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Remember when Denver buyers had to make an offer almost as soon as a home hit the market? They competed with multiple buyers, offered over asking and sometimes gave up protections they would normally want.
Today, I’m having a very different conversation with my clients. Buyers have more homes to consider, and sellers may need to adjust their price, make repairs or offer concessions. I’ve started calling it the “Reverse Covid” market.
It’s a useful way to describe the shift, but every home and every client’s situation is different. Here’s what I’m seeing and how I’m advising buyers and sellers to respond.
For sellers: Your competition is on the market right now
I understand why a seller looks at a nearby home that sold for $1.5 million and expects a similar result. That sale matters. But a buyer touring homes today is also comparing yours with everything they can see today—including homes with better updates, a different price or fewer projects to tackle.
According to the Denver Metro Association of Realtors®, the metro area ended August 2026 with 13,080 active listings. Closed sales were down 17.35% from August 2025. That doesn’t mean every home will sit, but it does mean sellers should pay close attention to their current competition.
My question when preparing a listing is: Why will a buyer choose this home over the other homes they can see this weekend?
Sometimes the answer is thoughtful pricing. Sometimes it’s paint, landscaping, staging or taking care of a repair before photographs and showings. I also encourage sellers to consider checking major systems ahead of listing, especially if they suspect an issue with the roof, HVAC, sewer or another costly item. Knowing about a problem early gives you time to decide how to handle it and meet your disclosure obligations. It also makes inspection negotiations less likely to catch you off guard.
The goal isn’t a perfect house. It’s a home that is priced and presented with today’s buyer in mind.
For buyers: More time can mean more options
Mortgage rates still affect what buyers can comfortably afford. Freddie Mac reported a 6.95% average for a 30-year fixed-rate mortgage on September 17, 2026. At that rate, I would want any buyer to understand the full monthly payment—including taxes and insurance—before deciding what to offer.
If the numbers work for you, the slower pace may create opportunities. Denver Metro homes spent a median of 27 days in the MLS in August, although the experience varied by property type: 24 days for detached homes and 45 for attached homes.
Depending on the home and the seller’s circumstances, you may have room to negotiate the price, closing costs, inspection items or a contribution toward a mortgage-rate buydown. None of those terms is guaranteed, but buyers often have more space to ask questions and make a considered decision than they did during the Covid rush.
The right strategy depends on your situation
A well-prepared, well-priced home can still attract strong interest. A home that needs work or is priced above its competition may take longer. Buyers have different budgets and timelines; sellers do, too.
That’s why I start with your goal, then look closely at the homes you’re competing with—or considering buying—right now. The market has changed. Your strategy should reflect the market we actually have.
