Metro Denver Snapshot - July 23rd through July 29th

The Market in Numbers

13,176 Active Units
→ 0.0% Week over Week

716 Closed Units
↓ 6.9% Week over Week

3.3 Months of Supply
↑ 4.3% Week over Week

925 Pending Units
↓ 4.1% Week over Week

36 Median Days on Market (DOM)
↑ 12.5% Week over Week

14,415 Total Showings
↓ 3.6% Week over Week

With just a few weeks of summer left, many families are wrapping up summer activities, travel plans and the final stretch of a packed schedule. The days are long and hot, and that back-to-school calendar is creeping closer.

After the notoriously slow summer months, I’ve been having the same conversation come up with clients regarding a potential fall pickup. Historically, the residential resale market begins to cool after Independence Day. Yes, there’s still some strategic movement in the back half of the year—especially if you're working in commercial, handling 1031 exchanges, navigating new builds, relocation, or investor deals. But for traditional residential sellers and buyers, fall tends to be a slower season. That said, a slower market often brings more motivated parties, less competition, and space for well-prepared buyers and sellers to make smart, confident moves.

Active listings held steady last week. The year-over-year gap is still there, but it’s narrowing gradually. On the seller side, new listings are beginning to taper. “Coming Soon” listings dropped slightly week over week, although they remain up compared to this time last year. Meanwhile, buyer activity also dipped week over week and is flat year over year. Predictive supply is trending upward, which suggests inventory may continue to outpace buyer urgency.

Listings expected to go under contract in the next 30 days have dipped slightly, a sign of more cautious buyers and a more competitive landscape. Showings followed suit, down slightly from last week but still higher than last year. On average, it still takes over 15 showings to go under contract, which tells us buyers are active but selective. Sellers need to bring their A-game to stand out in this environment. Median days on market rose again, widening the gap compared to last year. Homes are taking longer to sell, and patience is becoming part of the process.

Price reductions remain a common story. More than half of all homes under contract had at least one price cut, and those cuts are growing in size. This is a market that rewards strategic pricing, thoughtful preparation, and a deep understanding of shifting buyer psychology. While the broader market may seem calm on the surface, there are significant differences depending on location, price point, and property type.

As we head into late summer and approach the school year, the Denver market is showing signs of seasonal slowdown, but that doesn’t mean opportunity disappears. If you’re curious how these shifts impact your specific neighborhood or goals, let’s connect— I’m always happy to help you navigate the nuances!

~ Claire  ◡̈

Source: First American Title, data supplied by REcolorado®