Kenna Real Estate Group · Colorado sellers
Homes in Colorado sit 65 days on average and more than half of listings have cut their price. Here is what is stalling your sale, in order of likelihood, and exactly what to do this week.
A live person answers. Not a robot, not a phone tree.
In Colorado right now a home that gets no offer in 21 to 30 days is priced above what buyers will pay for it in its current condition. Buyers have 4.8 months of homes to choose from, they see every price cut and every day on market, and they skip anything that looks stale. Fixing it means one decisive move, not a series of small ones.
Days on market
65 days
Priced-right homes still go under contract in the first two weeks.
Supply
4.8 months
Above 4 months, buyers control price.
Sold price
98%
The gap widens on homes that sat.
Median price
$550,000
Buyers see sold data, not hopes.
Prices are flat year over year, and the homes that closed 90 days ago were negotiated in a different market. Pull the last 30 days of closed sales within a mile, adjust for condition, and price at or one step under the middle of that range. A home priced 5% to 10% high draws showings and no offers; that is the pattern you are seeing.
At today's rates a buyer for a $600,000 home needs about $150,000 of income. Every $25,000 of price removes a slice of the pool. If your showings are quiet, the price is above the pool.
Buyers in 2026 compare quickly and study the full monthly payment, so a dated kitchen or a roof near the end of its life gets deducted twice: once in their offer and once in their willingness to write at all. Fix the cheap, visible things (paint, lighting, landscaping, deep clean) and price the expensive ones honestly.
Past 30 days, buyers ask what is wrong with it. Past 60, agents stop showing it first. A stale listing needs a reset: new photos, a real price move, and a fresh push, not a $5,000 trim.
Two thirds of buyers now start with an AI assistant or a search box, not a portal scroll. If your home is not answering their questions online (payment, HOA, taxes, what is nearby), it is invisible to them. Read how Kenna markets a home.
If there is no serious offer by day 21 to 30, make one real price move. Listings that sat 8 to 14 days took cuts averaging about $2,300. Listings that sat 50 to 56 days took cuts averaging about $28,000, twelve times more. Homes that needed a cut sold for about 92.8% of the original asking price. One right cut early beats three late ones.
Only if the home cannot show well now. Spring brings more buyers and far more competing listings. A relisted home comes back with its history attached, and buyers read it. If the home is ready, the right price today beats a spring gamble.
Sometimes. If you bought in 2020 or 2021 at a low rate, renting can cover the payment while the market moves. You take on landlord work, tax rules on a former primary residence, and a sale later into an unknown market. Run both numbers with a live person before you decide: 303-955-4220.
Values are flat, and automated estimates lag the last 60 days of cuts. Get a real number: see your Colorado home value, or order the free Smart Pricing Report and a live person walks you through it.
One page: the day-21 rule, how big the cut has to be to change the buyer pool, when a rate-buydown credit beats a cut, and the relist reset checklist. Fill in the form below and we email it today.
Get the guide by email Use the form at the bottom of this page. We send it the same day, and a live person follows up once.Call or text 303-955-4220. A live person pulls your showing data and the last 30 days of Colorado comps while you are on the phone.
Call or text 303-955-4220Get your home valueBecause the price is above what buyers will pay for its condition. Homes in Colorado average 65 days on market with 4.8 months of supply, and a home with no offer in 21 to 30 days needs one real price move, a credit, or a fix.
Twenty-one to thirty days. Cuts made in the first two weeks average about $2,300; cuts made after 50 days average about $28,000.
Enough to land in the next buyer pool, 3% to 5%. A 1% trim changes nothing a buyer can see.
It changes the buyer's payment more than the same dollars off the price. A $10,000 credit used as a 2-1 buydown lowers the first-year payment by hundreds of dollars a month.
Only if it cannot show well now. Spring brings more competing listings, and the relisted home comes back with its history.
About 98% of list price for homes that were priced right. Homes that needed a price cut sold for about 92.8% of their original asking price.