Buying a condo in Summit County? Your lender may be evaluating more than just your finances. Here’s what you need to know about warrantable and non-warrantable condos—and why River West is a good example.

If you’re buying a condominium in Breckenridge, Keystone, Copper Mountain, Frisco, Silverthorne, or Dillon, you probably know that your lender will review your income, credit, assets, and debt.

But there’s another important question:

Does the condominium project itself qualify for your loan?

This is becoming an increasingly important issue for condo buyers because conventional lenders have strict requirements for condominium projects. If a project doesn’t meet those requirements, the condo may be considered non-warrantable, which can make conventional financing difficult or unavailable.

What Is a Warrantable Condo?

A warrantable condo is part of a condominium project that meets the requirements for conventional financing through lenders backed by Fannie Mae and Freddie Mac.

For buyers, this generally means more access to traditional mortgage options and competitive interest rates.

A non-warrantable condo does not meet those requirements.

That doesn’t necessarily mean you can’t buy the property. However, you may have fewer financing options, potentially higher interest rates, larger down payment requirements, or different loan terms.

For many buyers, that can make a significant difference.

Why Does the HOA Matter?

Here’s the part many condo buyers don’t realize:

Your lender may be reviewing the entire condominium project—not just you.

The lender can look at things such as:

• HOA finances and reserves
• Insurance coverage
• Fidelity insurance
• Special assessments
• Litigation
• Building condition
• Deferred maintenance
• Ownership and occupancy
• Other project-level requirements

So even if you’re a highly qualified borrower, an issue with the HOA or condominium project could affect your ability to obtain conventional financing.

River West: A Real-World Example

A recent transaction at River West in Summit County demonstrates why this matters.

The buyer’s lender identified an issue with the condominium association’s Fidelity insurance coverage. The coverage was below the amount required under the applicable conventional financing requirements.

This wasn’t a problem with the buyer’s credit, income, down payment, or ability to repay the loan.

It was a project-level issue.

And that’s important because a project-level financing issue can potentially affect every unit in the condominium complex, not just the buyer involved in one transaction.

The good news is that the River West issue appears to be something that can be corrected. Increasing the association’s coverage could potentially bring the project back into compliance. And the cost to increase that coverage is likely a nominal amount.

But the situation highlights an important lesson for condo buyers:

If possible, don’t wait until you’re under contract to find out whether the condominium project is financeable.

What Happens If a Condo Is Non-Warrantable?

If a condominium project doesn’t meet conventional financing requirements, a buyer may need to look at alternative financing.

Depending on the property and lender, that could mean:

• Higher interest rates
• Larger down payments
• Different loan terms
• Portfolio or specialized condo loans
• A smaller pool of available lenders

For some buyers, the additional cost may be manageable.

For others, it could make the purchase no longer financially feasible.

And if a buyer cannot obtain the financing they need, the transaction could potentially fall apart.

Why Condo Warrantability Matters to Sellers, Too

This isn’t only a buyer issue.

If a condominium project becomes non-warrantable, future sellers may have a harder time finding buyers who can obtain conventional financing.

A smaller pool of qualified buyers can mean:

• Fewer offers
• Longer time on market
• More negotiating pressure
• Potentially less favorable sale prices

That’s why maintaining the condominium project’s financing eligibility can be important for every owner in the building.

What Should You Do Before Buying a Summit County Condo?

If you’re considering a condo, talk to your lender before making an offer—or as early in the process as possible.

Ask:

“Is this condominium project eligible for conventional financing?”

Your lender may need to review HOA documents, insurance information, financial statements, and other project records before giving you an answer.

It’s also important to work with a lender who understands condominium financing and mountain properties, because Summit County condos can have unique HOA, insurance, rental, and ownership considerations.

The Bottom Line

When buying a condo, you’re not just buying the four walls of your unit.

You’re also buying into a condominium project and its HOA.

The River West example shows how something as specific as an HOA’s insurance coverage can potentially affect financing for an entire condominium complex.

Before you fall in love with a condo—or write an offer—make sure your lender has looked at the property and the project.

The goal isn’t just to find you a great condo.

It’s to help you understand what you’re actually buying.

Buying or Selling a Condo in Summit County?

Whether you’re buying or selling a condominium in Summit County, these financing and HOA requirements can add layers of complexity to an already complicated transaction. As a local real estate expert with experience navigating the unique challenges of the Summit County mountain market, I can help you understand the potential issues before they become problems, coordinate with your lender and other professionals, and develop a strategy that supports your goals. If you’re considering buying or selling a condo in Breckenridge, Keystone, Copper Mountain, Silverthorne, Frisco, or Dillon, reach out to me—I’d be happy to help you navigate the complexities and make informed decisions with confidence.

Disclaimer: Condominium financing requirements vary by lender, loan program, and project. This article is for general educational purposes and should not be considered mortgage, legal, or financial advice. Always confirm current financing requirements with your lender.

If you’re buying or selling real estate in Summit County, Colorado, the season can have a significant impact on what a home inspector is able to evaluate. While winter home inspections are still an important part of the buying process, the snow that makes our mountain communities so beautiful can also hide potential maintenance issues.

Whether you’re purchasing a ski chalet in Breckenridge, a mountain home in Silverthorne, or a townhome in Keystone, a summer home inspection often provides a much more complete picture of a property’s overall condition.

A Better Look at the Roof

In the Colorado mountains, the roof is one of the hardest-working components of any home. Heavy snowfall, ice, hail, and intense UV exposure all take their toll throughout the year.

During the summer, inspectors can thoroughly examine:

• Roofing materials
• Flashing around chimneys and vents
• Skylights
• Gutters and drainage systems
• Sealants and exposed fasteners
• Signs of hail or wind damage

Many of these areas are simply inaccessible during the winter when snow and ice cover the roof. Identifying issues early can help sellers make repairs before listing and gives buyers greater confidence in the condition of the home.

Summer Is the Ideal Time to Service Heating Systems

Homes throughout Summit County depend on reliable boilers and furnaces to make it through long mountain winters. Once the heating season ends, summer becomes the perfect time for preventative maintenance.

With less demand on HVAC companies, it’s often easier to schedule service, and technicians have more time to perform a thorough inspection of the system. They can identify worn components, clean equipment, and make repairs before temperatures begin to drop again.

For sellers, providing documentation that the heating system has recently been serviced can be a valuable selling feature. Buyers appreciate knowing one of the home’s most important systems has been professionally maintained.

Decks and Outdoor Living Spaces Can Be Fully Evaluated

Outdoor living is one of the biggest attractions of owning a mountain home in Summit County. Whether it’s enjoying morning coffee with mountain views or entertaining after a day on the trails, decks are an extension of the home’s living space.

Unfortunately, snow often hides the condition of these areas during winter.

A summer inspection allows professionals to examine:

• Deck boards
• Railings
• Structural supports
• Stairs
• Hardware and fasteners
• Moisture damage
• Rot and wood deterioration

Because decks are exposed to harsh mountain weather year-round, routine inspections are essential for both safety and long-term maintenance.

Foundations, Drainage, and Driveways Are Easier to Inspect

One of the biggest advantages of a summer inspection is unrestricted access to the home’s exterior.

Inspectors can more accurately evaluate:

• Foundation walls
• Cracks or settlement
• Site grading
• Drainage around the home
• Retaining walls
• Concrete walkways
• Asphalt driveways affected by freeze-thaw cycles

Proper drainage is especially important in the Colorado mountains, where spring snowmelt and summer rainstorms can expose grading or water management issues that aren’t visible beneath winter snowpack.

Landscaping and Exterior Maintenance Become Visible

Summer also provides a better opportunity to assess the property’s overall exterior condition.

Inspectors and buyers can evaluate:

• Siding and exterior paint
• Windows and trim
• Landscaping
• Trees located near the home
• Irrigation systems
• Exterior drainage
• Stonework and retaining walls

These features contribute to both the home’s curb appeal and its long-term maintenance requirements.

More Information Leads to Better Decisions

Every season has its advantages when buying or selling a home, but summer offers the most comprehensive opportunity to evaluate a property’s condition.

For sellers, addressing deferred maintenance before listing can reduce surprises during negotiations and help your home present its best. For buyers, a summer inspection often provides greater peace of mind by revealing areas that simply aren’t visible beneath several feet of snow.

Thinking About Buying or Selling in Summit County?

Whether you’re searching for Summit County homes for sale, preparing to list your property, or purchasing a vacation home in Breckenridge, Frisco, Dillon, Silverthorne, Keystone, or Copper Mountain, understanding what a home inspection can reveal during different seasons is an important part of making an informed real estate decision.

As a local Realtor with nearly three decades of experience helping buyers and sellers navigate the Summit County real estate market, I’m here to help you understand not only the home itself, but also the unique considerations that come with owning property in Colorado’s high country.

If you’re considering buying or selling Summit County real estate, I’d love the opportunity to answer your questions, provide local market insight, and help you navigate the process with confidence.

Expert Home Buying Tips from Colorado Realtor Kelly Gafa

Buying a home is exciting, but the financial preparation that happens before you start house hunting is what often determines how smooth — or stressful — the process will be.

As a Colorado real estate agent, I work with buyers at every stage of the home-buying journey, from first-time home buyers to second-home and investment property purchasers in Summit County and throughout Colorado. One of the biggest mistakes I see buyers make is waiting until they’ve found a home to start preparing financially.

The reality is: the strongest buyers prepare months in advance.

If you’re considering buying a home, here are the most important steps you can take now to put yourself in the best possible position when it’s time to apply for a mortgage.

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1. Understand What You Can Actually Afford

Before browsing homes online, it’s important to understand your true comfort zone financially — not just what a lender may approve you for.

A mortgage payment is only one piece of homeownership costs. Buyers also need to account for:

• Property taxes
• Homeowners insurance
• HOA dues
• Utilities
• Maintenance and repairs
• Existing monthly debts

I always encourage my clients to look carefully at their monthly spending habits before beginning the home search process. A realistic budget creates confidence and prevents unnecessary financial stress later.

Most lenders prefer buyers keep their total monthly debt obligations below roughly 43–45% of their gross monthly income, commonly referred to as your debt-to-income ratio (DTI).

2. Start Saving Earlier Than You Think You Need To

One of the most common misconceptions in real estate is that buyers need 20% down to purchase a home.

In reality, many loan programs offer low down payment options for qualified buyers. However, buyers should still plan ahead for:

• Down payment
• Closing costs
• Earnest money
• Moving expenses
• Inspections and appraisals
• Emergency reserves after closing

In Colorado’s competitive real estate market, having strong financial reserves can also make your offer more attractive to sellers.

3. Keep Your Credit as Strong as Possible

Your credit score directly impacts:

• Loan approval
• Interest rates
• Monthly mortgage payments
• Financing options available to you

Before applying for a mortgage:

• Review your credit report
• Pay all bills on time
• Reduce high credit card balances
• Avoid missed payments
• Dispute any inaccuracies you find

Even a small improvement in your credit score can significantly impact your long-term borrowing costs.

4. Avoid Major Purchases Before Buying a Home

This is one of the biggest issues lenders see during the mortgage process.

Once buyers start preparing for a mortgage, it’s best to avoid:

• Financing a new car
• Opening new credit cards
• Purchasing furniture on credit
• Taking out personal loans
• Making large unexplained deposits

Even if you already qualify, changes to your financial profile during underwriting can create delays or impact approval.

5. Focus on Lowering Your Debt-to-Income Ratio

Your debt-to-income ratio (DTI) is one of the key factors lenders evaluate when determining how much home you qualify for.

Paying down:

• Credit cards
• Auto loans
• Student loans
• Personal debt

can improve your purchasing power and strengthen your loan application.

For many buyers, paying down debt before applying for a mortgage can absolutely strengthen their financial profile — but every situation is different. In some cases, if your debt-to-income ratio (DTI) is already within a healthy range, it may actually make more sense to keep additional cash available for your down payment, reserves, or closing costs rather than aggressively paying off low-interest debt.

This is something I learned personally when my husband and I purchased our first home — long before I became a realtor. At the time, I assumed the smartest thing to do was eliminate as much debt as possible before applying for a loan, so I used a large portion of our savings to pay off my car. What I didn’t realize then was that our DTI ratio was already well within lending guidelines. Those funds could have potentially been better utilized toward a larger down payment, stronger reserves, or even securing more favorable loan terms.

Thankfully, we were still able to move forward with our home purchase, but that experience taught me how important it is to have the right professionals guiding you early in the process. Real estate and mortgage planning are not one-size-fits-all, and what feels financially responsible isn’t always the strategy that best positions you for homeownership.

That’s why I always encourage buyers to speak with a trusted lender before making major financial decisions during the home-buying process. A knowledgeable loan officer can review your full financial picture and help you make informed decisions based on your specific goals, finances, and long-term plans — not just general advice you may read online.

6. Keep Your Finances Consistent

Mortgage lenders typically review several months of financial statements during underwriting.

Large cash deposits, excessive account transfers, or inconsistent income documentation may require additional explanations and paperwork.

Before applying for a home loan, try to:

• Keep banking activity straightforward
• Maintain stable income
• Avoid unnecessary financial movement between accounts
• Document any large deposits clearly

Clean financial records help the approval process move more efficiently.

7. Maintain Stable Employment

Lenders like to see consistency in employment history and income.

If possible, avoid:

• Switching industries
• Moving from salaried to commission-only income
• Frequent job changes during the loan process

That doesn’t mean career changes automatically prevent homeownership, but it’s important to discuss major employment transitions with your lender before making changes.

8. Prepare for More Than Just the Mortgage Payment

Many buyers focus solely on the monthly mortgage amount and forget about the real-world costs that come with owning a home.

Depending on the property, buyers may also need to budget for:

• Repairs and maintenance
• Snow removal or landscaping
• Utilities
• HOA assessments
• Furnishings and appliances
• Seasonal maintenance costs

As someone who works extensively in the Colorado mountain market, I always encourage buyers to think beyond closing day and prepare for the full cost of ownership.

9. Work With Trusted Professionals Early

One of the best things buyers can do is build their team early.

Speaking with a knowledgeable lender before house hunting helps buyers:

• Understand financing options
• Establish realistic price ranges
• Identify opportunities to improve qualification
• Prepare documentation ahead of time

Working with an experienced real estate professional early in the process also helps buyers better understand local market conditions, timelines, negotiation strategies, and neighborhood dynamics.

10. Preparation Creates Opportunity

In competitive real estate markets, prepared buyers often have the advantage.

When the right home becomes available, financially prepared buyers are able to:

• Move quickly
• Submit stronger offers
• Navigate underwriting with fewer surprises
• Reduce stress throughout the process

The earlier you begin preparing, the more confident and successful your home-buying experience is likely to be.

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Thinking About Buying a Home in Colorado?

Whether you’re purchasing your first home, a mountain property, vacation home, or investment property, preparation matters.

Kelly Gafa works with buyers throughout Colorado including Breckenridge, Silverthorne, Frisco, Dillon, Keystone, Copper Mountain and surrounding counties including Park County, Lake County, and Grand County, to help them navigate the real estate process with clarity, strategy, and confidence.

If you’re considering buying a home and want guidance on financing preparation, local market conditions, or next steps, reach out anytime.

How the Housing Market Could Shift in 2026

As we move further into 2026, the housing market is beginning to feel more balanced and familiar than it has in recent years. Inventory is improving, mortgage rates have stabilized, and price growth is moderating—creating a more predictable environment for both buyers and sellers.

Below is a breakdown of what the data currently suggests for 2026—and what it could mean for your real estate plans.

Mortgage Rates

Mortgage rates have largely held in the low 6% range for several months, providing buyers with a level of consistency they have not had in quite some time. That stability has helped restore confidence and supported renewed buyer activity.

Recent data shows the Pending Home Sales Index posting its strongest performance in nearly three years after seasonal adjustment, indicating that buyers are reengaging as rate volatility eases.

Looking ahead, the National Association of Realtors (NAR) projects that existing home sales could increase by approximately 14% nationwide in 2026, driven by improved alignment between rates, inventory levels, and buyer expectations.

Home Price Growth

Home prices continue to rise on a national level, but at a much slower and healthier pace than in recent years.

According to national data, price trends are increasingly market-specific. Roughly half of major U.S. markets are experiencing modest price declines, while others—particularly in parts of the Midwest and Northeast—are still seeing appreciation.

NAR forecasts national price growth of approximately 2–3% in 2026, suggesting a market that is normalizing and moving more in line with income growth rather than rapid acceleration.

Inventory

Inventory has improved meaningfully compared to the past few years, giving buyers more options and easing some of the urgency that previously defined the market.

Active housing inventory has returned to near-normal levels for the first time since early 2022, and overall inventory is estimated to be roughly 20% higher than this time last year.

While many markets—including mountain and resort areas—remain below pre-pandemic inventory norms, this increase has helped create a more functional and balanced environment for both buyers and sellers.

Bottom Line

The housing market in 2026 is moving in a healthier, more balanced direction, with steadier mortgage rates, moderating price growth, and improving inventory both nationally and here in Summit County. This shift is creating real opportunities—but also requires thoughtful timing and local insight.

For buyers, today’s conditions may offer a chance to act before lower rates bring increased competition back into the market.

For sellers, strong values combined with a more informed buyer pool mean that strategy, pricing, and preparation matter more than ever.

Markets are no longer driven by urgency alone; they are driven by knowledge. Staying informed about both national trends and local Summit County data can make a meaningful difference in your outcome.

If you’re considering a move in 2026 or simply want clarity on your options, I’m always happy to connect and help you plan with confidence. Contact me today!

Copper Mountain continues to attract buyers who want more than just a ski condo — they want a lifestyle investment that can be enjoyed personally and leveraged financially. Copper Mountain real estate market offers a wide range of opportunities across price points and property types. Understanding what’s available — and what truly drives value — is essential before making a purchase.

As a local Summit County real estate agent who works closely with Copper buyers, I help clients evaluate not only purchase price, but long-term usability, rental performance, HOA health, resale potential, and so much more.

Below is a current breakdown of what buyers can expect at Copper Mountain today.

Studio Condos: $475,000 – $550,000

Studios remain one of the most accessible entry points into Copper Mountain ownership and are especially attractive for buyers planning to short-term rent (STR) when not in use.

One of the most popular studio options is Telemark Condominiums, located just a short walk to Center Village. Buyers are drawn to:

• Community yard space (ideal for summer use, BBQs, and dog owners)
• Indoor hot tub
• Underground parking
• Ski lockers
• Strong rental appeal due to proximity and amenities

In addition to Telemark, several other studio options exist throughout Copper Mountain, each with varying levels of updates, amenities, and rental performance. Selecting the right studio requires careful attention to HOA rules, parking, and guest experience — details I help my clients evaluate upfront.

One-Bedroom Condos: $600,000 – $850,000

One-bedroom units offer a significant step up in livability and flexibility.

Popular complexes include:

• Passage Point
• Tucker Mountain Lodge
• Copper Springs Lodge

Some one-bedroom units are oversized floorplans, offering additional sleeping areas such as alcoves or bonus spaces. These layouts often deliver stronger rental returns and long-term value.

Two-Bedroom Condos: $825,000 – $1.2M

Two-bedroom condos offer the most variety. These properties appeal to families, multi-generational buyers, and groups seeking comfort without moving into higher-maintenance property types.

This is often where buyers must make strategic trade-offs, and having local market insight can prevent overpaying for features that do not materially impact resale or rental demand.

Three-Bedroom Properties: $1M – $2.3M

Three-bedroom properties span the widest price range because they include condos, townhomes, and duplexes.

Entry-level three-bedroom options around $1M do exist, typically in older buildings such as Snowbridge Square, where the third bedroom is often a loft. At the higher end, buyers will find newer townhomes and duplexes with:

• Private garages
• Larger square footage
• Improved privacy
• Strong appeal for longer stays and repeat renters

Understanding construction quality, HOA reserves, and future assessments is especially important in this category.

Single-Family Homes: $3M – $8M+

Single-family homes at Copper Mountain represent the most exclusive segment of the market and are limited in both inventory and availability. Entry pricing generally begins around $3M, with premier properties exceeding $8M.

Lewis Ranch

Copper Mountain’s only true ski-in/ski-out neighborhood, Lewis Ranch offers direct slope access, privacy, and expansive mountain homesites. Properties here command a premium due to their scarcity, views, and convenience, making them highly coveted for legacy buyers and long-term hold strategies.

The Masters at Copper Creek

Located along the Copper Creek Golf Course, The Masters offers a quieter, more residential feel with stunning golf course and Tenmile Range views.

Values in this category are driven by:

• Garage size and storage (a major differentiator at this level)
• Ski access vs. golf course frontage
• Lot size and orientation
• Privacy and view corridors
• Quality of construction and architectural style

What Really Drives Price at Copper Mountain

While bedrooms and square footage matter, overall pricing is influenced by several nuanced factors, including:

• Condo vs. townhome or duplex
• Top-floor units with vaulted ceilings
• Walk-out patios vs. interior units
• Ski-in/ski-out access
• Building amenities (hot tubs, ski lockers, fitness areas)
• Underground parking or private garages
• Unit condition and age of building
• Health and management of the HOA

These variables often matter more than buyers initially realize — and they can dramatically impact both enjoyment and long-term value.

Final Thoughts

Copper Mountain offers a compelling blend of lifestyle and investment potential, especially for buyers open to offsetting ownership costs through short-term rentals. The key is buying the right property, not just any property.

As a local Summit County agent with extensive experience at Copper Mountain, I provide clients with clear guidance on pricing, rental viability, HOA due diligence, and long-term market positioning — so they can buy with confidence.

Ready to explore Copper Mountain ownership?

If you’re considering buying at Copper Mountain or want a personalized breakdown of what fits your goals and budget, I’d be happy to help. Reach out anytime for a tailored strategy and on-the-ground insight.

As the air turns crisp and the mountain peaks begin to glisten with early snow, Summit County comes alive with anticipation for ski season. If you’ve ever dreamed of owning your own mountain retreat — a cozy condo where you can relax after a day on the slopes — now is the perfect time to make it happen. Buying your ski getaway before the lifts start spinning offers key advantages for both your lifestyle and your investment.

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🏡 1. Get Settled Before the Snow Falls

Purchasing in the fall gives you time to close, furnish, and make your new space your own before the busy winter season begins. You’ll be ready for opening day — no hotel hunting, no travel stress — just effortless mountain living from your own home base.

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🔑 2. More Options, Less Competition

Once ski season is in full swing, the demand for Summit County condos increases. Inventory tightens, and competition from vacation-home buyers increases. Right now, you’ll find more selection and stronger negotiating power — the perfect combination for finding your ideal property before the winter rush.

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💰 3. Maximize Your Rental Income

If you’re planning to rent your condo when you’re not using it, buying before ski season means you can capture the most profitable rental months — the holidays, long weekends, and prime powder weeks. Many Summit County ski condos perform exceptionally well in the winter, helping offset ownership costs from the start.

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🏔 4. Invest in a Lifestyle You Love

Owning a ski condo isn’t just about buying real estate — it’s about embracing the mountain lifestyle. Think spontaneous weekends in Breckenridge, Keystone, or Copper Mountain, après-ski by the fire, and quality time with family and friends in one of Colorado’s most scenic destinations. It’s an investment in both your portfolio and your happiness.

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🌞 5. Enjoy Year-Round Adventure

While skiing and snowboarding are the main draw, Summit County shines in every season. From hiking and biking to paddleboarding, summer festivals, and fall leaf-peeping, there’s always something to explore. As locals love to say: “Come for the winter, stay for the summer.”

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🏠 Ready to Find Your Mountain Escape?

Whether you’re dreaming of a slopeside condo in Keystone, Breck or Copper, a cozy retreat in Frisco, or a modern getaway in Silverthorne, or a home-away-from-home in Dillon, I’d love to help you find the perfect fit.

Let’s connect before the snow starts to fall — so your ski season begins right at your doorstep.

Kelly Gafa | Colorado Real Estate Company
📞 [970.409.6228]
💌 [kellygafa@SummitLiving.com]
🌐 [KellySellsSummit.com]

It’s common to hear buyers say they’re waiting because of today’s political and economic uncertainty. But here in Summit County, waiting often costs more than it saves.

There has never been a “perfect” time to buy. Elections, shifting policies, and economic cycles are always in motion—but over the long term, Summit County real estate continues to appreciate. Buyers who pause until things feel more stable often discover that prices have risen, inventory has tightened, or the home they loved is no longer available.

Those who act during uncertain times, however, tend to win. They lock in today’s opportunities, start building equity immediately, and shield themselves from rising rents. If interest rates go down in the future, refinancing is always an option—but if prices climb, waiting only means paying more later.

In Summit County especially, where inventory is limited and demand stays strong thanks to second-home buyers and year-round recreation, timing the market is nearly impossible. The best move is focusing on what you can control: your lifestyle, your monthly payment, and your long-term goals.

When others sit on the sidelines, the buyers who step forward secure the advantage. In uncertain times, opportunity often belongs to those willing to take action.

The current real estate landscape is undergoing a quiet but meaningful shift—one that presents a fresh window of opportunity for buyers, especially those who’ve been patiently waiting on the sidelines.

According to recent data from Redfin, home values are beginning to soften in certain markets, particularly for those who purchased during the post-pandemic peak. Homeowners who bought during the height of the real estate frenzy—when interest rates were at historic lows and bidding wars were the norm—are the most at risk of seeing a potential loss if they were to sell in today’s market. Redfin estimates that 16.4% of homeowners who purchased at the top of the post-pandemic surge could face a loss if they sold now. In contrast, only 9% of those who bought during the broader pandemic window, and just 1.8% of pre-pandemic buyers, would be in that position.

It’s important to note that these figures are theoretical. Not every homeowner is listing right now, & many are choosing to wait and see what offers the future market may bring. But for those who do need to sell, pricing strategy & market positioning are more important than ever.

More Inventory = More Buyer Choices

For buyers, this market shift is presenting long-awaited advantages. Higher interest rates over the past year have cooled bidding wars, & we’re now seeing increased market fluidity. Homes are staying on the market longer, & sellers—especially those with strong equity positions—are becoming more flexible on pricing.

We are seeing more opportunities for buyers to pay a little less than they would have just a year or two ago, and that’s a meaningful shift for anyone who’s been watching and waiting for prices to come down.

In fact, a recent Wall Street Journal report noted that there are now half a million more sellers than buyers across the U.S.—with the greatest imbalance in regions where rapid growth and development occurred over the last few years.

Sellers Waiting for Better Timing
With fewer buyers and more competition, many sellers are choosing to hold off rather than reduce their price. Some are de-listing their homes altogether with plans to relist next year, according to Redfin.

What This Means for You
As a professional real estate agent and local market expert, I’m seeing a shift that gives buyers more negotiating power than we’ve had in years. If you’ve been hesitant to enter the market because of the frenzy, now might be the moment you’ve been waiting for.

Ready to Take the Next Step
If you’re curious about what’s available or how to navigate this evolving market, I’d be happy to help you explore your options—whether you’re a first-time buyer, investor, or looking for a mountain getaway.

Let’s connect and talk about what opportunity might look like for you in today’s market.
— Kelly Gafa
Local Realtor | Market Expert
PHONE: 970.409.6228

Did the frequency and intensity of bidding wars over the past two years make you put your home search on hold? If so, you should know the hyper competitive market has cooled this year as buyer demand has moderated and housing supply has grown. Those two factors combined mean you may see less competition from other buyers.

And with less competition comes more opportunity. Here are two trends that may be the news you need to reenter the market.

1. The Return of Contingencies

Over the last two years, more buyers were willing to skip important steps in the homebuying process, like the appraisal or the inspection, in hopes of gaining an advantage in a bidding war.  But now, things are different.

The latest data from the National Association of Realtors (NAR) shows the percentage of buyers waiving their home inspection or appraisal is down. And a recent article from realtor.com points out more sellers are accepting contingencies:

“A year ago, sellers were calling all the shots and buyers were launching legendary bidding wars, waiving contingencies, and paying for homes in cash. But now, the shoe is on the other foot, and 92% of home sellers are accepting some buyer-friendly terms (frequently related to home inspections, financing, or appraisals), . . .”

This doesn’t mean we’re in a buyers’ market now, but it does mean you have a bit more leverage when it comes time to negotiate with a seller. The days of feeling like you may need to waive contingencies or pay drastically over asking price to get your offer considered may be coming to a close.

2. Sellers Are More Willing To Help with Closing Costs

Before the pandemic, it was a common negotiation tactic for sellers to cover some of the buyer’s closing costs to sweeten the deal. This didn’t happen as much during the peak buyer frenzy over the past two years.

Today, data suggests this is making a comeback. A realtor.com survey shows 32% of sellers paid some or all of their buyer’s closing costs. This may be a negotiation tool you’ll see as you go to purchase a home. Just keep in mind, limits on closing cost credits are set by your lender and can vary by state and loan type. Work closely with your loan advisor to understand how much a seller can contribute to closing costs in your area.

Bottom Line

Despite the extremely competitive housing market of the past several years, today’s data suggests negotiations are starting to come back to the table. To find out how the market is shifting in our area, let’s connect today.

Are you thinking about selling your current home? If so, the biggest question on your mind may be: if I sell now, where will I go? If this resonates with you, there’s something you should know. The number of homes coming onto the market is increasing and that could make it easier for you to move up this summer.

According to the latest data from realtor.com, the number of homes being listed for sale, known as new listings, has increased consistently this year (see graph below):

While this news has clear benefits for buyers who are craving more options for their home search, what does that mean for current homeowners like you? It gives you two distinct opportunities in today’s housing market.

Opportunity #1: Take Advantage of More Options for Your Move Up

If your current house no longer meets your needs or lacks the space and features you want, this gives you even more opportunity to sell and move up into the home of your dreams. As more options come to market, you’ll have more to choose from when you search for your next home.

Partnering with a local real estate professional can help make sure you see these listings as soon as they come onto the market. And when you do find the one, that professional can advise you on how to write a winning offer to seal the deal.

Opportunity #2: Sell Before You Have More Competition

Just know that, in order to make sure your house shines above the rest, it may make sense to put your home up for sale before your neighbors do the same, creating more competition in your area. The increase in the number of homes being listed for sale is expected to continue, and a recent study from realtor.com says two-thirds of homeowners looking to sell say they’ll do so by August.

A real estate professional can advise you on what you need to tackle to get your house ready to list so they can put that for sale sign up in your yard sooner rather than later. That’s because the process of getting a home ready to sell isn’t taking as long as you may think. As a result, you can capitalize on today’s sellers’ market and get ahead of the competition.

Bottom Line

If you’re a current homeowner looking to sell, let’s connect to begin the process. You have a unique opportunity to benefit from the additional homes being listed today and sell before your house has more competition.