Why This Fall Could Be the Best Time to Buy in Denver

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As Denver enters fall, the real estate market is settling into a more balanced posture — and in many ways, that’s good news for savvy buyers. While buyers are seeing some rare advantages this season — higher inventory, softer competition, and opportunities to leverage seller concessions — sellers aren’t left out. Well-priced homes continue to sell, and overall price stability shows the market remains healthy and active for both buyers and sellers. 

Here’s what I see happening now — and why this autumn window may be one of the better opportunities of the year for buyers. 

1. More Options for Buyers with Inventory Up

One of the clearest signs of the shift: active inventory continues to grow. In September, DMAR reports 10,683 active listings in the metro area — an increase of over 17% compared to the same time last year.

Active listings, combined with slightly more new listings hitting the market in September, gives buyers more room to be selective, compare, and negotiate — less pressure to rush “just to win” in multiple-offer scenarios. Sellers now face more competition among themselves to attract qualified buyers. 

2. Beat Next Year’s Interest Rates, Today.

With interest rate forecasts signaling continued pressure, using seller-paid points or credits to buy down your effective rate is a smart play.

Why this matters now:

• Forecasts suggest mortgage rates may remain elevated — Fannie Mae, for example, projects 2025 rates around 6.4%, with some easing toward 5.9% by late 2026.
• Instead of waiting for rates to drop (which is uncertain), using seller concessions now to push your rate into the low 5% zone can give you a real advantage over hoping for improvements in 2026.
  
  
  
• Many sellers are more willing to offer concessions in this market environment (credits for closing costs, rate buydowns, etc.). DMAR notes a rising trend in sellers offering incentives to close deals in slower seasons.

The trick is structuring the offer properly — making the buydown request part of your contract, working closely with your realtor and lender, ensuring the numbers still make sense.

3. Price Stability — Some Reductions, But Long-Term Upside

September’s DMAR data suggests home prices are holding relatively steady in the metro area:

• The September median sales price in central Denver for single-family homes was $875,000, compared to $880,000 the month prior.  According to the HPES survey just released from Fannie Mae, the forecasts show prices will rise nationally through 2029, with the anticipated pace of appreciation varying year-to-year.
  
  
• The median days on market rose to 35 days, indicating properties are sitting longer before going under contract. This is up 40% YoY!
• In September, of all detached single-family homes that sold, 55% had price reductions.   The price range most affected was the $2M - $3M market, where we saw 62% of listings with price reductions.  The average size of reduction from the original price was 6%.  These reductions show that sellers are recognizing the shifting balance and adjusting pricing expectations accordingly.  On the sale side, this also highlights the importance of pricing homes right the first time to avoid languishing on the market and leading to bigger price reductions.

Looking ahead, many analysts expect modest appreciation over time. For Denver, long-range forecasts anticipate 2–4% annual growth, depending on interest rates and supply. While not as steep as the gains of the pandemic times, real estate is a long-term investment and this kind of steady increase protects against inflation and gives equity growth over time.

4. Buyer Competition Is Softer — Less Pressure Than in Spring

Historically, spring is when buyer demand surges, multiple offers abound, and bidding wars intensify. Right now, we’re in a more relaxed window:

• This September saw 3,585 homes go under contract, a drop from the 4,600-plus pending in March 2025 during the spring surge.
  
  
• Because fewer buyers are in the market relative to spring, there’s more breathing room to negotiate timing, conditions, inspections, seller credits, and financing contingencies. 
  
  
• More time also means in many cases you can tour the home multiple times to make sure its the right fit.  For homes needing some repairs or remodeling, you have time to enlist expert opinions that can help give you a view into the total investment and inform your offer strategy.

This quieter period is a chance to act deliberately, rather than being forced by market frenzy.

The Bottom Line

Today’s market offers a rare mix of opportunity and balance for buyers. Inventory is higher, giving you more choices and negotiating power. Sellers are increasingly open to covering closing costs or rate buydowns — helping you lock in a rate potentially lower than what we’ll see next year. Prices remain stable, with selective reductions creating room for well-structured offers. And with fewer buyers in the mix right now, you can move at your own pace instead of competing in a springtime rush.

Waiting for a “perfect moment” can mean giving up the advantages available today — from favorable terms to months of potential equity growth. If you’re financially ready and clear on your goals, this calmer season could be the ideal time to make your move.

Not ready to buy yet?

No problem — now’s the perfect time to get prepared. Let’s get you on the right path by reviewing financing options, setting up passive searches in your favorite neighborhoods to start getting a feel for availability, pricing, and building a step-by-step plan tailored to your goals. If you'll be selling a current home, i's also a good time for us to take a closer look at it's condition and decide what, if anything, needs to be refreshed in preparation for putting it on the market.  That way, when the market and your timing align, you’ll be educated and ready to move confidently. 

If you're in the market to buy/sell a home or know someone who is, I can help!  I'm happy to advise on strategies and provide market resources, vendor referrals, or anything else that would be helpful in your journey.

Michelle Fitzgerald
Real Estate Broker, Realtor®

phone: 970.215.8455
email: michelle@michellesellsdenver.com
Instagram: https://www.instagram.com/michelle_sellsdenver/