DMAR Real Estate Market Trends Report | June 2026
Denver Metro's housing market entered June in a state of equilibrium: active inventory near decade highs, year-over-year price appreciation remaining relatively flat and buyers holding real negotiating power. But beneath that calm sits a sharper story. May and June activity can sometimes fall within the spring market and sometimes in the summer market. This year, both proved to be the summer market. New inventory and pending sales peaked in April, followed by month-over-month declines in May and June. Year-to-date new listings entering the market are down 5.55 percent. Sellers are increasingly weighing whether moving is worth it in today's market, particularly when buyers have more choices and are prioritizing move-in-ready homes. Buyers are increasingly picky, and given the choice, they will opt for homes that need less work.
The median days in the MLS for detached homes increased 27.27 percent to 14 days from May to June, and increased 17.24 percent to 34 days for attached homes. Yet close-price-to-list-price ratios held steady near 99 percent across nearly every segment. Homes are taking longer to sell, but sellers who price and present well aren't giving up ground once a buyer is at the table. Buyers appear willing to wait for the right home rather than settle and negotiate later.
Detached and attached markets continue to tell different stories. Detached homes closed at a median of $675,000, up 1.50 percent year-over-year across 3,094 sales. Attached homes closed at a median of $391,750, down 2.06 percent year-over-year on just 830 sales, a segment increasingly weighed down by deferred maintenance and rising HOA-related costs. Detached properties priced between $300,000 and $999,999, where well-maintained homes are in highest demand, are moving with less than three months of inventory. Compare that to the $2 million+ segment, where inventory stretches to 4.63 months, or the entry-level tier under $300,000 at 4.44 months, both places where distinctive or dated properties are waiting longer for the right buyer.
For buyers, this means genuinely turnkey homes are getting absorbed quickly and priced accordingly, while everything else sits long enough to shift negotiating leverage toward buyers. Buyers willing to take on repairs or updates are finding sellers more open to price concessions and inspection credits.
For sellers, the takeaway is straightforward. Well-kept homes are still trading briskly and maintaining their price integrity. Homes that haven't sold are sitting on the market longer, giving buyers the chance to do their homework. Buyers aren't just pricing today's repair list. They're factoring in the cumulative cost of ownership over five to ten years and building it into their offers.
“A widening gap has opened between truly move-in-ready properties and those carrying deferred maintenance," said Amanda Snitker, Chair of the DMAR Market Trends Committee and Metro Denver Realtor®. “Walk into any showing and you'll notice something the listing photos don't capture: buyers running their fingers along windowsills, checking the age of the water heater, and asking pointed questions about the roof before they've even looked at the kitchen. This ‘turnkey premium’ is reshaping how both buyers and sellers think about value.”
Added Snitker, “We're in a market where year-over-year appreciation is no longer doing the heavy lifting for sellers. Condition has become the clearest lever left on the table, and it rewards those who've treated their homes as assets worth maintaining rather than projects to defer.”
Our monthly report also includes statistics and analyses in its supplemental markets that include properties sold for $1 million or greater, properties sold between $750,000 and $999,999 and properties sold between $500,000 and $749,999.
With the first half of the year complete, the $1 million+ market provides a clearer picture of how luxury housing has performed in both June and year-to-date compared with previous years. Starting with a look at June, this price segment showed some slowing when compared to May, but outperformed June of last year. Dividing it into three different segments, the $1 million to $1,499,999 range saw closings up one percent compared to last year, $1.5 million to $1.99 million saw closings up 9.31 percent and houses priced at $2 million and over had a little over two percent increase in closings.
Shifting the view of this segment’s closed transactions to year-to-date data, and a similar story is told. For 2026, the $1 million+ price segment has closed 3.12 percent more homes than last year-to-date, 10.11 percent more than 2024 and 23.21 percent more than 2023, a steady rise for this high-end segment over the past three years. The biggest change has been speed to sale. Year-to-date, the median days in the MLS is 14, while the average days in MLS is 47. That is an increase of 16.67 and 9.30 percent, respectively, over last year and 75 percent and 38.24 percent over 2023! Inventory is moving at a much slower pace than most of the consumers are used to. In 2022, the $1 million+ market saw a median of only four days on the MLS and an average of 18. That kind of speed hasn’t been seen in the past four years, yet today’s sellers still have the 2022 market firmly seared in their memory and are only now beginning to let it go.
Of all the closed sales in 2026 so far, 2,973 have been in the $1 million+ segment. That’s 14.12 percent of sales across all price ranges. And, looking at all sales, the average days in the MLS is 47, the exact same time for this price segment alone. In June, even attached homes realized positive increases in pending sales, increasing 43.48 percent month-over-month, and 135.71 percent year-over-year. This should translate into an increase in closings come July.
“While inventory growth appears to be slowing slightly as we move into the middle of summer in this price segment, buyers still hold a slight edge over sellers and continue to demand updated finishes, well-cared-for homes and newer, well-maintained mechanical systems,” said Susan Thayer, DMAR Market Trends Committee member and Metro Denver Realtor®. “Cost-conscious homebuyers are aware of the price of home improvements – especially in homes with large square footage - and with plenty of choices, they are not settling for homes that “need work.” Savvy sellers planning to sell within the next year should invest in updating their homes, including mechanical systems, long-delayed window replacements and other improvements that can lead to a quicker sale and higher sales price when they are ready to list.”
Highlights from June’s closed transactions include the sale of the highest-priced detached home, which was 2610 E Cedar Avenue in Denver, and sold for $8,500,000. The highest attached sale was located at 322 Adams Street in Denver and sold for $3,239,000.
To download the most recent report, please log in to the Member Center here.
