Buying a Home in Denver

Less than most buyers assume. Conventional loans start at 3% down, FHA at 3.5%, and VA loans at 0% down for eligible buyers. Colorado also has down payment assistance programs (CHFA and metro DPA) that many buyers qualify for. The bigger number to plan for is closing costs — typically 2–3% of the purchase price — plus earnest money and inspection fees.

We agree on my compensation in writing before we tour anything, so there are no surprises. In most transactions the seller still offers buyer-agent compensation, and where they don't, it becomes a negotiating point in the offer. I'll walk you through exactly how it's structured for each property before you write an offer.

Timing rates is a gamble that has cost a lot of Denver buyers money. When rates drop, sidelined demand returns and prices and competition rise with it. The practical approach is to buy a payment you're comfortable with today and refinance if rates improve — you can change your rate later, but you can't change the price you paid.

Inventory in the Denver metro is far healthier than it was during the frenzy years, which means more choice, more inspection leverage, and sellers who are willing to negotiate on price and concessions. It's a more balanced market than the headlines suggest — the question is less about the market and more about whether the payment and the timeline fit your plans.

It depends entirely on price point and neighborhood. Well-priced homes under the metro median still see multiple offers, while homes that have been listed 30+ days often sell at or below asking with concessions. I track days on market and price reductions street by street so we know when to be aggressive and when to negotiate.

Plan on 30–45 days from accepted contract to closing with financing, and 2–8 weeks of searching before that depending on how specific your criteria are. Getting fully underwritten pre-approval before we start touring is the single biggest thing that shortens the timeline and strengthens your offer.

That's a common situation and there are several ways to handle it — sale contingencies, bridge financing, a rent-back from your buyer, or sequencing both closings on the same day. I'll map out which option fits your equity position and risk tolerance before either home goes on the market.