The April 2026 snapshot
Across the 11-county Denver Metro footprint:
- Median closed price: $600,000 (essentially flat year over year)
- Homes closed: 4,018 (essentially flat year over year)
- Pending listings: 4,326 (up 8 percent year over year)
- New listings: 6,642 (down 6 percent year over year)
- Median days in MLS: 15 (one day slower than April 2025)
- Active inventory: down 9 percent year over year, about 12 weeks of supply
Source: REcolorado April 2026 Housing Market Report. Counties covered: Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, and Park.
What I am seeing on the ground
Three Aprils in a row at roughly $600,000 to $605,000 median. The volatility of 2020 through 2022 is well behind us. Buyers have more choice than they had a year ago. Sellers who price right and present well are still moving homes in about two weeks.
The 8 percent year over year jump in pending listings is the number I am paying closest attention to. Pending is buyer commitment, not just buyer browsing. Combined with new listings down 6 percent, the supply-demand balance is tighter than the headline 12 weeks of inventory implies.
Around Littleton, Ken Caryl, and 80127, well-priced homes in good condition still draw offers within the first 10 days on market. Overpriced homes sit, then chase price, then sit some more. That part has not changed.
For buyers
You have negotiating room you did not have two years ago. Inventory is up. Days on market crept up by one. Sellers who chose this spring to list are competing for your attention.
Three things to know:
- Mortgage rates are still the biggest variable in your monthly payment. Talk to a lender about what an actual payment looks like at three or four price points before you fall in love with one house.
- The homes that move fastest in this market are the ones with deferred maintenance already handled. If a house has lingered, ask what the seller is unwilling to fix.
- In Littleton and Ken Caryl, well-priced listings still go in 7 to 10 days. Speed matters when the right one shows up.
For sellers
Pricing strategy is the entire game right now. The 12 weeks of inventory headline can lull a seller into thinking they have all the time in the world. You do not. The first two weeks decide whether you get a fair-market offer or a stalled listing that has to chase price.
Three things to know:
- Comp pricing matters more than aspirational pricing. Buyers and their agents are looking at closed sales in your zip code from the last 90 days, not the highest Zillow list price you saw last summer.
- Presentation pays. Photos, staging, and a clean walk-through are the difference between an offer in week one and a price reduction in week three.
- The buyers in this market are educated. They have been watching for months. They know what fair value looks like.
Frequently asked questions
Are home prices dropping in Denver?
Not in April 2026. The median closed price was $600,000 across Denver Metro, essentially flat year over year. Prices have held in a tight band for three Aprils running. The 2020 through 2022 boom is over. A meaningful price correction is not what the data is showing.
Is now a good time to buy a home in Littleton?
For buyers with stable income and a reasonable down payment, yes. Inventory is up, sellers are negotiating, and well-priced homes still exist in 80123, 80127, and 80128. The biggest variable is your specific mortgage rate at the time of purchase. Talk to a lender first.
What is the median home price in Denver Metro in April 2026?
$600,000 across the 11-county Denver Metro footprint per REcolorado. That covers Adams, Arapahoe, Boulder, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, and Park counties.
How long are homes taking to sell in Denver right now?
Median days in MLS for April 2026 was 15, one day longer than April 2025. Well-priced homes in desirable neighborhoods often go faster. Overpriced homes or homes in need of work sit longer than the median.
Where are the best deals in Denver Metro right now?
The attached market (condos and townhomes) is moving slower than the detached market. Buyers in the attached segment have more room to negotiate. In Littleton specifically, 80123 and 80128 have more breathing room than 80127, where Ken Caryl and TrailMark continue to attract steady demand.
If you want my read on what these numbers mean for your specific zip code, your specific neighborhood, or your specific situation, call me at 303-210-6156 or reach me at karinjacoby.com.
A Littleton broker since 1999.