November 4, 2026. What the Median Price Isn't Telling You. October numbers are in: 4.5 months of inventory, and what the median price isn't telling you.

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October numbers are out, and on paper Denver looks steady. The median close price actually ticked up, to about 560 thousand. But if you've been out looking at homes, or you have one on the market right now, it doesn't feel steady at all.

So in this week's video I pull up real homes where the headlines and what sellers are actually living through just don't match.

October by the numbers

My October numbers, straight from this week's video.

A house on Bryant Street

In February 2023, a home on Bryant Street in Sunnyside sold for 1.2 million. Today that same house is listed at 975 thousand. That's 225 thousand less in under three years.

Here's the interesting part. When I pull the median price for single family homes in that exact neighborhood, it went from about 851 thousand in 2023 to about 805 thousand now. The neighborhood number moved a little. This seller's number moved a lot.

I walk through a few more just like it in the video, including one in Littleton that's been sitting for over 100 days.

What I'm seeing out there

Buyers are more frozen right now than I've seen in 16 years in this business. I've shown 100 plus homes in the last 30 days, and my phone is blowing up with listing agents asking for feedback and asking how aggressive we can get on an offer.

The supply picture: 4.5 months

Months of inventory is how long it would take to sell every home on the market if nothing new got listed. Here's the simple rule I use. Under 3 months, sellers are in charge. Over 4 months, buyers are.

My numbers have us at 4.5 months of inventory for October. That's half a month past the line I use for a buyer's market.

A few more from DMAR's October 2026 Market Trends Report (REcolorado data), which covers 11 metro counties:

- DMAR's own months of inventory figure: 4.72, just under September's 4.76 - More than 7 months of supply for condos and townhomes (DMAR) - 2,748 closings, the fewest for any October since 2010 (DMAR)

Either way you measure it, we're past the 4 month line, in buyer's market territory. And if a condo or townhome is on your list for an easier, lower maintenance lifestyle, you've got even more room to negotiate there.

One more number worth knowing: 65% of October sales included a seller concession, and the average was 12,557 dollars, according to DMAR. A credit toward your closing costs or a rate buydown can be worth more to you than the same amount off the price.

What it means for you

If you're selling, the median price isn't your price. Your competition is. Look at the last 6 months of sales in your neighborhood, see how many homes are still active, and go preview them so you know what buyers are comparing yours to.

If you're buying, 5% under asking isn't uncommon right now. But plenty of sellers with a 3% rate would rather rent the place out than take a low offer. If it's the right house, don't lose it over a few thousand dollars.

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Bottom line: Prices look flat on paper, but sellers are feeling it, and buyers have more room to negotiate than they've had in a long time. The metro number won't tell you what a house is worth. The numbers in that neighborhood will.

If you're thinking about a move to Denver and want to know what a neighborhood is really doing, call or text me at (303) 552-4804 and I'll pull the numbers for you.

Wondering what homes like yours are actually selling for right now?

What's My Home Worth?

Quick question: which Denver neighborhood or town are you most curious about? Hit reply with the name and I'll send you what homes there have actually sold for over the last 6 months.

Market data from DMAR's October 2026 Market Trends Report (REcolorado data).