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As someone who’s spent 27 years guiding clients through the ins and outs of real estate, I keep a close watch on the numbers that truly shape your options. By late Q3 2026, active listings across the U.S. rose about 6% year-over-year—marking the third consecutive month of faster annual growth. This shift gives buyers a little more negotiating power, which can be a welcome change after a period when annual growth slowed to just 2% in late Q2—far from the brisk 17% pace we saw the year before. Even so, national inventory remains just under pre-pandemic levels, with 1.16 million active listings—still about 5% shy of the 2019 benchmark. With mortgage rates and long-term yields at two-year highs, it’s no surprise demand has cooled and the market feels less frantic. For those wanting a sharper read on their own neighborhood, it’s helpful to compare current active listings per 1,000 households with the 2018-2019 averages to see how supply stacks up. My approach has always been rooted in integrity and deep knowledge—so if you’re navigating these shifting waters, having the right information can make all the difference.

Having spent 27 years guiding clients through Colorado’s evolving real estate market, I’ve seen firsthand how new construction homes are becoming an increasingly attractive value nationwide. With many existing homeowners choosing to stay put under current mortgage conditions, the supply of resale homes remains tight—making new builds a standout choice for buyers looking for more flexibility and competitive pricing. Builders are not only adjusting prices but also offering incentives like mortgage rate buydowns, which are options you don’t often find in the resale market. In areas with more building activity, the increased supply has helped improve affordability and given buyers real choices. It’s worth noting, though, that these affordability gains may be temporary if permitting continues to slow. Continued development and practical local policies are crucial to keeping options open for buyers. As always, comparing both new and resale homes is key to finding the best fit for your needs—something I’m dedicated to helping my clients navigate with integrity and deep local knowledge.

As someone who’s spent more than 27 years guiding clients through Colorado’s real estate ups and downs, I’ve seen firsthand how market shifts shape our strategies. In late Q3, about one in five home listings experienced price cuts, while less than 6% were delisted—many sellers chose to remain in the market and adjust their expectations. Mortgage rates for a conforming 30-year fixed loan moved from the high-6% range at the start of the month to above 7% by mid-month, continuing to rise. By the end of Q3, active inventory reached over 1.16 million homes, and the median listing price eased nearly 1% from the previous month to $419,300, offering a bit more negotiating room for buyers. New listings slipped about 2% month-over-month to roughly 395,000. Economists have noted that higher borrowing costs kept many buyers from fully taking advantage of this increased leverage. As early Q4 unfolds, I’m closely watching whether these tougher conditions will push discounts deeper, cause repeated price reductions, or lead to longer selling times across the country. Throughout, my commitment remains: to represent each of you with integrity, knowledge, and the highest level of professional service.

As someone who’s spent decades helping clients navigate the ups and downs of our real estate market, I’m always watching the numbers for you. Late in Q3, about 21% of active listings saw price cuts, and inventory reached over 1.16 million homes—now just 9% shy of what we typically saw before the pandemic. Buyer activity stayed cautious, with homes under contract down about 4% year-over-year for the second consecutive month, a clear sign that higher mortgage costs continue to impact affordability. The national median list price was around $419,000, down roughly 1% both month-over-month and year-over-year, with price per square foot dropping about 2% from last year. Sellers are still engaged, with about 6% of listings being delisted—holding steady from last year—while more are opening up to negotiation and price reductions. The next big question is whether these additional price cuts will encourage more buyers to sign contracts, or if the current balance of rising supply and softer demand will keep this adjustment phase going a bit longer. My approach centers on integrity and deep market knowledge, so if you’re weighing your options, I’m always here to provide insight tailored to your needs.