Price Cuts in Denver Now the Highest Among Large U.S. Metros, According to 1 Percent Lists Mile High

An analysis of housing data by 1 Percent Lists Mile High finds Denver-area homes selling barely faster than the national average, listings up sharply from 2019

DENVER, CO, UNITED STATES, November 10, 2026 /EINPresswire.com/ -- Denver has become one of the hardest large markets in the country to sell a home in, according to an analysis of public housing data by 1 Percent Lists Mile High, a Castle Rock discount real estate brokerage serving Denver and Douglas County and led by broker Jane Pearson.

1.More price cuts than any other large metro
From July to September 2026, an average of 31.5% of active listings in the Denver metro had a price reduction, the highest share among the 50 largest U.S. metros, against 20.4% nationally. In Douglas County the share was 32.6% (Realtor.com).

2.Denver's speed advantage is almost gone
In the summer of 2019, the median Denver-area listing sold in 37.7 days, about three weeks faster than the national median of 59.3. This summer it took 55.3 days, a lead of just four days (Realtor.com, July–September). Zillow's days-to-contract measure shows the same narrowing.
From 2019 through 2021, a larger share of Denver homes sold above list price than nationally in every month. Since 2024, Denver's full-year share has been slightly below the nation's: 25.0% vs 26.7% in 2025 (Zillow).

3.More homes for sale, fewer buyers, and the extra supply isn't new construction
Realtor.com counted an average of 13,059 active listings in the Denver metro in July–September 2026, 49% more than in the same months of 2019, one of the largest increases among the 50 biggest metros. Nationally, listings were still 7% below 2019. (Zillow's inventory count shows a smaller rise for Denver, +10%, against −17% for the U.S.)
Pending sales in the metro fell about 45% over the same period. In Douglas County, active listings rose 29% and pending sales fell 38% (Realtor.com).

Builders have pulled back. Douglas County issued permits for 1,465 new single-family homes in 2025, the fewest since 2011 and 44% below 2019. Across the seven core metro counties, single-family permits were the fewest since 2013, while U.S. permits were 6% above 2019 (U.S. Census Bureau).

4.Prices have eased, but owners still hold large gains
The Denver metro's typical home value was $555,487 in September 2026, 8.9% below its June 2022 peak and down from a year earlier for 19 straight months, while the U.S. typical value reached a new high (Zillow).
In Douglas County, the typical home was worth $694,570: $64,291 below its 2022 peak, but still $178,918 more than in September 2019, before adjusting for inflation (Zillow).
Douglas County's 2024 median household income of $152,657 ranks among the 10 highest of more than 3,100 U.S. counties (U.S. Census Bureau).

"Denver sellers still have a lot of equity, but the market isn't adding to it anymore, and buyers know it," said Pearson. "When a third of listings are cutting their price, the sellers who do best are the ones who price it right the first time and keep their costs under control. That is the conversation we have with every seller."

Dean Cacioppo
1 Percent Lists Mile High
+1 985-774-5520
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