2026 Buyer & Seller Playbook: What to Do Before Rates Drop

Mortgage rates will not stay elevated forever. Economists, mortgage analysts, and even the Federal Reserve’s own projections suggest that by early 2026 we could see a gradual drop in borrowing costs. When that happens, pent-up demand across the Denver metro area is expected to surge. Buyers who have been sitting on the sidelines will jump back in, and sellers who prepare now will be positioned to capture top-dollar offers.

I’m Sallie Simmons, a full-time Denver REALTOR® since 2014 and a resident of the city since 2009. Over the past decade I’ve helped hundreds of buyers and sellers navigate our fast-moving market with Southern warmth, straight talk, and relentless follow-through. In this guide I’m sharing the same detailed process I use with my own clients so you can be ready the moment rates begin to ease. Whether you’re buying your first home, upgrading, downsizing, or selling an investment property, starting now will give you more leverage, more options, and far less stress.

1. Know the Market You’re Walking Into

Denver’s housing market moves in cycles that can differ block by block.

• Watch Inventory and Pricing Trends. I monitor Denver Metro Association of Realtors (DMAR) data and Megan Aller’s weekly market reports so my clients know exactly how quickly homes are selling and at what price points.

• Expect a Spring Surge. Historically, inventory increases slightly each late winter, but if rates dip in early 2026, that typical uptick will feel more like a tidal wave.

• Understand Micro-Markets. From Berkeley bungalows to sleek RiNo condos, each neighborhood has its own rhythm. My daily research and extensive agent network keep you informed in real time.

2. Buyer Playbook: Steps to Take Now

If you plan to purchase in 2026, preparation is everything.

Get Financially Fit

• Audit Your Budget. Review income, recurring expenses, and debt-to-income ratio. Lenders look closely at these numbers, and even small changes can improve your loan options.

• Strengthen Your Credit. Pay down revolving debt and avoid new credit inquiries. I can introduce you to trusted local lenders who provide personalized credit-improvement plans.

• Save Aggressively. Set aside funds for down payment, closing costs, and moving expenses. My spreadsheets can help you set monthly savings targets.

Secure Pre-Approval Early

• Shop Lenders Now. Comparing at least three lenders—local banks, credit unions, and national institutions—helps you lock in the best combination of rates and fees.

• Consider a Pre-Underwrite. This advanced form of pre-approval means an underwriter has already reviewed your financial documents, giving sellers confidence that your financing is rock-solid.

Build Your A-Team

• Work with an Experienced Realtor. My negotiation skills and off-market connections help you compete in multiple-offer situations.

• Line Up Inspectors and Insurance Brokers. I provide a vetted list so you’re ready to move quickly when you find “the one.”

Stay Strategic

• Clarify Must-Haves vs. Nice-to-Haves. Together we’ll define non-negotiables like school districts or commute times.

• Identify Backup Neighborhoods. If competition is fierce in your first-choice area, you’ll already know the best alternatives.

3. Seller Playbook: Maximize Your Home’s Value

When rates drop, sellers who have already prepped their homes will stand out.

Prepare the Property

• Compass Concierge Advantage. Through this exclusive program I can help you fund high-impact updates—painting, landscaping, staging, new flooring—without upfront costs. Payment is settled at closing.

• Pre-Inspection. I arrange inspections to uncover issues before they scare off buyers.

• Professional Staging & Photography. My marketing team ensures your home shines online and in person.

Price and Time It Right

• Pinpoint the Window. Using real-time data, I help determine whether a late-winter or early-spring 2026 launch will capture the largest audience.

• Smart Pricing. I blend current comps with predictive analytics to set a number that attracts serious buyers while protecting your equity.

Build Buzz in Advance

• Agent-to-Agent Outreach. I quietly promote your property to Denver’s top-producing agents before it even hits the MLS.

• High-Impact Marketing. Custom video tours, social media campaigns, and interactive digital brochures showcase your home to local and out-of-state buyers.

4. Strategies Both Buyers and Sellers Should Use

• Stay Educated. I host webinars and Q&A sessions to keep clients up to date on Denver housing trends.

• Set Clear Goals. Whether it’s downsizing to a low-maintenance condo or buying a bigger home for a growing family, I help you identify must-haves so decisions are easier.

• Organize Key Documents. Buyers need tax returns and pay stubs ready; sellers should gather HOA documents, utility bills, and warranty information.

5. Financing Tactics to Get Ahead

Even before rates fall, creative financing can open doors.

• Rate Buy-Downs. I negotiate seller credits or help you pay points to reduce the interest rate for the first few years.

• Adjustable-Rate Mortgages. For buyers planning to refinance when rates drop, a 5/6 ARM can provide a lower initial payment.

• Future Refinance Planning. I walk clients through potential costs and timelines to ensure any future refinance goes smoothly.

6. Sallie’s 2026 Readiness Checklist

I give each client a one-page checklist that keeps everything organized:

• Monthly savings targets

• Credit-score goals

• Preferred contractors for repairs

• Target listing or house-hunting date

• Pre-approval deadline and lender contacts

It’s a simple but powerful way to stay on track.

7. Why Work with Sallie Simmons

For Buyers:

• Access to off-market properties through my Compass network.

• Negotiation skills honed through more than a decade of Denver transactions.

• A calm, data-driven approach that makes even competitive bidding wars manageable.

For Sellers:

• Proven marketing systems blending Compass technology with my custom strategy.

• Hands-on coordination of every detail, from contractor bids to open houses.

• A reputation for straight talk and relentless follow-through—clients know I deliver.

Past clients who followed this approach during previous rate dips often received multiple offers within days, while those who waited faced crowded competition and lower net proceeds.

8. Local Insights to Guide Your Plans

Denver is a city of distinct neighborhoods, each with its own vibe and investment potential.

• Historic Charm: Berkeley, West Highlands, and Wash Park attract buyers who value tree-lined streets and architectural character.

• Urban Energy: RiNo and LoHi offer walkability, modern condos, and nightlife.

• Growing Value: Green Valley Ranch and Montbello present opportunities for first-time buyers and investors seeking appreciation.

As someone who has lived in Denver since 2009 and studies these micro-markets daily, I’ll help you match your goals with the right area.

Call to Action

Getting a head start is the smartest move you can make in today’s market. As a Denver REALTOR® with deep neighborhood knowledge and a reputation for Southern warmth, direct communication, and relentless follow-through, I’m ready to guide you through every step of buying or selling before rates drop.

Let’s create a personalized strategy so you’re perfectly positioned when the market shifts.
Contact me today to start planning.

About the Author

Written by Sallie Simmons, Denver REALTOR® with Nostalgic Homes at Compass. Since 2014, Sallie has helped buyers and sellers navigate the Denver metro market with a blend of data-driven strategy and people-first service. A Denver resident since 2009, she combines neighborhood-level insight with sharp negotiation skills to guide clients through every stage of the real estate journey. When she isn’t staging homes or analyzing market stats, Sallie enjoys gardening, supporting Denver’s live music scene, and exploring Colorado with her wife, Virginia, and their dog, Tally Bobbie. Learn more at salliesimmons.com.