🏡 July 2026 Market Update 📊

Prices: The median sales price in July 2026 came in at $659,000, down from $671,500 in June. While this marks a modest seasonal pullback, it's consistent with the typical pattern we see after the market peaks in late spring or early summer.

Even with the month-over-month decline, July prices remain significantly higher than where the market began the year ($612,750). This continues to reflect a healthy, stable housing market. Sellers are still benefiting from strong home values, even as buyers gain slightly more negotiating power.

Days on Market: Median Days on Market increased to 17 days in July, up from 14 days in June. This gradual increase is typical as the market transitions from the fast-paced spring season into the slower summer months.

Even so, homes are still selling dramatically faster than they were at the beginning of the year, when median days on market reached 49 days in January. Buyers have a bit more breathing room than they did in the spring, but competitively priced homes are still moving quickly.

The Denver market is shifting from the fast-paced spring selling market toward a more balanced summer market, but it still favors buyers and well-prepared sellers. Buyers may have slightly more time to evaluate their options, while sellers should focus on pricing strategically and presenting their homes in the best possible condition. Homes that are overpriced or need significant updates are likely to sit longer, while desirable homes continue to attract strong interest and get under contract in about 2 weeks or less.

Year Over Year Comparison

Compared to July 2025, the market remains stronger, with July 2026 posting a median sales price of $659,000 versus $649,900 one year ago, an increase of about 1.4%. It also outperformed July 2024, when the median sales price was approximately $655,500.

This year-over-year growth is especially notable as the market moves into the traditionally slower summer months and buyers continue to navigate higher mortgage rates and affordability challenges. Despite those pressures, Denver metro single-family homes have continued to hold their value, with buyer demand supporting prices above the previous two years.

Well-maintained, move-in-ready homes in desirable locations remain the most competitive, while properties that are overpriced or need significant updates may require more time and flexibility to attract buyers. Overall, the numbers point to a market that is cooling seasonally without giving back the gains made over the past year.

Month Over Month Comparison

The Denver metro single-family market shows a clear shift as we move deeper into the summer season. Median sales prices climbed from $670,000 in May to $671,500 in June, before pulling back to $659,000 in July. That $12,500 month-over-month decline is consistent with the seasonal cooling we often see after the spring and early-summer market peaks.

At the same time, homes are beginning to take longer to sell, with median Days on Market increasing from 11 days in May to 14 days in June and 17 days in July. While 17 days is still relatively quick, the upward trend signals that buyers are gaining a little more time and leverage than they had earlier in the year. Sellers should recognize that the strategy that worked in April or May may not produce the same results in July or August.

Accurate pricing, strong presentation, and making a great first impression are becoming increasingly important as buyers have more choices. For buyers, the slowdown may create opportunities for stronger negotiations, seller concessions, or less competition on certain properties. Overall, the Denver market remains active, but the numbers show that the summer shift is officially underway.

When Should I Buy??

The best answer, especially if you don't already own real estate, is that you should buy what you can afford as soon as you are preapproved for a mortgage. This first step into real estate is often NOT to buy your dream home. Rather, you are entering the market so you can leverage it to buy your dream home in another few years.

Your starter home acts as a savings account towards your dream home in 2 ways: the equity you build by paying down the loan balance and the the equity you build through the home's appreciation in value. Your equity and regular savings will get you into your dream home much faster than savings alone.

In the graph below, you can see how people in the US who don't own real estate don't have any net worth to speak of, while those who own a home typically have about $200-400k in net worth.