Arianna Morris - The Agency

03/18/2026

Concession: Every Buyer Wants Them!

Concessions have become a staple in the Dever market over the last couple of years. Buyers are using them to secure a lower rate and offset closing costs. This is happening so frequently that today I got an appraisal back noting that price adjustments for seller-paid concessions were only made if they were over $20k. Meaning no adjustment to the sales price was made if the home closed with a concession under $20k. That is a significant amount of money in concessions, and it's happening so frequently that it's assumed to be standard in the market.

Concessions, however, are not noted in any major monthly real estate stats, such as median or average closed price.

As a seller, it's important when looking into recent sales near you to fully understand the comparables for your home beyond the top-line sale price. If each house in your neighborhood has sold with a 15-20k seller concession, your bottom line is going to change.

As a buyer, if every home in a neighborhood is selling with 15-20k of concessions. Those sellers are willing to accept 20k less on their net to sell their home. That is significant cash the seller is willing to give you that you may not be aware of if you take a cursory glance at recent closed sales on Zillow. This is where a good Real Estate agent matters. A good agent will dig into the details of those sales and help you understand the nuances of the market because, just like other market factors in Denver, the prevalence and amount of concessions vary neighborhood by neighborhood and price point by price point, and understanding these factors will prevent you from leaving money on the table.

The common occurrence of concessions indicates that the majority of buyers prefer concessions over a price reduction.

Why do you think buyers favor a seller concession over a price decrease? Do you think a seller concession is favored by a seller over a price reduction? I have my talking points, but I want to hear yours!

03/10/2026

We are starting to see the stats reflect the growing momentum of our market, as we head toward spring. Active listings increased, signaling more sellers are entering the market as we move toward the traditionally busier spring season. That activity is reflected in closed homes, which jumped 30% month over month, and in the median closing price rising modestly. This is the time of year when we begin to see seasonal price appreciation as buyer demand strengthens heading into the spring market.

One of the clearest signals of the seasonal shift is in market speed. Average days on the MLS are dropping, indicating homes are moving more quickly.

Seller Advice

Now is still the time to strike. With buyer activity rising but inventory also increasing, preparation matters more than ever. Buyers today are selective and highly price aware. Homes that are well-maintained, thoughtfully staged, and priced based on recent comparable sales are generating the strongest interest and, in some cases, multiple offers.

If you are considering selling this year, now is the ideal time to start preparing so your home enters the market in its best possible position.

Buyer Advice

The increase in inventory means buyers have more choices. That said, desirable homes in strong locations are still moving quickly, often within the first week of hitting the market. However, there are still other homes that have been on the market longer. In those cases, we can often negotiate concessions and more favorable terms.

If you are thinking about buying this year, the most important step is preparation. Having financing, strategy, and search criteria clearly defined ensures that when the right home appears, you are ready to act confidently.

02/19/2026

Denver Metro Market Snapshot February 2026

We are beginning to see the early stages of the spring selling season take shape. Active listings rose in January, signaling that more homes are coming to market and giving buyers increased choice compared to the tighter conditions we saw late last year. This rise in inventory is typical as we move out of winter and into the more active spring months.

At the same time, Closed homes declined month over month, average days in the MLS increased, and the median closing price dipped slightly. These metrics reflect the lingering effects of the slower winter season. Howere keep in mind metrics are all backward-looking, as it typically takes homes under contract about 30 days to close. As a result, this data often lags real-time buyer activity.

Looking ahead, the key question will be whether buyer demand rises quickly enough to absorb the growing inventory. I am already seeing an uptick in competitive offers, especially on well-priced, well-prepared homes, though conditions remain far calmer than the highly heated market of 2020 through 2022.

Seller Advice

Now is the time to strike. Today’s market rewards preparation and precision. With more options available, buyers are selective and price sensitive. Homes that are thoughtfully staged, well maintained, and priced in line with recent comparable sales are attracting strong activity. Reach out now so we can position your home to look its best and stand out from the competition.

Buyer Advice

More inventory means more options. That said, desirable homes are still moving within the first week of being on the market, especially in popular neighborhoods. If you are thinking about entering the market, now is the time to get fully prepared so that if the perfect home comes along, you are ready to act. The best way to do that is for us to schedule a buyer consultation as soon as possible.

01/15/2026

January Newsletter is out! Take a look at where we are headed in the first quarter of 2026.

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01/12/2026

Happy January! Looking back at the past 30 days, we are seeing a typical seasonal slowdown, with both active and new listings declining as many sellers take their homes off the market for the holidays.

I am curious to see how next month’s numbers unfold as we begin to transition toward the spring market. It will be interesting to track how quickly inventory returns and how buyer activity responds.

We did see a slight uptick in the number of closed homes over the last month, which highlights that motivated buyers are still actively searching and ready to move forward when the right property becomes available.

As expected during this seasonal pause, median days on market increased, while the median closed price remained essentially flat. This reflects a more stable pricing environment as the market continues to normalize.

For Buyers:
Now is an exciting time to start paying close attention to new inventory. As we move into the first few months of the year, we typically see listings begin to increase, creating more options and opportunities for buyers.

For Sellers:
Now is the ideal time to start preparing your home for the market. Late winter and spring are typically the best times of year to capture fresh buyer attention. Getting your property ready early allows you to stand out before additional inventory comes online and competition increases.

12/12/2025

The Denver market stepped into December with the familiar holiday slowdown. Prices have softened slightly, and homes are taking longer to go under contract, creating a more relaxed pace overall.

We are also seeing the typical seasonal shift in new/ existing inventory. At this time of year, many sellers choose to pause their plans.

Existing listings are temporarily pulled off the market to be relisted next year, while new listings take a pause, also waiting to list next year.

For Sellers:
If you are planning to relist in the new year, this is the time to start preparing. Use the holiday season to get your home photo ready, tackle small updates, and connect with me in the first half of January. Launching early can put you ahead of a wave of sellers who are also planning their return in 2026.

For Buyers:
Winter is a magical time to shop. If a home is still on the market right now, it usually means the seller is committed to getting a deal done. That level of motivation often opens the door to stronger negotiations and more flexible terms.

Thinking about buying or selling in 2026

What questions do you want answered now?

11/19/2025

I’m working with several qualified buyers and looking to connect for any off-market or upcoming homes. If you are an agent and have anything coming up soon, or if you're a homeowner considering selling, please reach out!

Buyer #1
• Locations: LoHi / Highlands, Platt Park, Washington Park
• Budget: Up to $900K
• Criteria: 3+ beds, 2+ baths, single-family

Buyer #2
• Locations: SW Denver Metro — west of 85th, east of 470
• Budget: Up to $550K
• Criteria: 3+ beds, 2+ baths, single-family or townhome with private yard
• Notes: Open to cosmetic updates

Buyer #3
• Locations: South Metro — south of 285 + Virginia Village
• Budget: Up to $700K
• Criteria: 3+ beds, 2+ baths, large basement (finished or unfinished), large backyard
• Bonus: Near light rail station

Buyer #4
• Location: University Hills
• Budget: All price points
• Criteria: Single-family home

11/13/2025

The Agency’s Fall/Winter Magazine is live!
It’s filled with fresh inspiration for giving, gathering, travel, design, and standout properties from across the globe.
If you’re looking for ideas, market insight, or just a beautiful read, take a look:

🔗 https://www.theagencyre.com/magazine

11/11/2025

Please join me at this year’s All In for the Table charity event hosted by Table Public House

As many know, I volunteer as a “framette” for The Table. All the extra produce from my garden goes directly to their mission and is shared for free in the community cooler located at the Public Table house or donated to local food banks.

In addition to gardeners like me contributing homegrown produce, The Table is doing incredible work at the College View Garden in Denver. What was once a vacant lot at the Denver Police Department’s District 4 substation has become a thriving community space where neighbors grow food together and donate 100% of the harvest back to the community.

You can read more about it here: https://www.denver7.com/news/local-news/garden-at-denver-police-substation-blossoms-into-community-hub

I invite you to attend the event or make a donation to help continue this important work. Together, The Table is building stronger neighborhoods, improving food access, and growing more than just produce; it is growing connection and care.

Register Here: https://www.eventbrite.com/e/all-in-for-the-table-a-charity-benefit-for-the-table-urban-farm-tickets-1735449810099

Come join us for a night of fun and games, all in for the Table Urban Farm! Let's raise money for a good cause together!

11/10/2025

THE MEANING BEHIND THE METRICS

It may come as a surprise to see prices slightly higher and days on market lower, both signs of a steadier market this fall. For Denver, this is a familiar pattern.

We often see a pickup in sales prices as we move into the fourth quarter. As new listings slow and buyers who paused during the summer re-enter the market once school routines settle, before the holiday seasons begin in earnest, the market naturally tightens. This balance between lower supply and steady demand contributes to a modest rise in home values at this time of year.

Homes continue to sell close to asking price, showing that buyers remain engaged and that the market is maintaining a healthy balance.

If you are looking to enter the market as a buyer or seller, note that many properties are closing with seller credits. These credits are not reflected in the average or median sales price statistics.

For Buyers

With fewer multiple-offer situations, buyers have more room to negotiate and secure concessions such as rate buydowns or closing credits. Inventory is lighter, but competition is manageable, creating a window of opportunity to find value before the typical spring pickup.

For Sellers

Buyers are active but selective, so strategic pricing and strong presentation are key. Homes that are well-prepared and priced in line with current data are still selling close to list price. With the seasonal slowdown, thoughtful marketing and positioning make all the difference in attracting serious buyers before the holidays.

11/07/2025

Haunted hotels, historic mansions, and Denver market momentum.

See how our housing market is shifting as we head into the holidays, take a peek inside five of Colorado’s most notorious haunted landmarks, and explore one of my favorite global listings, a stunning waterfront retreat in Newport Beach.

Read the full November Market Update here:

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