September 2026 Monthly Housing Trends

1 in 3 Denver Home Sellers Cut Their Price

If you’ve been sitting on the sidelines waiting for the Denver real estate market to give buyers a little more breathing room, this may be worth paying attention to.

According to Realtor.com’s September 2026 data, 32.1% of Denver-area listings had a price reduction. That’s nearly one out of every three homes for sale.

And that’s not the only interesting number.

Denver-area inventory was 6.7% higher than a year ago, while the median list price was down 4.9% year over year to $569,900.

What does that mean for buyers?

It doesn’t mean every house is a bargain.

But it does mean buyers may have more leverage than they’ve had in quite a while.

When I’m representing a buyer, I’m looking beyond the asking price. Has the home already had a price reduction? How long has it been sitting? Is the seller motivated? Could we negotiate closing costs, repairs or possibly a concession that helps with the buyer’s interest rate?

Those conversations become much more realistic when sellers are competing for buyers instead of buyers competing for houses.

And if you're selling?

This market sends a pretty clear message: pricing matters.

If nearly one-third of listings are reducing their price, putting a home on the market too high and hoping buyers will come up to meet you can be an expensive strategy.

The goal should be to position the home correctly from the beginning and create enough interest that buyers want to act.

My takeaway

I’m not going to tell you that everyone should run out and buy a house right now.

Mortgage rates are still challenging, and every person's circumstances are different.

But if you stopped looking because you were tired of bidding wars, high prices and having no negotiating power, I think Denver deserves another look.

Sometimes opportunity doesn't announce itself with a giant SALE sign.

Sometimes it looks like one out of every three sellers lowering their price.

Ethan Besser
The Dream Amplifier
Ethan Besser Real Estate Team