Another one on inventory dropping into winter

We won’t have July data for a few days, but June data is…

Boulder County active listings came in at 1,485 for June; down 12.7% from a year ago. Months of supply: 4.1, down 14.6% year over year.

Read that twice please. Inventory is already tighter than it was last year, and it hasn’t even hit the seasonal drop off yet.

I’m not telling you this to sell you anything. That’s just what the data does, every year, on schedule, and I think you deserve to actually see it instead of getting handed a generic “it’s always a great time to sell!” line a lot of agents use regardless of what the numbers say.

Here’s what a lot of people miss: this drop isn’t the bottom. Boulder County inventory typically falls another 30-50% between now and December as sellers pull their homes to “wait for spring.” So we’re already down. It’s about to get thinner.

That’s not opinion, that’s just what the chart does every single year.

Read it here

I don’t sell houses. I recognize anomalies in markets and solve the challenges my clients have that are tangled up in those anomalies.

Right now, the anomaly is this: fewer homes on the market than usual, heading into a window that’s about to get even leaner, while plenty of serious buyers: relocations, tax motivated closings, people who have to move regardless of the calendar, are still out there working. That’s not a sales pitch. That’s a gap.

My job is figuring out if that gap works in your favor, and if it does, making sure you’re the one who benefits from it instead of some agent slapping a sign in your yard and crossing their fingers.

Quick real example, because numbers matter more than promises: I sat down with a couple in November 2025, we used December and early January to knock out some deferred maintenance instead of rushing, and they listed February 20th. Sold in 10 days. Over $100k more than expected because they didn’t have to fight any inventory, NONE. That’s not luck. That’s just what happens when the plan gets built before the pressure does.

If you tried to sell recently and it expired, I’m genuinely sorry. Odds are good your agent told you what you wanted to hear instead of what you needed to hear.

I’d have tried to price you on the bid side and attempted to sell in the first five or ten days of the listing. Because we don’t get the first two weeks back. It needs to be on fire out of the gate. That’s what I’m trying to do with every listing I take.

And here’s the thing I actually want you to know, more than any stat: I’ll always take your call if you need someone to talk you down on timing, or on the stress of getting both sides of a move to line up at the same time. Selling a house isn’t one decision, it’s a string of them: pricing, prep, timing, the next place, the movers, the in between, and most of the stress isn’t any single piece, it’s carrying all of them at once with nobody checking in.

That’s not your job. That’s mine. If I call you, it’s because something actually needs your attention.

If I don’t call, it means I’ve got it handled and you don’t need to spend a single minute worrying about it.

I’ll be straight with you about something else too: a lot of agents will tell you to wait for spring, and I get why. It’s easier. Nicer weather, greener lawns, everybody’s in a better mood, and frankly it’s a lot more pleasant for the agent too.

Nobody wants to hustle through a listing prep in November when they could coast into April instead.

But here’s the thing nobody says out loud: if waiting is easier for you, it’s easier for every other seller too.

That’s exactly why inventory floods back in the spring, everybody had the same idea at the same time.

Wee Willie Keeler had one piece of advice that made him a Hall of Famer: hit ’em where they ain’t. He didn’t try to out muscle anybody. He found the gap and put the ball there. That’s the whole strategy.

Go outside right now, while the yard’s green and the light’s good, and get the photos that make your home look its best. Because it’s not hard to book a photographer in March, but it sure is hard to make the outside of your house look like anything but March then.

Get the good photos now, while summer’s doing the work for you, and you’ll have them ready when the field’s thin, instead of scrambling to make bare trees and slush look inviting.

That’s the move. Not harder. Just smarter about where you put the ball.

If you want the real numbers for your specific situation, not a generic market update, your actual house, your actual timing hit reply and I’ll run it for you.

Peace.