How the Denver Market Opened 2026
January often sets the tone for the year ahead, and early 2026 is already showing meaningful shifts across the Greater Metro Denver housing market. While pricing has softened slightly year over year, buyer demand is rebuilding, inventory is growing at a steady pace, and homes are taking longer to sell. Together, these factors point to a market that is becoming more balanced and more strategic.
For buyers, this environment offers increased choice and leverage compared to recent years. For sellers, it reinforces the importance of pricing accuracy, preparation, and marketing execution. At Corken + Company, we are seeing both sides of the market engage more thoughtfully, with decisions driven by data rather than urgency.
Pricing Shows Modest Adjustments, Not Declines
Home prices across Metro Denver began the year with modest year-over-year adjustments rather than sharp corrections. Single-family homes posted an average price of $731,336 in January, reflecting a 2.6 percent decrease compared to the same time last year. The median single-family price came in at $615,000, down 2.4 percent year over year.
These changes reflect normalization rather than weakness. Pricing remains well above pre-2020 levels, and most sellers who are aligned with current market conditions are still achieving strong outcomes.
The attached housing segment told a slightly different story. Condos and townhomes posted an average price of $444,104, up 1.0 percent year over year. The median price for condos and townhomes landed at $390,000, down 1.5 percent year over year. This segment continues to attract first-time buyers, downsizers, and investors seeking lower entry points.
The key takeaway is that price movement remains neighborhood-specific. Broad headlines rarely capture the variation we see block by block and property by property.
Inventory Is Rising, But Not Flooding the Market
Active inventory ended January with 7,756 active listings across the Greater Metro Denver area. This represented a 3.8 percent increase month over month and a 0.5 percent increase year over year. While inventory is higher than it was during the tightest periods of recent years, it remains well below levels associated with a buyer-dominated market.
New listings played a major role in January’s inventory growth. A total of 4,337 new properties came to market, a sharp 158.3 percent increase compared to December, which is consistent with normal seasonal behavior. Compared to January of last year, new listings were up 3.8 percent, signaling that sellers are returning to the market with more confidence.
This increase in supply is creating more options for buyers while still rewarding sellers who price and position their homes correctly.
Buyer Demand Is Rebuilding Quickly
One of the most notable shifts in January was the resurgence in buyer activity. Pending sales reached 3,049 for the month, representing a 45.2 percent increase compared to December and a 6.4 percent increase year over year.
This rebound in demand suggests that buyers who paused late in 2025 are re-engaging as they gain clarity around rates, pricing, and inventory. Many buyers are taking a more deliberate approach, but they are not sitting on the sidelines.
At Corken + Company, we are seeing buyers prioritize value, condition, and location, rather than simply competing for the first available option. This shift favors well-prepared buyers who understand the market and act decisively when the right opportunity appears.
Months of Supply Signals a More Balanced Market
Months supply of inventory, one of the clearest indicators of market balance, came in at 2.30 months in January. This was up slightly from 2.20 months in December and flat year over year.
A months supply figure in this range suggests that the market is neither overheated nor oversupplied. Instead, it reflects a market where buyers have time to evaluate options and sellers must compete on quality and pricing.
Historically, a balanced market sits closer to four to six months of supply. While Denver has not reached that level, the current trend shows movement toward healthier equilibrium.
Homes Are Taking Longer to Sell
As inventory grows and buyers become more selective, days on market have increased. In January, homes spent an average of 72 days on the MLS. This was up from 63 days in December and up 22.0 percent compared to the 59-day average seen last January.
This does not indicate a lack of demand. Instead, it reflects a market where buyers are no longer rushing and sellers must earn attention through pricing, presentation, and marketing.
Homes that are well-prepared and priced appropriately are still selling efficiently. Properties that miss the mark often linger, leading to price adjustments later in the listing period.
Negotiation Is Back on the Table
The percent of closed price to list price came in at 98.0 percent for January. This figure was down 0.3 percent from December and down 0.6 percent year over year, indicating that buyers are successfully negotiating again.
While bidding wars have not disappeared entirely, they are no longer the norm across most price points. Concessions, inspection negotiations, and pricing flexibility are increasingly common, particularly for homes that are not positioned optimally.
This shift reinforces the value of experienced representation on both sides of the transaction.
Showings Data Reveals Buyer Behavior
January’s showing activity offered further insight into buyer behavior. The average number of showings required for a property to go under contract was 18.6, up 1.1 percent month over month and up 5.7 percent year over year.
Showings per listing averaged 6.8 in January, a 58.1 percent increase compared to December and a 6.2 percent increase year over year. Buyers are actively touring homes, but they are taking time to compare options before committing.
This pattern supports what we are seeing on the ground. Buyers are engaged, informed, and intentional.
What This Means for Buyers Heading Into Spring
For buyers, January’s data points to expanding opportunity. Inventory is growing, competition is more manageable, and negotiation is back in play. However, the increase in pending sales signals that well-priced homes will continue to attract attention.
Preparation remains critical. Buyers who secure financing early, understand their target neighborhoods, and work with advisors who know local dynamics are best positioned to succeed.
What This Means for Sellers Right Now
For sellers, the market rewards accuracy and effort. Pricing must reflect current conditions, not last year’s peak. Presentation matters more than it did during periods of extreme scarcity. Strategic marketing and strong negotiation skills are essential.
Homes that are priced correctly and professionally presented are still selling, even as days on market increase. Sellers who overprice or underprepare often face longer timelines and eventual price reductions.
A Note on Upcoming Regulatory Changes
Beginning March 1, 2026, FinCEN is expanding reporting requirements nationwide for certain residential transactions purchased with cash or non-traditional financing by legal entities such as LLCs, corporations, or trusts. These requirements apply to single-family homes, vacant land, and small multi-family properties.
Corken + Company is fully prepared to guide clients through these changes. Our team will proactively reach out when additional information is required, ensuring compliance without disruption to the closing process.
Looking Ahead
January’s data confirms that the Denver housing market is transitioning into a more balanced and thoughtful phase. Buyers are active but selective. Sellers are returning, but strategy matters more than ever. The market is functioning, not stalling.
At Corken + Company, our role is to help clients interpret what the data actually means for their specific goals and timing. Real estate decisions are never one-size-fits-all, especially in a market as nuanced as Metro Denver.
For guidance tailored to your situation, visit www.corken.co or contact our team at 303-858-8003.
