7 Myths About the Denver Real Estate Market in 2026 (That Might Be Costing You Money)

7 Myths About the Denver Real Estate Market in 2026 (That Might Be Costing You Money)

If you’ve talked to more than three people about Denver real estate lately, you’ve probably heard at least one of these:

“Denver is in a bubble.”
“Rates are too high; you’d be crazy to buy right now.”
“You can’t sell unless your house is perfect and fully remodeled.”

It’s hard enough to make good decisions in a normal market. In a noisy one, bad information can actually cost you money, time, and opportunities.

Let’s walk through seven of the biggest myths I hear from buyers and sellers in 2026—and what’s actually closer to the truth.

Myth #1: “The Denver market is either crashing or booming—there’s nothing in between”

For years, the story around Denver housing has ping-ponged between doom and euphoria. Either we’re “about to crash worse than 2008” or “you better buy now or you’ll never own here.”

The reality in 2026 is much more boring—and that’s a good thing.

We’re in a calmer, more balanced market. Homes aren’t flying off the shelf in one weekend like they did in 2021, but they’re also not being fire-sold. Well-priced, well-prepared homes are still selling. Homes that are overpriced, poorly marketed, or in rough shape are sitting and often need adjustments.

Why this matters:
If you think we’re in a crash, you may sit on the sidelines waiting for deals that never show up. If you think we’re still in a frenzy, you might overpay or overreact. The sweet spot is right in the middle: clear-eyed, data-aware, and patient—but not frozen.

Myth #2: “You should always wait until rates drop”

This one sounds reasonable. Of course lower rates are nice. But “always wait” is a dangerous blanket rule.

Here’s what people forget:

• You’re paying for housing either way—through rent or a mortgage.

• While you wait, prices can still move, especially in strong neighborhoods.

• You have no guarantee that rates will drop on the exact timeline that fits your life.

I’m not saying “buy no matter what.” I am saying that your decision should be driven by your life and financial readiness, not just a headline about rates.

Sometimes renting a bit longer is smart—especially if your job, income, or plans are uncertain. But if your life is ready and the numbers make sense, waiting purely on “rate vibes” can backfire.

Myth #3: “You can’t buy in Denver unless you put 20% down”

This one stops a lot of people in their tracks.

Is 20% down great? Absolutely. It can lower your payment and help you avoid mortgage insurance. But it’s not the only path.

Plenty of buyers in and around Denver purchase with:

• 3–5% down conventional loans

• Special programs that reduce or roll in mortgage insurance

• 10% down with creative strategies to keep payments manageable

What matters most is that your total monthly payment fits your budget comfortably and that you’re not draining every dollar of savings just to get the keys.

If you’re waiting until you hit some magic 20% down number, you may be putting your life on hold longer than necessary. The right move is running real numbers with a lender and building a game plan around your actual situation—not a rule someone repeated on social media.

Myth #4: “My house will sell itself if I just put it on the MLS”

This myth is leftover from the ultra-hot years, and it’s still causing trouble in 2026.

Back then, you could occasionally get away with:

• Quick cell phone photos

• Minimal prep

• Poor staging or no staging at all

• Weak descriptions and marketing

Now? Not so much.

Buyers have more choices. They’re scrolling through hundreds of listings online. They’re comparing finishes, layouts, outdoor space, and price-per-square-foot. They’re more selective because their payments are higher.

In this environment, your home needs:

• Thoughtful preparation and repairs

• Clean, decluttered, staged spaces

• Professional photography (and ideally video)

• Strategic pricing and strong agent-to-agent outreach

If you assume your home will “just sell” because you’ve heard Denver is desirable, you’re likely to end up with longer days on market and bigger concessions.

Myth #5: “I have to fully remodel everything before I sell”

On the flip side, some sellers convince themselves that they must do a top-to-bottom remodel just to compete. That can be just as expensive and unnecessary as doing nothing.

In most cases, buyers want “move-in ready,” not “brand-new everything.” The right approach is to be strategic, not extreme.

Often, the best pre-listing investments are:

• Paint and flooring

• Hardware and lighting updates

• Minor repairs and maintenance

• Deep cleaning, windows, and curb appeal

Full kitchen or bathroom remodels can pay off in the right price range and neighborhood, but they can also eat up funds you’ll never fully recoup.

The goal is to do just enough to make your home feel fresh, well cared for, and competitive with similar homes on the market—without taking on a renovation TV show.

Myth #6: “You can’t negotiate in Denver anymore”

During peak seller’s market years, buyers had to give up a lot just to get in the game. That scar tissue is real, and I hear it all the time:

“We’ll have to waive everything.”
“We probably can’t ask for repairs.”
“We’ll never get seller concessions.”

But in 2026, the script has changed.

In many parts of the Denver metro, we’re seeing:

• Seller-paid closing costs

• Rate buydowns funded by the seller

• Inspection objections taken seriously again

• More back-and-forth negotiation on price and dates

Are there still pockets where great homes get multiple offers? Yes. But across the broader market, buyers have more leverage and more room to ask for what they need.

If you’re operating from a 2021 playbook, you might be giving up protections or money you don’t actually need to give up anymore.

Myth #7: “I should wait for the perfect moment”

This might be the most seductive myth of all.

“I’ll buy when the market dips.”
“I’ll sell when prices go back up.”
“I’ll move when everything lines up perfectly.”

Here’s the honest truth: there is no perfect moment. There is your life, your goals, your finances, and the reality of the market right now.

Instead of chasing some ideal future window, it’s more helpful to ask:

• Does a move support my life in the next 5–7 years?

• Are my finances strong enough to do this without constant stress?

• Can I make a smart, informed decision in the current market?

If the answer is yes, then the “perfect” moment is the one where you’re actually ready—and you have a clear plan. Markets will always move. Your life doesn’t have to stay on pause while they do.

The Bottom Line

Real estate is emotional. It’s tied to your home, your family, your money, and your future. That’s exactly why clear, grounded information matters so much—especially in a city like Denver that people have a lot of opinions about.

If you’re thinking about buying or selling in 2026 and you’re not sure what to believe, let’s talk. I’m happy to walk you through:

• What’s happening in your specific neighborhood and price point

• How the current market intersects with your goals

• A step-by-step plan for buying, selling, or both without getting swept up in the drama

You don’t need a hot take. You need a strategy.

If you’re even thinking about a move in the Denver area—now, next season, or “sometime soon”—you don’t need a hard sell. You need a clear plan.

I offer a no-pressure Denver Real Estate Strategy Session where we’ll:

• Walk through your timeline, goals, and budget in plain language

• Look at what’s really happening in your specific neighborhoods and price range

• Map out your next best steps—whether that’s buying, selling, right-sizing, or waiting on purpose

You’ll walk away knowing:

• What your current home could likely sell for in today’s market

• What a comfortable purchase price and payment range looks like for your next place

• Exactly what to focus on now so you’re ready when the timing feels right

When you’re ready:

• Visit salliesimmons.com to explore my Buyer and Seller resources

• Or call/text me directly at 662.588.2420

• Or send me a quick note through my contact form with “Strategy Session” in the message

No drama, no pressure—just honest guidance from a full-time Denver REALTOR® who treats your move like it’s her own.