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 Denver is about $514,000 as of Oct 2026, down 5.3% from a year ago. 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 Denver than usual. Compared with 2017–2019 at this time of year, there are 19 pending sales per 100 listings, against 48 then, and there are 76% more homes for sale. Sellers are competing harder for you than they used to. Use it.
Asking price per square foot in Denver is 20.2% below its Jan 2022 high and down 5.3% over the last year. Prices were above the year before in 65% of months since the data starts, so drops here have not always reversed quickly. 32% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.
There are 4,531 homes for sale in Denver, 76% more than in 2017–2019 at this time of year. That count is up 6% on last year, with 1,020 new listings this month. The build-up is biggest in 80216 (45 for sale, 275% above its 2017–2019 level) and 80236 (65 for sale, 175% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.
For every 100 homes still for sale, 19 are under contract. In 2017–2019 at this time of year it was 48. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
Denver listings spend a median 61 days on the market. There are 4,531 homes for sale in Denver. That is 9.4 times the tightest month on record, but below the peak of 4,757. Supply is growing against last year.
The median asking price is 25.8% below its May 2023 peak. Per square foot the gap is smaller: 20.2% below the Jan 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Denver prices rose in only 73 of the last 112 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Ranked among the 38 Colorado markets we track:
In Denver, 48 out of every 100 households rent. That is nearly half. That share has held steady for five years. Denver added about 22,000 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.
Households grew 10% in five years. The housing stock grew 10%. The two are moving in step. 6.1% of homes sit empty. That is normal for a healthy market.
The median Denver household earns $94,837 a year. Incomes here have grown 6.2% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.4 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $2,371 a month.
To see what one Denver address would rent for and cash flow, run it through the app.
Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.
The median asking price in Denver is about $514,000 as of Oct 2026, down 5.3% from a year ago. 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 Denver figures cover 50 of the 61 ZIP codes with a Denver mailing address, so citywide counts such as homes for sale run low.
Buyers have more room in Denver than usual. We compare Denver with 2017–2019 at this time of year: there are 19 pending sales per 100 listings, against 48 then; there are 76% more homes for sale; listings spend 62% more days on the market.
The median asking price is 25.8% below its May 2023 peak. Per square foot the gap is smaller: 20.2% below the Jan 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
80260. Only 12 homes under contract for every 100 still for sale. 40% of sellers there have cut their price, and listings there spend a median 72 days on the market.
Across 9 full years, Denver asking prices ran lowest in January, about 3.5% below the year's average. They peaked in May. The most homes for sale show up in September, about 27% above the yearly average.
Assume -2.2% a year. Denver grew 2.7% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Denver loses about 2.2% a year. That is the number to type in. Prices fell 5.3% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Denver County is $2,089 a month for 2 bedrooms and $2,734 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
No ZIP is on both lists. In Denver you pick leverage or growth. You cannot have both.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 80207 | +1.5% | $392 | 0.18 | 84 |
| 80230 | +0.6% | $347 | 0.39 | 28 |
| 80232 | -1.1% | $266 | 0.25 | 69 |
| 80234 | -1.2% | $247 | 0.31 | 72 |
| 80220 | -2.7% | $382 | 0.19 | 161 |
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.
Denver has 61 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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