Published October 25, 2026 in Market Update

More listings are coming, but the Boulder area is not slowing down

By Cecilia De Villiers

Real estate, Boulder area

Nationally, Realtor.com reported that 20.8% of U.S. listings had price cuts in September, the highest share since 2018. Boulder did not follow that script. The Real Estate Data Aggregator counted 582 new listings across the Boulder area in the three months ending August 31, 2026, up 11.9% from a year before. Closed sales still rose 1.2% and pending sales rose 2.4%. More supply came to market, and buyers absorbed it.

That is the key fact for sellers right now. You have more competition on the shelf than last year. Clean pricing and strong presentation matter more than they did in 2025.

Buyers absorbed the extra supply without flinching. That tells you demand is still real. But with mortgage rates at 7.41%, according to CNBC, buyers are careful. A home priced a little high will sit while a well-priced one moves.

How each ZIP code read in the three months ending August 31, 2026

The five Boulder ZIP codes each told a different story. Two had rising prices. Two had prices dip a little. One had a sharp drop in the median, worth understanding before you read too much into it.

80305: the tightest market in Boulder

The Real Estate Data Aggregator counted just 2.1 months of supply in 80305, the lowest of any Boulder ZIP. More than half of homes there went under contract within two weeks of listing. The share was 52.5%, up 21 points from a year before. Homes sold 37.9% more often than in the same stretch of 2025. The median price dipped 2.3% to $975,000, a small move against that volume of activity.

80304: the biggest price gain

The Real Estate Data Aggregator put the median sale price in 80304 at $1,450,000, up 21.3% from a year before. Homes sold rose 19.2%. New listings jumped 28.2%, yet months of supply fell 1.1 months to 4.7. Pending sales rose 8.7%. More homes came to market and more sold. Nearly 3 in 10 went under contract within two weeks, at 30.1%, up 12.8 points.

80303: read the drop carefully

The Real Estate Data Aggregator showed the 80303 median fell 17.3% to $661,250. That is a notable move. Homes sold dropped 22%, which means fewer transactions set the price. A smaller sample can shift the median without reflecting a true change in what homes are worth. The sale-to-list ratio was 98%, up 0.5 points. That detail says sellers who did price well, got close to their number.

Months of supply rose 1.7 months to 5.4 in 80303. That is the largest supply increase of any Boulder ZIP. If you own in 80303, your specific street and price point matter more than the ZIP-wide median.

80301 and 80302: steady, with one soft spot

The Real Estate Data Aggregator counted 101 homes sold in 80301, with a median of $675,000, up 3.8%. The share that sold above list rose 5.6 points to 11.9%. Pending sales fell 9.4%, so the pipeline thinned a little. Months of supply edged up 0.3 months to 4.5.

In 80302, the median was nearly flat at $1,099,000, down just 0.1%. Homes sold fell 8.4%, but pending sales rose 15.1%. That gap between closed and pending is worth watching. It suggests more activity is moving through the pipeline now than the closed count shows. Days on market fell 13 days to 63, the largest improvement of any ZIP.

What the national picture adds

Realtor.com reported that mortgage rates topped 7% for the first time since January 2025. CNBC reported the average 30-year fixed rate at 7.41% as of late October 2026. That is real pressure on buyers. CNBC also noted that a monthly payment on a median-priced U.S. home now takes roughly 33% of a median family's income, up from 26% in 2022. Buyers are stretching further than they were.

CNBC reported that mortgage applications to purchase a home fell 7% in one week and were 18% lower year over year. Nationally, fewer people are applying. In Boulder, closed sales still rose 1.2%, per the Real Estate Data Aggregator. That gap between the national trend and local results is the story.