The Denver Metro Association of Realtors' August 2026 report came out on September 3. Its main finding is that Denver's market is slow, not falling. Closings dropped sharply from July, prices barely moved, and buyers have more choice than they have had in years. Here is what the numbers say and how I would use them as a buyer.
Key takeaways
- Closed sales fell 18.99% from July and 17.35% from August 2025.
- The median close price was $594,495, essentially flat year over year.
- Active listings ended August at 13,080, roughly unchanged from a year ago.
- Condos and townhomes are the softest segment. The median attached price fell 4.87%, and homes spent a median of 45 days on the market.
- Freddie Mac's 30-year average was 6.76% this week. The Fed meets September 15–16.
The August numbers
| Denver metro, August 2026 | Figure | Change |
|---|---|---|
| Active listings | 13,080 | -0.27% vs. July; +0.16% vs. Aug. 2025 |
| Closed sales | Down | -18.99% vs. July; -17.35% vs. Aug. 2025 |
| Median close price | $594,495 | -1.74% vs. July; about flat year over year |
| Median days in MLS | 27 | Up from 21 in July; 30 in Aug. 2025 |
| Year-to-date median price | $599,990 | +0.17% |
Year to date, closings are down 3.49% from 2025. August was weak even by this year's standards. Price did not adjust, though. Sellers are holding the line on price, and buyers are taking their time.
DMAR Market Trends Committee chair Amanda Snitker described the backdrop as "inflation that won't fully settle, tariff policy that shifts by the week, a discerning Federal Reserve and mortgage rates that never quite commit to a direction." She added: "Uncertainty has dominated the conversation, but it hasn't translated into real instability in this market."
Detached vs. attached: two different markets
The metro-wide median hides a clear split:
- Single-family detached: Inventory was down 4.21% year over year, homes spent a median of 24 days in the MLS, and median prices were essentially flat. Well-priced houses still move.
- Condos and townhomes: Inventory was up 9.94% year over year, homes spent a median of 45 days in the MLS, and the median price was down 4.87%. This is where buyers have the most leverage.
DMAR committee member Christina Ray described a downtown high-rise search: "They weren't just buying a unit, they were buying the building." That is sound advice for financing too. A building's HOA budget, reserves, insurance and deferred maintenance can affect whether a condo qualifies for conventional financing. Lenders review the project, not just the unit, so ask for the HOA documents early.
The $1 million-plus segment
Denver's luxury market is almost entirely single-family. Detached homes made up 95.6% of all $1 million-plus sales in August, and 628 of the 668 new listings above $1 million were detached. Detached luxury homes spent an average of 47 days in the MLS, down from 51 a year earlier. Attached luxury homes averaged 99 days, up from 50.
For financing, the key number is the 2026 conforming limit of $862,500 for Denver and the surrounding metro counties. Above that, you need a jumbo loan. Our Denver jumbo loan page explains how those are underwritten.
Rates this week
Freddie Mac's survey released today put the 30-year fixed at 6.76%, up from 6.71% last week. The 15-year fixed averaged 6.09%. A year ago the 30-year averaged 6.35%. Freddie Mac chief economist Sam Khater noted that "shopping around for the best mortgage rate and getting multiple quotes can potentially save them thousands." The Federal Reserve's next decision is due September 16. Rates change daily, and the survey average is not your rate.
To put the median in payment terms: at DMAR's median of $594,495 with 20% down, the loan is about $475,600. At 6.76%, principal and interest is about $3,088 a month before taxes, insurance and any HOA dues. Try your own numbers in our mortgage calculator.
How to use this market as a buyer
Negotiate terms, not just price
When homes sit, sellers will often agree to credits. On conventional loans, the seller can contribute up to 3% with less than 10% down, 6% with 10%–25% down and 9% with more than 25% down. FHA allows up to 6%. A credit used for a rate buydown can lower your payment more than the same amount taken off the price.
First-time buyers: stack the help
Flat prices and more inventory help buyers who have been priced out. Colorado's CHFA offers down payment assistance: a grant of up to 3% of the first mortgage or a deferred second mortgage of up to 4%, each capped at $25,000. Both come with a higher first-mortgage rate, and income limits and homebuyer education apply. See our down payment assistance guide.
Condo buyers: review the building first
Ask for the HOA budget, reserve study, insurance certificate and any special-assessment history before you write an offer. A building with problems can turn a good price into a loan that can't close.
What this means for you
Denver buyers have something they have not had in years: time. Prices are not falling much, but you can compare homes, negotiate credits and write inspection terms without fighting ten other offers. I have financed homes along the Front Range for more than 30 years. Markets like this favor prepared buyers who know their numbers before they start touring. For neighborhood detail, see our Denver mortgage page.
When you are ready, get pre-approved with Cedar Home Loans and we will build your budget on today's rates.
Sources
- Denver Metro Association of Realtors — DMAR Real Estate Market Trends Report, August 2026 (September 3, 2026)
- Freddie Mac via GlobeNewswire — Mortgage Rates Average 6.76% (September 10, 2026)
- FHFA — FHFA Announces Conforming Loan Limit Values for 2026
- Fannie Mae Selling Guide — B3-4.1-02, Interested Party Contributions
- CHFA — Down Payment Assistance
