Boulder Market Update: 681 Homes for Sale, Selling at 97.6% of List (October 2026)

Boulder's housing market is heading into the fall with a full head of steam — and the numbers tell a clear story. According to AreaPro market data as of October 10, 2026, there are 681 active listings across the city, sellers are getting 97.6% of list price on average, and homes that sell are going under contract in about 53 days. Whether you're thinking of buying, selling, or just keeping an eye on your home's value, here's what the latest data shows.

How fast homes are moving

Speed is the headline. Homes that sold in the last six months spent an average of just 53 days on the market — while the homes still sitting active today average 91 days. That gap tells you something useful: well-priced, well-presented homes are moving quickly, and the ones lingering tend to be the ones that missed the mark on price or presentation. Right now 104 homes are pending sale, a 15% pending ratio, which means strong demand is still absorbing new listings. Browse homes for sale in Boulder to see what's moving this week.

What sellers are getting

The average sold price over the last six months landed at $1,294,669 — and sellers collected 97.6% of their final list price on average. That is about as close to full asking as markets get, and it means pricing discipline is paying off: the typical seller listed at $1,375,233 originally, adjusted to $1,334,506, and closed at $1,294,669. Small, strategic adjustments — not fire sales — are how deals are getting done. If you're curious where your own home fits, Find out what your home is worth with a current valuation.

Boulder median sold price trend, Oct 2025–Oct 2026. Source: AreaPro.

Where the action is: the $500,000–$2,500,000 stretch

The engine of Boulder's market sits squarely between $500,000–$2,500,000. The $0–$500,000 band alone produced 157 sales in six months — more than any other slice — at 97.2% of list price, with 148 homes currently active. Just above it, the $1,000,000–$1,250,000 band added another 98 sales at 98.4% of list. Together, these bands show Boulder's unusual breadth — from entry-level condos to seven-figure family homes, buyers are active across the board. Above that, the $2,000,000–$2,500,000 band added 63 sales and is holding at 97.2% of list price. And at the very top end, homes priced at $3,500,000+ are the most deliberate segment in the city: 77 active listings against 12.2 months of supply.

Supply check: 4.9 months of inventory

Boulder is carrying 4.9 months of supply with a 20.4% absorption rate — a market with real choices for buyers, approaching balanced territory where both sides have room. For context, six months of supply is the traditional line between a seller's and a buyer's market. Under $500,000, supply runs at 5.6 months, giving first-time and move-up buyers more breathing room — and 157 sales in six months at 97.2% of list shows that segment is plenty active.

The seasonal rhythm

Sales followed the classic annual curve this year: a spring surge peaking around April, a strong early summer, and a gradual settle back toward ~124 sales per month by early October. That's the normal seasonal pattern, not a warning sign — fall buyers face less competition while sellers still benefit from steady demand. With mortgage rates in the low 7s, buyers who stay in the game are finding something the spring crowds didn't have: room to negotiate on the homes that have been sitting. Our recent guide to buying when rates topped 7.5% breaks down the moves working right now.

Boulder sold properties, rolling monthly trend, Oct 2025–Oct 2026. Source: AreaPro.

What this means for your move

If you're selling in Boulder, the data rewards preparation: price to the comps, present the home well, and the market is paying close to asking in a matter of weeks. If you're buying, the opportunity is in the active inventory — 681 choices, a 15% pending ratio, and sellers who have already shown they'll adjust to meet the market. Either way, the numbers favor the side that comes prepared. Talk to a local expert about what these trends mean for your specific home or search.

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The Hudson Stonegate Team helps buyers and sellers across Boulder and the Denver metro every week — from first valuation to final keys.

Market figures: Area Pro Boulder October 10, 2026 (sold figures cover the prior six months; figures shown are averages). Inventory, pricing, and days-on-market change with new listings — confirm current figures with your agent.