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Withdrawn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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02/18/2025 Spring 2025 The Cryer Team

Posted on February 18, 2025 by Dee & Tom Cryer

There are so many variables associated with a residential real estate market. First and foremost are income and interest rates. Next, there are the supply and demand factors. Finally, there are locational characteristics in the greatest and least demand. On top of all this is the expression, “Everything is relative”.

Denver continues to attract well-paying employment, but it is at a much slower pace than the last 5 years’ average. On top of that, interest rates have not been our friends for the last couple of years. We have a significant homeowner population with a sub 3.5% mortgage, and there is little compunction to move. Additionally, the Denver market has seen an increase in inventory, but this increase has not been significant to cause depreciation. Demand has remained relatively consistent, the there is no question rates have slowed this demand somewhat. Finally, we have found the desirability of certain neighborhoods and submarkets to be much stronger that others with this growth in inventory.

If you are a Buyer, get “Full Credit Approval” from a lender with strong market acceptance. Get your finances in perfect order. Have funds liquid at a moment’s notice. Have your submarket defined. This will allow you to move decisively without fear. This will make you a much better buyer than the “C” students in the back row.

If you will be a Seller this spring season, you better get your ducks in a row. Time is wasting. Decluttered, Spit Shine Clean, Repairs Done, and First Impressions Addressed. You better have a plan if your home sells quickly. Where are you going to live? If you are planning on being a buyer in this market, I direct your attention to the previous paragraph.

Now, let’s see what happened in Denver this week.

Denver Market Watch
New Listing (1291) This is a good seasonal number but not something that’s going to explode the inventory.
Coming Soon (240) Pretty typical…
Back On Market (231) We are seeing a consistent tend of deals crashing.
Price Increase (101)
Price Decrease (1569) This is really shameful. Getting the price right from the start serves everyone involved.
Pending (1168) Not a bad week. When this number is keeping up with new listings the market is doing OK.
Withdrawn (135)
Leased (0)
Closed (705) This is not a good sign. This number should be accelerating toward 800-900 by now, but it is not.
Expired (272)

Total Active Listings

Bouncing around 6,000 Active single-family residential Listings has been somewhat stable for the last 4-6 weeks. If we see this trend continue, we will enjoy a nice balance into the spring and summer marketing season. Should we see it drop or continue to grow, our market will drift into a shortage or an oversupply.

As always, we will keep you posted. We look forward to your interest in MyTownCryer every week…tc

TheCryerTeam@Kentwood.com

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02/11/2025 What makes a strong residential market?

Posted on February 11, 2025 by Dee & Tom Cryer

The question above used to be easy. It is much more complex these days. Demographics have changed. Some are becoming buyers later in life, and some are not selling, so they are staying longer. Some are committed to an urban lifestyle, and others a suburban lifestyle.

I have examined this question from all sides. Here’s what I’ve learned. Neighborhoods with a “draw” handle the swings in market conditions better than others. A draw can be anything from a coffee shop to a neighborhood pool, but the strongest communities tend to have a positive layering effect.

For example, a suburban community with a neighborhood elementary school, open space, pools, tennis courts, trails, and a well-administered HOA can survive just about any market conditions. In most scenarios, it does better than communities without these features.

On the other hand, an urban neighborhood might thrive under a completely different set of characteristics. It still needs that “draw”, but the draw might be walkability to shops, restaurants, and gathering places, if you will. In some cases, the draw might be somewhat esoteric. A nice library, unique recreational amenities like a dog park, or even a park with all sorts of outlets.

Either way, neighborhoods are defined by their residents. Like we always say, “Find your neighborhood, and then find your house. You can’t fix your community, but you can fix your house.”

Denver Market Watch
New Listing (1193): This is on the same trajectory as last week.
Coming Soon (215)
Back On Market (235)
Price Increase (89)
Price Decrease (1129): We are still seeing an overpriced market. Buyers are flexing their muscles.
Pending (1222): This is a nice weekly number, commensurate with last week’s. Buyers are learning the ropes on rates and terms.
Withdrawn (118)
Leased (0)
Closed (681): This was another slow week. I’m still hoping it is a hangover from the last week of December which was a holiday week. Anecdotally, we are experiencing an uptick in traffic and contract activity.
Expired (233)

We are still experiencing a market where the best and brightest move to the front of the line and become closed transactions. A seller can no longer put their home on the market with deficiencies. Buyers are critical of deferred maintenance, site characteristics, and appeal factors. These are some of the price reductions.

Now lets look at the broader market of Active Single Family Listings.

With 5,951 Active Listings right now, this is about 1,100 listings ahead of last year at the same time. This is still a nominal increase, and it will not plunge the Denver Market into the abyss. This market would enjoy a slight decrease in 30-year interest rates. Inventory would fall, and the completion would return.

Today’s wisdom: If you are a buyer, you must be vigilant, eyes open, and ears to the ground. You must have all your pre-buyer steps completed. You must be ready to give up a weekend mountain trip to the homebuyer process.

If you are a seller, get your house in order. Take it one step at a time, and complete everything on your list. Come to the market “Parade Ready”. Don’t give a buyer a reason to walk on by. Be the “A” student in the front row with no flaws.

We can help you every step of the way; thecryerteam@kentwood.com

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02/04/2025 Continuing Education

Posted on February 4, 2025 by Dee & Tom Cryer

Did you know Realtors and Licencees in Colorado are required to obtain 24 hours of continuing education every three years? Each year, there is a “mandatory” 4-hour course licensees must complete.

Today, I will be completing my 2025 “mandatory” course in person. Our board has very nice classroom-style facilities, so it is not the hardship I find in most classroom setups. Still, it is 4 hours inside with limited movement. I will get by!

This week, our MLS System is reporting all kinds of fresh data, so let’s dive right in.

Denver Market Watch
New Listing (1205) This is a growing number since the year started. Little by little, buyers are getting more choices!
Coming Soon (145)
Back On Market (204)
Price Increase (198)
Price Decrease (1412) This number is growing too. Apparently, we are not very good at pricing.
Pending (1151) Not a bad week. This will create strong closing numbers in March.
Withdrawn (128)
Leased (0)
Closed (795) Better than last week, but still coming out of the holiday season and the cold beginning weeks of January has not helped the closing numbers.
Expired (461) Sellers just letting go. Will these become “Coming Soon” active listings?

As we can observe above, the Denver Metro Market is coming to life. Showing activity and contract activity have really improved too.

Now, let’s move on to the number of Active Listings. This is the heartbeat of the market. What are the numbers this week?

The number of Active Listings is slightly higher than last year, but it’s lower than last week. With just 5,795 Active SFR listings in the 11-county metro area, we will be going into the last of winter in very good shape for sellers. List your property now!

We have 4-active listings right now. We have several others in the planning phase. Let us know what you want, we often have a match. Due to the relative dearth of active listings in our most sought-after communities, Kentwood has an in-house pipeline to your dream home.

As always, you can reach us at TheCryerTeam@Kentwood.com

Keep tuning in, we’ll be back again next week…tc

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01/28/2025 #January #TheFutureHomeDesigns

Posted on January 28, 2025 by Dee & Tom Cryer

Can you believe it? January is already gone, Bam, gone! 1/12th Gone! This makes me think about the future.

Dee and I have been showing a buyer new homes. After looking closely, we did not observed really significant changes in new home construction, design, and/or features. I will say, however, nothing is really “Wowing Us”. We did not see a single drone-port. How will our groceries be delivered? We did not tour a single new home garage with a pre-wire for an electric car. No clean water treatment solutions, no crack free concrete, and no lifetime roof solutions. Energy solutions were few and far between. Long story short, we are building a new generation of homes, but we are certainly nowhere near the Jetsons’ lifestyle.

So, what happened last week with numbers in our MLS System?

Denver Market Watch
New Listing (1138) Considerable increase here. Buyers need to come out and start looking again.
Coming Soon (184) No change here.
Back On Market (222)
Price Increase (106)
Price Decrease (992) This is a nice decrease. Maybe we are getting smarter?
Pending (1103) A nice number here.
Withdrawn (124)
Leased (0)
Closed (646) This data is coming from the Christmas and New Year’s week in December.
Expired (260) This has slowed a bit. Let’s see what happens moving forward.

Jumping right into the Active Inventory an increase of 200 Active Listings over last week.

With just under 200 Active Listings over the last week. Sellers are not being called out into the market yet. Maybe when it warms up a little, and the snow melts sellers will become more active? We will be watching this closely. As fast as 2025 is moving, we are constantly running with this market to keep up. Please tune in next week, and we will be sharing even more.

Don’t forget, you can always reach us at: TheCryerTeam@Kentwood.com

DMAR Historical Graph Listings and Sales 2008-CurrentDownload
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01/21/2025 #FarOut #Groovy #Stoked

Posted on January 21, 2025 by Dee & Tom Cryer

It is crazy how language changes. I love employing “Far Out” to acknowledge gratitude like, “Thank You.” Today, I used Far Out in conversation with a somewhat younger Autotech working on our car. He had never heard the expression before. I thought back, and realized he had been deprived of life in the 1970s. I wonder what colloquialisms I am missing out on now being an out of touch Boomer. Language changes.

And so, too, does our Denver Metro Residential Market. Let’s take a look.

New Listing (1048) This is a pretty good week for inventory. With temperatures mostly in single digits, this is a strong appearance by sellers!
Coming Soon (193)
Back On Market (176)
Price Increase (180)
Price Decrease (893) A carry-over from 2024, we just can’t seem to get it right the first time.
Pending (1025) A pretty strong week keeping up with new inventory. A very nice healthy sign.
Withdrawn (111)
Leased (0)
Closed (600) Somewhat disturbing here, but remember, this represents what went pending/under contract 30 days ago. That was Christmas Week.
Expired (267) This number keeps falling as we move into 2025.

Overall, not a bad week all things considered, but I will be expecting the number of closings to climb as we move into February.

Now, let’s take a look at the supply side of things. The Total Active Listing right now is 5,841. This is just slightly up from last week, which was 5,749. We will be tracking this closely in the coming weeks and throughout the year. Should we start to see 6 months supply or more, values will start to suffer. We are closing in on this market-wide; outlying areas are already past it, but close-in areas are under it. Our tracking will be very telling in the weeks and months ahead.

In closing today, let’s take solace in the good surrounding our market. First, at 7% interest rates, we still have a market, and it is quite healthy. Second, Colorado has seen its population growth taper off, and we still have a healthy market. Finally, as reported by our MLS System, we have a few more data points leading into 2025.

What to Watch in 2025

“As we move into 2025, the Denver metro area housing market appears well-positioned to offer expanded opportunities for buyers. With a larger pool of active listings and steady home prices, potential homeowners will benefit from greater choices, particularly in key counties like Denver and Arapahoe. Meanwhile, rental inventory constraints may continue to drive interest in purchasing, creating a dynamic and engaging market landscape. Stay tuned to REcolorado for the latest updates and insights as we navigate the year ahead together.“

Let’s keep in touch: TheCryerTeam@Kentwood.com

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