Housing Trends and Market Insights Across Cherry Creek, Wash Park, Highlands Ranch & Metro Denver
January 2026 delivered one of the most telling market openings Denver has seen in over a decade.
After three years of price plateau following the pandemic surge, the Denver real estate market entered 2026 with recalibrated expectations, rising inventory, and renewed demand for clarity.
January did not bring volatility.
It brought signals.
Inventory surged.
Buyer activity rebounded.
Pricing stabilized.
Negotiation returned.
Below is a comprehensive breakdown of the January 2026 Denver housing market across the 11-county metro area.
Executive Summary: Denver Housing Market – January 2026
Key Residential Metrics (Detached + Attached)
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Median Close Price: $569,500
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Month-over-Month Change: -0.96%
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Year-over-Year Change: -0.96%
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Closed Sales: 1,919 (↓ 40.55% MoM)
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Active Listings: 8,228 (↑ 8.16% MoM | ↑ 7.02% YoY)
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New Listings: 4,455 (↑ 152.55% MoM)
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Pending Sales: 3,060 (↑ 47.19% MoM)
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Months of Inventory: 4.29
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Median Days on Market: 53 Days
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Close-to-List Ratio: 97.94%
What This Means
Three themes define January:
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Supply returned aggressively
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Buyers responded cautiously
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The market is balanced, not overheated
At 4.29 months of inventory, Denver is operating in balanced market territory.
Denver Home Prices – Stabilization, Not Collapse
The January median price of $569,500 reflects a modest 0.96% dip both month-over-month and year-over-year.
This marks the continuation of a three-year pricing plateau.
Unlike 2021’s rapid appreciation or 2022’s volatility, Denver home values are now operating in a stable range.
Segment Observations
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Entry-level homes remain active
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Mid-tier homes are balanced
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Luxury homes require pricing precision
In neighborhoods like Cherry Creek, Wash Park, Hilltop and Central Park, turnkey homes continue attracting strong attention.
In Highlands Ranch, Parker, Castle Rock and parts of Littleton, buyers are negotiating more assertively.
The key takeaway: appreciation is no longer automatic. Strategy drives results.
Inventory Surge: A Meaningful Shift in the Denver Market
Active listings rose to 8,228 homes in January.
Historically, inventory declines in January. An 8% increase signals a structural shift.
Months of Inventory Explained
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0–3 Months = Seller’s Market
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4–6 Months = Balanced Market
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6+ Months = Buyer’s Market
At 4.29 months, Denver sits firmly in balanced conditions.
Balanced does not mean weak.
It means negotiable.
Neighborhood Market Trends – January 2026
Cherry Creek Real Estate
Luxury condo inventory remains elevated. Detached homes are limited and absorbing when priced correctly. Buyers expect updates.
Wash Park Housing Market
Updated bungalows remain resilient. New construction infill has slowed compared to 2022–2024.
Highlands Ranch Market Trends
Inventory growth is increasing seller competition. Buyers are negotiating inspection items more frequently.
Central Park Denver
Strong family-driven demand under $900K. Homes in this range continue moving steadily.
Greenwood Village
Higher price points are seeing extended days on market. Move-in-ready homes outperform dated properties.
Parker & Castle Rock
New construction incentives are influencing resale pricing discipline. Buyer leverage is increasing.
New Listings & Pending Sales – Buyer Reengagement
New listings increased 152% month-over-month to 4,455 homes.
This reflects:
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Relisted homes from late 2025
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Sellers who paused in December
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Early spring positioning
Pending contracts rose 47% to 3,060.
Buyers did not disappear during the holidays. They paused.
Closed sales declined 40% month-over-month, reflecting seasonal slowdown rather than structural weakness.
Days on Market – The Return of Patience
Median days on market increased to 53 days.
During peak years, homes sold in under 10 days. That environment has normalized.
Today’s buyers:
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Conduct inspections
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Compare options
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Negotiate concessions
The 97.94% close-to-list ratio confirms negotiation depth of 2–4% is typical again.
Where Most Sales Are Happening
Nearly 75% of January closings occurred below $750,000.
Under $500,000
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36.4% of total sales
$500,000–$749,999
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38.25% of total sales
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Most competitive segment
This mid-tier range remains the backbone of Denver real estate.
The $750K–$999K segment is steady but more selective and pricing sensitive.
Detached vs Attached Homes
Detached homes continue showing stronger demand consistency.
Attached properties, especially in condo-heavy areas like Downtown Denver and Cherry Creek, are experiencing:
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Longer marketing timelines
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Slightly lower close-to-list ratios
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Greater price sensitivity
Buyer Strategy – January 2026
If you are buying in Denver, you now have options.
Balanced inventory means:
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More time to evaluate homes
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Increased negotiation leverage
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Inspection flexibility
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Potential seller concessions
In Cherry Creek and Wash Park, turnkey homes still move quickly.
In Highlands Ranch, Parker and Littleton, homes sitting 30+ days may present opportunity.
Seller Strategy – January 2026
The market rewards preparation and pricing discipline.
Successful sellers:
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Price based on current comparables
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Avoid emotional overpricing
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Stage effectively
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Invest in professional photography and marketing
Homes aligned with market expectations are still achieving strong results.
Homes priced aggressively without data support are experiencing extended days on market and reductions.
Mortgage Rates & Affordability in Denver
Interest rates remain elevated compared to pandemic lows but have stabilized relative to 2023 volatility.
Seller concessions and rate buydowns are re-emerging.
Affordability remains the primary constraint in the Denver housing market, though price stabilization is creating incremental relief.
Is Denver in a Buyer’s Market?
No.
At 4.29 months of inventory, Denver is balanced.
Prices are stabilizing. Homes are selling. Negotiation has returned.
This is not a crash.
It is not a frenzy.
It is a disciplined, data-driven market.
FAQ – Denver Real Estate January 2026
Are home prices falling in Denver?
Prices are stabilizing, not collapsing.
How long are homes taking to sell?
Median is 53 days, varying by condition and price.
Is now a good time to sell in Highlands Ranch?
Yes, but pricing must reflect competition.
Are homes still selling in Cherry Creek?
Yes, especially updated detached properties.
Spring 2026 Outlook
Watch three indicators:
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February pending sales
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March inventory growth
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Interest rate movement
If pending activity holds, spring could bring healthy transaction volume.
If inventory outpaces demand, upper price tiers may soften modestly.
Volatility appears unlikely.
Final Thoughts
January 2026 confirms Denver real estate is strategic, not reactive.
Buyers are thoughtful.
Sellers must be disciplined.
Preparation wins.
For a hyper-local breakdown of Cherry Creek, Wash Park, Highlands Ranch, Central Park, Greenwood Village, Parker, Castle Rock or Littleton, The Denver Group provides neighborhood-level strategy tailored to your goals.
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