"The Foothills market continues to shift, and this month’s numbers offer important insights. Inventory is up nearly 50% year over year and holding steady—giving buyers more options but creating stiffer competition for sellers. Homes are also taking longer to sell, with average days on market rising to 63, up from 51 last year.
Overall, prices are still holding with the average sales price up 7% to just over $1.07M, but don’t be deceived. That number is an average, and as such it is pulled upward by a few extra sales in the higher end. Price and condition go hand in hand so the sellers who have kept up with maintenance and have upgraded or remodeled are getting the best prices, and vice versa. Overall, buyers are negotiating more, and overall seller discounts have ticked up. It's clear: this is no longer a “name your price” market—buyers are back at the table with leverage.
The market overall remains balanced, but the story shifts by price point. Homes between $401K–$600K still lean slightly in favor of sellers, while luxury listings over $1.6M face a very different landscape, with 8 to 28 months of inventory in the highest-end segments. Patience, pricing, and presentation are key in these ranges.
For sellers, now’s the time to stand out. With more homes on the market, pricing and strategy matters more than ever. For buyers, this is one of the most favorable markets we’ve seen in years—more options, more negotiating power, and more room to find the right fit."
Tupper's Team
REALTORS® at Madison & Company Properties
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