The Montrose real estate market is showing signs of a shift, even though closed sales data will take more time to fully reflect what is happening in real time. According to the July three-month trend, the median sale price is still holding at $475,000, up 2.49% from the same period last year. On paper, prices still look strong. In the field, however, showing activity has slowed, inventory has increased, and buyers are becoming much more selective.
The clearest way to understand the middle of a shift is this: buyers usually accept the new market before sellers do.
Buyers are looking at today’s mortgage rates, today’s inventory, and today’s monthly payment. They see more options, especially above the $500,000 price point, and feel less urgency to act quickly. Sellers, on the other hand, are often still looking backward at what a neighbor sold for, what their home may have been worth six months ago, or what they hoped to net.
And that disagreement, between buyers and sellers, creates a gap.
We are already seeing this locally. Months of inventory now sits at 6.9 months overall, but the real story is in the price ranges. Homes under $500,000 remain much tighter, with less than four months of inventory. Above $500,000, buyers have more leverage. Inventory jumps to 6.44 months between $500,000 and $599,000, 9 months between $600,000 and $699,000, and nearly 12 months between $700,000 and $999,000.
The increase in inventory is the main leading indicator that the market is indeed shifting in real time.
This does not mean buyers have stopped buying. It means they have become far more selective. Homes that are priced correctly, show well, and stand out are still getting attention. Properties that are average, overpriced, or owned by sellers unwilling to respond to feedback may sit for a long time.
For sellers, this is the time to adjust early rather than chase the market down. For buyers, this may be the first real opportunity in several years to negotiate intelligently.
Buyer Perspective
• Buyers have more options and negotiating leverage, especially above the $500K price point where inventory is beginning to stack up.
• Homes under $500K remain more competitive, so buyers should be prepared to move quickly when a rare, desirable, and well-priced property hits the market.
• This may be one of the better opportunities in several years for buyers to negotiate price, concessions, repairs, or rate buy-downs if sellers are motivated.
Seller Perspective
• Sellers should understand that buyers have accepted the new market first and are now more selective, cautious, and payment-sensitive.
• Pricing correctly from the start matters more than ever, as small reductions may not be enough if the home is still out of position against competing inventory.
• Homes that show well, are priced aggressively, and respond quickly to buyer feedback will have the best chance of selling in a slower, more selective market.
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