As July winds down, the Denver market is feeling the seasonal shift. Back-to-school shopping is in full swing, and fall sports are kicking off, pulling many families’ attention away from home tours. For non-family buyers, however, this quieter moment could be a strategic window to make a move.

We’ve all heard the question: “When does the fall pickup begin?” While it’s a popular belief, there’s no data to support a reliable surge in activity during the fall months—at least not in the traditional residential resale segment. If you work in commercial, 1031 exchanges, new construction, relocation, or with investors, you may see more strategic movement in the second half of the year. For most residential agents, the post-Independence Day cooldown is a consistent trend. The strategy grids going back to 2020 tell the story clearly.

This weekend, we remain in a “wait and see” phase. There’s no strong seasonal rhythm just yet—more of a slow shuffle than a dance. Even with price reductions, showing activity hasn’t picked up meaningfully. It’s a time to observe, not speculate. The market is anything but predictable right now.

Inventory levels have held steady for several weeks, and while they remain elevated compared to last year, the gap is narrowing. New listings have dipped slightly since the post-holiday bump, and “coming soon” activity has ticked up just a bit.

Buyer activity has softened slightly week over week, though it remains stronger than this time last year. The predictive month’s supply has stayed relatively flat, and while the market feels slower, it’s not dramatically off course.

The odds of a listing going under contract in the next 30 days have dipped slightly, which is expected given the higher inventory and more cautious buyer behavior. Showings are down a bit, and buyers continue to take their time, often needing multiple visits before making a decision. Sellers should be prepared for longer timelines and more informed buyers.

Homes are taking longer to go under contract than they were a year ago, but the gap is narrowing. Price reductions remain a key part of the strategy, with more than half of under-contract homes having adjusted their price at least once. The size of those reductions has increased slightly, but not dramatically.
In short, the market is moving—but slowly. Stay flexible, stay informed, and stay grounded in the reality that this year’s second half may not follow the usual script.