Price cuts are rising, but one part of Denver still moves fast
Realtor.com reported that 31.5% of Denver metro listings carried a price cut in September 2026. That means nearly 1 in 3 sellers had to lower their number. If you are pricing a home right now, that is the most important fact to sit with.
These numbers cover the three months ending August 31, 2026. Not every corner of Denver reads the same way. Two ZIP codes tell very different stories.
80238 still moves quickly
The Real Estate Data Aggregator counted 130 homes sold in 80238 in the three months ending August 31, 2026. The median days on market there was just 17. That is 6 days shorter than the same period a year before, per the Real Estate Data Aggregator.
The Real Estate Data Aggregator also found that 44.5% of homes in 80238 went under contract within two weeks of listing. That share rose 7 points from a year earlier. Well-priced homes there are not sitting.
The Real Estate Data Aggregator put the median sale price in 80238 at $809,000, down just 0.4% from a year before. Prices there held nearly flat. The Real Estate Data Aggregator also found that 18.5% of homes in 80238 sold above list price, up 3.9 points from a year earlier.
80218 takes longer and prices dipped more
The Real Estate Data Aggregator counted 66 homes sold in 80218 in the same three months. The median days on market there was 36, more than twice the 80238 figure. That said, it was 14 days shorter than a year before, so the direction is improving.
The Real Estate Data Aggregator put the median sale price in 80218 at $512,000, down 11.6% from a year before. That is a real dip. The Real Estate Data Aggregator found that 33.3% of homes in 80218 went under contract within two weeks, up 16.4 points from a year earlier. That jump is encouraging, even if the overall pace is slower.
| 80238 | 80218 | |
|---|---|---|
| Median sale price | $809,000 | $512,000 |
| Price change, year over year | -0.4% | -11.6% |
| Median days on market | 17 | 36 |
| Under contract within 2 weeks | 44.5% | 33.3% |
| Sale to list price | 99.5% | 98.5% |
| Months of supply | 2.5 | 5.6 |
The wider picture
Realtor.com reported the median home price across the Denver-Aurora-Centennial area at $569,900 in September 2026. Mortgage rates surged above 7% for the first time since January 2025, according to Realtor.com. That puts real pressure on buyers and can slow decisions.
Redfin reported Denver home prices were up 2.0% year over year as of October 20, 2026. Redfin also reported that U.S. home prices rose 3.8% from a year earlier in September 2026. Denver is growing more slowly than the national pace, which fits the price-cut story.
CNBC reported that the monthly payment on a 30-year fixed-rate mortgage for a median-priced home was roughly 33% of a median family's income in 2025. That kind of affordability pressure can make buyers more cautious and sellers more willing to cut.
- Price cuts are up across the Denver metro, per Realtor.com.
- But the Real Estate Data Aggregator shows that 80238 had a 17-day median and nearly half of homes under contract within two weeks.
- Pricing and location still decide a lot.
- Not every home needs a cut, and not every ZIP code is slow.
One more thing: the numbers above are ZIP code averages. One street can read very differently from the whole ZIP. If your home is in 80218 or 80238, or anywhere nearby, the ZIP-wide figure may not reflect your block at all. Text me your address and I can look closer.
Your next step
(720) 382-3115Text me your address and I will send back how your Denver home compares 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.
- Redfin: U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 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
- 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: Trump's executive order targets mortgage insurance, refinance costs. What it means for borrowers, Oct 23, 2026
- No Real Estate Data Aggregator numbers for 80208, so this part is from websites alone.
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