Market Update, July 17, 2025

Homes are selling for below asking price throughout Metro Denver. Homes that sold in Highlands Ranch over the past 30 days sold for an average of 95% of their original asking price, for example. 

That’s low when you consider that it wasn’t long ago homes were selling for an average of 101% or 102% of list price.

But the “sold price” doesn’t tell the whole story.

The Concession Reality Check

Here’s what caught our attention: 62% of the 138 homes sold involved seller concessions, averaging $7,800 each, with some reaching over $40,000.

When concessions are taken into account, the average net closed price was almost 93% lower than the original asking price.

That $1.58M sale? Actually netted the seller $1.55M after $35K in concessions. The $2M sale? The seller paid $38K in buyer concessions, bringing their net to $1.96M.

Price Cuts + Concessions = Market Reality

It gets more interesting when you layer in price reductions:

• One home: Started at $1.875M → reduced to $1.55M → sold for $1.55M
• Another: Listed at $1.55M → dropped to $1.27M → sold for $1.18M
• Total reduction from original price: $365,500

What This Means

When you combine concessions with price reductions, the actual market dynamics become clear. Sellers are working harder to close deals, often absorbing costs that buyers might have traditionally covered themselves. This could include closing costs, repairs, rate buydowns, or other financial incentives that make properties more attractive to buyers.

For Buyers: Don’t just negotiate price—negotiate concessions. Sellers are clearly willing to help with closing costs, repairs, and rate buydowns.

For Sellers: Budget for concessions and price realistically from the start. The market rewards flexibility, not wishful thinking.

For Everyone: A home that “sold for asking price” might have cost the seller thousands in concessions, while a sale below asking price might have been cleaner for the seller’s bottom line.

The Bottom Line

Surface-level sales data can be misleading. In today’s market, successful transactions require creativity and flexibility from both sides. The real story isn’t in the sale price—it’s in the net proceeds and total terms.