More sellers than buyers is giving Denver buyers more room
Redfin counted an estimated 16,529 home sellers in the Denver market in September 2026, against an estimated 9,842 buyers. That is 67.9% more sellers than buyers, according to Redfin. For buyers, more choices and less pressure. For sellers, pricing and preparation matter more than they did a year ago.
Realtor.com reported that 31.5% of Denver metro listings had a price cut in September 2026. That is nearly 1 in 3 homes. Not every listing gets quick attention, and the numbers show it.
Mortgage rates are adding pressure on the buyer side too. Redfin reported the weekly average 30-year rate hit 7.4% on October 8, 2026, a three-year high. Redfin also put the typical homebuyer's monthly payment at $2,777, the highest on record except for the week before. That keeps some buyers on the sidelines.
What the local numbers say: two ZIP codes, two stories
The Real Estate Data Aggregator tracked the three months ending August 31, 2026 for two Denver ZIP codes. They tell very different stories, even in the same city.
| 80218 | 80238 | |
|---|---|---|
| Median sale price | $512,000 | $809,000 |
| Months of supply | 5.6 | 2.5 |
| Median days on market | 36 days | 17 days |
| Sale price as share of list | 98.5% | 99.5% |
| Sold above list price | 9.1% | 18.5% |
ZIP 80218: more supply, more time on market
The Real Estate Data Aggregator counted 121 homes for sale in 80218 for the three months ending August 31, 2026. That works out to 5.6 months of supply. Homes sat on the market a median of 36 days. The median sale price was $512,000, down 11.6% from the same three months in 2025. That dip is real, and sellers here need to price carefully.
There are a few bright spots. The Real Estate Data Aggregator shows that 33.3% of homes in 80218 went under contract within two weeks of listing, up 16.4 points from a year before. And homes sold at 98.5% of list price on average, up 0.5 points year over year. Priced right, homes here are still moving.
ZIP 80238: tighter supply, faster sales
The Real Estate Data Aggregator counted 104 homes for sale in 80238 for the three months ending August 31, 2026. That is only 2.5 months of supply. Homes sold in a median of 17 days. The median sale price was $809,000, nearly flat year over year, down just 0.4%. Sales volume fell, but the homes that did sell moved quickly.
The Real Estate Data Aggregator shows 44.5% of homes in 80238 went under contract within two weeks of listing. That is up 7 points from a year before. And 18.5% sold above list price, up 3.9 points. Supply is tighter here, and well-priced homes are still drawing real interest.
What this means for you
Realtor.com put the median home price for the Denver-Aurora-Centennial area at $569,900 in September 2026. That sits between the two ZIP codes above. Every block reads a little differently from the ZIP code around it.
- Denver has far more sellers than buyers right now, per Redfin.
- In 80218, supply is high and prices dipped 11.6% year over year, so preparation and pricing are everything.
- In 80238, supply is tighter and homes move faster, but sales volume is still down.
- One street can read very differently from the ZIP code around it.
Your next step
(720) 382-3115Text me your address and I will send back how your Denver home compares to what actually sold near you, including days on market and final price. 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: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap Since the Post-Recession Housing Crash, Oct 14, 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: Housing Market Update: Asking Prices Fall For the First Time Since March, Oct 15, 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.