16 days or 41 days. It depends on your price.

You’ve seen the headlines: homes sitting longer, the market cooling off.

That’s the national story. Boulder is telling a different one.

Nationally, homes going under contract fell 8.5% from last year in September, the biggest drop in three years. Only 3 of the 50 largest metros didn’t decline. In the face of that, Boulder is moving the other way.

Over the last three months, the typical Boulder home sold in 26 days. A year ago it was 31. Homes here are selling faster, not slower.

But that number hides a split. Break it out by price:

· Under $549K: 41 days, up 21%

· $1.5M and up: 34 days, about the same

The middle of the market is moving about 40% faster than last year. The entry level is the one slowing down.

Again, the middle of the market is moving 40% faster than last year; that is statistically relevant and we should take note.

What it means for you:

The headline isn’t your market. It never is. National news, and even the Boulder average, can point you the wrong way. Your price range is your market.

Between $549K and $1.5M, sellers have the edge. Homes are going in about two weeks. Price it right and buyers show up. You shouldn’t have to give much away.

Under $549K, buyers have more time. That’s mostly condos and townhomes, where high rates and HOA costs hit hardest. If you’re buying here, you have room to negotiate. If you’re selling, price and condition matter more than they did a year ago. Honestly, they matter more than they ever have. It’s very easy to walk down the block and find a better deal. Or a seller willing to negotiate more.

And, it’s about to get tighter. Every year, the number of homes for sale drops off hard from now through early spring.

Fewer listings, same serious buyers. In a price range that’s already moving in two weeks, that’s a setup that favors sellers.

Why “wait for spring” may be the wrong move:

Most sellers think spring is when to list because that’s when the buyers come out.

It’s also when every other seller lists. More buyers, yes, but more competition and a lot more lookers who aren’t ready to write an offer.

The buyers shopping in November and January are the ones who have to move: new jobs, growing families, a lease ending.

Less competition, more serious buyers.

If you’re thinking about selling in the next six to nine months, the next few months may be your window, not spring.

Want to know what’s happening in your price range and your neighborhood? Reply and I’ll pull it for you.

Peace, and out.