Buy Now or Wait? How Today’s Denver Prices and Interest Rates Actually Play Out in Monthly Payment

“Should I buy now or wait?” might be the single most common question in Denver real estate right now. Prices have mostly stabilized, rates are higher than a few years ago, and the headlines are loud. The only way this question makes sense is if you zoom in from the big picture to what really matters: your actual monthly payment at today’s prices and rates.

Instead of guessing, let’s walk through how today’s Denver market typically translates into monthly payments at a few popular price points.

A Quick Reality Check on Prices and Rates

Big picture:

• Home prices in Denver have largely flattened out or are moving in the low single digits, not swinging wildly like in the pandemic boom years.

• Interest rates have come off peak highs but are still meaningfully higher than the ultra-low COVID era, and they move around daily.

• The market is more balanced, which means you can actually negotiate on price or concessions instead of just throwing extra money at offers to win.

When you put those together, the key question becomes less “Is it the perfect time?” and more “Does a home in my price range fit my monthly budget today, and what am I giving up if I wait?”

Example Monthly Payments at Different Price Points

To keep things simple, let’s use round numbers and ballpark assumptions so you can see how the math generally shakes out. These examples assume:

• A conventional loan with a small to moderate down payment.

• Principal and interest only (taxes, insurance, HOA, and mortgage insurance will add to the total).

• A typical current rate range (for example, mid–6% to low–7% depending on credit, program, and timing).

Example 1: $500,000 purchase

• At a mid–6% rate, your principal and interest payment typically lands in the low–to–mid $3,000s.

• At a low–7% rate, that same home can jump a few hundred dollars per month, often into the mid–$3,000s or a bit higher.

Example 2: $650,000 purchase

• At a mid–6% rate, principal and interest is often in the high $3,000s to low $4,000s.

• At a low–7% rate, you might see that push deeper into the $4,000s.

Example 3: $800,000 purchase

• At a mid–6% rate, principal and interest can easily land in the mid–$4,000s to low–$5,000s.

• At a low–7% rate, you may be pushing well into the $5,000s just for principal and interest.

The point isn’t the exact dollar number (your lender will calculate that based on your actual rate, down payment, and program). The point is seeing how the same house gets more or less expensive each month as rates move, even if the price tag on the listing doesn’t change.

Buy Now vs Wait: What Really Changes

When you “wait,” two main variables can move on you: prices and rates. Here’s how that usually plays out:

• If prices stay flat but rates tick up, your monthly payment can still go noticeably higher—even though you’re paying the same or less for the house on paper.

• If rates drop later and prices climb, you might be paying more for the house but less per month after refinancing.

• If both stay relatively stable, waiting often doesn’t change your monthly payment much, but you are missing out on time in the market (equity, principal paydown, and stability).

The bigger lever in 2025 tends to be the interest rate, not wild price swings. That’s why a lot of buyers are choosing to:

• Buy a home that works at today’s rate and payment.

• Negotiate seller credits to help with a temporary or permanent rate buydown.

• Watch for a true refinance opportunity down the road instead of trying to time the absolute bottom.

So…Buy Now or Wait?

There isn’t a one-size-fits-all answer, but there is a clear way to decide. If a home in your target area fits your budget, your lifestyle, and your long-term plans at today’s numbers, buying now can mean:

• Locking in your housing costs instead of renewing rent at higher prices.

• Starting to pay down principal and build equity in Denver instead of watching from the sidelines.

• Keeping the option open to refinance if and when rates move in your favor.

If the monthly payment at today’s rates truly stretches you too thin or forces you into the wrong house in the wrong area, waiting and regrouping is the smarter play.

If you want to see real numbers—not just ballpark examples—for your budget, send me a quick message with your preferred monthly payment, down payment estimate, and a rough price range. I’ll run sample scenarios at current Denver prices and rate ranges and show you exactly how “buy now vs wait” looks for you on a monthly-payment level, so you can make a decision that actually fits your life.