March 30, 2026

Denver Housing Market 2026: Is Now a Good Time to Buy?

Where Does Denver's Housing Market Stand in 2026?

If you've been watching Denver real estate from the sidelines, wondering whether now is the right time to buy, you're not alone. The market has shifted significantly from its 2021–2022 frenzy, and today's conditions offer buyers something they haven't had in years: time, leverage, and choice. Here's an honest, data-driven look at where things stand — and what it means for you as a buyer.

Current Denver Market Conditions

As of early 2026, Denver's housing market is squarely in buyer-favorable territory. Key indicators tell the story:

  • Active listings: Over 13,000 homes currently on the market — up significantly from the 2,000–4,000 units available during the pandemic peak
  • Days on market: Homes are averaging 48 days on market, giving buyers time to think
  • Price reductions: Denver leads the nation in the percentage of listings with price cuts — meaning sellers are negotiating
  • Mortgage rates: The 30-year fixed rate has eased to approximately 6.29%, the lowest since October 2024
  • Median home price: Approximately $575,000 for the Denver metro — reflecting strong long-term value

The Case FOR Buying Now

More inventory means more choices. In 2021, buyers had days — sometimes hours — to make an offer or lose a home. Today, you have time to tour multiple properties, conduct thorough inspections, and negotiate. That's a massive advantage.

Sellers are motivated. With homes sitting on the market longer and price cuts becoming common, buyers have genuine negotiating power. You can ask for concessions — closing cost credits, repairs, rate buydowns — that would have been laughed at three years ago.

Rates may not drop dramatically. Many buyers are waiting for rates to fall to 5%. But the majority of economists expect rates to remain in the 6–7% range through 2026. Meanwhile, if rates do drop, buyer competition will immediately increase and prices will likely rise. Buying now and refinancing later is a proven strategy.

Denver's long-term fundamentals remain strong. Denver consistently ranks among the top U.S. cities for job growth, quality of life, and in-migration. Real estate here has historically rewarded patient, long-term owners.

The Case for Waiting

Waiting makes sense if you're not financially ready — if your credit needs improvement, your down payment isn't fully saved, or you're not planning to stay in the area for at least 3–5 years. Buying a home you can't comfortably afford is never the right move regardless of market conditions.

What Type of Buyer Benefits Most Right Now?

The buyers who stand to benefit most in this market are those with strong credit, solid pre-approval, and plans to stay in Denver for 5+ years. Move-up buyers trading into larger homes also benefit, since they gain as much leverage buying as they give up selling.

The Bottom Line

Denver in 2026 is one of the best buyer's markets the city has seen in a decade. The combination of inventory, motivated sellers, and easing rates creates a window of opportunity that is unlikely to stay open indefinitely. The buyers who act thoughtfully now will likely look back on this period as a great time to have entered the market.

Ryan O'Brien at Orion Real Estate has guided hundreds of buyers through every type of Denver market. He'll give you an honest assessment of your specific situation — no pressure, just real information. Search available Denver homes now, or contact Ryan directly to talk through your options.

Posted in Buying in Denver
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March 30, 2026

How Much Do You Need to Buy a House in Denver?

The Real Cost of Buying a Home in Denver in 2026

One of the most common questions Ryan O'Brien hears from first-time buyers is: "How much money do I actually need?" It's a great question — and the answer involves more than just a down payment. This guide breaks down everything you need to budget for when buying a home in Denver's current market.

Down Payment: The Biggest Variable

Your down payment is typically your largest upfront cost. Here's what you can expect depending on your loan type:

  • Conventional loan (5–10% down): On a $600,000 Denver home, that's $30,000–$60,000
  • Conventional loan (20% down): $120,000 — this avoids Private Mortgage Insurance (PMI)
  • FHA loan (3.5% down): Around $21,000 — requires mortgage insurance
  • VA loan (0% down): For eligible veterans — a powerful option with no down payment required

The median home price in Denver metro as of early 2026 is approximately $575,000, so these numbers are a realistic baseline.

Closing Costs: Budget 2–3% of the Purchase Price

Closing costs in Denver typically run between 2% and 3% of the purchase price — roughly $11,500 to $17,250 on a $575,000 home. These include lender fees, title insurance, attorney fees, recording fees, and prepaid items like homeowners insurance and property tax escrow. Your lender will provide a Loan Estimate within three days of application so you know exactly what to expect.

Earnest Money Deposit

In Denver's competitive market, buyers typically put down 1–2% of the purchase price as earnest money when their offer is accepted — approximately $5,750–$11,500. This is credited toward your down payment at closing, so it's not an additional cost, but you need it available upfront.

Inspection and Appraisal Costs

Plan to budget around $400–$600 for a home inspection and $600–$900 for an appraisal (required by your lender). These are paid out of pocket before closing and are non-refundable in most cases.

Cash Reserves: What Lenders Require

Many conventional loan programs require you to have 2–6 months of mortgage payments in reserve after closing. On a $575,000 home with 10% down, your monthly payment might be around $3,800–$4,200/month, meaning you'd need $7,600–$25,200 in reserves depending on the lender.

Total Cash Needed: A Realistic Example

For a $575,000 Denver home with 10% down:

  • Down payment: $57,500
  • Closing costs: ~$14,000
  • Inspections and appraisal: ~$1,200
  • Reserves: ~$10,000
  • Total: approximately $82,700

First-Time Buyer Programs That Can Help

Colorado has several programs to assist buyers, including CHFA (Colorado Housing and Finance Authority) loans that offer down payment assistance and below-market interest rates for qualifying buyers. Ryan O'Brien can connect you with trusted Denver lenders who specialize in these programs.

Get Pre-Approved and Start Your Search

The best first step is a free pre-approval conversation with a lender, which costs nothing and gives you a precise picture of your purchasing power. From there, Ryan O'Brien will help you find the right Denver home within your budget. Search Denver homes for sale now, or contact Ryan to be connected with a trusted Denver lender today.

Posted in Buying in Denver
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March 29, 2026

Best Neighborhoods in Denver for Families in 2026

Why Denver Remains One of America's Best Cities for Families

Denver has long attracted families with its outdoor lifestyle, excellent school districts, and strong job market. But with dozens of neighborhoods to choose from, knowing where to plant roots makes all the difference. After 20+ years helping Denver families find their ideal homes, Ryan O'Brien at Orion Real Estate has seen firsthand which neighborhoods consistently deliver the best combination of schools, safety, parks, and community feel.

Here is a guide to the best Denver neighborhoods for families in 2026 — with honest insight into what each area offers and what you can expect to pay.

1. Washington Park (Wash Park)

Washington Park is arguably Denver's most family-friendly neighborhood. Built around a stunning 165-acre park with two lakes, tennis courts, playgrounds, and miles of bike paths, it offers an active lifestyle right outside your door. The nearby schools are strong, the streets are walkable, and the neighborhood has a tight-knit community feel. Home prices typically range from the mid-$700s to well over $2 million for larger properties.

2. Park Hill

Park Hill is one of Denver's most diverse and architecturally rich neighborhoods, known for beautiful Craftsman and Tudor-style homes, mature tree-lined streets, and a genuine sense of community. It sits close to City Park, the Denver Zoo, and the Denver Museum of Nature and Science. Families love the neighborhood's blend of urban convenience and residential calm. Home prices range from the upper $400s to over $1 million depending on the block.

3. Hilltop

Hilltop is one of Denver's most prestigious family neighborhoods, featuring large lots, elegant homes, and some of the city's best public and private school options nearby. It borders the Cherry Creek shopping corridor while maintaining a quiet, residential atmosphere. Expect to pay from the $900s to several million for homes here.

4. Congress Park

Congress Park offers a great entry point for families priced out of Wash Park. It shares the same walkable, park-centered lifestyle, with Cheesman Park and the Denver Botanic Gardens nearby. The neighborhood has excellent cafes, restaurants, and a strong sense of community. Homes typically range from the $600s to $1.2 million.

5. Stapleton / Central Park

Central Park (formerly Stapleton) was purpose-built as a family neighborhood, featuring miles of trails, multiple parks, a town center, and newer construction homes. It is one of Denver's fastest-growing areas and is especially popular with young families. Prices range from the low $500s for townhomes to over $1 million for larger single-family homes.

6. Lowry

Lowry is a master-planned neighborhood built on the former Lowry Air Force Base. It features excellent parks, open spaces, a town center, and a strong community association. It is quieter and more suburban in feel, making it a great choice for families seeking more space. Prices typically range from the $500s to the $900s.

7. Cherry Creek

Cherry Creek offers a more upscale family experience, with proximity to Denver's best shopping, restaurants, and Cherry Creek Trail. The neighborhood draws buyers who want walkability and a polished lifestyle alongside top-rated schools. Home prices start around $600,000 and frequently exceed $2 million for larger properties.

What to Look for When Choosing a Family Neighborhood in Denver

Beyond the neighborhood itself, experienced buyers consider school district boundaries (not just the neighborhood name), proximity to parks and trails, commute times, and resale trajectory. Ryan O'Brien can walk you through all of these factors in depth — drawing on 20+ years of boots-on-the-ground Denver experience.

Ready to Find Your Family's Perfect Denver Home?

Every family's needs are different. Whether you're prioritizing a specific school district, a short commute, or walking distance to great parks, Ryan O'Brien will help you find the right neighborhood and the right home. Search all available Denver homes now or contact Ryan directly to start the conversation.

Posted in Buying in Denver, Market Updates
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Sept. 6, 2025

August 2025 Housing Update

 

HOUSING STATS

August 2025

Average Days
on Market
48 ⬆️
Number of
Active Listings
13,059 ⬇️
Number of
Homes Sold
3,636 ⬇️

Labor Day marks the unofficial end of summer and the start of the fall real estate season. The August stats show that Denver is still leading the nation in price cuts. Sellers must have a pricing plan when listing their home for sale. Overpricing typically leads to price cuts and wasted days on market. Values have held stronger than expected, with many sellers opting to stay put.

Buyers, on the other hand, have more time and leverage, and are increasingly submitting offers well below asking. With ample inventory available, savvy buyers recognize they can be patient as the market continues to shift in their favor.

Affordability has become a mainstream concern. Even the White House is weighing whether to declare a housing emergency, exploring ideas such as tariff exclusions for building materials and using federal land for housing.

Today’s 30-year fixed mortgage rate is 6.29%, the lowest since October 2024. Stock markets sit at record highs, gold is racing toward $4,000/oz, and interest rates are easing. However, the labor market is softening, as evidenced by the recent weak jobs report. Rising unemployment has historically correlated with weaker housing prices and may force the Fed’s hand.

Our expertise is invaluable in navigating this market.

Curious What Your Denver Home Is Worth?

The Denver market is always shifting. Get a free, personalized home valuation from local expert Ryan O'Brien — no obligation, just real data.

Get Your Free Home Valuation →

Or create a custom market report for your neighborhood

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Aug. 9, 2025

July Housing Market Update 2025

 

HOUSING STATS

July 2025

Average Days
on Market
40 ⬆️
Number of
Active Listings
13,995 ⬇️
Number of
Homes Sold
3,661 ⬇️

The August dog days of summer are here. Housing inventory continues to climb toward historical averages and there are currently 3.8 homes for sale for every buyer in the Denver market. However, shadow inventory of withdrawn or expired listings, do not show up in this data. Some sellers are taking losses just to move on and homes may be worth even less in the future. Although prices have remained flat, could the momentum continue to shift towards a decline? Denver led the nation in price reductions for the month of June with 37% of sellers lowering their asking price.

As talks of replacing Fed Chairman Powell enters the news cycle, the bond market is signaling that even if rates are lowered, mortgage rates may not follow suit. Budget shortfalls at the local and state level have elected officials scrambling to control optics, and protect their jobs. The Governor has ordered a special legislative session, and a hiring freeze. Higher taxes, fees and bond proposals will shore up government spending, but TABOR is in the cross hairs. These solutions all come at a continued cost to affordable living standards here in Colorado.

Buyers have a meaningful opportunity, with so many motivated sellers, but softening prices are only part of the equation. Affordability will drive demand. Today's 30 year fixed rate is at 6.57%, this is the low for the year. We are in a dynamic market, and expert representation always pays off, regardless if you are buying or selling.

Curious What Your Denver Home Is Worth?

Get a free, personalized home valuation from local expert Ryan O'Brien — no obligation, just real data.

Get Your Free Home Valuation →

Or create a custom market report for your neighborhood

Posted in Market Updates
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July 25, 2025

June Housing Market Update 2025

 

HOUSING STATS

June 2025

Average Days
on Market

37 ⬆️

Number of
Active Listings

14,007 ⬆️

Number of
Homes Sold

3,864 ⬇️

We have reached the half way point in 2025 and the mid-year status of the Denver metro real estate market should not surprise anyone who follows our analysis. Although there is no crystal ball for predicting the future, our analysis has provided solid guidance as more inventory, rates higher for longer, and lack of affordability present the biggest challenges to buyers. This market will face challenges for the foreseeable future due to the headwinds described above.

Regardless of who the fed chair may be, lowering interest rates will only solve part of the equation, while likely stoking asset prices. For sellers the reality is setting in. Inventory has ballooned, and properties simply must be more competitive than in past years. We have observed many price reductions, and many other homes either sit, are withdrawn, or expire unsold. Pricing strategy and patience are key to a successful sale in the current market.

Buyers continue to gain leverage. Buyers should take their time, explore their options, and use the current market trends to their advantage. We have witnessed many motivated sellers dropping prices, and others who may have purchased in the last five years that may be breaking even or are under water. New build incentives are also at an all time high. Plenty of opportunities are out there.

Today's 30 yr fixed rate is quoted at 6.81%. Many lenders as well as sellers are offering incentives to help motivate buyers. Contact us to see how our expertise can benefit you today.

Posted in Market Updates
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June 9, 2025

May Housing Market Update 2025

 

HOUSING STATS

May 2025

Average Days
on Market
33
⬇
Number of
Active Listings
13,599
⬆
Number of
Homes Sold
4,036
⬇

The Denver metro real estate market is beginning to correct after years of pandemic-driven price inflation. As values adjust, sellers are facing increased competition, reduced showing activity, longer market times, and widespread price cuts.

Price reductions now affect 58% of listings in Denver and 21% statewide. The Denver metro ranks among the top U.S. regions for unsold inventory, with new listings outpacing sales. These conditions suggest a shift toward a more balanced market—though buyers are gaining the upper hand.

While some call it a buyer’s market, affordability remains a key factor. Even with more than three homes available per buyer, rising costs for taxes, insurance, and financing continue to impact purchasing power.

As inventory builds, short sales and foreclosures are also on the rise, creating opportunities for steep discounts. Today’s average mortgage rate for a 30-year fixed loan is 6.95%.

Need help protesting your property tax assessment? Whether you're buying, selling, or investing, put our 20+ years of experience and market insight to work for you.

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May 15, 2025

March Housing Market Update

 

HOUSING STATS

March 2024

Number of Homes Sold

3,515

Average Days on Market

48

Number of Active Listings

9,764

March of 2025 marked 5 years since the COVID-19 pandemic created an upheaval in the real estate market. Fueled by artificially low borrowing rates, consumer trends demanded zoom rooms, outdoor space, and room to get away from family. We all needed a place to feel safe in our new temporary reality. Five years later, the after effects have set in. The new normal is really just the old normal with 5 years of distorted reality in between.

Sellers continue to face stiff competition in the form of increasing inventory, higher interest rates, and affordability challenges. Price appreciation and the number of closed sales have stagnated and this highlights that the market is less active than before the pandemic. Uncertainty in the bond market and new leadership at FHA will continue to put pressure on the overall housing market.

This leads to opportunity for buyers not observed in five years. Buyers can bank on prices coming down, and sellers providing concessions. Buyers have leverage when negotiating a good deal. Some of the best opportunities are in new home communities. Builders have seen a significant slowdown in sales, and are offering buyer incentives of up to 13% of the purchase price.

Even with the recent stock market volatility, interest rates have been moving up. The 30-year fixed loan rate is at 6.87% today. Expect more turbulence as we continue the bumpy road to a more balanced market. Our decades of experience can work in your favor.

Posted in Market Updates
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May 15, 2025

January Housing Market Update

 

HOUSING STATS

January 2025

Average Days on Market

61

↑

Number of Active Listings

7,688

↑

Number of Homes Sold

2,259

↓

Sub zero temperatures, the stock show, inauguration, and the first month of 2025 are all behind us. With the distractions of the holidays and political chaos in the rear view mirror, it’s back to business for real estate in Metro Denver. As listings have come back onto the market from the holiday pause, and staying some multiple offer situations on new listings going under contract within days. In spite of the roller coaster ride of tariffs and AI news out of China, the bond market has been surprisingly resilient.

Mortgage rates leveled off from both buyers and sellers accept a healthy of both buyers and sellers to re-engage in negotiations. Mortgage rates leveled off from both buyers and sellers to re-engage in negotiations. Mortgage rates are still high by recent standards, but not by historical comparison. Buyers notice that higher rates are a real threat as the new year brings inflationary economic policies that are likely to resurface. Buyers anticipate they appreciate today’s rates compared with the average of 9% over the last 40 years.

The 50 year average for a 30 year loan is 7.75% and mortgage rates are now 7.125%. This is higher than the 50 year average, yet lower than most recent highs. Inventory will be key to watching this year as some sellers are hesitant to move when their current rate is below 4%.

In 2025, our decades of housing experience can position you to win regardless of the overall market.

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May 15, 2025

December 2024 Market Update

 

HOUSING STATS

December 2024

Average Days on Market

56

↑

Number of Active Listings

6,888

↓

Number of Homes Sold

3,107

↓

The new year offers both hope and uncertainty for the real estate market. Like a New Year's celebration, too much of a good thing can have lingering effects. Higher borrowing costs, insurance and tax rates mean the party's over. Sellers must list with realistic expectations. As inventory continues to increase, and demand is stalled due to affordability, the market continues to shift to a buyer's market. Expired and withdrawn listings aren't showing up in the market data, and this excess inventory is putting pressure on home prices to come down.

Buyers are hopeful for a return to normalcy in the market. Buyers are able to exercise patience in selecting the right property in the right area. A sweet deal may be possible, if you have retained a savvy negotiating expert.

Mortgage rates are back at a six month high of 7.17% on a 30 year fixed. Borrowers who entered into a 2/1 buy-down are waking up to higher payments, since lower rates have not materialized, and two year teaser rates end. The 50 year average for a 30 year loan is 7.75% so we are still below average, but a new normal is here. The fed can cut rates, but the bond markets know that more inflation is likely on the horizon, regardless of who's in political office.

For over 20 years our clients have relied on our expertise for their success. Reach out today to discuss how we can help you navigate this evolving Real Estate market.

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