Denver Housing Market 2026: Inventory, Trends & What Sellers Need to Know

We talk with Denver homeowners every week. They want to know: Is this a good time to sell? What will my home actually fetch? How long will it take? The answers depend on your specific situation, but the market data gives us a clear picture.

If you need to skip the 45-day wait and avoid negotiating repair requests, get a no-obligation cash offer from Terra Capital. We buy Denver homes in any condition, on your timeline.

How Much Housing Inventory Is in Denver?

As of January 2026, Denver has approximately 7,607 active home listings, up 10.4% from the same time last year. This increased inventory gives buyers more choices but means sellers face more competition and longer selling times—homes now average 25-45 days on market compared to single-digit days in 2021.

Here's how Denver's inventory has recovered from pandemic-era lows:

What 7,607 Listings Means for Sellers

For sellers listing traditionally:

• More competition: Your home competes with 7,600+ others in the metro area
• Longer wait: Average days on market stretched to 25 days annually, 45 days in winter months
• Pickier buyers: More options means buyers can negotiate harder on price and repairs
• Concessions expected: Aurora sellers are giving ~$8,000 in concessions on average

For sellers considering cash offers:

• Inventory doesn't matter: Cash buyers purchase regardless of market supply
• Skip the wait: Close in 7-14 days vs 30-45+ days
• No competition: Your home gets a direct offer—not listed against thousands
• No concessions: Cash buyers like Terra Capital don't ask for $8,000 in credits

Denver Real Estate New Listings: Seasonal Trends for 2026

New listings in Denver Metro follow a predictable seasonal pattern. In 2025, Denver saw 59,671 total new listings—up 6.8% from the prior year. Understanding when inventory rises and falls can help you time your sale strategically.

The Seller's Seasonal Dilemma

Spring brings the most buyers—but also the most competition from other sellers. Your listing is one of thousands. According to Patrick Muldoon, a Colorado Springs REALTOR® quoted in CAR's December 2025 report:

"This November felt far more seasonal than in recent years, with many agents noting that buyers seemed to 'pack up for the holidays.'"

Winter brings fewer buyers, but those who are shopping are serious. And with fewer competing listings, your home has better visibility.

The Cash Alternative: Sell any month. Cash buyers like Terra Capital don't follow seasonal patterns—we buy year-round. Whether it's January or July, you get the same straightforward process and quick close.

See how our process works →

Key Market Stats for Denver (2026 Data)

The Denver housing market in early 2026 shows a stabilized environment with modest price growth and increased inventory. Here's what the data reveals:

These numbers paint a clear picture: Denver isn't crashing, but it isn't booming either. Price growth is nearly flat. Inventory has climbed four years running. And homes are taking 39% longer to sell than they did in 2024.

The 25-45 day average time on market is the stat that matters most. If you're selling because of a job relocation, divorce, or financial pressure, weeks of waiting—plus showings, repairs, and buyer negotiations—may not work for your situation.

Is Denver a Buyer's or Seller's Market in 2026?

Denver has settled into a balanced market, with some segments leaning toward buyers. This means sellers can no longer name their price and expect multiple competing offers within days.

Cooper Thayer, a Denver County REALTOR® quoted in CAR's December 2025 report, puts it this way:

"As 2025 winds down, the Denver Metro housing market shows signs of a typical seasonal cooldown rather than systemic weakness... Importantly, many of these dynamics reflect a recalibration rather than a downturn."

Here's what a balanced market means for you as a seller:

• You can't overprice. Buyers have options now. An overpriced home will sit, and price reductions signal desperation.
• You must make repairs. Buyers are pickier. They've regained negotiating power and will ask for concessions.
• Expect to pay buyer costs. Rate buydowns and closing cost assistance have become common seller concessions—averaging $8,000 in Aurora alone.

2026 Price Forecast: Will Denver House Prices Drop?

Forecasts for Denver home prices in 2026 are mixed. Realtor.com predicts a 3.4% sales decline while Zillow forecasts +0.2% price growth. The honest answer is no one knows for certain.

The Cautious Case (Sales Decline, Prices Flat)

According to Realtor.com's 2026 forecast:

• Sales change: -3.4% fewer transactions in Denver
• Mortgage rates: Expected to average 6.3% for the year
• Reason: Affordability remains a problem. Many buyers are priced out or waiting for lower rates.

The Stable Case (Modest Appreciation)

According to Zillow and DMAR analysis:

• Price change: +0.2% modest growth forecast
• Market quote: "Modest price appreciation, steady transaction volumes and mortgage rates in the 6% to 7% range have defined the market the past three years and will likely continue to do so in 2026." — DMAR via Denver Post

The Rate Factor

Mortgage rates remain the wildcard:

The Bottom Line

If you sell now, you know exactly what you'll get. If you wait until late 2026, you're betting that interest rates will drop, prices will rise, and your home's condition won't deteriorate. We often tell sellers: a bird in the hand is worth two in the bush. Your current equity is real. Future equity gains are speculative.

The Condo and Townhome Challenge

Attached homes in Denver face a particularly difficult market. Condo median prices have declined 2.85% year-over-year, while single-family homes held steady. Rising HOA fees and insurance costs are scaring away buyers.

If you own a condo or townhome, you're dealing with:

• Higher HOA fees. Insurance costs for multi-unit buildings have skyrocketed across Colorado. Those costs get passed to owners through HOA increases.
• Special assessments. Many older buildings need major repairs. Buyers fear surprise assessments after purchase.
• Financing challenges. Some buildings no longer qualify for conventional loans due to reserve requirements or pending litigation.

Selling sooner rather than later may protect you from further value erosion. Cash buyers aren't constrained by lender requirements. We can purchase condos in buildings that don't meet conventional financing standards—giving you an exit when traditional buyers can't help.

Aurora Market Spotlight: Terra Capital's Home Territory

Aurora prices are down approximately $50,000 from their March 2025 peak. This dip creates opportunity for buyers but challenges for sellers who bought near peak prices.

If you're an Aurora homeowner who bought in 2021-2022, your equity position may be tighter than expected. A cash offer gives you a quick exit without the $8,000+ in concessions traditional buyers expect.

Get a cash offer for your Aurora home →

Your 3 Options for Selling in This Market

You have three realistic paths to sell your Denver home. Each works best for different situations.

Why Cash Offers Work in Today's Market

In today's 25-45 day market, traditional sales carry more risk than they did during the frenzy years.

Here's what can go wrong in a traditional sale:

• Buyer financing falls through. With rates near 7%, more loan applications get denied.
• Inspection reveals issues. Buyers demand repairs or credits. You negotiate, lose time, and might lose the deal.
• Appraisal comes in low. The bank won't lend more than appraised value.
• Buyer gets cold feet. In a balanced market, buyers have time to second-guess.

Cash buyers eliminate these risks. We don't need bank approval. We don't ask for repairs. We set a price and stick to it. For sellers who need certainty—whether due to a job relocation deadline, a divorce settlement date, or financial pressure—cash offers provide something the traditional market can't: a guaranteed close date.

Frequently Asked Questions