Published October 5, 2026 in Market Update

Primary market held steadier than the national housing slowdown

By Bruce McQuiston-Your real estate coach

Real estate, Primary market

The national headlines sound worse than what actually happened here. The National Association of Realtors reported existing-home sales fell 2.0% in August 2026. In this primary market, the Real Estate Data Aggregator counted 2,271 pending sales for the three months ending July 31, 2026. That is down just 1.0% from the same months of 2025. The gap between national and local tells you something useful before you make any move.

Rates are part of the story. Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. Realtor.com reported that rates crossed 7% in late September for the first time since January 2025. That adds pressure for buyers everywhere. Yet demand in this market did not fall at the national pace.

Realtor.com also reported the number of homes under contract nationally was down 4.1% year over year as of September 30, 2026. The Real Estate Data Aggregator counted the primary market's pending sales down just 1.0% over the same stretch. Local buyers stayed more engaged than the national figure suggests.

Nationally, the supply picture is looser. The National Association of Realtors put months of supply at 4.9 months, the highest in over ten years. Here, the Real Estate Data Aggregator counted 2,028 homes for sale across the primary market, down 5.5% from a year ago. Less supply locally means sellers face a different situation than the national number implies.

What sold, and how fast

The Real Estate Data Aggregator counted 2,191 homes sold across the primary market in the three months ending July 31, 2026. That is down just 1.1% from the same period of 2025. Not every ZIP code moved the same way. Some ran faster, some slower. The table below shows where each ZIP code stood.

Where demand held and where it softened

A few ZIP codes bucked the slowdown entirely. The Real Estate Data Aggregator counted pending sales in 80120 (City of Littleton, Arapahoe County) up 10.2% from a year ago. In 80126, a Highlands Ranch address in Douglas County, pending sales were up 14%. In 80011, pending sales edged up 0.8%.

On the other side, 80110 (City of Englewood, Arapahoe County) saw pending sales fall 22.8% from a year ago. ZIP 80111 was down 20.5%. Those are real softening signals in specific pockets. The city-level story does not capture either of those moves.

Speed: how quickly homes went under contract

The Real Estate Data Aggregator found that 49.3% of homes in 80127 went under contract within two weeks of listing. That is up 8 points from a year ago. In 80120 (City of Littleton, Arapahoe County), 48.5% of homes did the same, up 6.1 points. In 80128, it was 46.8%, up 5.5 points.

The slower end looks different. In 80104, the Real Estate Data Aggregator counted just 26.8% of homes going under contract within two weeks, down 5.9 points from a year ago. In 80110 (City of Englewood, Arapahoe County), it was 33.8%, down 14 points. Pricing and preparation matter more in those ZIP codes right now.

Prices: mostly steady, a few dips

The Federal Housing Finance Agency reported U.S. house prices rose 2.1% year over year between the second quarter of 2025 and the second quarter of 2026. Locally, the picture is mixed. The Real Estate Data Aggregator counted the median sale price in 80120 (City of Littleton, Arapahoe County) at $648,000, up 7.1% from a year ago. In 80110 (City of Englewood, Arapahoe County), the median was $535,000, up 8%.

A few ZIP codes saw prices ease. In 80126, a Highlands Ranch address in Douglas County, the Real Estate Data Aggregator put the median at $775,500, down 3.8% from a year ago. In 80128, it was $589,950, down 3.4%. In 80104, $635,000, down 3.4%. Small dips, not collapses, but worth knowing before you set a number.

Sale price vs. list price: sellers still getting close to asking

Across most ZIP codes, sellers received very close to their asking price. The Real Estate Data Aggregator put the average sale-to-list ratio at 99.6% in both 80120 (City of Littleton, Arapahoe County) and 80126. In 80127, it was 99.4%. Even the softer ZIP codes were not far off: 80110 and 80109 both came in at 98.9%, and 80111 at 98.3%.

Homes that sold above list price tell a similar story. The Real Estate Data Aggregator counted 25.6% of homes in 80127 selling above list, up 3.9 points from a year ago. In 80138, it was 25.4%, up 6.6 points. In 80104, just 11.6% sold above list, down 4.3 points. Pricing precision matters more in the slower ZIP codes.

New listings: fewer choices for buyers

The Real Estate Data Aggregator counted 2,816 new listings across the primary market in the three months ending July 31, 2026. That is down 5.9% from a year ago. Nationally, Realtor.com reported active listings up 6.3% from a year ago as of October 1, 2026. The primary market is running in the opposite direction. Fewer new listings means buyers here have less to choose from than buyers in many other parts of the country.

One ZIP code stood out on new listings. The Real Estate Data Aggregator counted 165 new listings in 80120 (City of Littleton, Arapahoe County), up 16.2% from a year ago. That is the sharpest increase in the market. In 80134, a Highlands Ranch and Parker area Douglas County ZIP, new listings rose 2.4% to 590, the highest raw count of any ZIP in this market.

One ZIP code's numbers can hide a lot. A street closer to C-470, the Downtown Littleton light rail station on Mineral Avenue, or the South Broadway corridor in the City of Englewood can read very differently from the ZIP code average. If you want to know what is happening at your address, that is the conversation worth having.