Blog > How to Tell If a Denver Seller Is Desperate in 5 Minutes
How to Tell If a Denver Seller Is Desperate in 5 Minutes
by Alex Saldana
How to Tell If a Denver Seller Is Desperate in 5 Minutes
By Alex Saldana, Colorado Real Estate Broker (License #042865) · October 16, 2026
▶ For the full breakdown, watch the video on YouTube.
You can spot a motivated Denver seller in about five minutes by checking private remarks, price history, days on market, the listing agent's track record, and any fallen contracts. Here is how I read each one.
What do private remarks on a Denver listing tell buyers?
Every MLS listing has a private remarks section that buyers cannot see, and that is where phrases like "motivated seller" and "bring all offers" show up.
The public description is the marketing copy: cozy home, backs to open space, great primary bath. The private remarks are where agents leave notes for other agents, and sometimes they say things like "must close quickly" or "motivated seller." Part of our job is protecting a seller's reasons and motivations, and sellers don't always okay sharing them, so when I see that language it's often a slip. To me it's the first clue about how hard to push on an offer. Ask your agent to show you the private remarks on every home you like. You get the full story behind the house, not just the pretty parts. Keep in mind this is only one signal, so I never rely on it alone. It tells me where to look next, and the next four checks tell me whether the first clue holds up.
How do price drops and days on market show a seller wants out?
A $1,000,000 listing that drops $50,000 within 10 to 14 days tells me more than a home that sat four months with one small cut.
A lot of people assume the longer a house sits, the more desperate the seller. I find the opposite pattern more telling: fewer days on market combined with bigger early price drops. Picture a March listing at $1,000,000 in an area where homes sell in about 45 days. A $50,000 cut at day 10 to 14 is real motivation. Then there are the small drops, $995,000, then $990,000, then $985,000. Those keep the listing popping up in buyers' saved searches, but they rarely work. When I see a string of $5,000 cuts, I'll offer around $940,000 and watch the counter. You want an answer, not an ignored offer. Also check who the seller is. A trust or an estate with lots of price drops often means heirs who aren't attached to the house.
Why does the listing agent's situation matter when making an offer?
Most listing agreements run about six months, and by month five an agent working a $925,000 listing that started at $1,000,000 often knows it isn't selling.
Agents only get paid when a house closes. Until then we work for free, and marketing a listing can run $500 to $5,000 with no way to get it back. I look up the listing agent's track record, including whether they take overpriced listings and keep cutting to get them sold. Then I use days on market. If a home started at $1,000,000 and now sits at $925,000, I get friendly with the listing agent and say my buyer's max pre-approval is $875,000, and that I understand if the seller passes. You'd be amazed how often that agent starts working for you. It can honestly be the right move for the seller too, since waiting six months can mean selling for $850,000 after paying the mortgage the whole time.
What does it mean when a Denver home comes back on the market after going under contract?
About 25 to 30% of Denver deals are falling apart right now, and the timing of the fall-through tells you why.
If a home returns to market within 7 to 10 days, it's almost always the inspection. Ask the listing agent what happened, then ask to see the inspection report so you can make an offer based on it. If they won't share it, there are probably issues, and I wait a few weeks unless it's the perfect house. If it falls apart around week three or four, agents will blame financing, but it's usually the appraisal. Same approach: find out why it didn't come in, then get friendly. My favorite move is playing the bridesmaid on a home under contract. Check in with the listing agent every week and say you're ready as a backup. If the first buyer wobbles, you're in a strong spot, especially if the seller has already moved out.
Can a seller look motivated and still refuse a fair offer?
Yes, I recently worked with a California couple eyeing a home the sellers bought for $660,000 three years earlier and wanted $800,000 for, a 20% jump in a market that rose maybe 5%.
The sellers had dropped the price to $800,000 with small cuts and changed agents three times. The best sale in the neighborhood that year was $660,000. The lot was better, but worth $140,000 more? No. At our second showing the seller was home and mentioned she needed to move back across the country to be with family, and the listing agent admitted no offers in three months during peak season. My buyers were willing to pay about $700,000, maybe $715,000 tops for the premium lot. I told the agent so, then backed off. She has asked daily since, first at $785,000, now $775,000. We're still far apart, and a truly desperate seller would have countered near $725,000. Some sellers are just stubborn, even when they need to sell.
Frequently Asked Questions
How can I see private remarks on a Denver listing?
Buyers can't see private remarks directly in the MLS. Ask your buyer's agent to pull them up for any home you like. They can read what the listing agent wrote for other agents, which sometimes includes seller motivation, timing, or offer instructions.
Do more days on market mean a more desperate seller?
Not necessarily. I find fewer days on market combined with bigger early price drops says more than a home sitting four or five months with one small cut. Always read days on market and price history together to see what the seller is thinking.
Why do sellers drop the price by $5,000 at a time?
Each price change sends the listing back to buyers through their agents' saved searches, even a small one. It gets the home seen again, but a long string of tiny cuts rarely works. It usually signals a seller reluctant to price correctly.
What should I offer on a home with many small price drops?
For a $985,000 home after several $5,000 cuts, I'd offer around $940,000 and see the counter. Go low enough that they believe another month of waiting will cost them more, but not so low that they ignore you.
Why do Denver contracts fall apart and the home returns to market?
If a home returns within 7 to 10 days, it's usually the inspection. Around week three or four, agents often blame financing, but it's more often an appraisal that came in below the offer price. Ask what happened and request the inspection report.
What does playing the bridesmaid mean when buying a home?
It means staying in touch with the listing agent of a home already under contract and telling them you're ready as a backup. If the first deal gets shaky, you're first in line, and a seller who has already moved out may accept a good backup offer.
Thinking about buying or selling in Denver?
Call or text (303) 552-4804 for a no-pressure conversation about your situation.
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