PUBLISHING NOTE
Published July 8, 2026 | Updated July 28, 2026 with REcolorado, DMAR, CAR, and SMDRA June data.
DENVER MARKET REPORT | July 2026
What the Numbers Actually Mean for You
By Brian Trampler | Corcoran Perry & Co.
Six months in, and the Denver market has found a rhythm.
Not a breakout. Not a retreat. A rhythm — the kind where prices hold, buyers stay active, and the people who need to move are moving without drama. June closed out the first half of 2026 with the median price sitting at $614,000 — essentially flat from May's $615,000, holding steady as the market settled into summer. That kind of stability doesn't make headlines, but it's actually useful information.
Here's what the first half told us, and what it means going into summer.
The Half-Year Picture: What Six Months Actually Tells Us
Before the June details, it's worth stepping back. The story of January through June 2026 is one of gradual normalization after years of volatility:
Median price range, Jan–Jun: $567,500 (January) to $615,000 (May) — a $47,500 swing, all within a normal seasonal band
Direction: Prices appreciated modestly from the winter floor, then stabilized heading into summer
Volume trend: Closed sales down 2–5% year-over-year most months — a market transacting at pre-pandemic norms
Luxury market: 2,973 sales over $1M in H1 2026 — 14% of all sales, a segment holding firm
Defining tension: Single-family steady; attached softening — that split has been consistent all year
The headline from the first half: this is a market where the people who have to move are doing so successfully, and the people who don't have to move are largely staying put. That's not pessimism — it's a description of a functioning market under rate pressure.
The Snapshot: June 2026
REcolorado published the June numbers on July 7. DMAR followed July 6. Here's what both sources show:
Metro median price: $614,000 — up 1% year-over-year, essentially flat from May's $615,000
Detached median: $675,000 — up 1.5% year-over-year
Closed sales: 4,024 — flat year-over-year, down 1% from May
Pending sales: 3,867 — up 2% year-over-year
New listings: 5,754 — down 3% year-over-year, down 4% from May
Active inventory: 12,508 — down 9% from June 2025
Median days on market: 19 days — flat year-over-year; up 3 days from May's pace
Detached days on market: 14 days — up 27% from May as summer pace sets in
Attached days on market: 34 days — up 17% from May
Close-to-list ratio: ~99% on both segments
The number that stands out: active inventory down 9% year-over-year. After months of inventory climbing, June reversed that. Fewer sellers came to market than a year ago, buyers stayed active, and the result is a supply picture that's actually tighter than it looks on the surface.
DMAR's own framing: 'balanced, with buyers gaining leverage.' The two-track market continues — 14 days for detached, 34 days for attached. That gap hasn't narrowed all year.
If You're Buying
Summer is traditionally the slower half of Denver's selling season, and June confirmed that transition is underway. Days on market ticked up from 16 in May to 19 in June — a modest shift, but real. Buyers who were getting squeezed in March and April have a little more time to think right now.
The inventory picture is more nuanced than it appears. Active listings are down 9% from a year ago, which means there are actually fewer homes to choose from than there were last summer — even though the market feels quieter than spring. Don't confuse a slower pace with more options. The homes that are priced well are still trading near ask and going under contract in two weeks on the detached side.
The attached market — condos and townhomes — is the segment where buyers have the most leverage right now. Thirty-four days on market means sellers are waiting. The $395,000 median reflects a segment where buyers are being selective, and sellers know it. If you're in that price range and open to attached properties, this is the best negotiating environment you've had in years.
For buyers coming from outside Denver — or from Colorado Springs — the mid-year stability is actually reassuring. The market isn't running away from you, but it's also not falling toward you. If the fundamentals work at current prices and rates, waiting for a better deal is a gamble with uncertain odds.
The question worth asking yourself: If prices stay flat for another six months, will I wish I had moved in July?
If You're Selling — or Trading Up
The close-to-list ratio sitting at 99% heading into summer tells you the market is still rewarding sellers who price correctly. That number has been remarkably consistent all year — which means the discipline that earned results in March is the same discipline that earns results in July.
What's changed from spring: buyers are taking a little more time. The jump in detached days on market from 10–11 days in the spring peak to 14 days in June isn't alarming, but it's real. If you listed in March expecting a weekend offer, that same home listed in July might take two to three weeks. Price it right and it still sells. Overprice it and you'll feel the difference.
The summer calendar matters here. July 4 weekend traditionally marks the midpoint of Denver's summer buying window — activity tends to soften in mid-July and August as families shift to back-to-school mode. If you're thinking about listing and haven't pulled the trigger yet, the window is still open but narrowing. September brings a secondary buying season, so summer isn't the only opportunity — but it's not an unlimited one either.
For the seasoned mover thinking about right-sizing or trading up: the detached market is behaving well. If you're selling a single-family home that's priced accurately, you're still in a favorable position. The equity you've built over the past few years is real, and the buy side — while not cheap — is less competitive than it was eighteen months ago.
The question worth asking yourself: Am I waiting for a better market, or am I waiting because I'm not ready?
The Local Angle
A few things worth noting that don't show up in the metro averages:
The $700K–$900K single-family bracket in the southern suburbs — Aurora, Centennial, parts of Highlands Ranch — has shifted toward buyer-favorable territory. Days on market are stretching in that range, price reductions are more common, and sellers are seeing more aggressive inspection negotiations. If you're a buyer in that bracket, mid-summer is actually an interesting time to look.
Parker and Castle Rock under $650K are a different story — moving in 10–14 days, sometimes with multiple offers. The south metro under $650K remains one of the most active pockets in the Front Range, consistent with what we've seen all year.
Mortgage rates as of early July are sitting at 6.45–6.55%, in a tight range after a volatile spring. Rate predictability — even at 6.5% — is better than rate volatility. Buyers who've been waiting for sub-6% are looking at a summer that doesn't appear to deliver that. If 6.5% works financially, the gambling cost of waiting may be higher than the potential reward.
One half-year data point worth sharing: the highest-priced detached home sold in June was on E. Cedar Ave. in Denver at $8.5 million. The luxury market — anything over $1M — represented 14% of all H1 sales. That segment isn't immune to rate pressure, but it's clearly not paralyzed by it either.
Six months in, the Denver market is doing something underrated: it's being predictable. Prices are holding. Buyers are active. The two-track reality between detached and attached is clear and consistent. That predictability is useful — it means the decisions you make right now are based on real information, not noise.
MID-MONTH UPDATE — JULY 28, 2026
Four sources — REcolorado, DMAR, CAR, and SMDRA — all published their June numbers. The SMDRA report ran late this month, arriving after our initial update, but the data is now in and it completes the picture cleanly.
The early read held up well across all four sources. SMDRA's 7-county report confirmed a median price of $610,000 — up 0.8% year-over-year — with closed listings up 0.3%, pending sales up 2.1%, and median days in MLS at 18, down from 19 a year ago. That's a steadier read than the metro-wide numbers alone suggested, and it confirms the south metro is holding its own.
New listings across the 7-county footprint fell 2.3% year-over-year, and months of supply came in at 3.0. Combined with REcolorado's active inventory figure — down 9% from last June — the supply picture is consistent across every source we track. Fewer homes are coming to market than a year ago. Buyers who assume there's more to choose from than there was last summer are working from the wrong assumption.
CAR's July 14 report added useful texture. Statewide active listings ended June at 17,432 — down 18.6% from last year. New listings declined 2.8% year over year while pending contracts increased 5.1% — buyers active, sellers holding back. The supply constraint we flagged in the early read is real and confirmed across every source.
The one thing the full data set clarified: the summer slowdown is orderly, not alarming. Days on market are flat to slightly improved year-over-year, volume is steady, and prices are holding. That's a functioning market under rate pressure — not a market in trouble. Going into August, the seasonal softening will continue, and anyone planning to list in the fall should be using August to prepare rather than waiting for conditions to shift.
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