Denver Market Update: November 2026
Denver metro prices down 5% YoY, inventory up 9%, and sellers are conceding. Here's what move-up buyers should know in November 2026.
Denver metro prices are down 5% and inventory is up — move-up buyers have real room to negotiate.
Market Trends
Denver metro prices have softened meaningfully from a year ago — and if you're shopping in the $700K–$1M range, that shift is working in your favor.
| Metric | Now | Year ago |
|---|---|---|
| Median list price (metro, all types) | $564,900 | $594,725 |
| Median list price YoY | –5.0% | — |
| Price per sq ft YoY | –3.5% | — |
| Active inventory YoY | +9.1% | — |
| Median days on market | 60 days | 63 days |
| Closed sales YoY | –10.6% | — |
| Sale-to-list ratio | 0.998 | — |
More homes are sitting on the market than a year ago, prices are down, and buyers are closing below asking price on average. Closed sales are down roughly 11% year-over-year — homes are sitting longer and buyers aren't rushing. The DMAR October report puts a finer point on it: 65% of homes that sold last month involved a seller concession, averaging $12,557.
That combination — more supply, lower prices, slower sales, and sellers writing checks at closing — is about as buyer-friendly as Denver gets. If you're shopping the $700K–$1M range, this is the market to negotiate in. Come in with current comps and a number you can defend; sellers are listening.
Interest Rates and Mortgage Impact
Rates are up sharply from a year ago, and that's what matters most for your budget right now.
| Metric | Now | A year ago |
|---|---|---|
| 30-year fixed rate | 7.18% (Nov 5) | 6.22% (Nov 6, 2025) |
| Monthly P&I — $750K / 5% down | $4,827 | $4,373 |
| YoY payment increase | +$454/mo | — |
| 1-month rate change | –0.22 pts (from 7.4%, Oct 8) | — |
| 1-month payment change | –$106/mo | — |
The 30-year fixed dropped 0.22 percentage points over the past month — from 7.4% on October 8 to 7.18% on November 5 — trimming the monthly payment on a $750,000 purchase with 5% down by $106. That's a welcome move, but the year-over-year picture is harder: rates are up nearly a full percentage point from this time last year, adding $454 a month to that same loan.
One move worth asking about: a 2-1 buy-down. On a $750K purchase with 5% down, a seller-funded 2-1 buy-down cuts your payment to $3,904 in year one and $4,355 in year two — $923 a month of relief up front — before stepping up to the full rate in year three. The seller funds it for about $16,740. In a market where 65% of sellers are already writing concession checks, that's a real ask to put on the table.
Homebuyer Tip
Ask for a seller-paid 2-1 buy-down instead of a price cut — you'll likely come out ahead in year one.
When you're negotiating, most buyers default to asking for a price reduction. But in a market where sellers are already conceding, a buy-down can deliver more immediate relief:
- Calculate the buy-down cost first. On a $750K purchase with 5% down, a 2-1 buy-down costs the seller roughly $16,740 — the same amount a $16,740 price cut would save you, but structured very differently.
- Compare the year-one impact. A $16,740 price cut lowers your payment by $114/month — permanently, but modestly. The same $16,740 as a 2-1 buy-down cuts your payment by $923/month in year one and $472/month in year two.
- Know the trade-off. The buy-down's relief is front-loaded; the price cut's is permanent. If you plan to refinance when rates drop, the buy-down's first two years of relief may be worth more to you than a small permanent reduction.
- Put it in writing as a seller concession. Most sellers in this market are already budgeting for concessions — framing it as a buy-down rather than a price cut can be easier for them to accept while delivering more value to you.
If you're buying in the $700K–$1M range this fall, this is one of the most practical levers available to you right now.
If you're tracking the Denver single-family market through the end of the year, I publish this Market Update every month. Subscribe at denverpropertyadvisors.com and you'll get next month's edition the day it's out.
---
Paul McCoy, Realtor | Fathom Realty | License #: FA.100105533 | (319) 325-0668 | pmccoy626@gmail.com
Paul McCoy is a licensed real estate professional in Colorado. Equal Housing Opportunity.