6-24-2026 Three Inspections, a Wedding, and a Diagnosis I Can't Pronounce

Go Big or Go Home (Apparently That's My Motto Now): I came home from the KW Luxury event in Aspen feeling energized and a little overwhelmed, which is honestly my favorite combination. The kind of feeling where your brain is running faster than your calendar and you're equal parts excited and slightly terrified. That energy got put to immediate use, because Monday I got both homes I wrote offers on for clients. Both of them. Which led, almost immediately, to three inspections on Friday.

Three. In one day. I have never had two inspections in one day before in my career. Friday was apparently the day I decided to set a personal record.

Here's how it went: one inspection was clean and solid. One was a bit of a mixed bag. And one was, let's just say, a lot to absorb. The funny part is that the mixed bag one, the one that seemed most manageable, is the one we ended up terminating on. It just wasn't the right house anymore once we got into it. That happens. In this market, especially, with buyers having more options and more time to think, "good enough" doesn't always feel like enough when you're standing in the house and really looking. I respect that. We move on.

Meanwhile, the rib situation has a name now. I finally went to urgent care because it wasn't getting better, and I was running out of patience for modifying my CrossFit workouts. The official diagnosis is costochondritis, which is inflammation of the cartilage connecting the ribs to the breastbone. So not a break, not a muscle tear, just my cartilage staging a protest. The treatment plan is: wait. That's it. Just wait for it to get better. I did not go to medical school, but I feel like I could have arrived at that answer myself.

The best part of the week, though, was the weekend. My CrossFit gym owner and friend, Javier, and his girlfriend Jill (also a friend), got married in Buena Vista, and Tag and I turned it into a proper little getaway. Fair warning: when the invitation says "dressy casual," Javier and Jill actually meant beautiful, well-organized, and elegant. The venue was stunning, everything was thoughtful and coordinated, and I felt genuinely honored to be there.

We also got to see our old friend Casey, who introduced Tag and me way back when, and who happens to live in Salida, about 30 minutes from Buena Vista. It also happened to be Fibark Festival weekend, which, if you've never been, is an annual whitewater festival on the Arkansas River that turns Salida into a full-on summer celebration. We caught some of it Saturday afternoon before the wedding, then closed out the night back at the festival, dancing to the Polish Ambassador. I like electronic dance music quite a lot. You probably wouldn't guess that looking at me, but now you know.

Sunday, we hiked up a waterfall canyon, took some pictures, and headed home feeling like humans again.

I'm really looking forward to my ladies' walk this Sunday. I missed it last week, and we're headed to Boston on the 2nd, so I'll miss the following two weeks after that. I moved the start time back to 8 am, which is the correct call because Colorado summer mornings are not messing around.

Sterling, by the way, has apparently been telling everyone at camp that he's 12. He is not 12. I told him it was wrong. What he does next is up to him. Bridger is at basketball camp in Boulder this week, and I'm heading up there tonight for parents' night.

This Week in Real Estate: What a Week Looks Like When the Offers Actually Work

Getting both offers accepted on Monday set the tone for a week that was full in the best way. Three inspections in a single day is not something I'd necessarily want to repeat every Friday, but it's a good problem. It means clients who are ready, deals that are moving, and a pipeline that's actually producing results rather than just spinning.

The termination was fine. This is something I try to remind buyers and sellers both: things fall apart sometimes, and that's not a failure, it's the process working. A buyer who walks away from a house that didn't feel right after inspection is a buyer who didn't buy the wrong house. That's a win even when it doesn't feel like one.

This week has been meetings, contractor calls, inspection objection drafts, and ILC orders. Madness in the most productive sense.

If you're thinking about selling a mountain home in Jefferson County, whether in Evergreen, Conifer, Morrison, or anywhere in the foothills, the window this summer still has opportunity in it for the right property priced the right way. And if you're an adult child trying to figure out how to manage a parent's home sale while also managing everything else that comes with a major life transition, that's exactly the work I do. Call me at 303-328-8800 and let's figure it out together.

The Market: The Market Is Asking You to Be Honest

The Denver metro median close price is sitting around $580,000 as of Q1 2026, down about 1.7% year-over-year per DMAR, with homes averaging 56 days on market. That's not a crisis, it's a recalibration, and it's been building steadily for months.

Active inventory is climbing, days on market are stretching longer, and the active buyers right now are more deliberate and less willing to waive everything to win. If you're a buyer, that's actually good news. Choices exist now. Negotiating power exists now. The urgency that defined 2021 and 2022 is largely gone.

If you're a seller, the honest version of this conversation is a little more complicated.

The market right now is genuinely two-speed. Homes that are priced correctly, show beautifully, and check the right boxes are still moving quickly. Buyers are decisive when the right property appears. Everything else is sitting, sometimes for a long time, while sellers slowly absorb feedback they didn't expect. Denver leads the nation with over 38% of active listings having undergone a price reduction, and that number keeps climbing.

On rates: the 30-year fixed is sitting at approximately 6.5% as of today, June 24. They are not dropping. The Fed's most recent meeting signaled a hawkish lean, with the majority of policymakers now expecting a rate hike may be necessary later this year rather than a cut, as inflation came in at 4.2% in May, the highest level in over three years. Anyone waiting for rates to fall back to somewhere comfortable before listing or buying is likely waiting longer than they'd like.

The price reduction conversation is never anyone's favorite. But small, cautious reductions rarely generate fresh momentum. Buyers are paying attention. They know when a seller is dipping a toe in versus making a real move. A meaningful price correction brings people back to the table. A token one just adds more days to a listing that's already been sitting.

Think of it this way: if people keep showing up but nobody makes an offer, that's feedback. If the showings dry up entirely, that's louder feedback. The sellers who listen early end up in a better position than those who wait four months and make the same adjustment anyway, only with a stale listing and fewer options.

Summer is beautiful in the foothills. Just make sure your pricing strategy is as well-thought-out as your curb appeal.