What’s Normal, Anyway?

Why Today’s Market Feels So Different

 

This summer, the Denver metro market is sending a clear message: we’re not in a frenzy anymore. Inventory is holding higher, the pace is slower, and for the first time in a long time, both buyers and sellers are finding space to think. That doesn’t mean things are easy—it just means they’re different. We’ve moved out of extremes, and that shift can feel more dramatic than it really is.

 

The key to navigating right now is understanding that the rules have changed. Success hinges on working with the market we’re in—not the one we remember.

 

Inventory climbed again in June, though more gradually than in recent months—up just 3 percent from May to 14,007 active listings at month’s end. That brings us almost in line with the long-term June average of 15,125. From the outside, that might sound like a calm middle ground. But if you remember June 2021, when we saw just 3,122 listings, today’s market feels like a different planet. In reality, we’re just returning to something more typical. That opens up possibilities.

 

Sellers are listing because they must—relocations, lifestyle changes, new jobs. Buyers are buying for the same reasons. The difference? For the first time in years, buyers have options and with those options, they’re also bringing higher standards. The best homes still move quickly and with competition. The rest? They wait.

 

Prices tell a similar story. Detached homes saw just a 0.13 percent increase in median price last month, rising to $665,895. Attached homes held flat at $400,000. On average, closed prices rose about 2 percent for both categories month-over-month, but attached homes are still lagging year-over-year, with a roughly 5 percent drop in average price. It’s not dramatic, but it is directional. We’re seeing fewer bidding wars and more price reductions—especially on properties that miss the mark in terms of condition, presentation, or pricing. The market isn’t correcting. It’s sorting itself out.

 

That sorting takes time. Homes spent an average of 37 days in the MLS in June—up 12 percent from the month before, and up 32 percent compared to last year. For sellers, that’s a hard adjustment. After years of lightning-fast sales, waiting more than a few weekends can feel like failure – it’s not. It’s just the market doing what markets do—especially at higher interest rates and price points. Buyers now have the time (and motivation) to be picky. That doesn’t mean homes aren’t selling. It just means the ones that sell quickly are checking every box—and those that aren’t, need to be priced accordingly.

 

As we move deeper into summer, we’re seeing the season itself influence behavior. Travel, heat, and busy calendars are always part of the July slowdown, and this year is no exception. That said, real opportunities still exist for buyers and sellers who are realistic, prepared, and willing to engage. For sellers, it may take more time and effort to find the right buyer. For buyers, it may take more vision to see potential in a home that isn’t perfect but has good bones. For everyone, the smartest move is one that’s responsive to where the market is now—not where it was three years ago.

 

 

 

For Sellers

If you’re planning to sell this summer, go in with a clear understanding of the current pace. Average days on market are rising, and buyers have more homes to choose from. Pricing right out of the gate is more important than ever. If your home lingers, have a reduction plan ready—don’t let emotion slow you down. The properties that succeed are the ones that show well, are priced to match the moment, and adjust early if needed. Remember: a longer sale timeline doesn’t mean something’s wrong. It just means we’re not in 2021 anymore.

 

For Buyers

This may not look like the buyer’s market you were hoping for, but that doesn’t mean it isn’t one. Affordability is improving in quieter ways: more negotiating room, increased seller flexibility, and a wider range of price points across the market. Many listings are spending more time on the market and sellers are more open to concessions or repairs. You may not win the deal on the best home by waiting—but if you’re prepared and clear on your goals, you can secure a home with more leverage and less chaos than at any point in the last few years. Don’t mistake a slower market for a stagnant one. The right opportunity might already be on the MLS—you just have to recognize it.

 

Take a Thoughtful Approach

This market may not be loud, but it’s telling us something: patience is back in style. That means planning, preparation, and honest conversations matter more than ever. If you’re thinking about buying, selling, or simply adjusting your strategy, let’s talk about what makes sense for you in this season—and beyond.

 

*We use reasonable efforts to include accurate and up-to-date information. The real estate market changes often. We make no guarantees of future real estate performance and assume no liability for any errors of omission in the content.