More Denver sellers are cutting prices, but one part still moves fast
Nearly 1 in 3 Denver sellers cut their asking price. That is the one fact that should change how you think about pricing your home right now.
Redfin counted price cuts on 30.9% of Denver listings in the four weeks ending September 20, 2026. Realtor.com put the Denver metro figure even higher, at 31.5%, for September 2026. For context, Redfin put the national share at 21.1% for the same period. Denver is running well above that.
So what does that mean for you? A price that is too high is the most common reason a home sits. The data for the three months ending August 31, 2026 shows two very different Denver stories.
ZIP 80218: prices dipped, but speed picked up
The Real Estate Data Aggregator counted 66 homes sold in ZIP 80218 in the three months ending August 31, 2026. That is down 12% from the same months in 2025.
The median sale price there fell 11.6% year over year, landing at $512,000. That is a real dip, not a small one. Sellers who priced to the old market felt it.
One honest bright spot: the Real Estate Data Aggregator found that 33.3% of homes in 80218 went under contract within two weeks of listing. That share jumped 16.4 points from a year ago. Priced right, homes here are moving faster than they were.
ZIP 80238: the fastest-moving pocket in this story
ZIP 80238 tells a different story. The Real Estate Data Aggregator found that 44.5% of homes there went under contract within two weeks in the three months ending August 31, 2026. That share is up 7 points from a year ago.
The median sale price in 80238 was $809,000, barely changed, down just 0.4% year over year. The Real Estate Data Aggregator counted 130 homes sold there, and the median days on market was only 17 days.
Nearly 1 in 5 homes in 80238 sold above list price. The Real Estate Data Aggregator put that share at 18.5%, up 3.9 points from a year ago. Not every home sold fast, but the best-priced ones did.
What rates are doing to the whole picture
Rates are not helping buyers right now. CNBC reported that the average contract rate on a 30-year fixed mortgage rose to 7.49% in the week ending October 7, 2026. Realtor.com noted that mortgage rates surged above 7% for the first time since January 2025.
CNBC also reported that refinance applications were 56% lower than the same week one year ago. Fewer refinances mean fewer people freeing up cash to move. That adds to the pressure on sellers to price carefully.
Realtor.com put the median asking price across the Denver-Aurora-Centennial metro at $569,900 in September 2026. The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026, and 0.3% from the previous month in July, seasonally adjusted. National prices are still edging up, even as Denver sellers are cutting.
| 80218 | 80238 | |
|---|---|---|
| Median sale price | $512,000 | $809,000 |
| Median days on market | 36 days | 17 days |
| Under contract in 2 weeks | 33.3% | 44.5% |
| Sold above list price | 9.1% | 18.5% |
| Months of supply | 5.6 months | 2.5 months |
- About 31% of Denver sellers cut prices in September 2026, well above the national 21.1%.
- Yet in ZIP 80238, 44.5% of homes went under contract within two weeks.
- The market is not one thing.
- It depends on where you are and what you price.
One last thing: these numbers cover whole ZIP codes. One street can read very differently from the ZIP around it. If your home is near the edge of 80218 or 80238, the numbers closest to you may not match what is above.
Your next step
(720) 382-3115Text me your address and I will send back where your Denver home sits against what actually sold near you in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 80218, 80238 and 80271, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Redfin: One in Five Home Sellers Cut Prices as Buyer’s Market Persists, Sep 30, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- CNBC: Refinance demand is now half what it was a year ago, as mortgage rates rise again, Oct 7, 2026
- No Real Estate Data Aggregator numbers for 80208, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80217, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80243, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80244, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80248, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80250, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80251, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80252, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80257, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80261, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80263, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80264, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80265, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80274, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80281, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80290, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 80299, so this part is from websites alone.