August 2026 Colorado Market Update
Monthly Market Intelligence Portal
This month's housing data gave us a clear look at what this market actually is: measured, patient, and increasingly shaped by life circumstances rather than market timing. Inventory continues to rebuild at a steady pace. Active listings rose 2.91 percent to 13,115 at month's end, though supply remains 6.29 percent below where it stood a year ago. New listings pulled back 5.32 percent month-over-month to 5,447, a typical summer cooling as the homeowners who were going to list this year have largely already done it.
Buyers are moving more slowly, and sellers are adjusting to longer timelines. Homes that closed this month spent a median of 21 days on the market, up from 18 days last month, though still faster than the 24-day median a year ago. The close-price-to-list-price ratio held at 99.0 percent, essentially unchanged, which is a sign that patience on timing is not translating into meaningful price negotiation. Buyers appear to be waiting for the right home, not necessarily holding out for a discount.
The combined attached and detached median close price came in at $605,000, up 2.95 percent year-over-year despite a seasonal dip of 1.54 percent from last month. Closed sales fell 11.81 percent month-over-month and 5.68 percent year-over-year to 3,667, continuing a pattern that has been building for several years now, transaction volume that stays below the highs of the early 2020s without any of the alarm that would suggest a market in real trouble. Year-to-date, the totals back this up. A total of 24,958 homes have closed so far this year, down just two percent from the same stretch last year, and the year-to-date median price of $600,000 is essentially flat compared with a year ago.
The balance looks very different depending on what someone is buying. On the detached side, active inventory rose 3.81 percent month-over-month to 8,584 listings, with just under three months of supply and a median of 17 days on the market. Well-priced single-family homes are still finding buyers at a pace closer to a seller's market than a buyer's, and the median detached price of $660,000 is up 1.54 percent year-over-year.
Attached homes tell a different story. Active listings climbed 5.67 percent year-over-year to 4,531, closings fell 12.18 percent year-over-year, and the median price slipped to $380,000, down 2.56 percent both month-over-month and year-over-year. Condos and townhomes had a median of 40 days on market, more than double the detached pace, and carry nearly 5.7 months of supply, squarely in buyer's-market territory. First-time and entry-level buyers, who lean most heavily on this segment, remain the most exposed to affordability pressure and also stand to gain the most leverage right now.
The temptation in a market like this one is always to measure today against the version of the market we remember, or maybe liked better. The frenzy of 2021, the razor-thin inventory of 2022, the prices of 2011. That comparison rarely serves buyers, sellers, or the agents working with them. Today's 13,115 active listings remain well below the 20,000-plus this market carried routinely between 2008 and 2012, a reminder that we are not oversupplied by historical standards. Supply is simply no longer scarce.
The people moving through this market are moving because life is asking them to. A growing family, a job change, a divorce, a death, a downsize. Those transactions do not pause for market sentiment, and they are a large part of why sales have held as steady as they have.
The upper end of the market continued to chart its own course, showing resilience where other segments have softened. Year-to-date sales above $1 million climbed to 3,569 transactions, driving sales volume to $5.83 billion and delivering the strongest luxury market since 2022. Luxury properties are selling about 19 percent faster than the overall market, spending a median of just 17 days on the market compared with 21 days across all price points.
While detached homes continue to account for the majority of activity and volume in that segment, luxury condominiums were the standout story this month. Attached sales in the luxury tier surged, with closings jumping 26.09 percent month-over-month and 81.25 percent year-over-year. Sales volume more than doubled year-over-year, up 108.3 percent, while price per square foot climbed to $572, nearing its 2022 high-water mark. The upper end continues to operate somewhat independently from the factors holding back the broader market, buoyed by substantially greater financial flexibility.
Highlights from this month's closed transactions include the highest-priced detached sale, which closed at $7,112,500 in cash, and the highest attached sale, which closed at $5,400,000 in cash.
Key Takeaways
- The median close price came in at $605,000, up 2.95% year-over-year despite a seasonal dip of 1.54% from last month, so values are holding even as activity cools
- Active listings rose 2.91% to 13,115, still 6.29% below last year and far below the 20,000-plus levels this market carried routinely between 2008 and 2012
- Closed sales fell 11.81% month-over-month and 5.68% year-over-year to 3,667, but year-to-date closings of 24,958 are down just two percent from the same stretch last year
- Homes are taking a median of 21 days to sell, up from 18 last month but still faster than last year's 24 days, while the close-to-list ratio held at 99.0%
- Single-family and attached homes have split apart, with detached at 17 days and under three months of supply while condos and townhomes sit 40 days with nearly 5.7 months of supply
Emotional Hooks
- Most of the people moving right now are not chasing a market, they are answering something life handed them. A growing family, a new job, a parent who needs to be closer. If that is you, the market timing question matters a lot less than knowing your numbers.
- Your home quietly gained about 3 percent in value over the past year while the headlines told you the market was falling apart. Do you know what that steady, unglamorous growth has actually built for you?
Logical Hooks
- There are 13,115 homes on the market right now, up almost 3 percent from last month, and they are still closing at 99 percent of list price in a median of 21 days. That is the rare combination of real choice for buyers and real stability for sellers, and it usually does not last long in either direction.
- Single-family homes are selling in 17 days with under three months of supply while condos and townhomes are sitting 40 days with 5.7 months of supply. Same market, opposite leverage. Which side of that line you are on completely changes your strategy.
Key Statistics
$605,000
Median Close Price
▲ Up 2.95% year-over-year even after a normal seasonal dip of 1.54% from last month, which tells you values are holding while the pace of the market cools
13,115
Active Listings
▲ Up 2.91% month-over-month and still 6.29% below last year, so buyers have real choice again without anything close to an oversupplied market
21 Days
Median Days in MLS
▲ Up from 18 days last month but still faster than last year's 24 days, a reminder that well-prepared homes are moving while overpriced ones sit
99.0%
Close-Price-to-List-Price
● Essentially unchanged, meaning buyers are taking their time to find the right home but they are not extracting deep discounts once they do
3.58 Months
Months of Inventory
▲ Up 10.15%, with single-family sitting under three months and condos and townhomes near 5.7 months, two very different markets under one roof
Talking Points
Measured, Not Broken
The story this month is a market that is patient, not panicked. Closings were down about 12% from last month and inventory ticked up, but the median price is still up nearly 3% from a year ago and homes are closing at 99% of list price. That combination, slower pace with steady values, is what a normal market actually looks like. It is only unsettling if you are comparing it to 2021.
Two Markets Under One Roof
Single-family and condo or townhome buyers are living in completely different markets right now. Well-priced single-family homes are still going under contract in a median of 17 days with under three months of supply, which behaves more like a seller's market. Condos and townhomes are sitting a median of 40 days with nearly 5.7 months of supply and a median price of $380,000, which is genuine buyer's-market territory. If someone tells you the market is hot or the market is dead, the honest answer is which one.
Life Does Not Wait for the Market
The people buying and selling right now are moving because life is asking them to. A growing family, a job change, a divorce, a loss, a downsize. Those moves do not pause for market sentiment, and they are a big part of why sales have held as steady as they have. My job is not to talk anyone into a move, it is to make sure that when life does hand you a reason, you already know exactly what your options and your numbers look like.
CRM Sequences
Day 1
✉️
Email
Subject: Your market update: more choice, and buyers are not overpaying
Preview: 13,115 homes on the market, still closing at 99% of list price
Hi [First Name],
[Your Name] here with your monthly market update.
The newest numbers just came out, and there is a genuinely useful story in them if you are thinking about buying.
Here is what stood out:
- There are 13,115 homes actively on the market, up almost 3% from last month, so you have real choice again
- The median price came in at $605,000, up about 3% from a year ago but down slightly from last month
- Homes are taking a median of 21 days to sell, up from 18 last month
- And they are still closing at 99% of list price
That last number is the one I want you to sit with. Buyers right now are taking their time and being selective, but they are not getting steep discounts once they find the right house. In other words, patience is being rewarded with better options, not necessarily with a lower price.
There is one exception worth knowing about. Condos and townhomes have nearly 5.7 months of supply and are sitting a median of 40 days, while single-family homes are moving in 17 days with under three months of supply. Those are two completely different markets, and which one you shop in changes your entire negotiating position.
Want me to pull together what is actually available in your price range this week so you can see the difference for yourself?
Talk soon,
[Your Name]
[Your Name] here with your monthly market update.
The newest numbers just came out, and there is a genuinely useful story in them if you are thinking about buying.
Here is what stood out:
- There are 13,115 homes actively on the market, up almost 3% from last month, so you have real choice again
- The median price came in at $605,000, up about 3% from a year ago but down slightly from last month
- Homes are taking a median of 21 days to sell, up from 18 last month
- And they are still closing at 99% of list price
That last number is the one I want you to sit with. Buyers right now are taking their time and being selective, but they are not getting steep discounts once they find the right house. In other words, patience is being rewarded with better options, not necessarily with a lower price.
There is one exception worth knowing about. Condos and townhomes have nearly 5.7 months of supply and are sitting a median of 40 days, while single-family homes are moving in 17 days with under three months of supply. Those are two completely different markets, and which one you shop in changes your entire negotiating position.
Want me to pull together what is actually available in your price range this week so you can see the difference for yourself?
Talk soon,
[Your Name]
Day 2
💬
Text
Hey [First Name]! Quick follow up on that market update I sent. The short version, there are 13,115 homes on the market right now, the most choice buyers have had in a while, and they are still closing at 99% of list price. Want me to send over a few that fit what you are looking for?
Day 3
📞
Call
Talk Track:
Hey [First Name], it is [Your Name]. I wanted to give you a quick call because the newest market numbers came out and there is something in them most buyers are not hearing. Everyone assumes more inventory means sellers are desperate, but homes are still closing at 99% of list price. What actually changed is that buyers have more to choose from and more time to decide, a median of 21 days on market instead of the frenzy we all remember. The real split is between single-family, which is still moving in about 17 days, and condos and townhomes, which have almost six months of supply and a lot more room to negotiate.
Hey [First Name], it is [Your Name]. I wanted to give you a quick call because the newest market numbers came out and there is something in them most buyers are not hearing. Everyone assumes more inventory means sellers are desperate, but homes are still closing at 99% of list price. What actually changed is that buyers have more to choose from and more time to decide, a median of 21 days on market instead of the frenzy we all remember. The real split is between single-family, which is still moving in about 17 days, and condos and townhomes, which have almost six months of supply and a lot more room to negotiate.
Conversation Driver:
I am curious, when you picture your next place, are you leaning more toward a single-family home with a yard, or would something lower maintenance like a condo or townhome actually fit your life better right now?
I am curious, when you picture your next place, are you leaning more toward a single-family home with a yard, or would something lower maintenance like a condo or townhome actually fit your life better right now?
Day 4
Rest
Rest Day
Day 5
🎥
Video
Video Script:
Hey [First Name], [Your Name] here. I just left a showing and I had to send you this quick because of something I keep seeing. Buyers are walking into homes right now with an amount of time and calm that did not exist a couple years ago. The median home is taking 21 days to sell, there are over 13,000 on the market, and yet they are still closing at 99% of list price. So this is not a fire sale, but it is absolutely a market where you get to think, get an inspection, and not write an offer in a panic on a Saturday afternoon. That is a real advantage. Want me to set up a couple of showings this week so you can see what your options actually look like?
Hey [First Name], [Your Name] here. I just left a showing and I had to send you this quick because of something I keep seeing. Buyers are walking into homes right now with an amount of time and calm that did not exist a couple years ago. The median home is taking 21 days to sell, there are over 13,000 on the market, and yet they are still closing at 99% of list price. So this is not a fire sale, but it is absolutely a market where you get to think, get an inspection, and not write an offer in a panic on a Saturday afternoon. That is a real advantage. Want me to set up a couple of showings this week so you can see what your options actually look like?
Day 6
💬
Text
[First Name], one more thing I keep telling buyers this month. Condos and townhomes have almost 5.7 months of supply and are sitting about 40 days, versus 17 days for single-family. If you are open to either one, that is where the real leverage is right now. Want me to show you a side by side?
Day 7
⚡
Multi-Touch Close
Call
Talk Track:
Hey [First Name], [Your Name] again. I know I have been sending you a lot this week, so I will keep it short. The reason I keep circling back is that this is the first stretch in years where a buyer can be picky and still not overpay. 13,115 homes to choose from, 21 days to make a decision, 99% of list price at closing. Historically you get one of those things, not all three. And the second half of the year usually brings a little less buyer competition, which works in your favor.
Hey [First Name], [Your Name] again. I know I have been sending you a lot this week, so I will keep it short. The reason I keep circling back is that this is the first stretch in years where a buyer can be picky and still not overpay. 13,115 homes to choose from, 21 days to make a decision, 99% of list price at closing. Historically you get one of those things, not all three. And the second half of the year usually brings a little less buyer competition, which works in your favor.
Conversation Driver:
So tell me honestly, what would need to be true about a house for you to say yes to it this fall?
So tell me honestly, what would need to be true about a house for you to say yes to it this fall?
Text
Hey [First Name]! Closing the loop on the market update. Bottom line, more homes to pick from, more time to decide, and prices holding steady rather than spiking. That is a pretty friendly combination for a buyer. Want to grab 20 minutes this week and map out what your numbers look like?
Subject: The three things happening at once for buyers right now
Preview: Choice, time, and stable pricing rarely show up together
Hi [First Name],
I want to leave you with the one thing worth remembering from this month's numbers.
Three things are happening at the same time, and they usually do not:
1. Real choice. 13,115 homes are actively on the market, up 2.91% from last month.
2. Real time to decide. The median home is taking 21 days to sell, up from 18 last month.
3. Stable pricing. Homes are still closing at 99% of list price, and the median is up about 3% from a year ago.
Usually you get one of those. In 2021 you had none of them. Right now you have all three, and that is the definition of a market that rewards being prepared instead of being fast.
One more thing worth knowing. If you are open to a condo or townhome, that segment has nearly 5.7 months of supply and a median price of $380,000, which is meaningfully more negotiating room than the single-family side.
Can I put together a short list for you this week, both single-family and attached, so you can see the tradeoff in real homes instead of in the abstract?
Talk soon,
[Your Name]
I want to leave you with the one thing worth remembering from this month's numbers.
Three things are happening at the same time, and they usually do not:
1. Real choice. 13,115 homes are actively on the market, up 2.91% from last month.
2. Real time to decide. The median home is taking 21 days to sell, up from 18 last month.
3. Stable pricing. Homes are still closing at 99% of list price, and the median is up about 3% from a year ago.
Usually you get one of those. In 2021 you had none of them. Right now you have all three, and that is the definition of a market that rewards being prepared instead of being fast.
One more thing worth knowing. If you are open to a condo or townhome, that segment has nearly 5.7 months of supply and a median price of $380,000, which is meaningfully more negotiating room than the single-family side.
Can I put together a short list for you this week, both single-family and attached, so you can see the tradeoff in real homes instead of in the abstract?
Talk soon,
[Your Name]
Day 1
✉️
Email
Subject: Your market update: this is what a normal market feels like
Preview: More homes, more time to decide, and prices still holding
Hi [First Name],
[Your Name] here with your monthly market update.
The newest numbers came out this week, and if you have been waiting for the market to calm down enough to actually shop, this is the closest thing to it we have seen in years.
The highlights:
- 13,115 homes actively on the market, up 2.91% from last month
- Median close price of $605,000, up about 3% from a year ago and down 1.54% from last month
- A median of 21 days on market, up from 18 days last month
- Homes still closing at 99% of list price
What that combination tells me is that buyers are being selective, not aggressive. They are taking their time to find the right house, and then paying close to what it is worth. That is a healthy market, and honestly it is a much better environment to buy in than a frenzy.
There is a real split worth knowing about, too. Single-family homes are still selling in a median of 17 days with under three months of supply. Condos and townhomes are sitting 40 days with almost 5.7 months of supply and a median price of $380,000. Same market, very different leverage.
Over the next couple weeks I will send you a few more angles on this, including what it means for your monthly payment and where the real negotiating room is.
In the meantime, want me to pull the current options in your price range so we have something real to talk about?
Talk soon,
[Your Name]
[Your Name] here with your monthly market update.
The newest numbers came out this week, and if you have been waiting for the market to calm down enough to actually shop, this is the closest thing to it we have seen in years.
The highlights:
- 13,115 homes actively on the market, up 2.91% from last month
- Median close price of $605,000, up about 3% from a year ago and down 1.54% from last month
- A median of 21 days on market, up from 18 days last month
- Homes still closing at 99% of list price
What that combination tells me is that buyers are being selective, not aggressive. They are taking their time to find the right house, and then paying close to what it is worth. That is a healthy market, and honestly it is a much better environment to buy in than a frenzy.
There is a real split worth knowing about, too. Single-family homes are still selling in a median of 17 days with under three months of supply. Condos and townhomes are sitting 40 days with almost 5.7 months of supply and a median price of $380,000. Same market, very different leverage.
Over the next couple weeks I will send you a few more angles on this, including what it means for your monthly payment and where the real negotiating room is.
In the meantime, want me to pull the current options in your price range so we have something real to talk about?
Talk soon,
[Your Name]
Day 2
💬
Text
Hey [First Name]! Did that market update come through? Quick version, 13,115 homes on the market, 21 days to decide, still closing at 99% of list. Buyers finally get to be choosy again. Want me to send over a few options in your range?
Day 3
📞
Call
Talk Track:
Hey [First Name], [Your Name] here. I wanted to reach out because the new market data just came out and it is genuinely good news for buyers, just not in the way people expect. Prices did not crash, they are actually up about 3% from a year ago. What changed is the pace. There are over 13,000 homes on the market, the typical one takes 21 days to sell, and buyers are getting inspections and time to think again. So it is less about scoring a bargain and more about finally being able to make a good decision without a gun to your head.
Hey [First Name], [Your Name] here. I wanted to reach out because the new market data just came out and it is genuinely good news for buyers, just not in the way people expect. Prices did not crash, they are actually up about 3% from a year ago. What changed is the pace. There are over 13,000 homes on the market, the typical one takes 21 days to sell, and buyers are getting inspections and time to think again. So it is less about scoring a bargain and more about finally being able to make a good decision without a gun to your head.
Conversation Driver:
I am curious, when you imagine actually moving, what is the thing that would make it feel like the right time? Is it a number, or is it more about what is going on in your life?
I am curious, when you imagine actually moving, what is the thing that would make it feel like the right time? Is it a number, or is it more about what is going on in your life?
Day 4
Rest
Rest Day
Day 5
Rest
Rest Day
Day 6
🎥
Video
Video Script:
Hey [First Name], [Your Name] here, just wrapped up a showing and wanted to send you a quick note. The new numbers are out and here is what they mean in plain English. There are 13,115 homes on the market right now. The typical one takes 21 days to sell. And they are still closing at 99% of list price. So sellers are not giving homes away, but buyers finally have choice and time, which are the two things that were completely missing a few years ago. If you have been waiting for the market to feel less crazy, this is it. Want me to set up a few showings this week so you can see what is actually out there?
Hey [First Name], [Your Name] here, just wrapped up a showing and wanted to send you a quick note. The new numbers are out and here is what they mean in plain English. There are 13,115 homes on the market right now. The typical one takes 21 days to sell. And they are still closing at 99% of list price. So sellers are not giving homes away, but buyers finally have choice and time, which are the two things that were completely missing a few years ago. If you have been waiting for the market to feel less crazy, this is it. Want me to set up a few showings this week so you can see what is actually out there?
Day 7
💬
Text
[First Name], one stat I cannot stop thinking about. Condos and townhomes have nearly 5.7 months of supply and sit about 40 days, versus 17 days for single-family homes. If you are flexible on property type, that is where the negotiating room is. Want me to show you what that looks like in real listings?
Day 8
Rest
Rest Day
Day 9
✉️
Email
Subject: Where the negotiating room actually is right now
Preview: One segment has 5.7 months of supply. The other has under three.
Hi [First Name],
Quick follow-up with a different angle on this month's numbers, because there is one thing I think gets lost in the headlines.
People talk about the market like it is one thing. It is not. Right now it is two:
Single-family homes
- 8,584 active listings, up 3.81% from last month
- Just under three months of supply
- A median of 17 days on market
- Median price of $660,000, up 1.54% from a year ago
Condos and townhomes
- 4,531 active listings, up 5.67% from a year ago
- Nearly 5.7 months of supply
- A median of 40 days on market
- Median price of $380,000, down 2.56% from a year ago
Anything over about six months of supply is considered a buyer's market. The attached side is basically there. The detached side still behaves like a seller's market for anything well-priced and well-prepared.
What that means practically: if a condo or townhome would genuinely work for your life, you have more room to ask for a price adjustment, closing cost help, or a rate buydown than you would on the single-family side. And if it is single-family you want, the play is being ready to move decisively on the right one rather than waiting for a discount that segment is not really offering.
Want me to run both scenarios for you side by side, with real listings and real monthly payments, so you can see which one actually fits?
Talk soon,
[Your Name]
Quick follow-up with a different angle on this month's numbers, because there is one thing I think gets lost in the headlines.
People talk about the market like it is one thing. It is not. Right now it is two:
Single-family homes
- 8,584 active listings, up 3.81% from last month
- Just under three months of supply
- A median of 17 days on market
- Median price of $660,000, up 1.54% from a year ago
Condos and townhomes
- 4,531 active listings, up 5.67% from a year ago
- Nearly 5.7 months of supply
- A median of 40 days on market
- Median price of $380,000, down 2.56% from a year ago
Anything over about six months of supply is considered a buyer's market. The attached side is basically there. The detached side still behaves like a seller's market for anything well-priced and well-prepared.
What that means practically: if a condo or townhome would genuinely work for your life, you have more room to ask for a price adjustment, closing cost help, or a rate buydown than you would on the single-family side. And if it is single-family you want, the play is being ready to move decisively on the right one rather than waiting for a discount that segment is not really offering.
Want me to run both scenarios for you side by side, with real listings and real monthly payments, so you can see which one actually fits?
Talk soon,
[Your Name]
Day 10
📞
Call
Talk Track:
Hey [First Name], [Your Name] again. I wanted to follow up on that email I sent about the two different markets happening at once. The thing I did not put in writing is what it means for how you would actually write an offer. On the condo and townhome side, with almost six months of supply, asking for closing cost help or a rate buydown is very normal right now and sellers are entertaining it. On the single-family side, with under three months of supply and homes moving in about 17 days, that same ask can cost you the house. Knowing which room you are standing in is most of the strategy.
Hey [First Name], [Your Name] again. I wanted to follow up on that email I sent about the two different markets happening at once. The thing I did not put in writing is what it means for how you would actually write an offer. On the condo and townhome side, with almost six months of supply, asking for closing cost help or a rate buydown is very normal right now and sellers are entertaining it. On the single-family side, with under three months of supply and homes moving in about 17 days, that same ask can cost you the house. Knowing which room you are standing in is most of the strategy.
Conversation Driver:
So walk me through it, if the right house showed up this month, what does your timeline actually look like? Are we talking weeks, or is this more of a next-spring conversation?
So walk me through it, if the right house showed up this month, what does your timeline actually look like? Are we talking weeks, or is this more of a next-spring conversation?
Day 11
Rest
Rest Day
Day 12
Rest
Rest Day
Day 13
💬
Text
Hey [First Name]! Heads up, the second half of the year is usually quieter for buyer activity, which means less competition for the buyers who are out looking. With 13,115 homes on the market that is a decent window. Want to grab 20 minutes this week and map out a plan?
Day 14
⚡
Multi-Touch Close
Call
Talk Track:
Hey [First Name], [Your Name] here, last check-in on this month's data and then I will get out of your hair. Here is the summary. 13,115 homes to choose from. 21 days to make a decision. 99% of list price at closing. Prices up about 3% from a year ago, so nothing is falling apart. That is a market where the prepared buyer wins, and preparation is mostly just knowing your number before you walk into a house you love.
Hey [First Name], [Your Name] here, last check-in on this month's data and then I will get out of your hair. Here is the summary. 13,115 homes to choose from. 21 days to make a decision. 99% of list price at closing. Prices up about 3% from a year ago, so nothing is falling apart. That is a market where the prepared buyer wins, and preparation is mostly just knowing your number before you walk into a house you love.
Conversation Driver:
Let me ask you this, if I could show you exactly what your monthly payment would look like on a few real homes this week, no pressure and no commitment, would that be useful to you right now or is the timing just off?
Let me ask you this, if I could show you exactly what your monthly payment would look like on a few real homes this week, no pressure and no commitment, would that be useful to you right now or is the timing just off?
Text
[First Name], wrapping up the market update. Bottom line for buyers, more homes, more time, steady prices, and less competition heading into the back half of the year. Want me to run real payment numbers on a couple of homes so you can see where you stand?
Subject: Last note on this month's numbers
Preview: What I would do if I were buying right now
Hi [First Name],
Last note from me on this month's market data, and then I will let it rest.
If I were buying right now, here is exactly how I would think about it:
1. I would take the choice seriously. 13,115 active listings is up 2.91% from last month and it is the most real selection buyers have had in a while. That is worth using.
2. I would not wait for a price drop. The median is $605,000, up about 3% from a year ago, and homes are closing at 99% of list. The data does not support a discount that never seems to come.
3. I would know exactly which segment I am shopping. Condos and townhomes have almost 5.7 months of supply and a median of $380,000, which means real negotiating room. Single-family is under three months of supply and moves in 17 days, so speed matters more than haggling.
4. I would get my numbers locked in before I fall in love with something. That is the single biggest difference between buyers who get the house and buyers who watch it go.
And one bit of perspective. There are 13,115 homes on the market today. Between 2008 and 2012 this market routinely carried more than 20,000. We are not oversupplied. Supply is just no longer scarce, and that window is a genuinely good one to buy in.
Can we put 20 minutes on the calendar this week to run your real numbers?
Talk soon,
[Your Name]
Last note from me on this month's market data, and then I will let it rest.
If I were buying right now, here is exactly how I would think about it:
1. I would take the choice seriously. 13,115 active listings is up 2.91% from last month and it is the most real selection buyers have had in a while. That is worth using.
2. I would not wait for a price drop. The median is $605,000, up about 3% from a year ago, and homes are closing at 99% of list. The data does not support a discount that never seems to come.
3. I would know exactly which segment I am shopping. Condos and townhomes have almost 5.7 months of supply and a median of $380,000, which means real negotiating room. Single-family is under three months of supply and moves in 17 days, so speed matters more than haggling.
4. I would get my numbers locked in before I fall in love with something. That is the single biggest difference between buyers who get the house and buyers who watch it go.
And one bit of perspective. There are 13,115 homes on the market today. Between 2008 and 2012 this market routinely carried more than 20,000. We are not oversupplied. Supply is just no longer scarce, and that window is a genuinely good one to buy in.
Can we put 20 minutes on the calendar this week to run your real numbers?
Talk soon,
[Your Name]
Day 1
✉️
Email
Subject: Your market update: values are up, and pricing matters more than ever
Preview: Homes still closing at 99% of list, if they are priced right
Hi [First Name],
[Your Name] here with your monthly market update, and this month the numbers are worth a few minutes of your time if you own a home.
Here is where things stand:
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- The median home is taking 21 days to sell, up from 18 last month
- There are 13,115 homes on the market, up 2.91% from last month but still 6.29% below last year
So, your equity is holding. Values are up year-over-year. But the pace has slowed, and buyers have more to compare your home against than they did last spring.
That 99% close-to-list number is the important one. It tells me buyers are not lowballing. They are simply being selective and taking longer to choose. Which means the homes that sell quickly right now are the ones that are priced correctly out of the gate and show well on day one. The ones that guess high sit, get stale, and end up taking less than they would have.
If you have been curious what your home would actually bring today, I would be glad to put together a straightforward valuation with what has genuinely sold near your price point. No pressure and no obligation.
Want me to run that for you this week?
Talk soon,
[Your Name]
[Your Name] here with your monthly market update, and this month the numbers are worth a few minutes of your time if you own a home.
Here is where things stand:
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- The median home is taking 21 days to sell, up from 18 last month
- There are 13,115 homes on the market, up 2.91% from last month but still 6.29% below last year
So, your equity is holding. Values are up year-over-year. But the pace has slowed, and buyers have more to compare your home against than they did last spring.
That 99% close-to-list number is the important one. It tells me buyers are not lowballing. They are simply being selective and taking longer to choose. Which means the homes that sell quickly right now are the ones that are priced correctly out of the gate and show well on day one. The ones that guess high sit, get stale, and end up taking less than they would have.
If you have been curious what your home would actually bring today, I would be glad to put together a straightforward valuation with what has genuinely sold near your price point. No pressure and no obligation.
Want me to run that for you this week?
Talk soon,
[Your Name]
Day 2
💬
Text
Hey [First Name]! Quick recap on that market update I sent. Median price is up almost 3% from a year ago and homes are still closing at 99% of list price, they are just taking 21 days instead of 18. Want me to run a quick valuation on your place so you know where you stand?
Day 3
📞
Call
Talk Track:
Hey [First Name], it is [Your Name]. I wanted to give you a quick ring because the new market numbers came out and there is a piece of it that directly affects homeowners. Values are actually up almost 3% from a year ago and homes are still closing at 99% of list price, so the equity story is solid. What changed is the timeline. The typical home takes 21 days now instead of 18 last month, and there are 13,115 homes on the market for buyers to compare yours against. So pricing and preparation are doing a lot more of the work than they were a couple years ago.
Hey [First Name], it is [Your Name]. I wanted to give you a quick ring because the new market numbers came out and there is a piece of it that directly affects homeowners. Values are actually up almost 3% from a year ago and homes are still closing at 99% of list price, so the equity story is solid. What changed is the timeline. The typical home takes 21 days now instead of 18 last month, and there are 13,115 homes on the market for buyers to compare yours against. So pricing and preparation are doing a lot more of the work than they were a couple years ago.
Conversation Driver:
I am curious, when you think about your place, is it a house you see yourself in for the long haul, or is there a version of the next few years where a move starts to make sense?
I am curious, when you think about your place, is it a house you see yourself in for the long haul, or is there a version of the next few years where a move starts to make sense?
Day 4
Rest
Rest Day
Day 5
🎥
Video
Video Script:
Hey [First Name], [Your Name] here, just left a listing appointment and wanted to share something while it is fresh. The number one question I get from homeowners right now is whether they missed the window. The data says no. The median price is up almost 3% from a year ago and homes are closing at 99% of list price. What has changed is that buyers have 13,115 homes to compare yours against, so the ones that get priced right and prepped well still sell in about three weeks, and the ones that guess high sit for months and then sell for less. Pricing is the whole game right now. Want me to put together an honest valuation on your place so you know your actual number?
Hey [First Name], [Your Name] here, just left a listing appointment and wanted to share something while it is fresh. The number one question I get from homeowners right now is whether they missed the window. The data says no. The median price is up almost 3% from a year ago and homes are closing at 99% of list price. What has changed is that buyers have 13,115 homes to compare yours against, so the ones that get priced right and prepped well still sell in about three weeks, and the ones that guess high sit for months and then sell for less. Pricing is the whole game right now. Want me to put together an honest valuation on your place so you know your actual number?
Day 6
💬
Text
[First Name], one more for you. Well-priced single-family homes are still selling in a median of 17 days right now, under three months of supply. That is still seller's market behavior. Want me to send you what comparable homes have actually closed at recently?
Day 7
⚡
Multi-Touch Close
Call
Talk Track:
Hey [First Name], [Your Name] again, and this is my last one on this month's data. The reason I keep coming back to it is that the gap between a well-priced home and an optimistically priced home is bigger right now than it has been in years. Well-priced single-family is selling in about 17 days at 99% of list. Overpriced homes are sitting past 60 and then reducing. Same house, same market, completely different outcome, and it all comes down to the first two weeks.
Hey [First Name], [Your Name] again, and this is my last one on this month's data. The reason I keep coming back to it is that the gap between a well-priced home and an optimistically priced home is bigger right now than it has been in years. Well-priced single-family is selling in about 17 days at 99% of list. Overpriced homes are sitting past 60 and then reducing. Same house, same market, completely different outcome, and it all comes down to the first two weeks.
Conversation Driver:
So let me ask, if you did know your home's real number today, would that change anything about how you are thinking about the next year or two?
So let me ask, if you did know your home's real number today, would that change anything about how you are thinking about the next year or two?
Text
Hey [First Name]! Last note on the market update. Values up almost 3% from a year ago, homes closing at 99% of list, and the well-priced ones still moving in about 17 days. Want me to run your home's number this week so you have it in your back pocket?
Subject: The one thing that decides how your sale goes
Preview: The first two weeks on market determine almost everything
Hi [First Name],
One last note on this month's numbers, because there is a single takeaway for homeowners.
The first two weeks on market decide almost everything.
Here is why. There are 13,115 homes actively for sale, up 2.91% from last month. Buyers are being selective and taking their time, a median of 21 days to decide. But when they do choose, they pay 99% of list price.
So the money is not lost in negotiation. It is lost by starting too high, watching the good buyers scroll past, and then chasing the market down with reductions. Homes that launch at the right number are still going under contract in about 17 days on the single-family side, with under three months of supply behind them.
And for the perspective: 13,115 listings is still 6.29% below last year and far below the 20,000-plus this market routinely carried between 2008 and 2012. This is not an oversupplied market. It is just no longer a scarce one, which means preparation and price carry the weight.
Can I put together an honest valuation for you this week, including what it would realistically take to sell in three weeks instead of three months?
Talk soon,
[Your Name]
One last note on this month's numbers, because there is a single takeaway for homeowners.
The first two weeks on market decide almost everything.
Here is why. There are 13,115 homes actively for sale, up 2.91% from last month. Buyers are being selective and taking their time, a median of 21 days to decide. But when they do choose, they pay 99% of list price.
So the money is not lost in negotiation. It is lost by starting too high, watching the good buyers scroll past, and then chasing the market down with reductions. Homes that launch at the right number are still going under contract in about 17 days on the single-family side, with under three months of supply behind them.
And for the perspective: 13,115 listings is still 6.29% below last year and far below the 20,000-plus this market routinely carried between 2008 and 2012. This is not an oversupplied market. It is just no longer a scarce one, which means preparation and price carry the weight.
Can I put together an honest valuation for you this week, including what it would realistically take to sell in three weeks instead of three months?
Talk soon,
[Your Name]
Day 1
✉️
Email
Subject: Your market update: what your equity looks like right now
Preview: Values up nearly 3% year-over-year, with a longer runway to sell
Hi [First Name],
[Your Name] here with your monthly market update.
If you own a home, the headline is a good one. Values are holding.
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- Year-to-date, 24,958 homes have closed, down just two percent from the same stretch last year
What has changed is the pace. The median home now takes 21 days to sell, up from 18 last month, and there are 13,115 homes on the market for buyers to compare against, up 2.91% from last month.
So the market is not soft. It is patient. Buyers are taking longer to choose, and then paying nearly full price for the home they choose. That is a very different thing from buyers demanding discounts, and it changes the strategy in one specific way: how you price and prepare in the first two weeks matters more than anything you do after.
Over the next couple weeks I am going to send you a few more pieces of this, including where the single-family and condo markets have split apart and what the upper end is doing.
If you want to skip ahead, I am glad to run an honest valuation on your place so you simply know your number. No pressure and no obligation.
Want me to put that together for you?
Talk soon,
[Your Name]
[Your Name] here with your monthly market update.
If you own a home, the headline is a good one. Values are holding.
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- Year-to-date, 24,958 homes have closed, down just two percent from the same stretch last year
What has changed is the pace. The median home now takes 21 days to sell, up from 18 last month, and there are 13,115 homes on the market for buyers to compare against, up 2.91% from last month.
So the market is not soft. It is patient. Buyers are taking longer to choose, and then paying nearly full price for the home they choose. That is a very different thing from buyers demanding discounts, and it changes the strategy in one specific way: how you price and prepare in the first two weeks matters more than anything you do after.
Over the next couple weeks I am going to send you a few more pieces of this, including where the single-family and condo markets have split apart and what the upper end is doing.
If you want to skip ahead, I am glad to run an honest valuation on your place so you simply know your number. No pressure and no obligation.
Want me to put that together for you?
Talk soon,
[Your Name]
Day 2
💬
Text
Hey [First Name]! Did that market update land? Short version, median price up almost 3% from a year ago and homes still closing at 99% of list. They are just taking about 21 days instead of 18. Want me to run your home's number so you have it?
Day 3
📞
Call
Talk Track:
Hey [First Name], it is [Your Name]. Quick call because the new market data came out and I think homeowners are getting a slightly wrong read on it from the headlines. Yes, closings were down about 12% from last month and inventory is up. But the median price is up almost 3% from a year ago and homes are still closing at 99% of list price. So this is a slower market, not a weaker one. The equity is there. What is different is that buyers now have 13,115 homes to compare yours against, so how it is priced and prepped really shows.
Hey [First Name], it is [Your Name]. Quick call because the new market data came out and I think homeowners are getting a slightly wrong read on it from the headlines. Yes, closings were down about 12% from last month and inventory is up. But the median price is up almost 3% from a year ago and homes are still closing at 99% of list price. So this is a slower market, not a weaker one. The equity is there. What is different is that buyers now have 13,115 homes to compare yours against, so how it is priced and prepped really shows.
Conversation Driver:
I am curious, has anything shifted for you at home this year? Sometimes it is a job, sometimes it is family, sometimes it is just realizing the house does not fit the way it used to.
I am curious, has anything shifted for you at home this year? Sometimes it is a job, sometimes it is family, sometimes it is just realizing the house does not fit the way it used to.
Day 4
Rest
Rest Day
Day 5
Rest
Rest Day
Day 6
🎥
Video
Video Script:
Hey [First Name], [Your Name] here, just left a listing appointment. Wanted to send you the one number from this month's data that homeowners should actually care about. Ninety-nine percent. That is what homes are closing at relative to list price right now. Buyers are being picky, they are taking 21 days instead of 18 to decide, and there are 13,115 homes competing for their attention. But when they pick one, they are paying nearly full price. So the risk in this market is not getting beaten up in negotiation. It is starting too high and sitting. Want me to put together an honest number on your place so you know exactly where you stand?
Hey [First Name], [Your Name] here, just left a listing appointment. Wanted to send you the one number from this month's data that homeowners should actually care about. Ninety-nine percent. That is what homes are closing at relative to list price right now. Buyers are being picky, they are taking 21 days instead of 18 to decide, and there are 13,115 homes competing for their attention. But when they pick one, they are paying nearly full price. So the risk in this market is not getting beaten up in negotiation. It is starting too high and sitting. Want me to put together an honest number on your place so you know exactly where you stand?
Day 7
💬
Text
[First Name], a stat worth knowing. Well-priced single-family homes are still going under contract in a median of 17 days with under three months of supply. That is still seller's market behavior for the homes that get it right. Want to see what comparable homes have actually closed at?
Day 8
Rest
Rest Day
Day 9
✉️
Email
Subject: Two markets, and only one of them is yours
Preview: Single-family and attached homes have split completely apart
Hi [First Name],
Following up with a different angle on this month's numbers, because there is one thing that gets flattened in the headlines.
The market has split in two, and where your home sits changes your entire strategy.
Single-family homes
- 8,584 active listings, up 3.81% from last month
- Just under three months of supply
- A median of 17 days on market
- Median price of $660,000, up 1.54% from a year ago
Condos and townhomes
- 4,531 active listings, up 5.67% from a year ago
- Nearly 5.7 months of supply
- A median of 40 days on market
- Median price of $380,000, down 2.56% from a year ago
If you own a single-family home, you are still in a market that rewards good preparation with a fast, near-full-price sale. If you own a condo or townhome, you are competing with almost six months of supply, and that means condition, pricing, and being willing to help with closing costs or a rate buydown are what separate a sale from a listing that sits.
And one more piece that surprises people. The upper end of the market has been the strongest story this year. Year-to-date sales above $1 million reached 3,569 transactions and $5.83 billion in volume, the strongest since 2022, with those homes selling about 19% faster than the market overall.
Want me to pull the real comparable sales for your specific type of home so you can see which of these markets you are actually in?
Talk soon,
[Your Name]
Following up with a different angle on this month's numbers, because there is one thing that gets flattened in the headlines.
The market has split in two, and where your home sits changes your entire strategy.
Single-family homes
- 8,584 active listings, up 3.81% from last month
- Just under three months of supply
- A median of 17 days on market
- Median price of $660,000, up 1.54% from a year ago
Condos and townhomes
- 4,531 active listings, up 5.67% from a year ago
- Nearly 5.7 months of supply
- A median of 40 days on market
- Median price of $380,000, down 2.56% from a year ago
If you own a single-family home, you are still in a market that rewards good preparation with a fast, near-full-price sale. If you own a condo or townhome, you are competing with almost six months of supply, and that means condition, pricing, and being willing to help with closing costs or a rate buydown are what separate a sale from a listing that sits.
And one more piece that surprises people. The upper end of the market has been the strongest story this year. Year-to-date sales above $1 million reached 3,569 transactions and $5.83 billion in volume, the strongest since 2022, with those homes selling about 19% faster than the market overall.
Want me to pull the real comparable sales for your specific type of home so you can see which of these markets you are actually in?
Talk soon,
[Your Name]
Day 10
📞
Call
Talk Track:
Hey [First Name], [Your Name] again, following up on that note about the market splitting in two. The part I did not put in writing is what it means for timing. Buyer activity is typically lighter in the back half of the year, so if a move is on your radar for the next twelve months, the homeowners who prepare now are the ones who get to choose their launch window instead of reacting to it. Right now well-priced homes still sell in about 17 days at 99% of list, and that is a very solid position to launch from.
Hey [First Name], [Your Name] again, following up on that note about the market splitting in two. The part I did not put in writing is what it means for timing. Buyer activity is typically lighter in the back half of the year, so if a move is on your radar for the next twelve months, the homeowners who prepare now are the ones who get to choose their launch window instead of reacting to it. Right now well-priced homes still sell in about 17 days at 99% of list, and that is a very solid position to launch from.
Conversation Driver:
Let me ask you this, if you were going to move at some point in the next year or two, what would need to line up first? Is it the equity number, the next place, or something else entirely?
Let me ask you this, if you were going to move at some point in the next year or two, what would need to line up first? Is it the equity number, the next place, or something else entirely?
Day 11
Rest
Rest Day
Day 12
Rest
Rest Day
Day 13
💬
Text
Hey [First Name]! One last thought from this month's data. There are 13,115 homes on the market now. Between 2008 and 2012 this market routinely carried over 20,000. We are not oversupplied, just not scarce anymore. Sellers who prep and price well are still winning. Want me to run your number?
Day 14
⚡
Multi-Touch Close
Call
Talk Track:
Hey [First Name], [Your Name] here, last one on this month's numbers. Here is the whole thing in three lines. Values are up almost 3% from a year ago. Homes are closing at 99% of list price. And the well-priced ones are still going under contract in about 17 days. The homes that struggle are the ones that launch on a hopeful number and spend two months chasing the market down. There is no reason for that to be your house.
Hey [First Name], [Your Name] here, last one on this month's numbers. Here is the whole thing in three lines. Values are up almost 3% from a year ago. Homes are closing at 99% of list price. And the well-priced ones are still going under contract in about 17 days. The homes that struggle are the ones that launch on a hopeful number and spend two months chasing the market down. There is no reason for that to be your house.
Conversation Driver:
So honestly, where does a move sit for you right now, is it a this-year conversation, a someday conversation, or is the house exactly where you want to be?
So honestly, where does a move sit for you right now, is it a this-year conversation, a someday conversation, or is the house exactly where you want to be?
Text
[First Name], wrapping up the market update. Values up nearly 3% year-over-year, homes closing at 99% of list, and well-priced ones selling in about 17 days. Want me to run an honest valuation this week so you just have the number?
Subject: Last note: your number, and why it is worth knowing now
Preview: Even if you are not moving for a year or two
Hi [First Name],
Last note from me on this month's market data.
Here is the summary for homeowners:
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- The median home takes 21 days to sell, still faster than last year's 24 days
- 13,115 homes are on the market, up 2.91% from last month but 6.29% below last year
That is a market where your equity is intact and where good preparation still gets rewarded quickly. It is also a market where the cost of guessing high on price is real. Buyers have options and they are patient, so an overpriced home does not get negotiated down, it just gets skipped.
Here is why I would want to know your number even if you are not moving for a year or two. Most of the people I am helping right now are moving because life asked them to. A job change, a growing family, an aging parent, a downsize. Those things do not announce themselves months in advance. The homeowners who already know their equity position get to make a calm decision when it happens instead of a rushed one.
Can I put together an honest valuation for you this week so it is simply in your back pocket?
Talk soon,
[Your Name]
Last note from me on this month's market data.
Here is the summary for homeowners:
- The median close price is $605,000, up 2.95% from a year ago
- Homes are closing at 99% of list price
- The median home takes 21 days to sell, still faster than last year's 24 days
- 13,115 homes are on the market, up 2.91% from last month but 6.29% below last year
That is a market where your equity is intact and where good preparation still gets rewarded quickly. It is also a market where the cost of guessing high on price is real. Buyers have options and they are patient, so an overpriced home does not get negotiated down, it just gets skipped.
Here is why I would want to know your number even if you are not moving for a year or two. Most of the people I am helping right now are moving because life asked them to. A job change, a growing family, an aging parent, a downsize. Those things do not announce themselves months in advance. The homeowners who already know their equity position get to make a calm decision when it happens instead of a rushed one.
Can I put together an honest valuation for you this week so it is simply in your back pocket?
Talk soon,
[Your Name]
✉️ Email
💬 Text
📞 Call
🎥 Video
⚡ Multi-Touch