Every year, like clockwork, I hear the same piece of well-meaning but fundamentally flawed advice: "We have to list in the summer, while the kids are out of school!"
Let's get one thing straight. In a state where people meticulously plan their weekends around hiking a 14er and the biggest traffic jam is the ski exodus on I-70, the school calendar is not the market driver you think it is. The truth is, the conventional wisdom about the "hot summer selling season" will get you burned in Colorado.
The Colorado Lifestyle Paradox
Here’s a little secret for you: people may move to Colorado for the winters, but they stay for the summers.
Think about it. That new buyer who just moved to town isn't spending their July weekends touring open houses. They're finally living the life they saw on Instagram. They're at a concert at Red Rocks, floating down a river, or sampling a flight at a new brewery's sun-drenched patio. The last thing on their mind is swapping their hiking boots for booties to look at your kitchen.
Sellers, however, don't always get this. They see the long days and green grass and think, "This is it. This is the moment." The result? We see a surge of new homes hit the market right when the pool of active buyers starts to shrink.
The Great July Slowdown
The real estate market is like a marathon. The spring season is the frantic, adrenaline-fueled start, where everyone is elbowing for position. By the time July rolls around, a serious case of buyer fatigue has set in. The buyers who have been writing offers since March are exhausted, outbid, and emotionally drained. They're ready for a break.
So, in July, we end up with a perfect storm of market dynamics working against sellers:
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Inventory Increases: Sellers list their homes, thinking summer is prime time.
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Demand Decreases: Fatigued buyers tap out, and new buyers are distracted by the very lifestyle that makes Colorado so appealing.
It's like throwing a massive party and sending out the invitations the day all your friends leave for their summer vacation. You've got the supply, but the demand is tubing down Clear Creek.
The Autumn Opportunity & Winter Warriors
So, if July is a trap, when should you make your move? Welcome to fall and winter—the seasons for the serious.
As the aspens turn gold and the evenings get crisp, a different kind of market emerges. The dynamic shifts entirely:
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Less Inventory: There are fewer homes for sale.
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Fewer Buyers: The casual lookers have disappeared.
On the surface, "fewer buyers" might sound scary for a seller, but it's not. The people looking at homes in October and December aren't just killing time between brunch and a Broncos game—they are committed. They are buyers with a deadline, a pre-approval letter, and a plan. You'll have fewer showings, but the quality of those showings will be exponentially higher.
For buyers, the fall offers a calmer, more rational environment. The frenzy is gone, giving you the breathing room to make a thoughtful decision without the pressure of a dozen competing offers landing in the first 24 hours.
Timing is Everything
Navigating Colorado's unique real estate seasons requires more than just conventional wisdom—it requires a local strategy. The "best" time to buy or sell depends entirely on your goals. Do you want the most eyes on your property, or do you want the right eyes?
If you're getting ready for your next chapter, let's talk. We'll skip the myths and build a plan that works for you, any season of the year.
Rob Tait
