u/Revned-Xynx4835

Numbers for the week of August 2, from listing alert activity.

Price cuts: 86 homes, down from 98 the prior week. The median cut also eased, to 2.53% from 2.92%, so sellers cut less often and took less off when they did.

Homes under contract: 48, up from 42. Highest in four weeks.

New listings: 136, essentially flat on the prior week's 135.

For three straight weeks the trend had been more cuts and more supply. This week it reversed on the cut side while buyers picked up.

The split by price is the more interesting part. Above roughly $900K, 46 new listings arrived against 30 the week before, and 13 went under contract against 6. Under $550K it went the other way: 35 new against 47, and 9 under contract against 17.

One week isn't a trend. But if you've been sitting out waiting for sellers to keep receeding, this week they didn't.

I track listings across 50 Denver neighborhoods weekly. price cuts averaged 5.25/week against 3.5 new listings/week over the past four weeks. Cuts outrunning new supply for a month means sellers are competitive. The three newest closes came in near $500k, while the neighborhood's sales have averaged about $60ok over the past three months. The discounted homes are what's clearing.

Five single-family markets (South Park Hill, Cole, West Highlands, Country Club, and Congress Park) are all showing more coordinated seller price flexibility than the rest of the single-family market this week. Reduction activity across all five is running well above what's typical.

South Park Hill has the best data behind it: 5 closed sales in 90 days, a 3-month supply read, and a trailing reduction rate running around 45% of active inventory, but sellers are still holding a slight edge. That combination (heavy reductions plus sellers still winning) tells you demand is absorbing the discounts about as fast as they appear.

Volume in the other four is thinner, so treat any one price point as a rough guide. But five separate neighborhoods showing the same pattern at once is a more trustworthy signal than any single one of them alone.

If you're in this price range, ask for recent price history on anything you're serious about. Sellers here have shown more willingness to move than their asking prices suggest.

Anyone had luck negotiating in any of these five specifically?

Highland comes up constantly in this sub, so here is the read from this week's data.

I track Denver neighborhood-level listing and sales data weekly. Here is what Highland looks like right now:

Highland single-family: median $952,500, 6 closes in the past 90 days. Six closes is real volume for a premium segment in one week. The market reads balanced, no seller-side or buyer-side signal.

Sale prices in Highland have been trending up, which is notably different from many other Denver neighborhoods where prices have drifted down over the past year. If you bought last year, that's a good sign.

Highland condos: 2 listings on the market. Also balanced, but inventory is building up on the condo side faster than on the single-family side. Worth watching if you're in that segment.

The practical read: if you bought single-family in Highland last year, the data supports that the market has held. If you are thinking about buying now, balanced conditions mean you can negotiate and get inspections done without waiving contingencies as a baseline requirement.

Curious if anyone on the ground is seeing anything different -- data captures the numbers but misses the texture of individual listings.

Pulled the data on Denver single-family inventory by neighborhood for the past 90 days. Nine neighborhoods are sitting at under 1.5 months of supply right now: Athmar Park, Berkeley, Clayton, Five Points/RiNo, Hilltop, Sunnyside, and a few thinner-data NHs (Central Park, Virginia Village, Westwood) showing similar readings on lighter weekly flow.

The range is what struck me. From around $400K in Athmar Park to around $1.25M in Hilltop. This isn't a luxury thing or a starter-home thing. It's showing up across the price spectrum.

Anyone shopping right now in these areas? Lost bids, multiple offers, listings going same-week? Curious how this is actually playing out vs. what the inventory data says.