# That Denver House Is Listed at $700K. But What Should You Actually Offer? By Kayte Foster (@kaytefoster) · Published 2026-09-14 Canonical: https://voce.com/@kaytefoster/700k-denver-house-listed-actually-offer-n8pjuv --- # How Much Can I Negotiate Off the Price of a House in Denver Right Now? If you’re buying a house in Denver right now, **yes, you can negotiate.** But before you casually knock $50,000 off every asking price and call it a strategy, there’s something you need to know. There is no magic percentage. In today’s Denver housing market, your negotiating power depends on the **specific house, its condition, how long it has been listed, its price compared with recent sales, and how motivated the seller is.** And right now, some buyers have considerably more leverage than others. ## How much below asking price should I offer in Denver? The best offer isn’t automatically 5% or 10% below asking. It’s the number the market data can actually defend. According to the Denver Metro Association of REALTORS®, Denver Metro ended August 2026 with **13,080 active listings**, while closed sales dropped nearly 19% from July. Homes that sold spent a median **27 days in MLS**, compared with 21 days in July. REcolorado reported a similar picture, with **13,211 active listings** and 3,118 closed listings in August. Translation: buyers have choices. But more inventory does **not** mean every seller is waiting beside the front door holding a giant “PLEASE LOWBALL ME” sign. ## Which Denver homes have the most negotiating room? This is where I start digging. A home may offer more negotiating leverage when it has: - Been sitting on the market longer - Already had a price reduction - Deferred maintenance or dated finishes - Little buyer activity - Strong competing listings nearby - A seller with a specific timeline Condition matters too. DMAR has reported that buyers are increasingly selective and prioritizing updated, move-in-ready properties when they have multiple choices. So a beautifully updated home in Golden, Arvada or Lakewood that was priced correctly from day one may still command strong terms. The overpriced house down the street that has been sitting for six weeks? **Now we may have something to talk about.** ## Should I negotiate the price or ask for seller concessions? This is where things get interesting. **Purchase price is only one negotiating lever.** Depending on the home and your financing, we may also look at seller concessions, closing costs, an interest-rate buydown, inspection items, possession, contingencies or other contract terms. Sometimes getting $10,000 off the purchase price is the win. Sometimes using that same negotiating leverage toward your upfront costs or financing produces a much better financial result. I care less about saying, “We got them down $10,000,” and more about answering, **“Which strategy actually saves you the most money?”** Those aren't always the same thing. ## Do Denver buyers have more negotiating power right now? In certain parts of the market, absolutely. But Denver is not one giant housing market. In August, detached homes spent a median **24 days in MLS**, while attached homes spent **45 days**. Attached inventory was also up 9.94% year over year, while detached inventory declined 4.21%. That means your negotiating position could look very different buying a condo in Denver versus a move-in-ready single-family home in Parker, Golden or Highlands Ranch. **The opportunity is in the individual property, not the market headline.** ## FAQ ### Can I offer 10% below asking price on a Denver house? You can. Whether you _should_ depends on recent comparable sales, condition, market time, competition and seller motivation. A strategic offer has evidence behind it. A random lowball has vibes. ### Are Denver sellers accepting offers below asking price? Some are, but not all. Even with higher inventory and slower buyer activity, properly priced homes can still attract strong offers. The individual property matters more than a blanket Denver-wide rule. ### Does a price reduction mean the seller will negotiate more? Potentially. A previous reduction can indicate that the original price did not attract enough buyer activity, but it doesn't automatically tell us how motivated the seller is. ### What else can I negotiate when buying a house? Depending on the transaction, negotiations can include seller concessions, inspection items, closing costs, financing strategies, possession, contingencies and other contract terms. ## Want to know what you should actually offer? If you found a house in Denver, Lakewood, Golden, Arvada, Wheat Ridge, Littleton, Centennial, Parker, Highlands Ranch or another Denver-area community and you're wondering **how much negotiating room you really have, send it to me.** I'll help you look at the recent comparable sales, competition, days on market and the bigger financial picture before deciding how aggressively to negotiate. Even if you're not ready to buy yet, I'm happy to run the numbers and give you a second opinion. **Kayte Foster | Kayte Foster Homes** [**www.kaytefosterhomes.com**](http://www.kaytefosterhomes.com) **Follow Kayte on Facebook:** [https://www.facebook.com/kayte.foster111/](https://www.facebook.com/kayte.foster111/)