Market Update: July 2025
A Change in the Air: The Colorado Foothills Real Estate Market Update
As inventory continues to rise in the foothills market, we are witnessing the anticipated transition from a Seller’s Market to a Buyer’s Market. While buyers remain challenged by elevated interest rates and ongoing insurance hurdles, sellers are beginning to feel the pressure of a cooling market. The peak of the summer selling season has arrived, yet many listings are seeing fewer showings and falling short of full-price offers. This shift is prompting growing anxiety among sellers, leading to a noticeable increase in weekly price reductions.
Although there has been a modest uptick in closings, the market is still seeing three times as many new listings—and listings returning to market due to failed contracts—as there are successful closings each week. This imbalance has pushed inventory levels to a striking six months’ supply. Many sellers, expecting to close within 90 days of listing, are now facing prolonged timelines, resulting in a higher-than-usual number of withdrawn and expired listings for this time of year.
Despite these dynamics, pricing has remained relatively stable. The average and median sales prices for single-family homes are holding within 1–2% of last year’s figures. After the sharp appreciation from 2020 through early 2023, both median price and price per square foot have remained largely flat over the past 24–30 months. However, with the current trend of price reductions, we anticipate a gradual downward shift in pricing during the second half of the year.
A closer look reveals that suburban areas are faring better than their rural counterparts. The Evergreen and Conifer markets have seen year-to-date increases in average and median prices of 1.4% and 2.4%, respectively. In contrast, more rural areas in Clear Creek and Park Counties have experienced declines of up to 10% in average sales prices. These areas already have lower price points, which led me to analyze the market by price bracket: homes under $1M are seeing more significant impacts than those priced above $1M.
This lower-priced segment is also where we see a higher concentration of low down-payment loans, which puts more homeowners at risk as equity shrinks. While we haven’t yet seen a surge in short sales or foreclosures, the inability of some homeowners to sell when needed may lead to a gradual reappearance of these distressed sales in the coming months.
So while the heat of summer sets in, expect prices to be cooling in our foothills housing market.
If you’re looking for insight into the market, I’d love to be your go-to resource. Whether you're just curious or ready to make a move, having guidance from someone who knows the area—and genuinely cares—can make all the difference.
With warmth,
Julia
