If you are thinking about putting your home on the market this year, you might be wondering if you missed the boat. We all remember the stories from a few years ago—homes selling in hours for $50k over asking with zero inspections.

 

That isn’t exactly the reality anymore, but that doesn’t mean it’s bad news. The Denver market has shifted from “frenzied” to what we like to call “balanced.” It is normalizing. Sellers are still seeing solid equity gains, but the process requires a bit more strategy than just sticking a sign in the yard.

 

Whether you are looking to upsize in the suburbs, downsize to a condo downtown, or relocate out of state, here is a breakdown of what it takes to sell a house in Denver right now.

Is 2026 a Good Time to Sell in Denver?

Let’s start with the market temperature. Moving into 2026, the Denver metro area has stabilized. We aren’t seeing the skyrocketing appreciation of the post-pandemic years, but we aren’t seeing a crash, either. Prices are relatively flat or seeing modest growth, with median sales prices hovering in the $580,000 to $590,000 range.

 

The biggest change you will feel as a seller is the competition. Inventory levels have risen by roughly 12% year-over-year. This means buyers finally have choices. They don’t have to jump at the first house they see, so they are taking their time.

 

Consequently, “Days on Market” (DOM) has ticked up. Historically in a hot market, we saw DOM averages of 14 days or less. Now, you should prepare for a timeline closer to 35–45 days. Price reductions have also become more common, affecting about half of active listings. This isn’t a sign of failure; it’s often just a sign that the initial price was set based on yesterday’s expectations rather than current Denver housing market trends.

Best Time to Sell: Seasonality in the Mile High City

In Colorado, weather dictates real estate more than people realize. Nobody wants to move during a blizzard, and homes simply look better when the grass is green.

 

For the absolute best results—meaning the highest price and the fastest sale—aim for the Spring window (April through June). Late May and June are often considered the “Magic Window” in Denver. Data consistently shows that homes sold in June often capture a premium above the annual average.

 

If you are trying to time your listing launch, aim for a Thursday. Listing on a Thursday gives the algorithm time to push your home to buyers so they can plan their weekend showings.

Conversely, be aware of the Fall/Winter slowdown. From November through January, the buyer pool shrinks significantly due to the holidays and ski season. If you list then, expect fewer showings and a longer wait for an offer.

Cost to Sell a House in Denver

Before you start counting your profit, it is important to understand the expenses involved so you can calculate your bottom line. Selling a home isn’t free, and Denver has a few specific costs you should know about.

 

Generally, you can expect the total cost to sell to land somewhere between 6% and 8% of your sale price. Here is how that usually breaks down:

• Agent Commissions: This is the largest portion, typically totaling 5–6%. This amount is usually split between your listing agent and the buyer’s agent.
• Closing Costs: Aside from commissions, plan for about 0.7% to 1% of the sale price for general closing fees.
• Title Insurance: In Denver custom, the seller typically pays for the Owner’s Title Policy. This protects the buyer against future claims on the property title.
• Colorado Documentary Fee: This is a state transfer tax. It’s calculated as $0.01 for every $100 of the sale price. For example, on a $580,000 home, the fee is $58.
• HOA Fees: If you live in a community with an HOA, you will likely need to pay for a Status Letter and potentially a transfer fee.

If you are crunching the numbers, using a seller net proceeds calculator can help you estimate exactly what you will walk away with.

Step 1: Accurate Pricing Strategy

The single biggest mistake sellers are making right now is overpricing. Because the market has balanced out, buyers are very sensitive to price. If you price too high, your home will sit. The longer it sits, the more “stale” it looks, often leading to a price cut that drops you below what you would have gotten if you priced it correctly from day one.

 

This is where a Comparative Market Analysis (CMA) comes in. We look at similar homes that have sold recently—not just what your neighbors are asking for.

 

We also have to make local adjustments. In Denver, a finished basement adds significant value. Mountain views can command a premium. Conversely, if your roof hasn’t been replaced since the last major hailstorm or if you back up to a busy road, we have to adjust the price downward to stay competitive. An accurate pricing strategy is a must in Denver.

Step 2: Preparing Your Home for Denver Buyers

Once the price is set, the house needs to look the part. You don’t always need a full renovation, but you do need to address the things local buyers care about.

 

Curb Appeal and Xeriscaping After a Colorado winter, yards can look rough. If you have grass, get it green before photos. If you have xeriscaping (low-water landscaping), make sure it looks intentional and maintained, not just full of weeds.

 

The Roof This is huge in our region. Because of our history with hail, the roof is often the first thing a buyer asks about. Have a roofer inspect it before you list. Being able to provide a roof certification or proof of recent repairs gives buyers massive peace of mind.

 

Staging and Depersonalization Denver buyers love indoor-outdoor living. If you have a patio or deck, stage it! Show them where they will be drinking their morning coffee or hosting summer BBQs. Inside, focus on clearing the clutter to make the rooms feel open and airy.

Step 3: Mandatory Disclosures & Legal Requirements

Colorado is a “mandatory disclosure” state. This means you must disclose any “current actual knowledge” of material defects. You can’t just hide a leaky pipe and hope the inspector misses it.

 

You will fill out a Seller’s Property Disclosure (SPD). This covers everything from the HVAC system to structural issues. There are also a few Colorado-specific items you’ll need to address:

• Radon: It is very common in the Rockies. You must disclose if you know radon exists or if you have a mitigation system installed.
• Special Taxing Districts: If your home is in a Metro District (common in newer subdivisions), you legally must disclose the district boundaries and tax implications.
• Lead-Based Paint: If your home was built before 1978, this is a federal requirement.

While Colorado is technically a “Buyer Beware” state regarding unknown defects, failing to disclose a known defect is the fastest way to end up in a lawsuit.

Step 4: Navigating Offers and Inspections

When an offer comes in, we look at more than just the price. We look at the closing date, the contingencies, and the financial strength of the buyer.

 

In 2026, the Inspection Objection phase is where deals often get tricky. Buyers are using the inspection to negotiate. Instead of asking you to physically fix a broken fence or service the furnace, many buyers prefer a concession (a credit at closing) so they can hire their own contractors later.

 

Speaking of concessions, they are back in style. With interest rates being where they are, roughly 60% of Denver sellers have recently offered concessions to help buyers. These are often used for “2-1 buydowns” to lower the buyer’s mortgage rate for the first two years. It’s a great tool to keep a deal moving without lowering your sale price.

Step 5: The Closing Process

Once you get past the inspection and the appraisal, you are in the home stretch.

The title company will handle the heavy lifting, ensuring your current mortgage is paid off from the proceeds. You will typically do a final walkthrough with the buyer just before closing to ensure the property is in the agreed-upon condition.

 

On closing day, Colorado is a bit unique in that buyers and sellers often sign at separate times to keep things efficient. Once the loan funds (usually the same day), possession is transferred, and you hand over the keys.

Listing Agent vs. Selling Yourself (FSBO)

Finally, you might be wondering if you can just sell the house yourself (For Sale By Owner) and save the commission.

 

The main pro of FSBO is saving that listing fee (approx. 2.8–3.2%). However, statistics show that FSBO homes often sell for less than agent-assisted homes, which can negate the savings.

The biggest challenge with FSBO in Denver is exposure. Over 90% of buyers are looking at the MLS (Multiple Listing Service). If you aren’t on the MLS, you are invisible to the vast majority of the market. Additionally, Colorado real estate contracts are complex, and managing liability, showing schedules, and negotiations solo can be a full-time job.

 

Many sellers find that an agent’s ability to negotiate inspections and navigate appraisal gaps pays for itself in the final net proceeds.

Frequently Asked Questions

How long does it take to sell a house in Denver right now?

While it varies by neighborhood and price point, you should expect an average of 35 to 45 days on the market. This is a shift from the “sold in a weekend” speed of previous years, but it is a normal timeline for a balanced market.

Do I have to pay taxes when I sell my house in Denver?

Yes, but likely not how you think. You will pay a specific Colorado Documentary Fee (a transfer tax of $0.01 per $100 of the sale price) at closing. Regarding Capital Gains Tax, many sellers are exempt on the first $250k (or $500k for couples) of profit if it was their primary residence, but you should consult a tax professional for your specific situation.

Is a radon test required to sell a home in Colorado?

You are not legally required to perform a radon test just to list your home. However, because radon is prevalent in Colorado soils, almost every buyer will demand a test during their inspection period. If levels are high (above 4.0 pCi/L), they will usually ask you to install a mitigation system.