05/06/2025 One Third Down, Two Thirds to Go!

Posted on May 6, 2025 by Dee & Tom Cryer

Can you believe 1/3 of the year has past already. I don’t know, but for me, time is really flying by at supersonic rates of speed. Seems like January was yesterday! Make sure everyday has value…

This week’s numbers are really starting to give us a true picture of the market.

Below you will find The Denver MSA’s MLS numbers for the last 7 days for single family residences.

Denver Market Watch
New Listing (1881) This is a pretty big number. Buyers have to be excited about all the new prospects coming to market.
Coming Soon (290)
Back On Market (328)
Price Increase (130)
Price Decrease (2429) This clearly signifies our market can no longer be priced of comps from the past. The market has changed,
Pending (1452) Not a bad week here, but still not keeping up with the number of New Listings.
Withdrawn (178)
Leased (0)
Closed (1540) As far as I know, this is the best weekly number for closings in 2025, but once again, it’s still not keeping up with new listings, supply will continue to grow.
Expired (479) This is the highest I’ve seen this number this year. Sellers have run their course.

We saw Supply go UP, this week, and even though demand is showing a real effort to keep up, it is falling behind. Let’s look at Total Active Listings.

Hey Folks, Part of this is seasonal, but part of this is a market moving toward oversupply. One year ago, we had 6,590 Total Active Listings. Today, we have 8,963 Total Active Listings reported. This is a +36% increase. This means we have about a 6 weeks supply of inventory based on this week’s closings. All said, this is not a bad market, it is a market not as strong as a year ago, and in 2021 when we had 2,223 Total Active Listings where less than 2 week’s supply was de rigor.

Anyway, we have moved into a market with enough supply to clear offer, It is not a seller’s market, but at the same time, it’s not completely true to offer it up as a buyer’s market. We are currently in a more balanced market than 2021, I am certain of that. If we continue to pack on more inventory with little or no improvement from buyer contract numbers, we are headed down that path for sure.

I can’t remember when I have been as frustrated. This market ebbs and flows, and then a bunch of numbers like this week which would clearly lead one to believe, we will soon be moving into a DECLINING Market.

We watch the numbers very closely. A complimentary number to this hypothesis, are DOM, Days on Market, UP. This is not a good number. This is an indication the Market Velocity is slowing compared to years past. The Denver Market Prices are falling at a rate of about 3% on an annual basis. With that being said, if we list too high, and it takes several price reductions to get down to its Market Value, this adversely affects the entire market ethos.

We will be studying this for you very closely, so don’t hesitate to lean in our our experiences. Today, it a good day. We will be receiving an offer on one of our listings, and we will be submitting an offer for one of our buyers. So, remember, each on of those numbers comes from someone, and we assist the market in making it happen.

Remember, Time Flies!

TheCryerTeam@Kentwood.com

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04/29/2025 The Catharsis of the Process

Posted on April 29, 2025 by Dee & Tom Cryer

Many our clients, if not all, will remember me saying, “It’s the Catharsis of the Process.” A cleansing if you will. A buyer will have different emotions than a seller, but on both sides of the ball, intense emotions are eventually released which make the process more understandable. Right now, in the Denver Market, there are a lot of pent up emotions. Buyers are fearful of the next phase of this market, and Sellers are stuck wondering what happened to the last phase of this market.

Dee and I have been through many market cycles together. In the late ’70s we saw rates skyrocket. In the mid to late ’80s, we watched the Savings and Loans on every corner taken over by the RTC. In the ’90s we saw a return to normalcy to some degree, and then as we turned the corner with “Y2K” we were off to the races. You could simply tell the lender what your Earned Income was and get a loan. Well, by 2008, we know how that story turned out. In 2010 we had 25,000 active listings, today we have around 10,000. Still nothing to brag about, but every market is different!

So, let’s jump right into what happed in the last 7 days in Denver SFR Market. We report on single family properties in these stats, and we cover the 11 counties in close proximity to Denver which pretty much defines Denver’s MSA.

This week we observed a lot of pin action. We are into the Selling Season for 2025, but it is just different than last year. The pins are moving, but not at the pace or volume we would like to see.

Denver’s Market Watch
New Listing (1877) Wow! This is a big week for new listings. Buyers should be busy!
Coming Soon (302) A little higher than average
Back On Market (297)
Price Increase (194)
Price Decrease (2334) I have never seen this number any higher.
Pending (1423) A good week for contracts!
Withdrawn (142)
Leased (0)
Closed (1184) Not bad, but this will not keep pace with 1,800 New Listings. Supply will go up!
Expired (270) This is down a bit. Sellers are not giving up as past numbers were indicating.

So, what have we learned from the last 7 days? Like so many years past, Supply is growing, Demand is not keeping pace, and the Ratio of Closings to Inventory is leading us toward more Supply, and not the favored Shortages of years past.

Up next, What does the Total Supply of Active Listings look like?

Last year at this same time, we had only 5,590 Active SFRs on the market. This morning, we have 7,762 Active Listings. On a percentage basis that’s an increase of 38%. Wow, that is a huge increase by percentage, but for a MSA of 3.25M residents, this is still not a lot in shear numbers. I’m not saying this is a good thing, but it is certainly not a nightmare either.

We can’t think of a life change affecting one’s level of homeownership to which we haven’t assisted. Do you want your friends over, do you want your family around, do you want to have fun in your home? A good plan, leads to good decisions, and good decisions lead to a fun happy experience in life. More than ever in this market, you need an experienced Realtor by your side. We are here for you!

TheCryerTeam@Kentwood.com

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04/22/2025 A Tribute to Ed McWilliams

Posted on April 22, 2025 by Dee & Tom Cryer

When I moved over to The Kentwood Company 25 years ago, I already knew Ed, but not on a conversational level. Recently Ed passed. It was very sad, and it was unexpected. Ed was just a few years my senior, and these events always strike home a little harder. My first office at Kentwood was across the hall from the “Mailroom”. One day, Ed was going through his mail, and as he turned to walk out, he stopped at my office door, and we began a conversation about the market, business and family. As we wrapped it up, he said, “Nothing can turn on a dime than faster this business.”

Those words have been with me ever since, and of all the words spoken day in and day out, these words always ring true. Rates could drop tomorrow, and this would change things dramatically. That house I’ve been trying to list for the last 2 years; the seller calls and says, “Let’s get going!” Or, the buyer we’ve taken out 10 times finally decides to move forward. And, just like that, we’ve turned on a dime. Ed was a good man, he will be missed by many. I wish he was still here for just one more conversation.

Let’s see what our market has been like for the last 7 days.

The Denver
Market Watch
New Listing (1539) Down from last week, but still a very busy week!
Coming Soon (376) Up a little from last week. More on the way!
Back On Market (293)
Price Increase (198)
Price Decrease (1853) Still proff of how difficult pricing has become. This number is too high!
Pending (1347) A good week for contracts, but not as good as last week…
Withdrawn (161)
Leased (0)
Closed (1166) Better than last week’s closing number, but not enough to keep up. Supply will continue to increase unless we see more action here!
Expired (264)

So, let’s take a look at the Total Number of Active Listings.

Up another 150 Active Listings this week to 7,653. The supply appears to be flattening, so maybe we will get out of this supply trend of more and more each week. With just a few more contracts and a few more closings, we would see supply decrease. Let’s hope for more flattening.

As always, we are here to assist with all your real estate needs and wants. You can always reach us at TheCryerTeam@Kentwood.com

Let’s raise a hand and offer a toast to all those friends and family we’ve lost along the way…tc

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04/15/2025 Peter Lynch & Louis Rukeyser

Posted on April 15, 2025 by Dee & Tom Cryer

What does one of Wall Steet’s greatest fund managers and one of the most unique TV personalities from the 70s. 80s and 90s have to do with Denver’s Residential Market? Well, I’m about to tell you but first.

One Up on Wall Street and Beating the Street, Peter Lynch made mutual fund investing understandable for everyone. His two books were very best sellers. He taught us how to walk through the mall or down mainstreet and make money. Lynch was one of Rukeyser’s most frequent guest on his TV show every Friday evening when the market was done for the week.

Louis Rukeyser’s Wall Street was a TV show on PBS. He was pretty much given free reign on guests and topics. People would rush home to eat dinner or eat dinner in front of the TV to hear the news from wall street. From this fertile ground came CNBC, Bloomberg, and the likes of Fox Business.

Both of these standouts were not afraid to share there knowledge and take the slings and arrows when the market didn’t turn in their direction.

Well folks, this is when I stitch all this together. We can do all the research, follow the trends in the marketplace, put a cherished home on the market and be wrong. A myriad of external pressures can cause a negative influence. Interest Rates, Supply & Demand, Condition, Location, Appeal, and more, can all be driven hard in a cooling market. Just like Apple Stock in today’s market. I belive we can all learn a valuable lesson from Louis and Peter. Well worth your time.

So, what happened this week in Denver’s Single Family Residential Market?

Denver’s Market Watch
New Listing (2009) Another very big week with over 2,000 New Listings. Buyers have to be getting excited. Sellers a little pensive.
Coming Soon (254)
Back On Market (295)
Price Increase (144)
Price Decrease (2271) This drag on the market keeps getting bigger and bigger. Pricing correctly in the market has become very difficult.
Pending (1526) This is a strong week with buyers dusting themselves off and entering the market!
Withdrawn (155)
Leased (0)
Closed (1051) Another good, not great week. Over 1,000 closings, but way more new listings. Inventory will grow again this week.
Expired (296)

The numbers above are telling us, sellers are finally coming into the market. Well financed buyers are too. There is the often heard battle cry of “Buyers want last year’s prices and sellers want next year’s prices. Soon, this may flip if we continue to see inventory climb. So, as we watch the spring market heat up with new listings, and new buyers, one thing is for sure, this market is ready for more.

Let’s see how these weekly numbers affected the Total Active Listing Numbers.

With almost 4 months of this year behind us, let’s look at the numbers behind this chart.

2025. 2024
January. 6,458 4,983
February. 6,921 5,381

March. 6,921 5,590

April 7,508 6,588

With 4 months under our belts, we can see Single Family Residential Active Listing rolling right on up to new levels. With April having the biggest jump.

If we continue to have inventory move up, and contracts fall behind, we will see an oversupply market with values being negatively impacted. We will watch this very closely for you. Please don’t hesitate to lean in on us. That’s our job. You can always reach us at TheCryerTeam@Kentwood.com or TheCryerTeam.com

Peter Lynch, the renowned investor and former manager of the Magellan Fund at Fidelity Investments, is known for his insightful quotes on investing and finance. Here are some famous quotes attributed to him:

  1. “Know what you own, and know why you own it.”
  2. “The person that turns over the most rocks wins the game. And that’s always been my philosophy.”
  3. “Invest in what you know.”
  4. “In this business, if you’re good, you’re right six times out of ten. You’re never going to be right nine times out of ten.”
  5. “The stock market is filled with individuals who know the price of everything, but the value of nothing.”
  6. “You get recessions, you have stock market declines. If you don’t understand that’s going to happen, then you’re not ready, you won’t do well in the markets.”
  7. “I’ve always said that the best time to buy stocks is when you have money.”
  8. “The key to making money in stocks is not to get scared out of them.”

These quotes reflect Lynch’s investment philosophy, emphasizing the importance of knowledge, patience, and a long-term perspective in investing.

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04/08/2025 March Madness Bouncing Cat

Posted on April 8, 2025 by Dee & Tom Cryer

Good Morning Everyone!

Holy Moly, this has already been a Mad Month. With March Madness now extending into April, we get no relief. My Bracket was Busted by the end of the first weekend of competition, but Deirdre’s Bracket held on to 10th place in the office pool even after Duke’s fateful loss to Houston’s LJ Cryer.

Many of us have been suffering the wraith of Wall Street so far this year, but this morning the Dead Cat Bounced. This is often a signal read many ways. It’s similar in reliability to Puxatawny Phil. Be careful out there. We are being manhandled by Hedge Funds, Mutual Funds, and International Monies. It will resuscitate itself, it always does, and it always has. Great Companies always find a way. “Life finds a way.” JG

So, let’s delve into this week’s MLS Data for the Denver Metro Residential Market.

Denver Market Watch
New Listing (1758) This is the biggest week of the year so far. Buyers should be ready, their home is coming on the market.
Coming Soon (347)
Back On Market (274)
Price Increase (224)
Price Decrease (1775)
Pending (1501) Another big week here. Buyers and Sellers are finding their way to paper with signatures.
Withdrawn (144)
Leased (0)
Closed (1023) Finally, this is the first week of 2025 where the number of Closed Transactions has exceeded 1,000. Whoopee! Spring is in the air!
Expired (482)

So, I guess this is where I report, the spring selling and buying season has commenced. If your home is not selling, it is not priced competitively in comparison to the rest of the market. With 1,501 Listing going under contract last week, this is +/- 6,000 per month. We have an active, and in some neighborhoods a very vibrant market.

What’s the Chart telling us this week. It is telling us we have 7,338 Total Active Listings. Last year at this time we had 6,588. From the Under Contract Activity above, we could clear the deck in little more than 1 month. So, we have no oversupply situation. With this being said, it has never been more importatnt to price appropriately going into this market. AND, this is no time to price ahead of the market.

Anecdotally, we are witnessing External Obsolescence (Traffic), Functional Obsolescence (Floor Plan), and Deferred Maintenance (Tired Condition) being hit hard by this market. Typically, it is only economically feasible to address Condition. Recently, we have had contact with sellers taking on huge projects without consulting with us. Let us offer our advice on these projects so you get the biggest bang for your buck.

Please remember, we are here for you to lean on. Questions, Sources, and Experiences can be very valuable for you. TheCryerTeam@Kentwood.com

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04/01/2025 1st Quarter in the Books

Posted on April 1, 2025 by Dee & Tom Cryer

Hello Everyone,

I took part in a special gathering last week. Whenever one travels, returning with new knowledge is a treat. This one is not new, but it is relevant. Our group was from 15 states and 3 countries. “It is never as bad as you think, and it is never as good as you think.” Those were the words.

From this short statement, we had a great discussion with examples of why this is true. Rates eventually fall in line with the market long term. Supply and Demand eventually balance. Fear is our downfall but greed is too! I stepped onto the arena of residential real estate in 1976. I have observed so many nuances, cycles, external forces and fake trends. Once a market defined by “Location, Location, Location” is now defined by “Timing, Timing, Timing”. Residential real estate is a “Riddle wrapped in a mystery inside an enigma”. So, let’s look at today’s numbers and see how good or bad this market might be.

With the 1st Quarter of 2025 in the books, let’s see how all this plays in to today’s market. Supply, Demand, and market movement looks like this.

Denver Market Watch

New Listings
1612 Another strong week of new listings. Buyers need to be ready. The house they’ve been looking for is just around the corner!
Coming Soon
323 This is up a good bit over last week. This is a sign buyers!
Back On Market
255
Price Increase
163
Price Decrease
1610 Buyers, are you paying attention. The house that was overpriced last month is right inline today!
Pending
1486 This is a good week! Buyers are getting on board…
Withdrawn
144
Leased
0
Closed
1295 Still a lot of catching up to do here, but much a much stronger number than last week!
Expired
471 Seller’s are giving up after a price reduction…

These numbers are telling us although buyers are in the market, sellers are too, but closings are not keeping pace. As a result, we are seeing a slow drift toward unsold resale inventory. Anecdotally, we are seeing Home Builders offering strong incentives to clear off their inventory. The resale market will be forced to follow along!

What about the total number of Active SFRs in our market place?

During 2024 we had 4,983 active listings in January, 5,381 in February, and 5,590 in March. So far in 2025 we’ve observed 6,458 in January, 6,921 in February, and 7,136 now in March. For all three months in both years, we are up about 1,500 Active Listings across the board. This is about a 25% increase across the board. This is a clearly measurable event. It relates to our Back on Market, Expired, and Price Reductions. Let’s keep this in mind as we negotiate from the buyer’s point of view and establish list prices from the seller’s point of view.

The Denver Market has always been tough to define. Moving from Location, Location and Location to Timing, Timing and Timing has established a threshold of pain or exuberance from years past. Give us a call, let’s talk about it. We are here for you whether a buyer or seller, we can bring rational thought to the process. TheCryerTeam@Kentwood.com

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03/24/2025 Spring Is Upon Us!

Posted on March 24, 2025 by Dee & Tom Cryer

Let’s jump right into this week. With spring upon us, it’s selling season again, and we need to get busy!

Denver Market Watch

New Listing
1628 Another big week for new listings. Buyers have to be happy about this!
Coming Soon
218
Back On Market
300
Price Increase
100
Price Decrease
1817 Across the market, prices have had to be improved to encourage buyer engagement.
Pending
1566 This is a very good week. Rates and Inventory are on the buyers’ side.
Withdrawn
122
Leased
0
Closed
975 This is not strong enough. We need to get these from Pending to Closed!
Expired

So, overall, not a bad week, good for buyers, but still frustrating for sellers. The old adage still holds true; “Buyers want last years prices, and sellets want next years prices.” The problem is we are no longer sure who can get what.

Whar about supply? Total Active Listings of SFR properties in the Denver Metro Market is 6,820. It could be argued, this is virtually now change from last week, but it is up, but less than 100 Total Listings.

I’m not sure we will ever see markets like the spring and summer of 2021 and 2022 where we had virtually no supply again. We have to feel good about this market. Rates have dropped, supply is offering buyers choices, and the market is very kind to sellers pricing right and ready to move on.

Dee and I have built pipeline of new listings coming up, and we have a number of relocation buyers coming from out of state. As stated before, we are observing a break in rates. It may be just the right time to jump right in to the Denver Market, and we know just the Realtors to help you.

You can always reach us at TheCryerTeam@Kentwood.com

Thank You…tc

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03/18/2025 “It’s never as good as it looks, and it’s never as bad as it seems.”

Posted on March 18, 2025 by Dee & Tom Cryer

Top of the Morning Everyone,

I hope you had a great week living your best life. The point of today’s headline is pragmatic and to the point. This quote is credited to a sailor. What could be more true when out on the open sea. Just when you believe the waters to be calm, they aren’t. When you believe it’s time to bail ship, the sky clears and its good again. “This is the way.”

The Denver Weekly Stats below are just this. We are drifting into a market of malaise and in some cases, I can even use the term stagnation. From another context, we are just slow to come out of our winter season. Let’s get right into the numbers.

Denver Metro Market Watch
New Listing (1648) This is a big number. If you are a buyer in this market, get your boots on the ground. The house you want is just around the corner!
Coming Soon (272) Relatively unchanged.
Back On Market (285) Unchanged.
Price Increase (125)
Price Decrease (1546) This number is leveling, so does this mean we are getting this pricing thing right?
Pending (1500) A big week! Buyers are on the sidelines and ready to jump in when the right property comes to market.
Withdrawn (135)
Leased (0)
Closed (982) Not much change from last week. We should be getting more properties across the finish line. What’s going wrong from Contract to Closing?
Expired (263) This list of Sellers giving up is disheartening.

Below, we will have a conversation about Total Active Listings, but above is our weekly activity. As you can see we closed 982 listings. Annualized, this is not a bad year. So, this would be the calm or good news. On the other hand, New Listings this week at 1,648 annualized is 85,696. If this was to continue this would become an oversupplied market. We will have to keep an eye on this. This is the bad. So let’s weigh the good and bad. Seasonally, this is not irregular, but unabated with no increase in Closings, we are heading toward a less than balanced market.

Below is the reconning of Total Active SFR Listing in the Denver Metro Market.

It’s not nearly as big a jump as last week. Our total number of Active Listings rose to 6,709, which is just 160 more than last week. To put this in perspective, if we go by weekly Pending Listings of 1,500, this translates to a market supply of little more than one month, however, if we take the same 6,709 and employ the average number of monthly closings almost 2 months supply. Now keep in mind, this is only Single Family Residences. So, we can read these numbers as the seas are calm, and life is good, or we can read these number as rough seas ahead. Whichever path you choose to take, Denver’s vibrancy is still there. The market is not out of balance.

It’s complicated, but we are battle-tested, seasoned professionals. Call us, test our knowledge, build a plan, and let’s buy or sell something near and dear to your heart! TheCryerTeam@Kentwood.com

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03/11/2025 “As the World Turns”

Posted on March 11, 2025 by Dee & Tom Cryer

“Ladies and Gentlemen, Let’s have a find hand for The Band”, as the story goes. Each Tuesday throughout the year, I do my very best to make this blog post in a clear, concise, and cogent manner for everyone to learn a tidbit or two. So, let’s dive right in!

Denver Market Watch
New Listing (1589) This is a very healthy number for buyers. On your mark, get ready, GO!
Coming Soon (283) Pretty typical.
Back On Market (238) Abour 15% of contracts fail right now.
Price Increase (120)
Price Decrease (1503) We are. in the midst of a market change, and this is the first identifier.
Pending (1456) A very good week reflecting strong buyer activity!!!
Withdrawn (111)
Leased (0)
Closed (950) Less than last week, but still nothing to be ashamed of. Let’s get some of these across the finish line.
Expired (248)

Overall, this was not a bad week, but the spike in new listings, although probably seasonal, is telling of a market with more supply than demand at this point in time.

Now, let’s take a look at total supply…

It’s important to note here. At 6,548 Total Active Single Family Listings in the Denver Metro Statistical Area, this is almost 18% more than the same time in 2024. Additionally, it is 218 more than last week. So, even though we are observing a strong Pending Status, week over week, we are not absorbing the difference, and the net effect is a growing supply. We will be keeping close tabs on this. and reporting back each week.

In the meantime, you can always reach out to both of us at TheCryerTeam@Kentwood.com

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03/04/2025 WOW! Things Move Fast!

Posted on March 4, 2025 by Dee & Tom Cryer

As we turn into the cul-de-sac of Q12025, it certainly has not been boring. I’m predicting more fireworks before the show is over. We had ten years of rough seas in the ’60s. I’d say we had another 10 years of rough seas in the ’70s. The ’80s were very rough economically. The ’90s fooled a lot of us, but eventually grew into the DotComm bust late in the decade. The early part of the 2000s were very wild with the “greatest recession since the great depression” toward the end as it was told. The 2K Teens offered all kinds of challenges. Now into the ’20s, we face a dramatic course of change. No body can predict the outcome.

There are opposing opinions on everything. Rates going up? Rates going down? Tariffs pushing inflation higher? Tariffs will force our trading partners to play fair?

Only in the days, weeks, months, and years ahead will we know. I can, however, tell you what happened last week, and where our inventory is trending with accuracy for next week. So let’s dive right in!

Denver Market Watch

New Listing
1514: A big jump in weekly listings this week; up almost 500 Active SFR Listings.
Coming Soon
291; This is a big jump here too, so more to come!
Back On Market
266
Price Increase
99
Price Decrease
1604; Still struggling with getting right the first time.
Pending
1223: A strong week, but not keeping up with New Listings.
Withdrawn
136
Leased
78
Closed
1173: This will be the first time this year when I have reported over 1,000 Closed Listings in one week.
Expired
535: This is a new high this year. Sellers looking to “go another direction”.

All in all, a good week for demand but an even better week for supply. Score this one for the buyers out there. Time to get off the couch!

What has happened to the Total Supply of Active Single Family Listings?

The chart shows a flattening of total new active listings at 6,377 properties. This compares with 5,380 last year at this time. We have more supply, but it is nowhere near previous highs, but it will give buyers more choices. We are still waiting on lower interest rates, aren’t we? On all levels, we have buyers, sellers, and investors watching and waiting to see what will happen with rates. If you know, you might have a leg up on the rest of us. As the saying goes, “Marry your home and neighborhood, but date your rate, because you can always refinance later on.”

Here’s my prediction. Trump’s First Hundred Days will NOT be mellow, but rates will slowly work their way back to near 6% levels. Inventory in Denver will slowly increase as the supply outpaces demand in the short term. By fall, it will be the same story as 2024: not enough supply going into the winter months. We can handle this; no problem!

If you are on the fence, let’s talk about your plans for 2025 now, not later. Failure to plan is a plan for failure. We’ll be there for you every step of the way. We have buyers coming into the market, we have sellers going live on the market, and we can offer real-world, battle-tested strategies that have stood the test of time. An hour of your time with us can send you down the right path.

In the meantime, you can always catch up with us at TheCryerTeam@Kentwood.com.

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