Denver Mayor Michael Hancock at State of the Cities 2020
Kathleen Lavine, Denver Business Journal
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There’s a common assumption that real estate wealth is only built in hot markets — bidding wars, homes selling in days, prices climbing every quarter. But some of the smartest moves our clients make happen when the market slows down and levels out, not when it’s on fire.
That’s exactly where Denver sits heading into this fall: a more balanced market, with less competition and more room to think clearly instead of react quickly. If you’re a buyer, a seller, or simply a homeowner watching from the sidelines, here’s why this season is worth paying attention to.
What “Balanced” Actually Means Right Now
Here’s what the latest numbers from REColorado show for the Denver Metro area as of August 2026:
Put together, that’s a market that’s normalizing rather than crashing or overheating. Prices have held steady, but more homes are coming onto the market (new listings up 4%) while fewer are actually closing (down 13%) or going under contract (down 7%). At 18 weeks of inventory, buyers have meaningfully more selection than they did during the scarcity years — and that shift changes the playbook for everyone.
That’s not bad news — it’s just a different set of rules. And knowing the rules is how you build wealth in any market, not just the hot ones.
For Buyers: Less Competition, More Leverage
Fall has always been a quietly excellent time to buy, and the numbers back it up this year:
Buying well isn’t just about price. It’s about the terms you negotiate, and fall gives you more room to negotiate them.
For Sellers: Win by Adjusting, Not by Waiting
If you’re selling this fall, the biggest mistake is pricing (or presenting) your home based on what the market looked like eighteen months ago. New listings are up 4% year-over-year, which means more competition for your listing — while closings are down 13%, which means buyers are being more selective. A balanced market rewards sellers who:
Homes that are priced and positioned correctly are still selling well. The ones that sit are almost always priced for a market that no longer exists.
For Homeowners: Fall Is a Natural Checkpoint
Not buying or selling right now? You’re still building wealth — it just looks different. Fall is a good time to ask:
Wealth through real estate isn’t only about transactions. It’s about actively managing the asset you already own.
The Bigger Picture
Markets move in cycles. Hot markets get the headlines, but balanced markets are often where the best long-term decisions get made — because there’s less noise and more time to think. Whether you’re buying your first home, selling to move on to what’s next, or simply making the most of the home you already have, the goal is the same: make real estate work for you, in every season, not just the exciting ones.
That’s the approach we take with every client, in every market. If you’re weighing a move this fall — or just want a second opinion on your options — we’re happy to talk it through.
Fall is right around the corner, and Oktoberfest season is officially here! 🍻 From traditional German food and live music to stein-hoisting contests and family-friendly festivities, there are plenty of ways to celebrate around the Denver Metro — plus a mountain Oktoberfest that’s worth the drive.
Whether you’re looking for a lively downtown celebration, something close to home or an excuse for a fall weekend in the mountains, here are a few Oktoberfest celebrations to add to your calendar this year.
📍 Larimer Street between 20th & 22nd, Denver
One of Denver’s longest-running fall traditions returns to the Ballpark District for two weekends of festivities. Denver Oktoberfest has been celebrating the season since 1969 and brings plenty of energy to Larimer Street with live music, German-inspired food, stein-hoisting competitions, keg bowling and more.
General admission is free, making it an easy addition to your weekend plans. Festivities run Friday evenings, all day Saturday and through Sunday afternoon.
Don’t Miss: The stein-hoisting competitions and famous keg bowling!
📍 Denver Kickers Sport Club, Golden
For a celebration with a more traditional German community feel, head west to Golden for the Denver Kickers Oktoberfest. This family-friendly event features German food, music, dancing and drinks inside the Denver Kickers clubhouse.
Admission is free, and the celebration runs Friday from 5–9 PM and Saturday from 1–9 PM.
Don’t Miss: This is a great choice if you’re looking for a smaller, more traditional Oktoberfest experience away from the larger downtown crowds.
📍 Highlands Ranch Town Center
South Metro residents don’t have to travel far to join the fun! Highlands Ranch’s annual Oktoberfest kicks off with an Oktoberfest 5K in the morning before the main celebration gets underway from 1–9 PM.
Expect live entertainment, stein-hoisting competitions and plenty of Bavarian-inspired favorites, including bratwurst, pretzels, schnitzel and German-style bier. The event is free and open to the public.
Don’t Miss: The Oktoberfest 5K is a fun way to start the day before rewarding yourself with a pretzel and a cold beer!
📍 Historic Main Street, Breckenridge
Looking for an excuse to head to the mountains? Breckenridge Oktoberfest is celebrating its 30th anniversary in 2026, bringing three days of Bavarian-inspired festivities to historic Main Street — all surrounded by the beautiful fall colors of the Ten Mile Range.
The free festival features German beer and food, live music and dancing, stein-hoisting competitions, an Oktoberfest 5K and an expanded Kid Zone open throughout the weekend.
Festival Hours:
Friday, September 25 | 2–6 PM
Saturday, September 26 | 11 AM–6 PM
Sunday, September 27 | 11 AM–5 PM
Don’t Miss: The official keg tapping, traditional German fare and Saturday’s Oktoberfest 5K. If the timing is right, you may even catch some beautiful fall colors on the drive up!
📍 National Western Center, Denver
Can’t get enough Oktoberfest? The celebrations continue well into October with The Denver Wiesn at the National Western Center.
Hosted by the Bavarian Guild, the event is designed to bring a traditional Munich-style Oktoberfest experience to Denver, complete with Bavarian traditions, food, music and plenty of festive atmosphere.
Admission is free, and festivities run from 1–9 PM each day.
One of the best parts of living along the Front Range is how many ways there are to celebrate the changing seasons. You can spend one weekend enjoying Oktoberfest in downtown Denver and the next surrounded by fall colors in the mountains.
So dust off the lederhosen, grab your friends and family, and say Prost! to another beautiful Colorado fall.
Coming next month: We’ll be rounding up some of our favorite pumpkin patches, corn mazes and fall farms around the Denver Metro! 🎃
August 26–29 | Downtown Denver
Experience one of Denver’s premier culinary events featuring chef tastings, wine seminars, craft cocktails, and the popular Grand Tasting with some of Colorado’s best restaurants.
August 29–30 | Sloan’s Lake Park
One of Colorado’s largest cultural festivals featuring dragon boat races, authentic Asian cuisine, live performances, shopping, and family activities.
August 22–23 | Wynkoop Plaza at Union Station
Browse handcrafted artwork, jewelry, home décor, ceramics, photography, and more while supporting talented Colorado artists. Enjoy live music and local food in the heart of downtown Denver. Free admission.
Fresh Colorado produce, flowers, baked goods, artisan foods, and local makers are in full swing throughout August. Don’t miss favorites like South Pearl Street, Cherry Creek, City Park, and Highland Square Farmers Markets.
Make the most of the long weekend with these local favorites:
Spend an unforgettable evening at Red Rocks Amphitheatre, where Maná and Gregory Alan Isakov with the Colorado Symphony headline Labor Day weekend. Or stop by during the day for a scenic hike among the iconic red rock formations.
One of Denver’s signature Labor Day traditions returns to Civic Center Park with dozens of local restaurants, live music, artisan vendors, and family-friendly activities throughout the holiday weekend. Admission is free.
Cheer on the Colorado Rockies as they host the St. Louis Cardinals during Labor Day weekend. Grab a hot dog, enjoy the downtown atmosphere, and take in one of baseball’s most scenic ballparks.
Celebrate the beginning of Hispanic Heritage Month by shopping local Hispanic-owned businesses, enjoying delicious food, and experiencing live entertainment at this vibrant community market on September 5.
Whether you’re exploring a festival, discovering a local market, or simply soaking up Colorado’s beautiful weather, we hope you have a safe and relaxing Labor Day weekend!
The Denver Metro housing market has shown an important trend during the first half of 2026: homes priced correctly from day one consistently sold for more than those that lingered on the market.
According to REcolorado MLS data from January through June 2026, homes that sold within:
When a new listing hits the market, it receives the highest level of attention from buyers. New listings appear in saved searches, attract the most online views, and generate the greatest showing activity.
If a home is priced competitively from the beginning, buyers recognize its value and are more likely to act quickly.
When a property is priced too high, buyers often wait. Over time, fewer buyers schedule showings, price reductions become necessary, and negotiations typically involve larger concessions.
The first half of 2026 proved that demand still exists—but buyers are more selective than they were a few years ago.
The homes that sold the fastest weren’t necessarily the newest or the most updated—they were the homes that entered the market at a price buyers believed represented fair value.
That’s why an accurate pricing strategy has never been more important.
Before deciding on a list price, let the market—not guesswork—guide the decision.
At Glass Properties Group, we prepare a detailed pricing analysis using current neighborhood sales, active competition, buyer trends, and local market conditions to position your home for maximum exposure during those critical first two weeks.
The goal isn’t simply to get your home on the market—it’s to get it sold for the best possible price.
Colorado summers can bring plenty of sunshine—and higher utility bills. Fortunately, a few simple adjustments can help keep your home comfortable while reducing energy costs.
💨 1. Replace Your HVAC Filter
A clean air filter helps your air conditioner run more efficiently. During the summer, check your filter monthly and replace it every 1–3 months, depending on usage and whether you have pets.
🌡️ 2. Adjust Your Thermostat
Every degree you raise your thermostat during the summer can help reduce cooling costs. Many homeowners find 72–76°F comfortable while they’re home, and increasing it a few degrees while you’re away can help lower your energy bill without sacrificing comfort.
☀️ 3. Block Out the Afternoon Sun
Keep blinds or curtains closed on south- and west-facing windows during the hottest part of the day. This simple habit can significantly reduce indoor temperatures and lessen the workload on your A/C.
💧 4. Water Your Lawn Early
Watering before 10:00 a.m. helps reduce evaporation and keeps your landscaping healthier while using less water. Avoid watering during the heat of the afternoon whenever possible.
🌬️ 5. Use Ceiling Fans Wisely
Ceiling fans don’t actually cool the air—they help people feel cooler. During the summer, make sure your fan is spinning counterclockwise to push cool air downward. Remember to turn fans off when you leave the room.
🔍 6. Seal Air Leaks
Check around doors, windows, and garage entries for drafts. Replacing worn weatherstripping or adding caulk can help keep cool air inside and hot air out.
💡 Homeowner Tip
Small maintenance tasks today can prevent larger repair bills tomorrow. Keeping your HVAC system serviced annually and staying on top of seasonal maintenance helps your home stay comfortable, efficient, and valuable for years to come.
Need trusted recommendations for HVAC technicians, landscapers, or other home service professionals? Our team is always happy to connect you with local vendors we’ve come to know and trust.
Summer is one of the best times to explore everything the Denver Metro area has to offer. Whether you’re looking for live music, fresh local produce, family activities, or a night at the ballpark, there’s something for everyone this month.
🎶 City Park Jazz
Sunday Evenings | City Park, Denver
Bring a blanket, pack a picnic, and enjoy one of Denver’s favorite summer traditions. City Park Jazz offers free outdoor concerts every Sunday evening, making it the perfect way to unwind with family and friends.
🥕 Explore a Local Farmers Market
Weekly Throughout the Metro Area
Support local farmers and small businesses while shopping for fresh produce, flowers, baked goods, artisan goods, and more. Some local favorites include:
Most markets feature live music, food vendors, and activities for all ages.
⚾ Spend an Evening at Coors Field
Colorado Rockies Home Games | Downtown Denver
Nothing says summer quite like baseball at Coors Field. Whether you’re a lifelong Rockies fan or simply looking for a fun evening downtown, July is filled with opportunities to enjoy America’s pastime with beautiful mountain views and great local food.
🎭 Colorado Renaissance Festival
Weekends Through Early August | Larkspur
Take a short drive south of Denver and step back in time at the Colorado Renaissance Festival. Enjoy live entertainment, artisan vendors, jousting tournaments, delicious food, and interactive experiences that make for a memorable summer outing.
🎵 Free Concerts at Levitt Pavilion
Throughout the Summer | Ruby Hill Park
Levitt Pavilion hosts dozens of free outdoor concerts featuring local and nationally touring artists. Pack a lawn chair, bring your favorite snacks, and enjoy live music under the Colorado sky.
🏔️ Make the Most of Colorado Summer
Whether you’re hiking a favorite trail, enjoying a neighborhood farmers market, cheering on the Rockies, or listening to live music under the stars, July is a wonderful time to experience everything the Denver Metro area has to offer. We hope you enjoy the season and make some lasting summer memories!
You may be telling yourself you’re going to wait to move – maybe you’re hoping mortgage rates will come down, prices will fall, or the market will feel a little easier.
And honestly? A lot of people feel that way right now. But here’s what some are starting to realize.
Waiting doesn’t usually fix the thing that made you want to move in the first place.
Your family still desperately needs more room. Your empty nest still feels too…empty.
Your parents or grandparents still need you to live closer.
You just got married… or divorced.
Your vision of retirement has you living somewhere else.
Eventually, life can reach a point where waiting feels harder than moving.
That’s why some people are still deciding to buy right now, even in today’s market. Not because conditions are perfect. But because the life changes behind their move never really went away.
And maybe that’s exactly where you are too. If so, you’re certainly not alone.
Data from the National Association of Realtors (NAR) shows 1 in 5 buyers last year said they felt like they had to purchase a home at that time, no matter the market.
That’s an important reminder right now. Sure, the dollars and cents of your move have to make sense for you. But big life changes happen whether mortgage rates and home prices are high, low, or somewhere in between.
And those big life events happen more than you may think. NAR says roughly 22.5 million people experience major life changes in a typical two-year span (see graph below):
These are exactly the kinds of things that can change how much space you need, where you want to live, or what kind of lifestyle makes sense now. Chen Zhao, Head of Economics Research at Redfin, explains:
“Life doesn’t stand still—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood.”
And that’s what makes waiting so hard. Every month you spend hoping the market changes is another month living in a house that no longer works for your life. It’s stressful to feel stuck. And that feeling usually doesn’t disappear.
But while affordability is still a challenge, there may still be a way for you to make your move.
The number of homes for sale has been growing for 4 straight years (see graph below). That means more homes to choose from and, in some markets, more room to negotiate than buyers had just a few years ago.
That doesn’t mean moving is suddenly easy. But it does mean some buyers are finding ways to make a move work. So, if you’ve been putting your plans on hold, maybe the question isn’t just:
“What’s the market doing?” or “When will it get better?”
Maybe ask yourself this, too: “Can I still live where I’m at right now and make it work?”
If the answer to that second question is “no,” it may be worth having a conversation about what your options look like today – despite where rates or prices are. You could find your move is still possible after all. With more homes for sale, there’s a better chance to find one that fits your life (and your budget) right now.
Life changes. Priorities shift. Families grow. Kids move out. Careers evolve. And eventually, the house you’re in may stop fitting the life you’re living.
If that’s been weighing on you lately, talk to an agent about what your options could realistically look like today, no matter where rates or prices are.
Life can’t always wait for perfect market conditions. Maybe you don’t have to either.
Former Denver Mayor Michael Hancock is jumping into the real estate game.
Last week, Hancock completed what he hopes will be the first transaction building a portfolio of real estate holdings. He purchased the historic office building at 2413 N. Washington St. in Denver’s Five Points neighborhood, known as the Triangle Building.
Hancock bought the 7,600-square-foot building for just over $1.4 million, records show.
He served three terms as Denver’s mayor, from 2011 to 2023. Since then, Hancock has worked as a consultant, mostly in the realm of politics. Because the bulk of his career has been in the public sector, Hancock said it’s time for him to catch up financially, which he plans to do by investing in real estate.
“Real estate is still one of the more sure investments you can make,” Hancock said. “We’re going to continue to look and speculate and create opportunities with partners, and hopefully continue to expand. Once you get the bug and try to figure out how to do these things, the key would be to keep growing and hopefully amassing a nice portfolio.”
Starting with the 2413 N. Washington building made sense because Hancock already had a relationship with the previous owner.
He bought the property from the estate of Carl Bourgeois, a legendary Colorado developer known for his work to preserve and revitalize the historically Black area of Five Points. Bourgeois’ company, Civil Technology, also worked on the Denver International Airport, the Stapleton/Central Park Redevelopment Project, the Webb Municipal Office Building and the Denver Art Museum expansion, according to the company’s website.
Even before he was mayor, Hancock considered Bourgeois a friend, he said, calling Bourgeois someone he admired and who you couldn’t spend time in Five Points without knowing. Hancock grew up in the nearby Whittier neighborhood and said he spent a lot of his time there in his early twenties.
Michelle Glass, principal with Glass Properties Group at KW Commercial, represented Bourgeois’ daughters. She said Hancock was the ideal buyer because he won’t simply leave the building to flounder.
“What I was really looking for was to find an investor who was going to do something with the building,” Glass said. “In commercial real estate, especially with office, it’s definitely a buyer’s market, and we’re seeing a lot of vacant office space, as well as some vacant retail space in Five Points. So it was really exciting to be able to sell it to a buyer that is actually going to purchase that and do something with the building — reinvest in the building, renovate it.”
Glass, an experienced agent in the area, said it’s a great time to buy in Five Points because cap rates are high since building prices have been dampened since the Covid-19 pandemic.
“This will be a good thing for the community, because now new entrepreneurs and new investors can come in and do something and reuse some of these buildings,” she said. “To see the mayor come in and take a value-add building and reuse it for something that’s going to be profitable and great for the community is an exciting thing.”
Before Bourgeois bought the building in 1989, it had been used as an icehouse. He renovated it into office space.
Hancock now plans to renovate again, preserving historic elements while refreshing the space. He plans to lease several office suites and add co-working space, a cafe and a garden area so people can work outside.
“We plan to program it as well to have maybe some discussions, speak easy-type activity with guest speakers and things of that nature,” Hancock said.
He is determining what the renovation will cost, Hancock said. He and his fiancée are the majority owners of the property, and they have three silent partners, he said.
Part of the deal included seller financing, Glass said, which helped make the sale more favorable for both parties.
For Hancock, Five Points is a target area as he continues his real estate career.
“It’s an important area,” he said. “It has been gentrified. We want to create some ownership down there again and continue to create diversity and opportunities for everyone down there. I want to be a part of that. …Five Points is burning to continue to get better.”