Is Now the Best Time to Buy a House in Denver? 10 Data-Backed Reasons (2026 Market Update)

By David Schlichter

If you've been waiting on the sidelines for the Denver housing market to shift in your favor, the data says that shift has already happened. I've spent almost 15 years as a Denver real estate agent; I lead one of the highest-producing teams in Colorado, and our team works out of the #1 producing brokerage office in Denver. I'm not saying this to sell you something. Right now, the numbers point in one direction: this may be the best time to buy a home in Denver in more than 10 years.

Here are the 10 reasons why, with the actual July 2026 data behind each one.

Quick Answer: Is Denver a Buyer's Market in 2026?

Yes. As of July 2026, Denver has roughly 3x the active listings it had five years ago, home prices per square foot have fallen from their 2022 peak, homes are taking 5x longer to sell, and price reductions have more than tripled. Every major indicator, including inventory, days on market, price-to-list ratio, expired listings, and foreclosure activity, has swung toward buyers, to levels not seen since before the pandemic.

1. Active Listings Are Nearly 3x Higher Than 5 Years Ago

As of July 2026, Denver had 12,857 active listings on the market. Five years ago, that number was 4,521, meaning today's buyers have almost three times as many homes to choose from. The last time inventory was this high, pre-pandemic, was 2012.

More listings means more negotiating leverage, more time to make a decision, and far less of the frantic, over-asking competition that defined the Denver market a few years ago.

2. Price Per Square Foot Has Come Down From Its Peak

The current price per square foot in the Denver metro is $264. Five years ago it was $255, so it looks flat at first glance. But look at the trend in between: prices peaked at $300 per square foot in 2022 and have been falling since. Buyers today are getting meaningfully more home for their money than they would have just a few years ago, even though the headline number looks similar to 2021.

3. Price Reductions Have More Than Tripled

In July 2026, there were 7,564 price reduction events across Denver-area listings. Five years earlier, that number was 2,329. A rising rate of price cuts is one of the clearest signals in real estate that sellers are motivated, and motivated sellers are exactly who you want to be negotiating with as a buyer.

4. Buyer Demand Is Roughly Half What It Was 5 Years Ago

In July 2026, 3,626 homes sold across the Denver metro. In July 2021, that number was 5,838, nearly double. Fewer buyers competing for more listings is, in plain terms, the definition of a buyer's market: more supply, less demand, more room to negotiate.

5. Months of Supply Is 4x Higher

"Months of inventory" measures how long it would take to sell every home currently on the market if no new listings were added. It's one of the cleanest ways to gauge whether a market favors buyers or sellers. Denver is currently sitting at 4 months of supply, compared to just 1 month five years ago. The last time supply was this high, pre-pandemic, was also 2012.

6. Homes Are Sitting on the Market 5x Longer

The median days on market in Denver is currently 21 days. In 2021, it was 4 days. Ten years ago, it was 6 days. Twenty-one days doesn't sound like a long wait by national standards, but for Denver, it's the highest pre-pandemic level since 2012.

7. Homes Are Selling Below Original Asking Price

The current close-price-to-original-price ratio in Denver is 97.9%, meaning homes are, on average, selling for about 2.1% less than their original list price. Compare that to 2021, when homes were selling at 103.3% of original price, 5.4 points higher, driven by bidding wars that pushed sale prices above asking. A ratio below 100% is a market where buyers, not sellers, are setting the final price.

8. Expired Listings Are at Their Highest Level Since 2011

1,622 listings expired in Denver in July 2026, compared to just 398 five years earlier, roughly four times as many. Expired listings are homes that didn't sell during their listing period, often because they were priced for a market that no longer exists. For buyers, a rising expired-listing count is another confirmation that seller expectations are catching up to market reality, and that patient, well-prepared buyers have leverage.

9. Foreclosure Activity Is Rising

We don't want anybody to have to experience a foreclosure, but the reality is that if you're a buyer, it creates opportunities for you. Denver County is currently on pace for 738 foreclosures in 2026, compared to just 112 in 2021, roughly six and a half times the level. The last time foreclosure activity was this high, pre-pandemic, was 2012.

10. Fall and Winter Favor Buyers Even More

Denver real estate follows a predictable seasonal pattern: spring and summer are the most competitive months to buy, while fall and winter consistently favor buyers. Sale prices soften, showings per listing drop, and the close-to-original-price ratio dips further. If you're able to shop in the fall or winter rather than the spring rush, the data says you're likely to get an even better deal than a buyer competing in peak season.

What This Means If You're Thinking About Buying in Denver

Put together, these 10 data points tell a consistent story: more homes to choose from, softening prices, longer time to make a decision, and sellers who are increasingly ready to negotiate. That combination hasn't existed in the Denver market at this scale in over a decade.

None of this means buying a home is simple. It isn't. Financing, inspections, negotiations, and timing all still matter, and getting them right is the difference between a good deal and a stressful one. That's what our team does every day.

Frequently Asked Questions

Is it a good time to buy a house in Denver in 2026? Based on current market data, yes. Denver has nearly 3x the active listings of five years ago, rising price reductions, longer days on market, and a below-100% close-to-list price ratio: all signals of a market that favors buyers over sellers.

How many homes are currently for sale in the Denver metro? As of July 2026, there were 12,857 active listings across the Denver metro area, compared to 4,521 five years earlier.

Is Denver a buyer's market or a seller's market right now? Denver is currently trending toward a buyer's market, with 4 months of housing supply, a median 21 days on market, and homes selling below their original list price on average.

What time of year is best to buy a house in Denver? Fall and winter are typically the strongest seasons for buyers in Denver. Spring and summer bring more competition, higher prices, and faster-moving listings, while the market cools and buyer leverage increases in the fall and winter months.

Why are Denver home prices falling from their 2022 peak? Price per square foot in Denver peaked at $300 in 2022 and has since declined to $264, driven by rising inventory, slower buyer demand, and a broader market correction from the pandemic-era peak.

Ready to Talk Through Your Own Numbers?

Every buyer's situation is different, and market data only tells part of the story. The rest depends on your budget, your timeline, and what you're looking for. If you want to talk through what these numbers actually mean for your search, contact our team.

_{Source: REcolorado, Denver Clerk and Recorder (accessed 08/04/2026).}