Behind the Scenes: How Pending Sales Tell the Real Story

Closed sales describe yesterday’s market. Pending contracts show what buyers and sellers decided this week—at today’s rates and confidence. In October, Denver pending contracts edged up 3% to 3,434 even as closings slipped 2%; the median closed price hovered near $590,000 and median DOM was 35. Translation: real-time demand is steadier than the lagging headlines suggest, and well-prepared homes still move.

Rates nudged up to 6.22% for a 30-year fixed as of Nov 6. That’s still near recent lows, and it’s exactly why I watch pendings first: when payments shift, contract activity reacts immediately; the sold data won’t reflect it for another 30–60 days.

One practical play: if you’re buying, focus on homes with 30–70 DOM where the seller is watching pendings climb. Lead with seller credits, then a 2-1 buydown, and tighten inspection asks to the items that change daily living (roof/HVAC/sewer, drainage). If you’re selling, price to the pending comps, not just the closed ones—today’s demand is living there.

Bottom line: pendings are the pulse. In this market, they’ll tell you where pricing and leverage are headed before the headlines do.

— Andy
Vail Peak Realty | Park Hill resident & neighborhood guide

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