Metro Denver Market Update

Week of February 11–17, 2026

Last week’s headline wasn’t rates. It wasn’t inventory. It was snow.

President’s Day weekend delivered meaningful snowfall across Colorado’s resorts, and buyers did what Coloradans do when powder shows up: they went skiing. Showing activity dipped. Pending transactions pulled back. That’s not a demand collapse. That’s a lifestyle detour.

Here’s what the data shows for the Denver metro area (Adams, Arapahoe, Broomfield, Denver, Douglas, Elbert, Jefferson counties):

• 8,114 active listings – up 5.5% week over week
• 875 pending transactions – down 11.7% week over week
• 521 closed sales – up 7.0% week over week
• Median days on market: 18 – down 14.3% week over week
• 2.1 months of supply – up 18.6% week over week
• 15,375 showings – up 12.2% week over week

Snow Impact: A Temporary Pause, Not a Trend

Resort totals over the holiday weekend were strong:

• Vail: 14 inches
• Aspen Snowmass: 17 inches
• Steamboat: 22 inches
• Copper Mountain: 11 inches
• Beaver Creek: 14 inches
• Telluride: 25 inches
• Crested Butte: 23 inches

When conditions improve like that, housing activity softens temporarily. Buyers shift attention from granite countertops to lift tickets. It’s seasonal, predictable, and short-lived.

The weekend following President’s Day traditionally marks the unofficial launch of the spring market. Early field reports suggest solid open house traffic and healthy engagement on well-prepared listings.

What the Numbers Actually Mean

Inventory is rising. That’s not a red flag; it’s normal for this time of year. At 2.1 months of supply, we are still operating in a constrained environment compared to historical norms.

Median days on market dropping to 18 days tells you something important: properly positioned homes are moving quickly.

Pending transactions dipped week over week, but closed sales rose. That suggests buyers are still active and willing to commit when the property makes sense.

This is not a frenzy market. It’s selective.

The best homes, priced correctly from day one and presented well, are seeing competition. Everything else is negotiating. That’s a healthier dynamic than blind bidding wars across the board.

Condo and Townhome Segment: A Different Story

Detached single-family homes and attached properties are moving on two separate tracks.

Inventory in the condo and townhome segment is climbing faster and has shifted firmly into buyer-leaning territory. The attached market is experiencing more friction, especially in communities with:

• Elevated HOA dues
• Reserve concerns
• Insurance complications
• Ongoing litigation
• Special assessments

These factors are influencing financing, buyer confidence, and overall absorption rates.

There are exceptions. Townhomes without HOAs, or with strong financials and clean documentation, are not experiencing the same pressure. The takeaway is simple: attached product requires tighter pricing strategy and deeper diligence.

Data without context can lead to bad decisions. Not all condos are struggling. Not all townhomes are soft. But the attached market overall is more sensitive right now.

The Spring Setup

The key question isn’t whether the market is active. It is.

The real question is sustainability.

Last year saw a sharp early spike followed by a noticeable slowdown by mid-April. This year feels more measured. If inventory continues rising gradually while demand holds steady, we could see a longer, steadier spring cycle instead of a short sprint.

For sellers, that means strategy matters more than timing hype.
For buyers, that means opportunity exists — but only if you move decisively on the right property.

In short:
The market didn’t stall. It went skiing.

And now it’s back.