Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Boulder is about $1,060,000 as of Sep 2026, down 10.7% from a year ago. The typical listing is 13% smaller than a year ago, and asking price per square foot is down 0.6%. So the size of homes on the market explains much of the drop. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Yes, if you negotiate. Buyers have more room in Boulder than usual. Compared with 2017–2019 at this time of year, there are 19 pending sales per 100 listings, against 45 then, and there are 49% more homes for sale. Sellers are competing harder for you than they used to. Use it.
There are 641 homes for sale in Boulder, 49% more than in 2017–2019 at this time of year. The build-up is biggest in 80302 (185 for sale, 57% above its 2017–2019 level) and 80301 (143 for sale, 50% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.
The population in Boulder's ZIP codes fell 1.3% over five years. 6.3% of homes are vacant, lower than most tracked cities. Households still grew 4.3% while the housing stock grew 4.5%. Fewer people living in more households means rental demand has held up better than the population suggests. Check vacancy by ZIP before you buy.
For every 100 homes still for sale, 19 are under contract. In 2017–2019 at this time of year it was 45. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
The typical Boulder listing has been on the market 62 days. That is 14% shorter than a year ago. There are 641 homes for sale in Boulder. That is 8.2 times the tightest month on record, but below the peak of 716. Supply is steady against last year.
Ranked among the 38 Colorado markets we track:
The median asking price is 43.0% below its Apr 2023 peak. Per square foot the gap is smaller: 19.3% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Boulder prices rose in only 74 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
Across 9 full years, Boulder asking prices ran lowest in August, about 6.3% below the year's average. They peaked in February. The most homes for sale show up in August, about 28% above the yearly average. August gives you both: lower asking prices and the most homes to choose from.
Read what days on market tells you about leverage and how we read these numbers, then run the numbers on a deal.
The median asking price in Boulder is about $1,060,000 as of Sep 2026, down 10.7% from a year ago. The typical listing is 13% smaller than a year ago, and asking price per square foot is down 0.6%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Boulder figures cover the 11 ZIP codes with a Boulder mailing address, which can reach past city limits.
Buyers have more room in Boulder than usual. We compare Boulder with 2017–2019 at this time of year: there are 19 pending sales per 100 listings, against 45 then; there are 49% more homes for sale; the typical listing has been up 15% more days.
The median asking price is 43.0% below its Apr 2023 peak. Per square foot the gap is smaller: 19.3% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.
In Boulder, 47 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 45 in 100. 6.3% of homes sit empty. That is normal for a healthy market.
At 30% of income, a tenant on the median income can pay about $2,362 a month. The median Boulder household earns $94,462 a year.
80301. Only 15 homes under contract for every 100 still for sale. 28% of sellers there have cut their price, and the typical listing has been up 65 days.
HUD's fiscal year 2026 fair market rent for Boulder County is $2,124 a month for 2 bedrooms and $2,820 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
ZIP 80301 is on both lists. That is rare. It is the one place in Boulder where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 80305 | -2.4% | $584 | 0.29 | 48 |
| 80303 | -4.5% | $489 | 0.25 | 103 |
| 80302 | -7.1% | $703 | 0.15 | 185 |
| 80304 | -8.1% | $610 | 0.19 | 162 |
| 80301 | -12.2% | $380 | 0.15 | 143 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Boulder has eleven ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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