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Compass
200 Columbine St
Denver, CO 80206 -
Sallie Simmons
If you listed a home in Denver back in 2021, there was a good chance it would sell in a weekend, with multiple offers and very little negotiation. Fast forward to 2026 and the story is very different.
Today, the Denver market is calmer and more balanced. Homes are taking longer to sell, buyers are more payment sensitive, and many sellers are staring at the same question:
Do I reduce the price, offer concessions, or just wait for the “right” buyer to come along?
If you are thinking about listing your home this year, or if you are already on the market and feeling stuck, this post will walk you through how sellers in Denver are actually getting to sold in 2026.
In any market, you really have three levers to pull:
Price
Condition
Terms (things like concessions, rate buydowns, closing costs, and possession)
When the market was red hot, sellers could sometimes skip the first two and still get away with it. That is not the reality anymore. In 2026, successful sellers use a combination of all three.
Think of it this way:
Price sets the attention level.
Condition sets the emotional response once buyers arrive.
Terms help bridge the gap when buyers love the house but need help making the payment work.
If you ignore any of those levers, your listing is more likely to sit, especially once it passes that 30 to 45 day mark.
Nobody loves the word “reduction.” It feels like you are losing money. The truth is more nuanced. Sometimes a strategicprice reduction is exactly what gets you to the finish line.
Here are signs a price adjustment might be the right move:
You have had decent online views but very few showings.
You are getting feedback that buyers chose other homes that felt like a better value.
Comparable sales in the neighborhood are sitting below your list price, even if your home is nicer.
You are in an odd “internet bracket,” for example listed at 812,000 when most buyers are searching up to 799,999.
A smart price reduction is not random. It is based on:
Actual showing feedback
Current competition
The price ranges where buyers are searching online
Sometimes moving the price just enough to land in the next major search band can dramatically increase exposure. For example, adjusting from 805,000 to 799,000 is more powerful than dropping from 805,000 to 799,900. One gets you into more searches. The other is barely noticeable.
If you truly overshot the market, holding firm and “waiting for that one buyer” usually costs more in the long run than correcting early and getting sold.
On the other hand, there are many situations where concessions are more effective than a straight-up price reduction.
Common concessions in Denver right now include:
Closing cost credits to the buyer
Seller-paid rate buydowns with the buyer’s lender
Credits in lieu of repairs after inspection
HOA or metro district fees pre-paid for a period of time
The big advantage of concessions is that they can target what buyers actually care about most: their monthly paymentand their cash to close.
Here is a simple example:
Dropping the price by 10,000 might only change the monthly payment by a relatively small amount.
Using that same 10,000 as a seller credit toward a temporary rate buydown can significantly lower the buyer’s payment for the first couple of years of ownership.
From the buyer’s perspective, that payment relief can be the difference between “we like it” and “we can confidently move forward.”
Concessions also allow you to keep the contract price higher, which may matter if you are using the proceeds to buy your next home or you care about how the sale looks on paper for future appraisals in the neighborhood.
Rate buydowns sound complicated, but the concept is simple:
You, as the seller, give a credit at closing.
The buyer’s lender uses that credit to temporarily reduce the interest rate.
The buyer enjoys lower payments for a set period, usually one to three years.
Why this matters in 2026:
Many buyers are nervous about rates, even as they have eased off their highs.
A buydown lets them get comfortable with the first few years of payments while having the option to refinance later if rates drop further.
As a seller, you do not need to understand every technical detail. You simply need a solid lender partner and an agent who can structure the offer so that both sides win.
It is completely normal to want to hold your ground on price, especially if you remember what homes were selling for a couple of years ago or you have a number in your head that feels important.
The problem is that sitting on the market too long sends a message to buyers:
They wonder what is wrong with the home.
They assume you are inflexible or out of touch.
They feel more comfortable coming in low, if they write at all.
In many cases, waiting it out for another 30 or 60 days leads to:
More carrying costs (mortgage, utilities, taxes, maintenance)
Fewer showings
An eventual price reduction that has less impact because the listing is now “stale”
If the data and feedback are telling us we missed the mark, it is usually better to adjust strategically than to dig in and hope.
Every home and situation is unique, but here is how I help clients decide between price reductions, concessions, or both:
Review the first 10 to 15 showings (or inquiries).
What are people actually saying? Are they complaining about price, floor plan, finishes, or something else?
Look at your direct competition.
What else can a buyer get at your price point in your neighborhood right now? If your home is clearly the outlier, we have to address that.
Run the numbers both ways.
We compare:
Option A: A reduction that brings more buyers into your search band.
Option B: Keeping the price close to where it is, but advertising a closing cost credit or rate buydown option.
Factor in your timeline and stress level.
Are you trying to close before you buy another home, relocate, or hit a key deadline? The more time pressure you have, the less sense it makes to sit on the market without a plan.
Often, the answer is a combination:
A modest price improvement to line up with current comps
Plus a clearly marketed concession or rate buydown strategy that we highlight in the remarks, flyer, and conversations with buyer agents
In this market, success is not about stubbornly holding your number or giving the house away. It is about:
Pricing based on today’s reality, not last year’s headlines
Presenting your home so it stands out in photos and in person
Using concessions and creative terms to help the right buyer comfortably say “yes”
If you are considering selling your Denver home in 2026 and you are not sure whether you need a price adjustment, better marketing, or a concession strategy, I am happy to walk through it with you.
We will look at the data, talk honestly about your goals, and build a plan that gets you from listed to sold with as little drama as possible
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.
Compass
200 Columbine St
Denver, CO 80206
Sallie Simmons