The Housing Market Has Split in Two. Which Side Is Your Home On?

Ask several people how the housing market is doing, and you’ll probably hear several different answers.

One seller may tell you homes are sitting longer and buyers are negotiating harder. Another may tell you desirable homes are selling quickly and sometimes receiving multiple offers.

Both can be true.

Today’s housing market is operating on two very different tracks, and much of the difference comes down to price point. Understanding which side of the market your home is on can affect everything from your asking price and marketing plan to how long it may take to receive an acceptable offer.

Higher-Priced Home Sales Are Picking Up

Mortgage rates and affordability are affecting buyers differently depending on the price range in which they are shopping.

Recent data from the National Association of Realtors shows a noticeable divide. Sales of homes priced under $250,000 declined by approximately 2% to 3% compared with the previous year. Meanwhile, sales of homes priced above $750,000 increased by double digits.

Why is this happening?

Higher mortgage rates and several years of home-price appreciation have made it difficult for many first-time and entry-level buyers to qualify for a home or comfortably manage the monthly payment. As a result, the number of buyers shopping in the lower price ranges has decreased.

Buyers purchasing move-up, custom and luxury homes are often in a different financial position. Many have substantial equity in their current homes, larger down payments, investment assets or the ability to pay cash. That makes them less sensitive to today’s mortgage rates.

This doesn’t mean lower-priced homes aren’t selling. They are. But affordability has reduced the number of qualified buyers available in some price ranges.

That makes pricing, preparation and marketing more important than ever.

A seller can no longer assume that simply putting a home on the market will bring several immediate offers. The home needs to be priced correctly from the beginning, presented beautifully online and in person, and marketed directly to the buyers most likely to purchase it.

Starting too high just to “see what happens” can be costly. Buyers may pass it by, the home can sit on the market, and the seller may eventually have to reduce the price. By then, buyers may already be wondering what is wrong with it.

Why Some Homes Sit While Others Sell Quickly

The time it takes to sell a home is also changing by price point.

Traditionally, luxury homes stayed on the market considerably longer than starter homes. Today, that gap has narrowed significantly.

Qualified buyers in the upper price ranges are moving quickly when they find a well-maintained, attractively presented and properly priced home.

That is especially important in communities such as Parker, Castle Rock, Franktown and the surrounding areas, where the differences between neighborhoods and individual properties can be substantial. A custom home on acreage, a luxury home with mountain views and a typical suburban home may all behave differently—even when they are located only a few miles apart.

Price point matters, but it isn’t the only consideration. Buyers also look closely at:

• Location and neighborhood

• Condition and updates

• Lot size and privacy

• Views and outdoor living areas

• Floorplan and finished square footage

• Quality of construction

• Comparable homes currently available

• Recent sales in the immediate area

A home that checks the right boxes and is priced realistically can attract strong interest. A similar home that is overpriced or poorly presented may sit.

What This Means if You’re Selling

If you’re selling an entry-level home, there is no reason to panic. Buyers are still looking, and homes are still selling. But affordability is a real concern, so buyers are being more selective.

Your home needs to demonstrate value from the moment it appears online. Professional photography, careful preparation, strong marketing and an accurate asking price can make a significant difference.

If you’re selling a move-up, custom or luxury home, you may be in a stronger position than you realize. Many buyers in those price ranges have considerable equity and are ready to move when the right property becomes available.

However, even luxury buyers expect value. They are willing to pay for the right home, but they are also well informed and unlikely to overpay for a property simply because it is beautiful.

There Isn’t Just One Parker Real Estate Market

National headlines can be misleading because there is no single housing market. Conditions can vary dramatically by state, city, neighborhood and price range.

That is certainly true here in Parker and throughout the southeast Denver metropolitan area. What is happening with homes in one Parker neighborhood may not reflect what is happening in The Timbers, Pradera, The Pinery, Stonegate or Canterberry Crossing.

Even within the same neighborhood, two homes can receive very different responses based on their condition, location, features and asking price.

Before listing your home, you need more than a general market report or an automated online estimate. You need a careful analysis of your home, its competition and the buyers shopping within its particular price range.

Bottom Line

The most important question isn’t simply, “How is the housing market?”

The better question is, “How is the market for a home like mine?”

Your home’s price point, condition, location and competition will determine which side of today’s divided market it falls on. Once we know that, we can create a pricing and marketing strategy designed to help you sell within your preferred timeframe and for the best possible price.

If you’re considering selling a home in Parker, Castle Rock, Franktown, Elizabeth, Highlands Ranch, Centennial or Aurora, contact Bob and Cheryl Bustin at the Parker Colorado Home Center. We’ll show you where your home fits in today’s market and give you an honest assessment of what it may take to get it sold.

If you’ve been waiting for something to change before buying a home, the opportunity you’re looking for may not come only from lower mortgage rates. It may come from the changing season.

While most buyers are focused on mortgage rates, experienced buyers also pay attention to seasonal changes in the real estate market.

Fall can bring buyers three important advantages:

• More homes to choose from

• Lower asking prices

• Sellers who are more willing to negotiate

That’s why Hannah Jones, Senior Economist at Realtor.com, says:

“We always see that the best time to buy window usually falls in the early fall around October.”

If you’ve been waiting for a better opportunity to buy a home in Parker, Castle Rock, Franktown, Elizabeth, Highlands Ranch, Centennial, Aurora, or another nearby community, fall may deserve a closer look.

1. Buyers May Have More Homes To Choose From

One of the biggest frustrations buyers have faced in recent years has been the limited number of homes available for sale. Fall often improves that situation.

Based on seasonal trends, data from Realtor.com shows that the number of homes available for sale typically reaches its highest point between September and November.

Why does inventory tend to build during the fall?

Not every home listed during the spring and summer sells immediately. Some remain on the market while additional homes are listed. As the year progresses, buyers can end up with a larger selection than they had during the busy spring market.

That can be especially helpful in the Parker area, where buyers may be comparing very different neighborhoods, home styles, lot sizes, school options, and amenities.

More inventory gives you a better chance of finding a home that truly fits your needs and budget. Instead of feeling pressured to buy the only suitable house available, you may be able to compare several good possibilities.

More choices can mean fewer compromises.

2. Asking Prices Often Begin To Come Down

Having more homes to choose from is helpful, but it matters even more when sellers begin adjusting their expectations.

According to data from HousingWire, asking prices commonly begin their seasonal decline during the fall.

Spring and early summer are traditionally the busiest times of the year for real estate. That’s when buyer demand is often strongest and sellers tend to be the most confident about their asking prices.

By fall, the market usually begins to change. There may be fewer buyers actively shopping, and homes that didn’t sell during the summer have often been on the market longer than their owners expected.

At that point, some sellers become more realistic about price.

This doesn’t mean every home will suddenly become a bargain. The best homes—especially those that are well-maintained, beautifully presented, and correctly priced—can still attract plenty of attention.

But fall buyers may find more opportunities to purchase a home at a reasonable price without facing the intense competition that often comes with the spring market.

3. Sellers May Be More Willing To Negotiate

Fall doesn’t just bring more inventory and potentially lower asking prices. It can also bring more motivated sellers.

Data from Realtor.com shows that price reductions typically reach their highest level during the fall.

A homeowner who still has a property on the market in September, October, or November may have a strong reason for wanting to complete the sale before the holidays or the end of the year.

At the same time, there are generally fewer buyers competing for that home.

That combination can give you more negotiating power. As the National Association of Realtors explains:

“Less competition can lead to better deals. While homes are not selling as fast as during the summer, sellers may be more willing to negotiate.”

Negotiating doesn’t always mean getting a dramatically lower price. Depending on the home and the seller’s circumstances, you may be able to negotiate:

• A price reduction

• Help with closing costs

• A mortgage-rate buydown

• Repairs or inspection items

• A home warranty

• Appliances or other personal property

• A more convenient closing or possession date

Even a relatively small concession can make a meaningful difference.

For example, a 5% reduction on a $500,000 home equals $25,000. That could allow you to borrow less, preserve more of your savings, make improvements after closing, or reduce the financial pressure that often comes with buying a home.

Fall Buyers May Face Less Competition

There is another fall advantage that shouldn’t be overlooked: fewer competing buyers.

Many families try to move before the school year begins. Other buyers pause their searches as the holidays approach. Some simply assume spring is the only good time to purchase a home.

For buyers who remain active, that may mean fewer multiple-offer situations and less pressure to make rushed decisions.

You still need to be prepared when the right home comes along. A desirable Parker-area home that is priced correctly can sell during any season. But fall may give you more time to evaluate the property, review comparable sales, complete inspections, and negotiate terms that protect your interests.

Don’t Judge a Fall Home by Its Landscaping

Colorado homes can look very different in October or November than they do in May or June.

Grass may be going dormant. Trees may have lost their leaves. Flowers are gone, and outdoor living areas may not show as well as they would during the summer.

Try to look beyond the season. Pay attention to the size and design of the yard, mature landscaping, decks and patios, privacy, views, drainage, sun exposure, and how the property might look during the warmer months.

This is where local experience can be especially valuable. We’ve lived in Parker for more than 38 years, and we understand how Colorado’s seasons affect homes, landscaping, maintenance, and everyday living.

Should You Wait for Mortgage Rates To Fall?

It’s understandable to hope for lower mortgage rates. But trying to perfectly time both home prices and interest rates can be difficult.

If rates decline significantly, more buyers may return to the market. That could increase competition and give sellers more leverage.

A fall purchase may allow you to negotiate a better price or better terms today. If mortgage rates move lower later and it makes financial sense, refinancing may be an option.

The right decision depends on your finances, your plans, and the specific home—not simply the season or the latest mortgage-rate headline.

The Bottom Line

Every real estate market is different, and every home has its own story. But fall regularly creates advantages that buyers shouldn’t ignore:

More homes. More realistic asking prices. Less competition. More motivated sellers.

If you’ve been waiting for your home search to feel a little more manageable, this fall could bring opportunities that weren’t available a few months ago.

At the Parker Colorado Home Center, we don’t believe in pressuring people to buy before they’re ready. We believe in helping buyers understand the market, recognize a genuine opportunity, and make a confident decision.

Let’s have a conversation about what’s happening in Parker and the surrounding communities. We can help you determine whether this fall offers the right opportunity for your next move.

Think New Homes Cost More? Not Right Now.

Most buyers assume a brand-new home will cost more than an existing home. That may have been true in the past, but it isn’t necessarily true in today’s market.

Right now, many homebuilders are reducing prices and offering substantial buyer incentives to keep their available homes moving. In some cases, buyers can purchase a newly built home for less than a comparable resale home—and receive help with closing costs or their mortgage rate at the same time.

If you’re considering buying a home in Parker, Castle Rock, Aurora, Elizabeth, or another nearby community, new construction deserves a place on your list.

Newly Built Homes May Be the Better Value

According to the latest data from the U.S. Census Bureau and the National Association of Realtors, the median price of a newly built home is now approximately $40,000 less than the median price of an existing home.

Why are builders becoming more aggressive?

Individual homeowners may be able to wait for the right buyer and the right offer. Builders generally don’t have that luxury. Every completed home that sits unsold costs the builder money. They have construction loans, taxes, insurance, maintenance, and other expenses to cover.

That gives builders a strong reason to sell their inventory—and it creates an opportunity for buyers.

Recent data from the National Association of Home Builders shows:

• 35% of builders reduced their prices, with an average reduction of 6%.

• 63% offered buyer incentives, such as assistance with closing costs or mortgage-rate buydowns.

Those incentives can make a meaningful difference. A mortgage-rate buydown may reduce your monthly payment, while closing-cost assistance can lower the amount of money you need at closing.

There may also be fewer immediate maintenance expenses. With a new roof, new appliances, new heating and cooling systems, and builder warranties, you’re less likely to face some of the repair costs that can come with an older home.

When affordability is a concern, every dollar matters.

You May Be Able To Get More for Your Money

Many builders aren’t just negotiating on price. Depending on the community and the home, they may also offer:

• Below-market mortgage rates through the builder’s preferred lender

• Temporary or permanent mortgage-rate buydowns

• Paid or reduced closing costs

• Complimentary design-center upgrades

• Appliance packages

• Finished basements

• Landscaping or fencing allowances

• Lot-premium reductions

• Incentives on quick-move-in homes

The best opportunities are often found on completed or nearly completed homes that a builder wants sold before the end of a month, quarter, or fiscal year.

However, builder promotions change frequently, and the advertised incentive isn’t always the best available deal. That’s one reason it helps to have an experienced real estate agent comparing the builder’s offer with other new and existing homes in the area.

Don’t Let the Builder Choose Your Representation

Before you visit a model home, there is something very important to understand: the sales representative in the builder’s office works for the builder.

The representative may be friendly, knowledgeable, and helpful—but their responsibility is to protect the builder’s interests. They do not represent you.

You should have your own real estate agent looking out for your interests from the very beginning.

Your agent can help you:

• Compare the builder’s price with nearby resale homes

• Evaluate lot premiums and upgrade costs

• Identify incentives that may not be prominently advertised

• Negotiate price, upgrades, closing costs, or mortgage-rate assistance

• Review the builder’s contract and important deadlines

• Monitor the construction process

• Recommend independent inspections

• Help with the final walk-through and completion of unfinished items

In many new-home communities, the builder pays the buyer agent’s compensation—but the agent usually must accompany or register the buyer during the first visit. If you walk into the sales office alone and register yourself, you may lose the opportunity to have your own agent involved under the builder’s policies.

That’s why we recommend calling us before touring model homes or contacting a builder online.

A New Home Still Needs an Inspection

Some buyers assume a newly built home doesn’t need to be inspected. We strongly disagree.

A home can be brand-new and still have construction issues. Independent inspections may uncover problems involving electrical systems, plumbing, roofing, drainage, grading, insulation, heating and cooling systems, or incomplete work.

Depending on the stage of construction, we may recommend more than one inspection, including:

• A pre-drywall inspection

• A final inspection before closing

• An inspection before the builder’s warranty expires

The builder supervises the construction, but an independent inspector works for you.

New Construction Isn’t Automatically the Right Choice

New homes can offer excellent value, but they aren’t the best fit for every buyer.

You’ll want to consider the complete cost of ownership, including:

• Property taxes

• Metro district taxes

• Homeowners association fees

• Landscaping and fencing

• Window coverings

• Appliances not included with the home

• Lot premiums

• Design-center upgrades

• Construction timelines

• Future development surrounding the neighborhood

A low advertised base price can increase quickly after the lot, structural options, finishes, and other upgrades are added. We help buyers look beyond the advertised price and determine what the home will actually cost.

We can also compare the new home with existing homes that may offer larger lots, mature landscaping, finished basements, established neighborhoods, and improvements already included in the purchase price.

The Bottom Line

Don’t automatically assume a newly built home will cost more than an existing one. In today’s market, builders may offer some of the best values available—especially when price reductions, closing-cost assistance, and mortgage-rate incentives are considered.

The key is knowing where the opportunities are and having someone represent you throughout the process.

Bob and I have lived in Parker for more than 38 years, and we understand the communities, builders, neighborhoods, and important differences buyers need to consider. We can help you compare new construction with resale homes and determine which choice offers the best combination of price, payment, location, and long-term value.

If you would like a list of new-home communities in Parker and the surrounding area—including builders currently offering incentives or price reductions—contact the Parker Colorado Home Center before visiting the models.

We’ll help you explore your options, protect your interests, and make sure you have someone in your corner from the very beginning.

Homes For Sale In

Tanterra in Parker Colorado

You’re scrolling through homes for sale on your phone, and one catches your attention. It has the right layout, a great kitchen, and maybe even the neighborhood you want.

Then you see the asking price—or calculate the estimated monthly payment—and close the app.

Even when you love the house, the numbers may feel out of reach. But before you assume buying isn’t possible, there’s something important happening in today’s housing market.

Nationally, there are more homes available than there are buyers actively looking. When sellers need buyers more than buyers need sellers, it eventually shows up in the asking price.

We’re seeing:

• More price reductions

• More realistic initial asking prices

• Greater flexibility during negotiations

• More sellers willing to help buyers make the numbers work

That could make buying a home more manageable than you may think.

More Than 4 Out of 10 Sellers Are Reducing Their Price

One of the clearest indications that sellers are adjusting to today’s market is the growing number of price reductions.

According to HousingWire Data, more than 40% of sellers have reduced their asking price. That’s only slightly below the level recorded last year.

Think about what that means. More than four out of every ten listed homes have experienced a price reduction.

Those sellers have decided they would rather adjust their price and attract a serious buyer than continue waiting for someone willing to pay more than the market will support.

We’ve always told our sellers that the market ultimately determines what a home is worth. A seller can choose any asking price, but buyers decide whether that price makes sense.

When buyers aren’t scheduling showings or submitting offers, the most effective adjustment a seller can make is usually the price.

As Danielle Hale, Chief Economist at Realtor.com, explains:

“This is a market where people are adjusting and showing up rather than giving up. Sellers are meeting the market with more realistic asking prices, which is helping deals get done.”

Many Sellers Are Pricing More Realistically From the Beginning

What about the other six out of ten sellers who haven’t reduced their price?

Many of them may have started with a more realistic asking price instead of listing high and waiting to see what would happen.

According to Realtor.com, July 2026 had the lowest median list price for any July during the past five years.

That doesn’t mean home values are collapsing or that every property is suddenly a bargain. Home prices remain considerably higher than they were before the pandemic.

What it does mean is that sellers are becoming more realistic.

Many sellers are no longer assuming they’ll receive multiple offers or that buyers will pay whatever price they choose. Instead, they’re looking carefully at recent sales, competing homes, current inventory, and what buyers can reasonably afford.

Whether a seller prices correctly from the beginning or reduces the price after several weeks on the market, the message for buyers is the same:

Sellers are becoming more willing to meet buyers where they are.

Buyers May Have More Negotiating Power

During the extremely competitive market of a few years ago, buyers frequently had to compete against multiple offers, waive protections, and offer more than the asking price.

Today’s market is different.

Depending on the home, its condition, its location, and how long it has been listed, buyers may be able to negotiate more than just the purchase price.

A seller may also be willing to consider:

• Paying some of the buyer’s closing costs

• Providing funds for an interest-rate buydown

• Completing requested repairs

• Offering an allowance for carpet, paint, or other updates

• Accepting an offer contingent upon the buyer selling a current home

• Agreeing to a more flexible closing or possession date

Not every seller will agree to every request. But buyers often have more opportunities to negotiate than they realize.

Here in Parker and the surrounding communities, every neighborhood and price range can behave differently. A beautifully updated home in a desirable location may still attract strong interest, while an overpriced or dated home may sit on the market and eventually require a substantial adjustment.

That’s why it’s important to look beyond the asking price and understand the complete situation.

The Asking Price Is Only the Starting Point

Affordability remains a genuine concern. The monthly payment matters, and no buyer should take on a payment that makes them uncomfortable.

But if you’ve been assuming every home is beyond your budget, it may be worth taking another look.

A home listed slightly above your preferred price range may have been sitting on the market for several weeks. The seller may already be considering a reduction—or may be willing to negotiate an offer that includes closing costs or an interest-rate buydown.

The answer is always “no” if you never ask.

Our job as your buyer’s agents is to research the property, study the comparable sales, evaluate the seller’s position, and help you prepare an offer that protects your interests while still giving you a reasonable opportunity to get the house.

What This Means for Sellers

Price reductions are also an important reminder for homeowners considering selling.

Starting too high can cost you valuable time and buyer interest. The greatest exposure often occurs during the first few weeks after a home enters the market. If buyers believe the property is overpriced, they may simply skip it and move on to another home.

By the time the price is reduced, those buyers may already be under contract somewhere else.

Pricing a home correctly doesn’t mean giving it away. It means positioning it to attract the greatest number of qualified buyers and generate the strongest possible response.

Bottom Line

Sellers are showing more flexibility than they did during the highly competitive market of a few years ago. Some are reducing their prices, while others are beginning with more realistic expectations.

For buyers, that may create opportunities to negotiate the price, closing costs, repairs, or an interest-rate buydown.

You may be surprised by what’s currently available—and by how willing some sellers are to work with a serious, well-qualified buyer.

If you’re considering buying a home in Parker, Castle Rock, Franktown, Elizabeth, Highlands Ranch, Centennial, Aurora, or another nearby community, contact the Parker Colorado Home Center. We’ll help you understand the market, identify the best opportunities, and determine how much negotiating room may exist.

Sometimes the home that looks just beyond your budget may be more attainable than you think.

If 2026 has felt stressful to you, you’re certainly not alone. A recent survey from Talker Research asked Americans to choose one word to describe the year so far. The most common answer was “stressful.”

With so much uncertainty in the news, it’s understandable that some people are postponing their plans to buy or sell a home. They’re waiting for things to settle down before making such an important decision.

But when it comes to housing, the market may already be more stable than you realize.

Despite headlines that continue to raise concerns about a possible housing crash, the actual numbers tell a much calmer story.

Home Prices Have Leveled Out

Following several years of unusually rapid appreciation, home-price growth has slowed considerably.

According to data from the National Association of Realtors, national home prices have remained remarkably steady over the past four years.

That is not what a housing crash looks like.

Instead of experiencing dramatic increases or widespread declines, the national housing market has moved into a period of slower, more sustainable growth.

Selma Hepp, Chief Economist at Cotality, explains:

“In 2026, we expect home prices to remain broadly stable, with modest appreciation at a national level.”

That kind of stability is generally a sign of a healthier and more balanced housing market.

Of course, real estate is always local. Home values can behave differently from one city, price range, and neighborhood to another. Here in Parker and throughout the Denver metro area, buyers and sellers need to look at current local sales—not just national headlines—to understand what is happening.

The Supply of Homes Has Also Stabilized

Housing inventory changed dramatically during and immediately after the pandemic. The number of available homes fell to extremely low levels and then gradually began recovering.

Now, according to Realtor.com, the number of homes for sale nationally is very close to where it was at this time last year.

A steadier supply of homes gives both buyers and sellers a clearer idea of what to expect.

Buyers may have more choices and more time to make careful decisions than they did during the highly competitive pandemic market. Sellers, meanwhile, have a better understanding of how much competition they may face and why accurate pricing, condition, presentation, and marketing are so important.

This doesn’t mean every home will sell quickly or that every buyer will have unlimited negotiating power. It means the market is becoming more predictable—and that is good for everyone.

Mortgage Rates Have Found a Range

There’s no question that mortgage rates increased dramatically in 2022. That sudden change affected affordability and caused many buyers and sellers to reconsider their plans.

Since then, however, rates have generally remained within a more consistent range. Data from Freddie Mac shows that mortgage rates have stayed mostly between 6% and 7% for approximately the past three years.

There was a brief period when rates moved above that range, but overall, the market has had time to adjust.

Buyers are learning how to purchase homes in today’s interest-rate environment, sometimes using rate buydowns, adjustable-rate mortgages, larger down payments, or seller concessions to improve affordability.

Sellers are adjusting too. Many understand that today’s buyers are payment-conscious and that a home must be priced correctly to attract serious attention.

The important point is that the housing market is not frozen. People are still buying and selling homes because families continue to grow, jobs change, retirees downsize, and people relocate to be closer to children and grandchildren. Life doesn’t always wait for the “perfect” market.

Why Today’s Market Is Different from 2008

Many people hear the words “housing slowdown” and immediately think about 2008. But today’s market is fundamentally different.

Most homeowners have substantial equity, lending standards are considerably stronger, and the country does not have the same combination of risky mortgages, excessive overbuilding, and distressed properties that contributed to the last housing crash.

Today’s market certainly has challenges, but slower sales and more balanced conditions do not automatically signal a crash. In many cases, they simply indicate that the market is returning to a more normal pace.

The Bottom Line

The world may feel unpredictable, but the housing market is more stable than many headlines suggest. Home prices have leveled out, inventory has steadied, and mortgage rates have remained within a relatively consistent range.

That doesn’t mean every home will increase in value or that every local market will perform exactly the same. It does mean the numbers do not support the idea that a nationwide housing crash is right around the corner.

If you’ve been waiting for greater stability before buying or selling, it may already be here.

At the Parker Colorado Home Center, we can help you understand exactly what is happening in Parker, Castle Rock, Franktown, Elizabeth, Highlands Ranch, Centennial, Aurora, or your particular neighborhood. Contact Bob and Cheryl Bustin, and let’s talk through your situation, your timing, and whether making a move now makes sense for you.