Published October 2, 2026 in Market Update

This market is moving with less supply, not more heat

By Joanne Jordan

Real estate, Villages-- Greenwood & Cherry Hills-- $700+

Realtor.com reported that active listings grew 5.5% year over year nationally in September 2026, reaching 1.16 million homes. That number does not describe this market. The Real Estate Data Aggregator counted 257 homes for sale across ZIPs 80113, 80111 and 80121 in the three months ending July 31, 2026. That is down 11.7% from the same months of 2025. New listings fell 16.5% over the same period. Supply here moved in the opposite direction from the national story.

If you own here, that gap works in your favor. Fewer choices for buyers means your home faces less competition on the day it lists. If you are looking to buy here, fewer choices mean preparation matters more than broad national headlines do.

Supply across the three ZIP codes

Fewer new listings and fewer homes for sale, but demand held up well enough that 282 sales were pending by the end of the period. Buyers are still active. They just have less to choose from.

How each ZIP code read in the same period

ZIP 80121: the tightest conditions in the group

The Real Estate Data Aggregator counted only 58 homes for sale in 80121, down 21.6% from a year before. New listings fell 21.6% as well. The median sold for $785,000, up 5.4% year over year. Homes sat for a median of 11 days, six days shorter than the same period of 2025. Nearly half, 49.4%, went under contract within two weeks of listing. That is up 3.4 points from a year before. Supply is tight, and buyers are responding quickly.

ZIP 80111: fewer choices, steady prices

The Real Estate Data Aggregator counted 98 homes for sale in 80111, down 22.2% from a year before. New listings dropped 28.1%. The median sale price was $937,500, up 0.8% year over year. Homes sold in a median of 14 days, two days faster than the same period of 2025. The sale-to-list ratio held at 98.3%. Prices did not move much, but supply tightened considerably.

ZIP 80113: more homes for sale, but prices softened

ZIP 80113 read differently from its neighbors. The Real Estate Data Aggregator counted 101 homes for sale, up 11% from a year before. New listings rose 3.7%. That added inventory showed up in the numbers. The median sale price was $701,000, down 4.3% year over year. Homes sat for a median of 18 days, three days longer than a year before. The sale-to-list ratio slipped 1.2 points to 97.3%. Not every part of this market is equally tight, and 80113 is the honest proof of that.

One national number worth knowing

Realtor.com reported that mortgage rates topped 7% in September 2026, the first time since January 2025. Rates at that level slow some buyers. They also slow some sellers who do not want to give up a lower rate they already hold. That second effect is part of why new listings fell here. Fewer sellers listing means fewer choices for buyers, which is exactly what the Real Estate Data Aggregator numbers show.

Realtor.com also reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That figure is worth watching. It does not describe every ZIP code here equally. ZIP 80121 and 80111 showed price stability or growth. ZIP 80113 showed some softening. The national mood and the local reality are two different readings.