The Market Is Always Good for Someone. Right Now, It's Buyers
People love to say the market is "good" or "bad." The truth is simpler: the market is always good for someone. In 2021 it was sellers. Right now, in Denver metro, it's buyers who have the upper hand.
What the numbers say (September 2026)
According to REcolorado's September 2026 market report for the Denver metro area:
- 13,522 active listings, up 2% from a year ago, while pending sales were down 13%. More homes, fewer buyers competing for them.
- 2,898 closed sales, down 18% from September 2025.
- Median closed price: $575,000, down 2% from a year ago and down 3% from August.
- Median 33 days in the MLS. Homes aren't disappearing overnight, which gives you time to look, think, and negotiate.
The Denver Metro Association of Realtors reported that in August, condo and townhome (attached) prices were down 4.87% year over year, and attached inventory was up nearly 10% from a year ago. Buyers shopping condos and townhomes have the most room to negotiate.
Seller concessions are also common. Industry reporting citing Corcoran Perry found that more than 62% of Denver metro sales in July 2026 included some form of seller concession.
What that means if you're buying
- You can negotiate the price. With a median price drifting down and more choices on the market, offers below list are being considered.
- Ask for closing costs. Seller-paid closing costs and concessions are showing up in a majority of deals.
- Ask for a rate buydown. A concession can often be used to lower your interest rate, which lowers your payment for years.
- Take your pick. More inventory means you can wait for the right home instead of settling for the first one.
- Do your inspections and negotiate repairs. Sellers are more willing to deal on homes that need updates.
Your purchasing power depends on your ZIP code
The same monthly budget goes very different places across the metro. Here are typical home values by ZIP code, with an illustrative principal-and-interest payment.
| ZIP code | Area | Typical home value | Est. monthly P&I* |
|---|---|---|---|
| 80209 | Washington Park | $956,000 | $4,834 |
| 80108 | Castle Pines | $858,000 | $4,339 |
| 80206 | Cherry Creek | $845,000 | $4,273 |
| 80016 | Aurora (southeast) | $730,000 | $3,691 |
| 80134 | Parker | $665,000 | $3,363 |
| 80220 | Denver (Hilltop / Montclair) | $636,000 | $3,216 |
| 80104 | Castle Rock | $602,000 | $3,044 |
| 80219 | Denver (southwest) | $411,000 | $2,078 |
| 80012 | Aurora | $381,000 | $1,927 |
*Illustrative principal and interest only, assuming 20% down on a 30-year fixed loan at 6.5%. Does not include taxes, insurance, HOA dues, or mortgage insurance. Your actual rate and payment will vary. Home values are ZIP-level estimates, not sale prices.
The takeaway: a buyer comfortable with roughly a $3,000 monthly payment is looking at Castle Rock, Parker, or Denver's Hilltop area, while one at around $2,000 has real options in Aurora and southwest Denver. A buyer at $4,300 and up can shop Cherry Creek, Castle Pines, and Washington Park. Wherever you land, you now have leverage to ask for more.
And if you're a seller?
Don't worry, the market is still good for you too if you price it right. In June, DMAR reported less than three months of supply for detached homes priced between $300,000 and $999,999, and homes near $2 million and above had more supply than that. Pricing, condition, and presentation matter more than ever, and I'm happy to build a plan for your home.
Thinking about buying? Let's talk.
Every ZIP code, price point, and loan program is different. If you want to know what you could buy and what concessions to ask for, call or text me at 303-520-3166, and I'll run the numbers with you. Talk to a lender about your own rate and payment too.
Michelle Addison, REALTOR®
You 1st Realty | The Legacy Group
5690 DTC Blvd #530W, Greenwood Village, CO 80111
303-520-3166
Sources: REcolorado September 2026 Housing Market Report (recolorado.com); Denver Metro Association of Realtors data as reported by ColoradoBiz (Sept. 3, 2026 and July 6, 2026); Corcoran Perry data as reported by Mile High Title Guy (Aug. 13, 2026); Touchpoint Valuation ZIP-level home value index (Sept. 2026). Information is deemed reliable but not guaranteed. This is general market information, not lending, tax, or financial advice. Equal Housing Opportunity.
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