01/20/2026 Affordability

Posted on January 20, 2026 by Dee & Tom Cryer

Three factors that contribute to affordability when purchasing a home. Rates, interest rates, directly impact your monthly cost. Supply, when supply goes up, prices generally stall or decline. Getting a better price allows for a lower down payment and a lower monthly payment. Income, if you make more money, you can afford more. Self-improvement, investing in yourself, typically becomes your best investment for more income.

Right now, rates are becoming very friendly. Under 6% seems to be a threshold for today’s buyers. They say, “Never say never”, but I would pretty much bet the farm on rates never being below 3% again, so we will have to accept under 6%.

Let’s see what happened this week in Denver’s MLS for Single-Family Residences.

Denver Market Watch
New Listing (1182) Almost identical to last week. We appear to be at a good pace here.
Coming Soon (169) Below last week.
Back On Market (211)
Price Increase (77)
Price Decrease (1054) The best this number has looked in a year!
Pending (1115) Keeping pace with New Listings is a sign of market strength.
Withdrawn (116)
Leased (0)
Closed (576) This is below last week, but it was a 3 day weekend.
Expired (399) Giving Up?

The story is short. We are not seeing anything to “hate on” so far for 2026. Now, let’s take a look at the Total Active Listing count. Currently riding at 6,336, this is fewer than last year at the same time, and it is fewer than last week.

Although we hit a peak last year that was higher than anyone wanted, we seem to have dropped into a more reasonable market of balance. Let’s keep a close eye on this.

Last week, we sat down with a buyer and seller for the 2026 market season. We created a plan in both instances, and we are well on our way to execution of that plan. “Failure to plan is a plan for failure.”

Let’s take a few minutes out of your busy day, discuss your choices, create a plan, and let’s work together to make it happen. You can always reach us at TheCryerTeam@Kentwood.com and/or 303-773-3399

Posted in Denver Residential Real Estate | Tagged , , , , , , | Leave a comment

01/13/2026 Denver Broncos Win the Super Bowl Again!

Posted on January 13, 2026 by Dee & Tom Cryer

Don’t you wish you could write the headlines, the story, and the outcome days, weeks, or even years ahead? I think you can. I’ve been involved in the appraisal, renovation, rental, and sales of residential real estate for 50 years. Yep, I added it up. I started in this business in June of 1976. I worked hard, played harder, and grew up the day my daughter was born. At that moment, I knew how important a home would be! And for the last 33 years, the home Dee and I reside in has been the landing strip for Birthdays, Holidays, and Special Events. The hardwood floors have the patina of love, not wear and tear.

So remember, you heard it here first, you can write your own future, and the Broncos will win the Super Bowl. Really, could I write anything else in this story? We’ve even been having fantastic blue and orange sunsets and sunrises!

This morning’s sunrise!

Yesterday’s Sunset.

Blue and Orange, just like the Broncos! Show me a better predictor…

So what happened this week. Will the MLS confirm my convictions from last week, or are sellers waking up with signs in their front yards?

Denver Market Watch
New Listing (1051) Way up from last week, but not even near mid-season 2025.
Coming Soon (172) Routine number here.
Back On Market (287) Up a little here.
Price Increase (93)
Price Decrease (1257) Getting it done NOW!
Pending (979) A good second week of the year, but not enough to cover the new inventory.
Withdrawn (139)
Leased (0)
Closed (630) Very similar to last week, but once again, not covering the new inventory.
Expired (459) Giving up?

How does this stack up to the number Total Active Listings? With only 6,235 Total Active right now, this compares well with last week. We are experiencing a market right now that has good absorption and supply coming in at sustainable numbers. I believe we will start the year off in a balanced manner, better for sellers than last year, but buyer-friendly with enough supply to have choices.

I spent much of the morning with clients talking about their 2026 plans. Wide-ranging, but similar at the same time. Planning a move takes perseverance like no other. Having some assistance along the way helps smooth the bumps. Reach out, and let’s start making your plan for 2026. 303-773-3399 or TheCryerTeam@Kentwood.com

Posted in Denver Residential Real Estate | Tagged , , , , , , | 1 Comment

01/06/2026 Good Golly Miss Molly!

Posted on January 6, 2026 by Dee & Tom Cryer

Let’s not dwell on the past. We all have our own impression, memory, or experience of what happened in 2025. Let’s get right into the starting numbers for 2026.

Over the last 7 days, Denver’s MLS numbers for single family homes looked like this.

Denver Market Watch
New Listing (560) There is no indication here sellers are pent-up and ready to go. This is a low number.
Coming Soon (128) Ditto!
Back On Market (224) Interesting how all the “holiday holds” are ready to run in 2026!
Price Increase (112)
Price Decrease (867)
Pending (663) A low number, but better than the number of new listings.
Withdrawn (131)
Leased (0)
Closed (707) Compared to New Listings, this is a postive number to observe so early in the year!
Expired (1868) Although very high, this is the week when sellers are re-evaluating the necessity of selling.

Now, let’s put this in perspective with total number of single-family homes now active in the MLS.

With only 6,054 Active single-family listings to start the year, we are in a better position than this time last year. Above, you can see with both ‘Under Contract’ and ‘Closed’, we are exceeding the number of ‘New Listings’. If this continues into the year, we could have a very healthy market this spring.

We will keep our eyes on these events moving forward, and I am optimistic, right now.

For the new year, I want to share some YouTube Channels I enjoy, learn from, and routinely share. So here’s my list for 2026.

  • John Stossel – Offers a sense of reality.
  • Katie Hopkins – Dark views of the United Kingdom
  • The Daily Signal – Victor Davis Hanson
  • ARK Invest – An insider’s view of Wall Street
  • a16z – Two of the most successful off Wall Street investors

This list is far from my total, but each one of these channels will provide a view, you don’t currently enjoy.

Let’s bless each other, the world around us, and the future we all aspire to. May your 2026 allow you to live your best life.

TheCryerTeam@Kentwood.com or 303-773-3399

Posted in Denver Residential Real Estate | Tagged , , , , , , , | 1 Comment

12/09/2025 Active Listing Count 8,176…Touch Down!

Posted on December 9, 2025 by Dee & Tom Cryer

A quick note this week. All the numbers are positive! I was at Sam’s Club in the refrigerated section where dairy resides. A woman moved out ot the way for me while I grabbed some eggs. She said, “Do you remember when they were $10.00? I replied with, “I just filled up with 91, and it was $2.79. She looked right at me and said, “We are on the right track now!” When someone stops you in the refrigerated room at a Big Box Store, things are on the right track!

This week, we had a harmonic convergence of data. Fewer New Listings, more Pendings, and more Closed. We are on the Right Track!

Market Watch
New Listing (672)
Coming Soon (58)
Back On Market (221)
Price Increase (70)
Price Decrease (1331)
Pending (833)
Withdrawn (273)
Leased (0)
Closed (980)
Expired (685)

As of this morning, we have the fewest Active Listings of SFRs in the metro area since 2023. The pendulum swings, and balance returns.

This holiday season, let’s pause to feel real gratitude – not just for the extras, but for the fundamentals we usually take for granted. Clean water that flows the moment we turn the tap. Hot water on demand, any time we want it. Electricity that lights our homes, powers our lives, and keeps the cold at bay. Most of the world still dreams of these “ordinary” things. To us, they’re always there… which makes us some of the wealthiest people on earth. We are richly, quietly blessed. Let’s never forget it. ❤️

TheCryerTeam@Kentwood.com

303-773-3399

Posted in Denver Residential Real Estate | 1 Comment

11/18/2025 What’s Your Victim of Its Own Success?

Posted on November 18, 2025 by Dee & Tom Cryer

I have many. So many of the sleepy little towns I met as a youngster have become these behemoth tourist destinations. Moab, UT, comes to mind for me. When I first arrived in Moab, it was a sleepy little town. It wasn’t clear if it was still a mining town or a tourist destination. There was no wait for anything in 1996. The Moab Dinner was “seat yourself”. You could run a trail and not see anyone else. Telluride in 1995 was empty, too. Vail had a below-grade bar called the Lift. It was carpeted everywhere. Floor, walls, seating, everything. I’m sure that would be a fire hazard in today’s world. Some of these Western Destinations have distant parking with bus access to keep the town centers vehicle-free. Well, residential markets can act the same way.

The path of Single Family Supply in the Denver Metro Area has almost returned to fall 2024 levels. In a few Denver communities, we have returned to a balance with some buyer competition. In communities with more remote locations and builder competition, we are still experiencing oversupply, builder inventory, and slow absorption. Interest rates still weight heavy on this market.

This week we continue to see some more rational trends. Note our comments below.

Denver Market Watch
New Listing (946) This is a very safe number under 1000 for the week.
Coming Soon (69) Well below normal, which is good.
Back On Market (212)
Price Increase (64)
Price Decrease (1579) Becoming more realistic every week.
Pending (1012) Always good when this number is over 1,000.
Withdrawn (250)
Leased (0)
Closed (866) Somewhat of a slow week. This number needs to be greater than 1,000/week.
Expired (515)

The Total Active Listings continues rounding off with fewer each week. I can’t envision a market where we return to 2021 and 2022 numbers, but we are approaching 2024 numbers, and there are signs of a more balanced market in our future.

In a way, the Denver Metro Single Family Market was and has been a “Victim of its own success.” In 2021-22, when we waited in line to get into a new listing, this was not in the buyer’s interest at all. Giving up contractual benefits to obtain first status in multiple offer situations is now coming back to roost. We will handle it. We will make it happen, but it will not be without a plan. We all know, failure to plan is a plan for failure.

Let’s talk about your plans for 2026. 303-773-3399 or TheCryerTeam@Kentwood.com

Posted in Denver Residential Real Estate | Tagged , , , , , , , , , , , | Leave a comment

11/14/2025 Global Reach. Human Touch.

Posted on November 11, 2025 by Dee & Tom Cryer

Good Morning, Everyone. We have about 10-11,000 U.S. citizens turning 65 every day. If you do that math quickly, that’s somewhere near 4 million reaching retirement age every year. Many are looking for adventure, a change of pace, and/or just something different. That’s where we come in.

Kentwood’s affiliation with Leading Real Estate Companies of the World puts us in the unique position to assist you globally with your real estate needs and wants. We have the reach to make your transition to new abodes easy. Also, we have the “greatest generation” transferring wealth from distant locations, and assistance with real estate sales is often necessary.

We’ve got you covered. With 550 Companies in more than 70 countries, with 4,700 offices covered by more than 136,000 sales associates, we do have you covered.

But what’s more important to you today is what’s happening right here in Denver with its single-family residential market, right?

Denver’s Market Watch
New Listing (969) Each week, the number of New Listings continues to drop!
Coming Soon (106) Still low!
Back On Market (252) Dropping too!
Price Increase (155)
Price Decrease (1873) Still dropping!
Pending (1087) A good number demonstrating market strength.
Withdrawn (272)
Leased (0)
Closed (910) Coming out of the month-end week, this is a pretty good number. Not great, but worthy of an atta boy!
Expired (464)

Let’s compare notes on our Total Active Number of Listings below.

Just like the fall seasons of the past, the number of Active single-family listings is rounding off; it will roll into 2026 with even fewer listings than today, and we could experience a buyer frenzy in the first few months of 2026.

As always, there is too much to cover in these Tuesday morning blog posts. If you are building a plan for 2026, let’s start the dialogue now. The lack of a plan will contribute to a plan for failure later.

TheCryerTeam@Kentwood.com

303-773-3399

Posted in Denver Residential Real Estate | Tagged , , , , , , , | Leave a comment

11/04/2025 Disruptors, Disrupting, and Chaos!

Posted on November 4, 2025 by Dee & Tom Cryer

Am I right? Everything is being DISRUPTED. Whether it be healthcare, industry, aerospace, media, software, education, travel, real estate and many more, the disintermediation around us is ever-present and ominous!

Even Wall Street is being challenged by the Dallas Exchange and the lower cost of doing business in Texas. Will we find “the Hamptons” in Texas? But am I correct? Is the world as we know it being disrupted in ways we can even imagine yet? I believe so, what do you think? Let’s talk about this week’s MLS data on Single Family Homes in the Denver Metro Area.

Denver’s Market Watch
New Listing (981) Good news for sellers!
Coming Soon (91)
Back On Market (270)
Price Increase (77)
Price Decrease (1949) Getting better!
Pending (1151) This is a very good week for this time of year.
Withdrawn (279)
Leased (0)
Closed (1140) Also, a very good week.
Expired (997)

Whenever Pending and Closed Listings exceed the total of New Listings, it indicates that the market has staying power and the strength to withstand Interest Rates, Economic Uncertainty, and Political Influences. So, let’s take a look at the trend of Total Active Listings this week.

Total Active Residential Listings dropped to 9,864, which is lower than April of 2025. As anticipated, fewer sellers are coming to market, 3rd-4th Quarter buyers are still in the game, and we should be starting 2026 with somewhat of a “tight market”.

The disruption of Future Shock will be ever-present in our world. It’s stronger than all of us. We can fight the current, or we can learn to swim with it downstream and make the most of it.

As always, you can reach Dee at 303-773-3399 and/or TheCryerTeam@Kentwood.com

Posted in Denver Residential Real Estate | Leave a comment

10/28/2025 BOO!! What does your costume say about you?

Posted on October 28, 2025 by Dee & Tom Cryer

We make choices every day, all day long, and into the night. Do I stay up and watch a World Series Game go into extra innings? Do I get the Fish & Chips on Friday? Do I buy the resale property or buy one out of the builder’s inventory? One’s choices are a little like one’s costume on Halloween. Do I buy one off the shelf, or do I make the “head on the platter” costume? We could argue that we have too many choices. 31 Flavors didn’t fair too well with so many choices.

When we consider this in terms of the home search, we have a wide range of neighborhoods, various price ranges, and locations both near and far. Yesterday, I was dropping off some meals in a section of Lakewood, and I was surprised by how many homes were “over-decorated” for Halloween. Choices, choices, choices!

Let’s take a look at all the choices home buyers and sellers made this week.

Denver’s Market Watch
New Listing (1059) Week after week now, this number is stabilizing right around 1,000/week. This is good news for sellers.
Coming Soon (108)
Back On Market (278)
Price Increase (116)
Price Decrease (2109) This number remains too high, but we are learning.
Pending (1152) Ordinarily, this would be just an average number, but once again, we are stronger than new listings and closings are slowly helping balance this market.
Withdrawn (233)
Leased (0)
Closed (944) Not a bad week, but let’s take a look next week and see how month-end numbers compare to this.
Expired (436)

As the image above shows, the growth of supply has turned the corner and is falling in line with seasonal norms, characterized by fewer new listings. If rates fall off just a little more, maybe into the high 5s, we could see a shortage moving into the new year. That would help a lot of sellers!

As always, we’re here. One of us is out in the market every day. We are observant. We can help you spot trends and offer advice. Let’s talk… 303-773-3399 TheCryerTeam@Kentwood.com

Posted in Denver Residential Real Estate | Tagged , , , , , | 1 Comment

10/21/2025 Is it better to remodel or move?

Posted on October 21, 2025 by Dee & Tom Cryer

My first reaction is to stay put and remodel. On the other hand, remodeling is a genuine inconvenience. Most contractors want you out of the house now. Clear the way for inconvenience-free construction and movement of subcontractors!

On the other hand, moving is inconvenient. Where do I go to gain what I want at a price I can afford? Do I have to start over? Friends, schools, commutes, and more. Lions, Tigers, and Bears, Oh my… We’ve seen clients move across the street to get open space and three bathrooms upstairs. Where will you go?

And then, there are the foundational questions. Do I really want to give up that 3% mortgage? Do I want to give up that walk to the elementary school? Do I want to give up that 10-minute commute? The decisions make moving just as complicated as remodeling. So, for today, the answer will go unanswered.

Let’s move on to Denver’s Weekly MLS report for Single Family Residences…

Denver Market Watch
New Listing (1074) There is no question, the rush to get on the market has slowed substantially from mid-summer.
Coming Soon (106)
Back On Market (282)
Price Increase (148)
Price Decrease (2029) This has eased somewhat, but it is still a tribute to how bad we are at an original list pricing.
Pending (1164) A good week, not a great week.
Withdrawn (231)
Leased (0)
Closed (1017) A good week, not a great week, but…
Expired (456)

We have clearly observed Pending and Closed Listings catching up and surpassing New Listings this week. This should translate into lower Total Active Listings. Let’s go see!

One can clearly see the “rounding” from the top as I’ve written about. We are down to 10,952 Total Active Single Family Listings. Little more than 300 fewer than last week, but still moving in the correct direction, and the rounding continues.

There are many good signs for the Denver Single Family Market. With this being said, there are still many obstacles out there, but even some of them are moving in the right direction. Rates have backed off substantially today. Job growth appears to be positive for 2025 in Colorado. Major highway projects see their conclusions in the next 12 months, and the Broncos have already won two comeback games this season. It’s a good life!

Dee continues to pick up 5-Star Reviews. Her continuous professionalism, tireless energy, and quest for knowledge are the keys to her successful transactions. She has a “No stone left unturned philosophy.” Doing what I do best, I’m here every step of the way!

Make your real estate transaction something special. Contact us at 303-773-3399 or TheCryerTeam@Kentwood.com

Posted in Denver Residential Real Estate | Tagged , , , , , , , | Leave a comment

10/14/2025 What Goes Up…???

Posted on October 14, 2025 by Dee & Tom Cryer

Markets crash fast and climb slowly, like a steep staircase. They plummet when panic hits—bad economic news, global chaos, or overblown valuations spark mass sell-offs. Fear kicks in, and everyone bolts, tanking prices quickly. But recoveries? They crawl. People get gun-shy, waiting for solid ground before buying back in. It’s human nature: we freak out fast, but trust takes time. Margin calls slam prices down, while cautious dip-buying drags gains out. That’s why markets dive off cliffs, but crawl precipitously back up, step by begrudging step, leaving us dizzy from the ride.

Hold on there, good buddy! Right now, we have a bifurcated market. We have neighborhoods where the market is quite active and new listings attract a solid response. On the other hand, we have markets right now with limited to NO activity.

What makes the difference? On one hand, the market with rapid market velocity has a buyer less prone to being interest rate sensitive and more price resilient. Whereas, the other market tends to have a more distant commute, new home builder presence, and/or a location that is very interest rate sensitive and/or very price inhibiting. It’s complicated. Give us a call. 303-773-3399 or TheCryerTeam@Kentwood.com

This week in Denver’s Detached SFR Market, we observed some good, and some not so good. Let’s take a look.

Denver’s Market Watch
New Listing (1249) This a slight number compared to weeks pasts. Good news for sellers.
Coming Soon (103) Very low!
Back On Market (255)
Price Increase (96)
Price Decrease (2200) Sellers still can’t get started on the right foot!
Pending (1140) This is a great number overshadowing New Listing Count.
Withdrawn (238)
Leased (0)
Closed (820) A very slow mid month count. Sellers have to come into this market with their eyes open and a sense of what’s happening now! The right price is the key!!!
Expired (477)

Now, let’s take a look at our Total Active Listing Count.

Well, the market is reacting to its external forces. We are down to 10,804 Total Active Listings. This is the lowest count since April 2025. We can see clearly now. Sellers not achieving their sales price goals are withdrawing either by Expiration or by Withdrawal. Basically, some sellers are giving up. “Let’s try next year.”

As I stated above, it is a very confusing and complex market right now! Let’s start the discussion on your 2026 plans now! It’s never too early to start planning, and we all know, “Failure to plan is a plan for failure.”

Safe Travels…

Posted in Arapahoe County, Denver Residential Real Estate, Real Estate Residential Denver | Tagged , , , , , , , , | 2 Comments