Foothills Housing Market Update

October 2025

Fall has officially arrived in the foothills: cooler mornings, a few early snowflakes, and a housing market that finally feels…reasonable again.

The Snapshot:

• There are more homes to choose from than a few years ago

• Homes are taking longer to sell

• Prices are mostly holding, but buyers are negotiating more aggressively

So yes, it’s less “blink and it’s gone” and more “you actually get a weekend to think about it.”

More Balance between Buyers and Sellers

In October, the foothills (Mountain Metro area) saw a small increase in new single-family listings compared to last year, while closed sales dipped just a bit. That combination means buyers still have solid options, especially in the $600K–$900K range, but sellers aren’t stuck; well-priced homes are still selling.

On average, homes are now taking around 7+ weeks to sell instead of 5–6, and most sellers are getting around 98% of their list price, not 100% or more like we saw during the 2020–2022 frenzy.

What’s Happening in Different Foothills Areas?

Keeping this high-level and not drowning you in spreadsheets: 

Evergreen & Conifer
Buyer interest is still strong here. Closings are running ahead of last year, especially for homes that are well-updated and convenient to town or 285/I-70. The twist: the median price is slightly lower than last year, while the average price is higher, which usually means more activity at both the mid-range and luxury ends and a bit less in the middle. Homes that shine (updated, well-staged, realistic list price) still move relatively quickly; everything else is sitting longer and often needs a price reduction or concessions.

Clear Creek County (Idaho Springs, Georgetown, etc.)
Clear Creek has quietly had a solid year. Sales are up meaningfully from 2024, and prices year to date are higher, even though individual months can look choppy because there aren’t many sales. Newer townhomes/condos and well-located single-family homes along the I-70 corridor remain popular for buyers who want mountain living with easier commute options.

Park County (MMAR side)
The Park County data are tiny, so one or two sales can move the averages a lot. In general, there’s more inventory than a year or two ago, and the sales that are happening are skewing more affordable, which pulls the median price down. It’s still one of the value plays in the foothills for buyers who prioritize land and space over a short commute.

What This Means if You’re Thinking of Buying

• You have more breathing room than a few years ago.

• You’re unlikely to be competing with 10 other offers, but you still need to be prepared for good homes that attract multiple buyers.

• Inspection negotiations and seller credits are back on the table in a big way.
  
  

Higher interest rates still sting, but more choice + more negotiating room makes the math work better for a lot of buyers than it did when every listing turned into a bidding war.

And if You’re Thinking of Selling

This is not a “put any price on it and let the market sort it out” environment.

• Pricing and presentation matter more than ever. Homes that are clean, updated, and priced in line with recent sales are selling.

• Time on market is longer, so plan for a realistic timeline instead of expecting a weekend sale.

• Concessions (credits toward closing costs, inspection items, rate buy-downs) are common and often make the difference between a deal falling apart and a successful closing.
  
  

The bottom line…

The foothills market today is much more normal than the last few years. If you’re planning a move in 2025–2026, this is a smarter, more strategic market rather than a chaotic one.

As always, if you have any questions about the market, don't hesitate to reach out! 

Julia