Look at May statistics for Denver. With the surge in inventory I would have expected a sharp drop in prices, yet median and average sales price have barely budged. Now look at the chart below, what do you notice? Why are prices increasing even with an increase in inventory? What other variable do we need to watch? What do these two charts say about the strength of the Denver real estate market?
Inventory surges in May and then declines
Now look at the chart above of October, inventory actually declined even while sold listings also declined. How can this be possible? This leads us to the third variable “delistings”. Essentially buyers that didn’t sell their property just pulled the property off the market which shows a decline in inventory in October.
What is in the data on delistings in Denver?
Delistings in October jumped nearly 38% compared with a year earlier, again surpassing inventory growth, according to the November 2025 monthly housing trends report from Realtor.com®. Year to date, delistings were up roughly 45% from the same period in 2024.
Since June, about 6% of listings have been removed from the market by sellers each month, cementing 2025 as the year with the highest national delisting rate since Realtor.com began tracking this metric in 2022.
What cities have the highest Delistings?
As in prior months, delistings remain most common in pandemic-era boomtowns concentrated in the inventory-rich South and West, where prices have been falling.
- Miami stood out for having the highest ratio of delistings to new listings, at 45, down from 60 in August but up from 34 in October 2024.
- Denver took silver with 39 delistings per 100 new listings, up from 37 in August and 24 year over year.
- Houston followed with a ratio of 37 per 100, down from 40 in August but up from 31 compared with the same period last year.
Is delisting a positive for the Denver real estate market?
When reading the article, it definitely had a negative tone about delistings: “The delisting trend is a perfect personification of the stagnant and frustration-filled housing market,” says Realtor.com senior economist Jake Krimmel.
Ironically Delisting might be a good sign for Denver real estate. What a delisting shows is that the seller still has power in this market and if they don’t get the price they want then so be it they just take the house off the market. This shows that sellers in Denver are not in a distress situation where they have to sell. If this were the case, then Denver real estate would continue increasing while prices fell, but the opposite is happening.
Because of the strong position sellers are in they are keeping the Denver market basically flat which is likely the best scenario for prices.
Will this delisting trend in Denver last
My gut says that many homeowners in Denver are sitting with low rates and good equity and are not in a forced situation to do anything. Instead of selling maybe they will remodel the house or do an expansion to meet their needs. This would lead to prices basically stuck where they are with possible small declines downward, but no huge correction in the market.
The flip side of the delisting debate is that macro factors could ultimately force sales. For example a strong economic downturn that leads to job losses. This would lead to more forced sales albeit not an 08 bloodbath in Denver.
Delisting is good for the Denver market
Although the delisting trend in Denver is not good for buyers hunting for lower prices, delisting is a good sign for Denver real estate. The Delisting trend in Denver shows that sellers are not in a forced position to do anything meaning that sellers are still sitting on good equity and low rates until they get their desired number that makes it worth it to move.
A surge in Delistings shows the strength of the Denver market and also limits the downside risk to prices in the short term. The million dollar question is will Denver sellers at some point enter into a forced position where they need to sell due to economic or other factors. Unfortunately I don’t have a magic 8 ball to predict if/when this situation will occur, but everyone should be aware that the delisting trend could reverse quickly leading to price declines, but as of now it doesn’t look like this situation is immenent.
In the interim, enjoy the good news about delistings in Denver which is keeping inventory in check and prices higher than expected. The million dollar question is will this trend continue through 2026?
Additional Reading/Resources?
https://coloradohardmoney.com/are-politics-leading-to-lower-denver-house-prices/
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Glen Weinberg personally writes these weekly real estate blogs based on his real estate experience as a lender and property owner. He is the owner of Fairview Commercial Lending. Glen has been published as an expert in hard money lending, real estate valuation, financing, and various other real estate topics in Bloomberg, Businessweek ,the Colorado Real Estate Journal, National Association of Realtors Magazine, The Real Deal real estate news, the CO Biz Magazine, The Denver Post, The Scotsman mortgage broker guide, Mortgage Professional America and various other national publications.
Glen resides in Colorado, lends in Colorado, owns property in Colorado, and services loans in Colorado which provides a unique real estate prospective of what is actually happening on the ground both in Denver and throughout Colorado. My goal of this real estate blog is to provide an honest assessment of what I see happening in Colorado real estate and how it will impact real estate owners, buyers, realtors, mortgage professionals, etc…
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