Condition, Timing & Price – Why We Still Like Late 2026

When we talk about selling in Boulder or Boulder County, it always comes down to three words:

Condition. Timing. Price.

Right now, the data is giving us a clearer signal than we usually get.

Fewer homes are coming on the market. In Boulder County, new listings in May were 668, almost 20% lower than last May. In Boulder city, May new listings were 258, down about 26%.

The following numbers are eye opening. (I’ve heeded your requests, I’m keeping the numbers to 8th grade math).

Total homes for sale are down more than 10%. Boulder County active listings were about 1,430 in May, down 11% year‑over‑year.

Boulder city sat around 650 actives, also off double‑digits.

Buyers simply have fewer options.

See a trend?

Inventory is shrinking, not flat, not increasing. Prices are basically flat and sellers are still getting very close to their list price.

County‑wide, the median May price is roughly $749,500, down only about 0.1% from last year, and the typical seller is still getting about 99-100% of list.

Boulder’s median is around $900,000, down a few percent, with sale‑to‑list just under 99%.

So what do we do with that?

We’re looking at a market with:

Less competition,

Slightly fewer transactions and softer volume,

But still, strong pricing for the homes that actually show up and show well.

That’s why we’re still very comfortable with a late‑2026 strategy; especially if we’re sharp on condition, timing and price.

Here’s where I see some sellers get it wrong:

They guess. They walk into a big box store or call a contractor and start spending without a plan.

Real money goes into things buyers don’t care about, while the stuff that actually moves the needle gets ignored.

Maybe right now you’re thinking, “I probably need to spend 20k to get this house ready.”

When we walk the property together, I may tell you it’s closer to 12k, focused on paint, carpet, and a handful of high impact fixes or that we can spend less and still get you where you want to go.

The goal is simple:

It’s to spend smart, so every dollar either protects or grows your net.

My aim is to get you a 2:1 or even 3:1 effect on that new money you invest in the house.

If we’re going to spend 12k, the ideal outcome is 24k-36k in extra net, not just “feeling” like it looks better.

And that circles back to our three words:

Condition – we decide what actually needs to be done, and what doesn’t.

In this market, with slightly lower transactions and slightly lower prices, we need to be the best option in your sector. Sorry, non negotiable.

We can’t half ass condition. I’ll take care of price, but you have to help me take care of condition.

Timing – we don’t just list because the calendar says so. However, from where I sit and looking at the last four years data, the calendar says we have a window starting now, in the 3rd quarter.

We use the data to aim for windows where inventory is especially low, so your home isn’t one of many, it’s one of a few.

Price – we price it inside the market, not above it. The numbers tell us what buyers are actually paying.

Our job is to land you there with the right presentation, so you get real offers and keep leverage.

If you’re even thinking about selling in the next 6-12 months, here’s the move:

Hit reply or text me and put “PLAN” in the message.

We’ll:

Walk your house,

Look at the Boulder and Boulder County data together,

Build a simple action list built around condition, timing and price; including what to do, what to skip, and how much to actually spend.

The end result: we stop guessing, we stop worrying that we “missed” 2026, and we line up your prep and your budget behind the only three things that matter:

Condition. Timing. Price.