Life in the Colorado Foothills This Week

Every once in a while, the Colorado foothills give you a week that feels like a deep breath. This was one of those weeks. Nothing dramatic, nothing chaotic, just the quiet hum of life in Pine, Conifer, Evergreen, and all the places we love. Honestly, it was nice for once.


We officially joined the twenty-first century on Tuesday when Starlink was installed. Everyone in the house rejoiced, and even the kittens strutted around with a new level of confidence, ready to stream bird videos in high definition.


My mom headed home on Thursday, but not before we had one of those unexpectedly deep conversations about life and aging. I had also talked about death with my BookBabes book club on Friday. Apparently, it was the theme of the week. We were comparing how your perspective shifts as you get older and how the idea of quality of life becomes more important than the number of years. My mom even said she would not want to live if she were a vegetable, said in the classic matter-of-fact way only a mother can. A strangely comforting conversation, even if it sounds like a heavy one.


BookBabes itself was really fun. We picked a British mystery for next month, and I am already excited. The Brits really know how to layer charm with murder.


The weekend moved along with a stop at a client’s cookie decorating and housewarming party. I had to duck out early for a meeting between one of my sellers and a buyer for his half-built house. We are in the middle of trying to figure out creative financing on it. The buyer hopes the seller can get the home to a stage where he can take over the finishing details like appliances, flooring, and sheetrock. I am not sure the pieces will fall into place, but I am calling it a learning experience. Every mountain home teaches you something new.


Sunday morning was supposed to be my ladies' hike, but everyone was out of town, so I invited Tag and Sterling instead. Sterling is nine and put up a heroic resistance at first, but once we were walking around Staunton, he softened. Tag seemed genuinely happy to be invited, which was sweet. It ended up being a short, peaceful foothills walk, just the three of us enjoying a quiet morning.


Monday brought a couple's massage. We thought we had a chiropractor appointment in Centennial afterward, but as it turns out, we were a full week early. So yes, we drove two hours for a massage, and honestly, I would do it again because it was that nice, and Tag did not even blame me for the date mix-up.


The kittens are thriving. They sprint full speed through the house like tiny chaotic tornadoes and then crash into deep naps. They are so cute that I get actual cuteness aggression, which is apparently a real thing. They are ridiculous, and I adore them.

Real Estate in the Foothills: Slow Season and Good Stories

The foothills real estate market is slow right now, and that is normal for this stretch of the year. Evergreen, Conifer, Pine, Morrison, Bailey, and Golden all settle into a winter rhythm, and prices usually bottom out before picking back up in the new year. I fully believe we are almost there and that activity will rise once we enter January and February.


Even during the slow season, there were moments to celebrate. I had a closing with a client who came into my world in the most classic modern real estate way. Years ago, he called Zillow to see one of my listings, met the assigned Zillow agent, and immediately felt that she was not quite engaged. She never followed up, which is half the job of being a realtor. If you do not stay in touch, people forget you, and the next time they need something, they end up calling Zillow again, and the cycle repeats.


He ended up looking me up after the showing, and since I lived close by, I told him to come over, and I would fill him in on the details of the short sale he had toured. He showed up and has been my client ever since. He only ever saw seven houses in two years because he was waiting for the exact right one, but when we walked into a passive solar home perched on a mountain, he knew instantly. It needs work, but the bones are solid, and he is already planning updates. He promised to send me photos, and I fully intend to hold him to that.


A week earlier, I wrapped up the most hair-raising transaction of my year. On the literal day of closing my client picked up the printed survey, ran to title, signed everything, then I grabbed the survey and the draft deeds, drove to Clear Creek County Planning and Zoning for approval, then to the Clerk and Recorder to get it all stamped and official, then back to title so they could send the recorded documents to underwriting for the final green light. All of this happened the day before Thanksgiving. By the time we got the final approval, I felt more grateful than a turkey that survived the holiday.


Even when the foothills market cools down, the stories do not.


If you are thinking about buying a mountain home in Evergreen, Conifer, Pine, or Bailey, or you are planning to sell in Golden, Lakewood, Littleton, or Arvada, this is still a great time to talk strategy. Winter can be the perfect window to position your home for spring success or to quietly look for opportunities before the competition wakes up again.

Market Morsels for November 26 to December 2, 2025

Thanksgiving did more than put people into food comas. It gently pressed the Denver real estate market into a seasonal snooze. Here is what happened while we were all pretending pie has no calories.

Inventory Hit the Holiday Slopes

Inventory kept sliding downhill for another week. We are still above last year, but the gap is narrowing like the last slice of pumpkin pie no one admits to wanting. The slow decline that started around July is still going strong, helped along by holiday distractions and questionable family board games.

New Listings Took a Holiday Break

New listings looked at the calendar and said Absolutely not. Activity dropped sharply from the prior week and dipped below last year's. Sellers are clearly circling February through April as the golden window of opportunity. Coming soon, also moved down for the week, though they remain noticeably higher than this time last year.

Pendings Took the Week Off

Pending transactions fully embraced Thanksgiving mode. They were substantially lower than last week and lower than last year. Predictive month’s supply ticked upward, reflecting both the slowdown and a market waiting for buyers to wake up from their pie-induced slumber.

Odds of Going Under Contract Slowed

The chance of a home going under contract within 30 days moved downward again, both week over week and compared to last year. This is classic holiday behavior. Buyers paused touring to engage in urgent tasks like eating pie and debating football.

Showing Activity Softened

Showings dropped as expected and fell slightly below last year. Buyers are still looking, just not leaping. It is taking more showings to get a contract, so sellers need to bring their A game. Think spotless entryway, warm lighting, and possibly a gentle reminder that holiday decor is not a substitute for staging.

Days on Market Stretched Out

Median days on market increased again and are now sitting above last year's. Buyers are taking their sweet time, which is understandable since leftovers and football create excellent conditions for procrastination. Sellers should be patient.

Price Reductions Continue to Star in the Show

More homes going under contract had at least one price reduction compared to last year. The average price cut dipped slightly week over week. Motivated sellers are adjusting. Unmotivated sellers are waiting for spring to rescue their asking price.