Reality check here. Rates jumped, buyers pulled back, and there are more homes for sale than a year ago. If you're selling, the plan matters more than ever. If you're buying, this is the most leverage you've had in years.
Douglas County: more homes, more price cuts
Monthly, Aug 2025 to Aug 2026. Median time on market in August: 56 days. Source: Realtor.com via FRED.
Denver metro, September
- 2,849 closings, down 21% from last September
- 13,567 active listings, about 4.8 months of inventory
- 32 days median time in the MLS
- Sellers getting 98.5% of list price on average
- Detached median price year to date: $650,000, flat for the third year
Source: DMAR Market Trends Report, September 2026.
Douglas County, latest
- 1,931 active listings in August vs. 1,765 a year ago
- 1,056 of them had a price reduction
- 56 days median time on market
- Median list price $752,000 in July, down about 3% from last year
Source: Realtor.com via FRED. Latest month available.
What it means for you
Sellers: Price it right on day one. More than half the homes in Douglas County have already chased the market down with a price cut, and every cut costs you time and leverage. The homes that sell are priced to the closed comps, show well, and have a real marketing plan behind them.
Buyers: The time is now. Less competition, more choices, and room to negotiate on price, repairs, and closing costs. Rates are up, so get your lender numbers dialed in first. Then go shopping with a plan.
Investors: Softer prices and motivated sellers make this a good window to add a property to the portfolio. Run the numbers on cash flow at today's rate, not hoped-for future rates.
Around town
- Meet Santa's Reindeer, Saturday, Nov. 14, 1 to 3 PM, with the Grinch as our special guest. Free and family friendly.