Author: Katrina Romero-Jones

In the latest update on real estate trends, we're seeing that 20.4% of active listings have had price reductions—a shift that’s important to note for anyone considering buying or selling. Nationally, homes going under contract dipped by less than 1% in Mid-Q3, pausing an eight-month streak of gains as higher borrowing costs put the brakes on some buyers. The average 30-year fixed mortgage reached nearly 6.7% early in Mid-Q3 and remained at that elevated level, closing the period over 20 basis points higher than at the start of the quarter.

Despite this softer demand, the market remains active. The national median list price eased to $424,500, active listings increased by about 4%, and new listings saw a slight decrease. Interestingly, fewer sellers chose to pull their homes off the market, with delistings dropping around 13%. This slower pace is giving buyers more time to make decisions and negotiate, while sellers who price strategically are still finding success.

As we look to the coming months, steady mortgage rates could become just as influential as lower ones. If rates hover near 6.7%, we may see more price cuts or sellers opting to wait. With decades of experience helping clients navigate changing markets, I always prioritize providing clear guidance and representation grounded in integrity and deep market knowledge.

As someone who’s spent 27 years guiding clients through the real estate market, I know timing can make a real difference when buying a home. Looking ahead to 2026, the period from September 27 to October 3 stands out as a particularly favorable window for buyers nationwide. During that week, active listings could be up 31.9% compared to the start of the year and 13.3% higher than the average week—which means more options for those searching for their next home. Listing prices are projected to sit about 3.5% below their seasonal peak, potentially saving buyers around $14,000 on a median-priced home of $416,000. Competition is also expected to ease, dropping by about 30.1% from its annual high, with homes averaging around 64 days on the market, giving buyers extra time to make thoughtful decisions. With inventory on the rise and demand softening, experts suggest the early fall can offer a broader selection, while later in the season may open up more room for negotiation. My focus has always been on providing integrity, knowledge, and professional guidance—so if you’re considering a move, understanding these trends helps you step forward with confidence.

As someone who's spent decades guiding clients through the ups and downs of real estate, I keep a close eye on trends that impact your decisions. Recently, we've seen home prices per square foot dip year-over-year in 36 out of the 50 largest U.S. metro areas—a clear sign that many major markets are cooling off. Nationally, this measure was down about 2% in mid-Q3, marking the tenth consecutive month of softer pricing. The shift is causing some sellers to adjust their asking prices more sharply so buyers and sellers can find common ground. With high mortgage rates making affordability a real challenge—especially in markets that skyrocketed during the pandemic—it's no surprise that expectations are being reset. Even economists note that several of those 'boom' markets are giving back some of their recent gains, with inventory levels now above pre-pandemic norms. In times like these, my commitment to integrity, knowledge, and professional service becomes even more important to help you navigate your next move with confidence.

Over the past decade, I've watched the average size of new single-family homes in the U.S. shrink from 2,700 to 2,400 square feet—even as the price per square foot jumped by roughly 72%. By 2025, 1 in 4 new homes will measure under 1,800 square feet, compared to about 1 in 6 ten years ago, while the share of homes 3,000 square feet or larger has dropped from about 1 in 3 to 1 in 5. Builders are leaning into smaller footprints to manage the steady rise in land, labor, and material costs, aiming to keep homeownership possible, especially with mortgage rates hovering between 6% and 7%. For first-time and budget-conscious buyers, these more modestly sized homes may help lighten the load when it comes to down payments and monthly expenses—even if the cost per square foot remains high. With over four decades of customer service experience and nearly three decades as a full-time REALTOR here in Colorado, I understand just how meaningful these shifts are for buyers looking to make the most of their investment.

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Navigating today’s housing market calls for patience and a clear understanding of the shifting landscape. Right now, active inventory is up about 4% compared to last year. Although that growth has started to slow after five consecutive weeks of gains, it’s a sign that buyer-friendly conditions are unfolding—just not dramatically. Homes are sitting on the market for an average of 61 days, which is unchanged from last year and lines up with the typical late-Q3 pace we see after a brisker start to 2026.

New listings have dipped by around 1% year-over-year, returning to levels we saw in 2025. This reflects what many of my clients are feeling: affordability concerns are causing buyers to tread carefully, while some sellers are hesitant to test their pricing. The median listing price sits at $419,000, just about 1% less than last year, and the price per square foot has edged down to $222—the lowest since early Q1 of this year.

While the combination of increased inventory and higher mortgage rates is gradually tipping the balance toward buyers, the overall market remains steady, not volatile. With over 27 years as a REALTOR—and my roots right here in Colorado—I’ve learned that staying informed and adapting to these subtle shifts is key to helping clients make the right move, whatever the pace of the market.

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