More Denver sellers cut prices, but one part still moves fast
Price cuts are real in Denver right now. Realtor.com reported that 31.5% of Denver metro listings had price cuts in September 2026. That means pricing your home right still matters more than ever.
But not every corner of Denver is slow. The Real Estate Data Aggregator counted data for the three months ending August 31, 2026. In ZIP code 80238, 44.5% of homes went under contract within two weeks of listing. The median time on market there was just 17 days. Fast-moving homes are still out there.
80238: The ZIP that still moves quickly
The Real Estate Data Aggregator counted 130 homes sold in 80238 in those three months. Nearly 1 in 5 sold above list price, at 18.5%. The median price dipped just 0.4% from a year before. That is a small dip, not a slide.
Supply did rise a little. The Real Estate Data Aggregator showed 2.5 months of supply in 80238, up 0.8 months from a year ago. More choices for buyers, but still a tight number.
80218: A slower pace, but signs of life
ZIP code 80218 tells a different story. The Real Estate Data Aggregator counted 66 homes sold there in the three months ending August 31, 2026. The median sale price was $512,000, down 11.6% from a year before. That is a real dip, and sellers there should know it.
Still, some things improved. The Real Estate Data Aggregator showed median days on market fell 14 days shorter than a year ago, landing at 36 days. The sale-to-list ratio edged up 0.5 points to 98.5%. And 33.3% of homes went under contract within two weeks, up 16.4 points from a year before. That jump is worth noting.
| 80238 | 80218 | |
|---|---|---|
| Median sale price | $809,000 | $512,000 |
| Median days on market | 17 | 36 |
| Under contract within 2 weeks | 44.5% | 33.3% |
| Sale price as share of list | 99.5% | 98.5% |
| Months of supply | 2.5 | 5.6 |
What the wider market is doing
Realtor.com reported the median home price in the Denver-Aurora-Centennial area was $569,900 in September 2026. That sits between the two ZIP codes above, which shows how much one neighborhood can differ from another.
Mortgage rates are a real factor for buyers right now. Realtor.com reported rates surged above 7% for the first time since January 2025. The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. Nationally, prices are still moving up, just slowly.
- Price cuts are up across Denver metro, per Realtor.com.
- But the Real Estate Data Aggregator shows 80238 moved fast, with a 17-day median and 44.5% of homes under contract in two weeks.
- In 80218, prices dipped 11.6%, yet speed improved sharply.
- Pricing still decides the outcome.
One last thing. These numbers cover whole ZIP codes. One street can read very differently from the ZIP around it. If you want to know what is happening on your block, reach out.
Your next step
(720) 382-3115Text me your address and I will send back how your Denver home's price and days on market compare with 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.
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- Redfin: U.S. Home-Sale Prices Just Fell for the First Time in 3 Years, Oct 29, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in August; Up 2.4 Percent from Last Year | FHFA, Oct 27, 2026
- CNBC: Home prices fall and rents rise, both for the first time in three years, Oct 29, 2026
- No Real Estate Data Aggregator numbers for 80208, so this part is from websites alone.
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- 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.
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- No Real Estate Data Aggregator numbers for 80264, so this part is from websites alone.
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