Denver Metro Real Estate: February 2026 Market Update

The market just shifted — and if you're thinking about buying or selling in the Denver foothills this spring, here's what you need to know.

Every month, REColorado releases housing data for the Greater Denver Metro area, covering Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, and Park counties. February's numbers tell an interesting story — one with a little tension, a lot of momentum, and some real opportunity depending on which side of the transaction you're on.

📉 Prices Softened — But Don't Read Too Much Into It

The median closed price in February 2026 came in at $575,000, down 4% from February 2025. Both single-family and attached homes saw modest declines year over year.

Before sellers panic, here's the important context: prices ticked up 1% month over month from January. That's the market warming up for spring, not falling apart. A 4% year-over-year adjustment after several years of rapid appreciation is a healthy recalibration — not a collapse.

For buyers, this is meaningful. Homes are more affordable than they were a year ago, and there's more to choose from (more on that below).

📅 Homes Are Sitting Longer — Which Creates Negotiating Room

Median days in the MLS climbed to 37 days in February, four days longer than last year. Attached homes (condos and townhomes) averaged 46 days on market, while single-family homes averaged 32.

What does this mean in practice? Buyers have more time to think, schedule inspections, and negotiate terms. The frantic "offer in 24 hours or lose it" energy of 2021–2022 has largely given way to something closer to a normal market — especially in the foothills, where buyers typically want to take their time and make sure the property fits their lifestyle.

For sellers, this underscores the importance of pricing right from day one. Overpriced listings are sitting, while well-priced homes are still moving.

📈 Inventory Is Up — and So Is Buyer Activity

New listings rose 4% year over year to 4,997 homes, and active inventory climbed 9% to 9,023 homes — about 14 weeks of supply across the metro.

More inventory means more competition among sellers. If you're listing this spring, presentation, pricing, and marketing matter more than ever.

But here's the flip side of that coin: pending sales surged 30% month over month to 3,752 homes. Buyers didn't retreat — they showed up. That 30% jump in pending transactions is one of the strongest signals in this report, and it points to real spring momentum building beneath the surface.

📊 Month-Over-Month: The Story You Might Be Missing

Year-over-year comparisons get all the headlines, but the month-over-month data in February is where things get genuinely interesting.

• Closed listings jumped 38% from January
• Median days in MLS fell by 19 days — the first month-over-month decrease since October
• New listings climbed 12%
• Pending sales surged 30%

After a slower January, February felt like the market taking a deep breath and deciding it was ready to move. That kind of broad-based acceleration across closings, pendings, and new listings doesn't happen by accident — it's buyers and sellers stepping off the sidelines.

🏔️ What This Means If You're in the Foothills

The foothills market — Jefferson County, Clear Creek, Park County — operates a bit differently than the core Denver metro. Properties here tend to attract buyers who are making a lifestyle decision, not just a housing decision. They want land, views, privacy, and a different pace of life.

What we're seeing right now is a window of opportunity that doesn't come around often:

• For buyers: More inventory, more time to decide, and prices slightly off their peak. If you've been waiting for a moment where you're not competing against five other offers, this is closer to that moment than anything we've seen in years.
• For sellers: Demand is real and accelerating, but the days of any price working are over. Homes priced and presented well are selling. Homes that aren't are sitting.

💬 Thinking About Making a Move This Spring?

Whether you're right-sizing to something more manageable, relocating to Colorado, or finally ready to list that foothills property you've been sitting on — we'd love to talk through what the current market means for your specific situation.

Tim & Sandy Jones | Jones Team Colorado with eXp Realty 📞 (720) 314-8462 — call or text 📧 [email protected] | [email protected] 📅 Schedule a 15-minute call

Data sourced from REColorado's February 2026 Denver Metro Year-Over-Year Market Watch.