In the latest look at the housing market, the numbers are telling a clear story: buyers are gaining more leverage. Nearly 21% of active listings saw price cuts in late Q3, while inventory reached over 1.16 million homes—just about 9% shy of what we considered “normal” before the pandemic. These are not just statistics to me; they’re real signals I watch closely to guide families relocating to Boulder or moving within our city. Buyer activity remains careful—homes under contract dipped about 4% year-over-year for the second month running, reflecting how higher mortgage costs are still shaping affordability.
The median national list price hovered near $419,000, down around 1% both month-over-month and year-over-year. That’s now 11 straight months of yearly price declines, with price per square foot also dropping by about 2%. Sellers, for the most part, are staying in the game: only about 6% of listings were delisted, steady compared to last year, but more homeowners are reducing prices and showing willingness to negotiate. Having a pulse on these trends is essential—especially in a market where negotiation room and timing can make all the difference.
The real test ahead? Watching if these price adjustments will encourage more buyers to step forward, or if inventory continues to rise while demand remains soft. My approach—built on decades of listening first—helps my clients navigate these shifts with confidence, turning what could be a tricky market into an opportunity.
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