gap that’s been growing for years.

Bottom Line

Don’t let the headlines scare you. Rising inventory isn’t a sign of a crash. It’s a step toward a more normal, stable housing market.

Real Estate News, Tips, & Tricks • May 22, 2025

Don’t Let Student Loans Hold You Back from Homeownership

by LaDawn Sperling

Did you know? According to a recent study, 72% of people with student loans think their debt will delay their ability to buy a home. Maybe you’re one of them and you’re wondering:

Do you have to wait until you’ve paid off those loans before you can buy your first home?
Or is it possible you could still qualify for a home loan even with that debt?

Having questions like these is normal, especially when you’re thinking about making such a big purchase. But you should know, you may be putting your homeownership goals on the backburner unnecessarily.

Can You Qualify for a Home Loan if You Have Student Loans?

In the simplest sense, what you want to know is can you still buy your first home if you have student debt. Here’s what Yahoo Finance says:

” . . . student loans don’t have to get in your way when it comes to becoming a homeowner. With the right approach and an understanding of how debt impacts your home-buying options, buying a house when you have student loans is possible.“

And the data backs this up. An annual report from the National Association of Realtors (NAR), shows that 32% of first-time buyers had student loan debt (see graph below):

While everyone’s situation is unique, your goal may be more doable than you realize. Plenty of people with student loans have been able to qualify for and buy a home. Let that reassure you that it is still possible, even as a first-time buyer. And just in case it’s helpful to know, the median student loan debt was $30,000. As an article from Chase says:

“It’s important to note that student loans usually don’t affect your ability to qualify for a mortgage any differently than other types of debt you have on your credit report, such as credit card debt and auto loans.”

If your income is steady and your overall finances are solid, homeownership can still be within reach. So, having student loans doesn’t necessarily mean you have to wait to buy a home.

Bottom Line

Having student loans doesn’t mean buying a home is off the table. Before you count yourself out, talk to a lender to get a clearer picture of what you can afford and how close you are to taking the first step toward homeownership.

Market Updates • May 13, 2025

Denver Metro Market Update – April 2025: A Spring Shift in Pace

by LaDawn Sperling

As we closed out April, the Denver Metro real estate market showed signs of shifting momentum. After a more active March, pending sales slowed slightly, suggesting that buyer urgency may have peaked early this spring. While inventory continued to build, homes that hit the market earlier in the season helped drive strong closed sales numbers for April.

Market Overview April 2025:

Median Sale Price: Increased to $607,000, up from $598,000 in March and $602,000 in April 2024.
Average Sale Price: Rose to $722,790, a 3.56% increase from March but slightly below April 2024’s $727,900.
Sales Volume: Totaled $2.81 billion, up 8.36% month-over-month but still 3.58% below last year.
Closed Listings: 3,883 homes closed in April, a 4.63% increase over March, though down 2.9% from a year ago

Current Market Conditions:

Days on Market (Average): Homes averaged 37 days in the MLS, 10 days faster than March but 7 days longer than last year.
Days on Market (Median): Fell to 13 days, down from 17 in March but up from 8 in April 2024.
Close-Price-to-List-Price Ratio: Improved slightly to 99.33%, up from 99.27% in March.

Insights on Buyer and Seller Behavior:

This April felt like typical Colorado spring weather—sunny one day and snowy the next—and the real estate market followed suit. Some homes received multiple offers within days, while others lingered without showings. Higher inventory levels gave buyers more to choose from and more leverage to be selective. Meanwhile, sellers faced a more competitive environment that rewarded homes priced right and presented well.

For Buyers:
There’s opportunity in the current market, especially for those looking during this moment of slower buyer activity. With inventory at a 14-year high and homes spending more time on the market, buyers have room to negotiate and be thoughtful in their decision-making.

For Sellers:
Strategy matters more than ever. The median sales price and close-price ratios show strength, but not every home is selling quickly. Sellers who are proactive with pricing, presentation, and repairs will continue to attract serious offers—even in a more discerning market.

Looking Ahead:
Whether April’s dip in pending sales was a seasonal fluctuation or an early peak remains to be seen. What’s clear is that tailored strategies and clear communication will be key to navigating this nuanced market. Every property and client situation is unique, and adaptability is the name of the game.

Need Guidance?
If you’re considering a move or just want to understand how today’s numbers affect your home plans, I’m here to help you navigate your options with clarity and confidence.

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

Real Estate News, Tips, & Tricks • April 17, 2025

4 Ways To Make an Offer That Stands Out This Spring

by LaDawn Sperling

Now that spring is here, more and more buyers are jumping back into the market, and competition is heating up.

If you’re serious about landing a home you’ll love, you need more than just a wish list. You need a smart strategy – and that starts with working with a great agent who can help you put together a strong offer.

Here are some top tips your agent will share with you that are helping buyers stand out (and win) in today’s market.

1. Don’t Lowball on Price

It’s tempting to start with a super low offer in an attempt to save money. But in a competitive spring market, that could backfire. If the price isn’t reasonable, you could offend the seller and lose out to a better bid. As NerdWallet says:

“If you really want the property, you should avoid offending the seller. So, be wary of placing a so-called lowball offer. One of the most obvious risks of making a lowball offer is outright rejection. . . As a buyer, you’ll need to find a balance between making a fair offer and running the risk of losing the property.”

Your agent can help you understand local pricing trends and what a fair, yet strong offer looks like this season.

2. Consider an Escalation Clause

If you’re worried about competing bids, an escalation clause can help. If you have an escalation clause and the seller gets another offer, it increases yours up to a certain max amount you set. That way you don’t lose out over a small difference. Investopedia explains it like this:

“An escalation clause is a way to automatically escalate your bid by a certain dollar amount, up to a certain ceiling, to compete with other bids.”

Work with your agent to decide if this tactic fits your situation and budget. Just be sure not to stretch beyond what you’re truly comfortable spending and that the home is likely to appraise for the amount you offer.

If the appraisal comes in lower than your offer, you may have to make up the difference out of pocket. Your agent can help you weigh these risks and determine the best approach for your specific situation.

3. Be Intentional About the Concessions You Ask For

While some concessions (like help with closing costs) might be possible, too many demands could make another buyer’s cleaner offer more attractive. As the National Association of Realtors (NAR) notes:

“There are many factors up for discussion in any real estate transaction—from price to repairs to possession date. A real estate professional who’s representing you will look at the transaction from your perspective, helping you negotiate a purchase agreement that meets your needs . . .”

An agent who knows what’s working for other buyers in your area can help you prioritize the most important asks – and avoid ones that could turn off the seller.

4. Consider a Timeline That Appeals to the Seller

Sometimes, it’s not just about price, it’s about timing. Does the seller need extra time to move out? Or do they want to move as soon as possible? Flexibility here can work in your favor. By adjusting your timeline (if you’re able to), you could stand out against other offers. According to Atlas Van Lines:

“Everyone will have a unique timeline depending on the size of the move, the distance they are moving from or to, and personal preferences. It is important to be flexible and adapt the timeline as needed while ensuring you allocate enough time for each step.”

Your agent can communicate with the seller’s agent to find out what matters most, including timing.

Bottom Line

Spring is here – and more buyers are entering the market. Let’s work together to make sure your offer stands out.

Market Updates • April 15, 2025

Denver Metro Market Update – March 2025: Reflecting on Five Years of Change

by LaDawn Sperling

As we mark March 2025, it’s hard to believe it has been five years since the onset of COVID-19 in Colorado—a period that reshaped our understanding of home and security, triggering significant shifts in the Denver Metro real estate market.

Market Overview March 2025:

Median Sale Price: Settled at $599,000 this March, down 3.9% from the peak of $616,500 in April 2022. This adjustment reflects a market finding its equilibrium after years of heightened activity.
Annual Appreciation: Looking at the five-year trajectory, the market has realized a 6.92% annual appreciation, aligning with long-term growth expectations despite recent fluctuations.
Sales Volume: Recorded at $368,901,943, showing a 21.04% increase from February 2025, yet a decline of 15.96% compared to last year, indicating a market that is still regaining its momentum.

Current Market Conditions:

Days on MLS: Average days on the market stand at 52, improved from 60 in February, yet significantly higher than the 39 days of March last year, suggesting a slower pace in transactions.
Median Days on MLS: Reduced dramatically from 42 days last month to 21 days this March, indicating quicker sales for competitively priced homes.
Close-Price-to-List-Price Ratio: At 98.77%, there’s a slight improvement from February’s 98.57%, showing that homes are selling closer to their asking prices as the market stabilizes.

Reflecting on the Pandemic’s Impact: The initial pandemic years catalyzed a surge in demand for homes that could accommodate new lifestyles—home offices, remote schooling setups, and private outdoor spaces became highly sought after. This demand, combined with historically low interest rates, drove prices up rapidly. Now, as we navigate a landscape of higher interest rates and a more substantial inventory, the market dynamics have shifted. The feverish pace has cooled, leading to more balanced conditions that benefit both buyers and sellers in different ways.

For Buyers: The current environment offers more negotiating power and a better selection of properties. With homes staying on the market longer and interest rates stabilizing, buyers can afford to be selective, making informed choices without the pressure of the past frenzy.

For Sellers: The market demands a strategic approach; properties that are well-maintained, updated, and correctly priced are moving faster. Creating appeal through staging, competitive pricing, and flexibility in negotiations can help sellers attract serious offers even as buyer urgency has diminished.

Looking Ahead: As we continue through 2025, monitoring interest rates and inventory levels will be crucial. While challenges remain, the opportunities for making informed and strategic real estate decisions are plentiful, provided buyers and sellers adapt to the evolving market conditions.

Need Guidance? Navigating this nuanced market requires expertise and foresight. Whether you are considering buying, selling, or simply assessing your options, I am here to provide detailed market insights and guidance tailored to your unique situation.

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

Real Estate News, Tips, & Tricks • April 3, 2025

Paused Your Moving Plans? Here’s Why It Might Be Time To Hit Play Again

by LaDawn Sperling

Last year, 70% of buyers abandoned their home search – and maybe you were one of them. It makes sense. Inventory was low, prices were high, and mortgage rates were up and down like a rollercoaster. All of that made it really hard to find a home you loved – and could afford.

But guess what? The market is shifting.

So, if you paused your moving plans in 2024, it might be time to hit play again. Here’s why.

More Inventory Opens Up More Options

Even if you could make the numbers work, the lack of available homes in recent years probably made it hard to come by something that fit your needs. But inventory is rising, which means you have more options now.

According to Realtor.com, inventory has jumped 27.5% since this time last year (see graph below):

So, if you were reluctant to list your house because you weren’t sure where you’d go if it sold, you have more choices than you did a year ago. That’s a big win.

Homes Are Staying on the Market Longer, Too

When the supply of homes for sale is low, they’re snatched up quickly because there just aren’t enough of them to go around. And a few years ago, that meant your house could sell overnight. While that’s not always a bad thing, if you’re planning a move and also need to find your next home, a slower pace isn’t the end of the world. In fact, it’s welcome relief.

Now that inventory has grown, homes are staying on the market longer, meaning you don’t have to feel as rushed in the process (see graph below):

The latest data shows the typical time homes spent on the market went up by about 8% this year – that’s higher than we’ve seen since 2020, but still a faster pace than before the market ramped up. And it’s about a week longer than last year. Talk about a sweet spot for movers. It may seem like just a few days, but it gives you more flexibility and time to be thoughtful about your decisions. As Hannah Jones, Senior Economic Research Analyst at Realtor.com, notes:

“There are more homes for sale than in the last few years, which means the market pace is a bit more manageable–with longer days on market–and many sellers are more flexible . . . Though buyers face still-high housing costs, they may find a bit more give in the market, which could give them more time to make a decision, even in the busy spring and summer months.”

And if you’re thinking – but wait – doesn’t that mean it will be harder to sell my house? Don’t worry. With inventory still almost 23% below the pre-pandemic norm, well-priced homes are selling, especially as more buyers step back into the game this season.

Bottom Line

With growing inventory, sellers who want to upgrade, downsize, or relocate have more choices. Plus, with less pressure to rush into an offer, it could be a great time to revisit your home search if you’ve put it on hold.

With more homes on the market and more time to make decisions, what else do you need to see in order to kickstart your home search again? Let’s talk about what’s happening in our local market right now.

The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice.

Market Updates • March 18, 2025

February Market Update: Gaining Momentum in the Denver Metro Area

by LaDawn Sperling

As we transition from the chilly embrace of winter into the budding signs of spring, February showcased significant movements in the Denver Metro real estate market. This month brought a refreshing surge in activity, indicating a robust season ahead for both buyers and sellers.

Key Highlights of February 2025:

Active Listings: The total active listings at the end of February rose to 8,554, marking an 11.26% increase from January and a significant 55.22% rise from last February, reflecting a more dynamic market with increased options for buyers.
New Listings: Increased by 11.17% month-over-month to 4,828, and saw a 13.81% rise compared to the same period last year. This indicates that more sellers are entering the market, motivated by the approaching high season.
Pending Sales: Demonstrated strong growth, up 22.42% from January to 3,516, highlighting an uptick in buyer activity and confidence.
Closed Sales: Although there was an 8.52% increase from January, closed sales experienced a decline of 17.29% year-over-year, suggesting that some transactions are still being affected by the broader economic conditions.

The median days in MLS increased to 29 days, up from 23 last February, indicating properties are taking slightly longer to sell. However, the increased activity suggests that market conditions are improving as we head deeper into the year.

Market Analysis:

Detached Homes: Continued to show robust activity with new listings and pending sales both seeing significant increases. The median sale price for detached homes was up 2.63% year-to-date, signaling steady price growth.
Attached Homes: Also experienced a resurgence in activity, though the year-over-year sales have seen a decline. The median sale price for attached homes increased by 2.54% year-to-date.

Economic Influences: February’s market dynamics were influenced by several key factors:

Interest Rates: While rates have seen fluctuations, the overall high-interest environment continues to impact buyer affordability and decision-making.
Inventory Levels: The significant increase in new listings and active inventory is providing more options for buyers, leading to more competitive pricing and conditions that favor well-prepared buyers.

Looking Ahead: As we approach the spring market, both buyers and sellers can expect continued activity. Sellers should consider the benefits of entering the market now, with increased buyer interest and potential for multiple offers on well-priced and well-presented homes. Buyers should take advantage of the increased inventory and more favorable conditions to find homes that meet their needs.

Conclusion: With a balanced approach and a clear understanding of the current market conditions, both buyers and sellers can navigate this dynamic market effectively. Preparation, flexibility, and realistic pricing will be key to success in the coming months.

Need Expert Advice? Whether you are looking to buy, sell, or simply stay informed about the latest market trends, I am here to help you with expert advice and detailed market insights.

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

Market Updates • February 15, 2025

February 2025 Denver Metro Real Estate Market Update

by LaDawn Sperling

As we embark on a new year, the Denver Metro real estate market presents us with fresh data and insights that shape our strategies and expectations. January 2025 has kicked off with notable trends that indicate shifts in both buyer and seller behavior, reflecting deeper undercurrents within the local market.

Overview of January 2025 Market Dynamics:

Active Listings: Increased to 7,688, up by 11.61% from December and a significant 57.83% from January last year, signaling a more robust inventory for buyers.
New Listings: Jumped dramatically by 135.43% from December, reaching 4,339, reflecting a 31.92% increase from last January as sellers returned to the market after the holidays.
Pending Sales: Rose by 31.83% from December, nearly matching last January’s numbers, indicating stable buyer interest.
Closed Sales: Saw a decrease of 30.56% from December but increased by 2.31% compared to January last year, suggesting a continuation of active market engagement despite seasonal adjustments.
Median Days in MLS: Increased to 45 days from 40 in December, showing that homes are taking longer to sell than in the previous month but are still moving faster compared to the historical norm.
Key Insights:

Inventory Levels: The rise in active listings provides more options for buyers, potentially easing the competitive tension seen in previous months and leading to more balanced negotiations.

Market Adjustments: The significant increase in new listings indicates that sellers are becoming more active post-holiday season, suggesting optimism or strategic timing in response to perceived market conditions.

Price Adjustments: While the close-price-to-list-price ratio shows minimal year-over-year change, the slight increase from last month points to ongoing price stabilization.

Market Sentiment and Future Outlook: As we move deeper into 2025, the market is adjusting to the realities of a higher mortgage rate environment and the aftereffects of economic policies. Sellers appear ready to engage, while buyers, backed by a larger inventory, might find themselves in a favorable position to negotiate better deals.

This update is based on information provided by the Denver Metro Association of Realtors® for the period of January 1, 2025, through January 31, 2024, for the following counties: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson and Park.

Real Estate News, Tips, & Tricks • February 14, 2025

The Perks of Buying a Fixer-Upper

by LaDawn Sperling

There’s no denying affordability is tough right now. But that doesn’t mean you have to put your plans to buy a home on the back burner.

If you’re willing to roll up your sleeves (or hire someone who will), buying a house that needs some work could open the door to homeownership. Here’s everything you need to know so you can decide if this is the right move for you.

What’s a Fixer-Upper?

A fixer-upper is a home that’s livable but requires some renovations. Think cosmetic updates like wallpaper removal and new flooring or more extensive repairs like replacing a roof or updating plumbing.

While fixer-uppers need a little TLC, here’s why they may be worth considering, especially right now:

They Usually Have a Lower Price Point. Because of the repairs involved, these homes are usually less expensive up front than move-in-ready options. According to a survey from StorageCafe, fixer-uppers come with price tags that are about 29% lower, making them a solid choice if you’re having trouble finding anything in your budget.
Less Competition. When you’re ready to make an offer, you’re less likely to deal with competition from other buyers who are focused on move-in-ready homes.
Build Equity Faster. From choosing how to redo the floors to picking which cabinets you want in the kitchen, a fixer-upper allows you to design a space that fits your needs and style. And with smart renovations, you can increase your home’s value faster and potentially see a big return on your investment.

As The Mortgage Reports notes:

“If you’re a house hunter who’s not afraid of sweat equity, buying a fixer-upper could be your ticket to homeownership. Doing so could lead to big savings, even in some of the nation’s largest and most popular housing markets. Plus, adding the right features could help your investment.”

What To Know About Buying a Fixer-Upper

The possibilities that come with a fixer-upper are exciting, but there are a few things to think about first.

Do You Have a Gameplan? Consider if you have the time, skills, or budget to tackle renovations. Be honest about what you can handle yourself, what you’ll need to hire out, and if a fixer-upper is truly a good fit for your lifestyle. Remember, you’ll likely be living in a construction zone at least for a little while.
Prioritize the Repairs and Upgrades: Don’t stress yourself out thinking you’ve got to do all the work up front. Space out renovations over time in a way that makes sense for your budget and what’s most important to tackle first.
Location Matters: You want the money you’re spending to fix up a house to be worth the investment. So, make sure the home is in an area with increasing home values and amenities locals love, like parks and restaurants.
Get a Home Inspection: Hiring an inspector to do a thorough inspection before you buy is a must. What they find will help you understand what needs to be updated, renovation costs, and if it’s a project you want to take on.
Budget for Surprises: Renovations rarely go as planned. So, be sure to set aside extra money to cover things like extended repair timelines, an increase in the cost of materials, or other unknowns that may come up.

Talk to a Lender About Financing Options: There are some renovation mortgages designed for homes that need a little work. But they may have requirements like spending and timeline limits, so talk to a trusted lender to understand the fine print.

Bottom Line

Fixer-uppers aren’t for everyone, but if you’re open to doing a bit of work, they can be a great way to overcome today’s affordability hurdles and find something in your budget.

With the right mindset and careful planning, you could turn a less-than-perfect house into the perfect home for you.

If you found a fixer-upper that fits your budget and goals, would you consider taking the plunge? If so, let’s connect to explore what’s out there.

Coldwell Banker - South Metro

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