As we wrapped up October 2025, the Denver metro real estate market continued to show signs of seasonal cooling — but also some subtle shifts that could shape the months ahead. Whether you're a homeowner thinking about listing this winter or a buyer looking for the right window to make your move, these numbers tell a story worth watching.

Active Inventory: Slight Dip Month-Over-Month, Still Up Year-Over-Year

At the end of October, 12,171 active listings were on the market across the Denver metro area. That's down 7.2% from September, but still 7.5% higher than this time last year.

? What this means: Sellers are seeing a bit less competition than in early fall, but we're still carrying more inventory than we did in 2024. The extra choice gives buyers leverage — especially in homes that have been sitting for 40+ days.

New Listings: Fewer Homes Hitting the Market

4,391 new listings came online in October — a 9.4% decrease month-over-month and 3.5% lower than last year.

? Translation: Many sellers are waiting until spring, leaving motivated buyers with fewer fresh options. This seasonal slowdown could set up a tighter early-2026 market if demand rebounds as expected.

Sales and Pending Contracts: Slow but Steady

Home sales totaled 3,391, down 2.2% from September and 2.4% year-over-year. Meanwhile, pending sales rose slightly — up 1.1% month-over-month and 2.7% compared to 2024.

? Interpretation: Even with fewer new listings, demand hasn't disappeared. Serious buyers are still writing offers, especially on homes priced right and well-presented.

Pricing Trends: A Tale of Two Numbers

Here's where things get interesting:

• Average list price: $703,598 (down 3.6% from September)

• Average sales price: $718,669 (up 5.2% month-over-month and 3% year-over-year)

• Median sales price: $584,000 (holding steady)

? What this means for sellers: Clearly there were some high priced luxury home sales this past month. Homes that sell are commanding strong prices — often higher than list — while overpriced listings are sitting. The 96.7% close-to-original-list-price ratio confirms buyers are negotiating, but they'll still pay a premium for turnkey homes that show well and are priced with today's data.

Days on Market and Expired Listings: Patience Required

The average Days on Market rose to 50, signaling that buyers are taking more time to decide. Meanwhile, 1,746 listings expired in October, a 27% jump year-over-year.

? Sellers beware: Many homes are expiring not because the market is crashing — but because they launched with 2022-style pricing. Strategy and presentation matter more than ever.

Months of Inventory: A Balanced Market Emerging

With 3.6 months of inventory, Denver remains just shy of a "balanced" market (typically defined as 4–6 months).

? For buyers: You have room to negotiate.
? For sellers: You can still win — with the right preparation, pricing, and marketing approach.

My Take: The Market Is Rewarding Realism

As a Denver Realtor working across Douglas, Arapahoe, and Jefferson Counties, I'm seeing two markets at once:

• Turnkey, well-priced homes are still drawing strong offers — sometimes multiple.

• Overpriced or poorly presented homes are sitting longer, prompting eventual price cuts.

If you're planning to sell this winter or in early 2026, now's the time to analyze comparable data, invest in staging or light updates, and align your strategy to current buyer behavior.

Ready to Talk About Your Home's Value?

Whether you're in Castle Rock, Highlands Ranch, Littleton, or Parker, I can help you interpret how these October numbers affect your specific neighborhood and price range.

? Let's connect today to position your home for maximum value in the changing Denver housing market.

? Matt Thomson | Matt Thomson Homes
? Real-Estate Knowledge That Moves You
? www.HomesInDenverMetro.com