The February 2026 snapshot
Across the 11-county Denver Metro footprint:
- Median closed price: $575,000 (down 4 percent year over year)
- Homes closed: 2,702 (down 1 percent year over year, up 38 percent from January)
- Pending listings: 3,752 (up 30 percent month over month)
- New listings: 4,997 (up 4 percent year over year, up 12 percent month over month)
- Median days in MLS: 37 (up 4 days from February 2025, down 19 days from January)
- Active inventory: 9,023 (up 9 percent year over year, about 14 weeks of supply)
- Days in MLS by type: 32 days detached, 46 days attached
Source: REcolorado February 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
February is the month the market wakes up but does not yet run. After a slow January, three things shifted at once. Closings jumped 38 percent month over month. Pending sales surged 30 percent. Days in MLS dropped from 56 to 37. Buyers stopped waiting for spring and started signing contracts.
The price softening tells the other half of the story. Median closed price was $575,000, down 4 percent year over year. Inventory was up 9 percent. Buyers had real choices in February, and sellers who priced realistically were the ones getting offers. The 14 weeks of supply was the highest in recent memory and a meaningful shift toward buyer leverage.
Around Littleton, Ken Caryl, and 80127, I was watching the detached-versus-attached spread carefully. Single-family homes moved at a 32-day median. Attached homes sat at 46. The condo and townhome buyers were taking their time, comparing units, negotiating concessions. Detached buyers were moving faster.
For buyers
February gave buyers more leverage than they had in any single month over the prior 18 months. Inventory was up 9 percent year over year. Days in MLS expanded. Sellers were pricing more carefully. That is your window.
Three things to know:
- The detached-versus-attached gap was real. If you are flexible on property type, the attached market in 80127 and 80123 had homes sitting 46 days at the median. That is real negotiating time. Detached homes moved in 32 days, faster but still slower than what April and May would bring.
- Pricing softness was modest, not dramatic. The 4 percent year-over-year median dip is not a market crash. It is a normalization. Use February data when you negotiate in March and April. Sellers will reference last summer’s peak prices. You have last month’s actual closings.
- Pre-approval matters more in February than buyers expect. Spring competition starts ramping in late February. The buyers who got the best deals in February were the ones who could move within 7 days of finding the right home.
For sellers
February rewarded careful sellers and punished aspirational ones. The 38 percent month-over-month closing jump shows demand was real. The 14 weeks of supply shows competition for that demand was real too.
Three things to know:
- Price below the comp top, not at it. The buyers in February were willing to act, but only on homes that looked like values relative to the neighborhood. Listing $25,000 over the closest comp put your home in the slow-mover bucket.
- If you have an attached home, plan for 45 to 60 days on market. The detached market was healthier. Buyers in the condo and townhome segment had more options and more negotiating room. Price accordingly and expect a longer timeline.
- February listings carry into spring. A home that hits the market on February 15 has the entire spring buyer cohort ahead of it. Prepare your home in January, list in February, get ahead of the March wave.
Frequently asked questions
Did Denver home prices drop in February 2026?
Yes, modestly. Median closed price was $575,000, down 4 percent year over year. This was the largest year-over-year decline in recent monthly data, but still inside the range that I would call normalization rather than correction. Prices have stabilized in a tight band over the last three years.
Why did closings jump 38 percent from January to February 2026?
The January-to-February jump is partly seasonal and partly market-driven. Spring activation typically pushes February closings higher than January. The 38 percent jump in February 2026 was on the high end of what I expect, signaling that buyers who had been waiting on the sidelines in late 2025 came back in.
How much inventory was on the Denver Metro market in February 2026?
9,023 active listings, about 14 weeks of supply. That was up 9 percent year over year. February 2026 had more inventory than any recent monthly snapshot, giving buyers real choice and pushing sellers to price strategically.
Were condos and townhomes selling slower than single-family homes in February 2026?
Yes. Detached homes had a median 32 days in MLS. Attached homes had 46. The 14-day spread is meaningful. The attached market in Denver Metro has been softer than the detached market for most of the last year, and February 2026 continued that pattern.
What is the median home price in Denver Metro in February 2026?
$575,000 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.
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 Colorado broker since 1999.