July 2025
As we move into the second half of 2025, we want to give you a candid look at what’s happening in the Front Range housing market. The signs of fatigue, friction, and recalibration are becoming more pronounced, and June marked a major turning point: inventory in metro Denver surpassed 14,000 unsold homes—the highest level we’ve seen since 2011. That’s not just a stat, it’s a clear signal. The market is shifting, and it’s leaving behind anyone still operating with early-2020s expectations.
The Big Picture
Inventory Rising
Active listings in June climbed to 14,007, up 37% year-over-year. We’re seeing supply build faster than buyers can absorb it.
Closings are Down
June closings decreased from May. That means a growing number of homes are sitting—sometimes for months. This is a significant development, as June closings usually exceed the number of homes closed in May.
Days on Market Up
Homes are taking longer to go under contract. Condos are taking even longer, with an average of 55 days on the market—up 72% from a year ago.
Prices: Holding, Not Climbing
The median price for a single-family home remained steady in June. Compared to last year, prices are basically flat. To us, this signals a clear disconnect. Many sellers are still aiming for yesterday’s prices, but today’s buyers—facing high interest rates and affordability fatigue—are more cautious and patient. They’re watching and waiting.
The “Recalibration” Era
We’re in what we’d call a recalibration period. Sellers who were expecting lower rates, strong appreciation, or quick bidding wars are having to adjust to a market that’s cooled—but hasn’t collapsed. If a seller isn’t willing to adjust their pricing, presentation, or flexibility, they’re seeing longer time on market, fewer showings, price reductions, and sometimes no offers at all. We’ve seen many listings not sell that probably would’ve sold with the right positioning and strategy. Strategic pricing, strong presentation, and smart negotiations are essential right now.
Advice for Sellers: Motivation Matters
If you’re thinking about selling, this market rewards motivation and punishes hesitation. This is not the time to “test the waters” or chase a price just because your neighbor had luck last year. If you have a clear reason to move, and you’re willing to price right and be flexible, you can still succeed. We’re helping clients do exactly that right now. But if you’re holding out because you “need” a certain number, or you’re attached to what you paid in the past, today’s buyers simply won’t play along. Too many sellers are losing valuable time and momentum by refusing to meet the market.
Here’s what every Seller needs to know right now:
• Expect longer days on market. Be prepared for a slower pace. That’s the reality right now.
• Don’t expect multiple offers—unless your home is priced perfectly and shows exceptionally well.
• Understand buyer behavior. Buyers are actively shopping but hesitant. They’re looking at many homes and often holding off on offers, hoping something better or cheaper will come along.
• Price strategically. List-to-sale price ratios have dipped, and that difference is likely to increase if you’re not aligned with the market.
A Market in Transition
This summer isn’t about speed. It’s about patience, precision, and positioning.
Builders are offering major incentives, and resale sellers must compete—not just on price, but also on terms. With interest rates still high and more homes sitting, buyers are clearly in the driver’s seat—but only if sellers allow them to be.
And for buyers, this shift is creating opportunity. Many listings are showing signs of seller fatigue—price reductions, longer market times, and more willingness to negotiate. If you’re paying attention and working with the right agent, you can find homes today that wouldn’t have been negotiable earlier this year.
If you’re ready to move forward with a strategy that fits today’s market, we’d be happy to help.
Please reach out to us with any questions.
