I've been watching Lone Tree's numbers for a few months now, and they finally tell a clear story. The median sale price is down 13.3% from a year ago, days on market have crept up to 54, and 41.9% of listings have taken a price cut along the way. If you own a home there, that headline alone is enough to make you nervous. But the number that actually explains what's happening isn't the price. It's the...
At noon Denver time yesterday, the Federal Reserve raised its benchmark rate for the first time since July 2023. By 12:07 I had a text from a buyer client in Highlands Ranch asking if her mortgage rate had just gone up. The honest answer was: not because of the vote. It went up about half an hour later, and for a different reason than most of the headlines are giving. Three weeks ago I wrote that a hike...
Everyone keeps telling me the luxury market is cooling off. After spending time with DMAR's August numbers this week, I don't think that's the right way to describe what's actually happening. Something more specific is going on, and it depends entirely on what you're selling. DMAR's August Report Splits the $1 Million-Plus Market in Two The Denver Metro Association of Realtors published its August 2026...
I had a showing in south Aurora last week where the sellers pulled me aside afterward and asked why nobody was writing offers the way they had eighteen months ago. I've been getting some version of that question a lot this month, and the numbers that just came out from REcolorado for August give a pretty specific answer. Denver Metro homes took a full week longer to sell in August than they did in July....
I had a showing in Parker last week where my buyer client asked if we should come in low, since the house had already been sitting for three weeks. I told her the truth: at three weeks, that home wasn't sitting. It was actually moving close to the current pace for a detached home around here. She was surprised. A lot of people are, right now, because everyone's heard that homes are taking longer to sell...
For three weeks straight, mortgage rates drifted lower. This week, that streak ended. It wasn't a spike, just a one basis point tick up, but it landed right before the Fed's next meeting on September 16, and three of the people who vote on that decision already wanted to raise rates back in July. That combination is worth understanding before you decide whether to lock a rate this week or wait. This...
I've had three separate showings this week where the buyer's first question wasn't about the kitchen or the primary bedroom. It was "what's happening with rates?" That's a good question to be asking right now, because the answer actually moved in a helpful direction this week, and it's landing in a market that already has more room to negotiate than it has in years. This builds on what I covered in my...
Denver Metro just posted its highest active listings count in years. If you only read that headline, you'd think this is finally a buyer's market across the board. It isn't, and the county right around Parker is a good example of why. I've been watching the gap between the metro-wide numbers and what's actually happening in Douglas County this month, and it's wide enough that it changes the advice I'd...
The average asking rent across metro Denver is $1,758 a month. That is the same figure this market posted in the first quarter of 2022, dollar for dollar, four years ago. Rents here have been falling for two years straight, and most of the renters I talk to have not really registered what that means for their own decision yet. What Actually Happened to Denver Rents The short version is that a lot of...
I've had three separate conversations this week with clients who used almost the same phrase: "the market feels different than it did in June." They're not wrong. Denver's numbers for July just came out, and for the first time since early spring, prices across the board actually dipped instead of climbed. According to the Denver Metro Association of Realtors' latest Market Trends Report, the median price...
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