January gave us an early and very clear signal as we step into 2026. Inventory is already building, with new listings up 26% year to date, and this is happening earlier than we typically see. Maybe it’s due to the weather? The Bronco season over? 😠Who knows the reason but this matters for how we guide conversations right now, especially with sellers who are on the fence or planning to wait for spring.
If you have sellers who have been “thinking about it,” the data supports urgency. As inventory increases, competition increases. Sellers who act sooner benefit from fewer competing listings, stronger early exposure, and better positioning than those who wait another 30 to 60 days. This is the moment to lean into the Seller Sprint competition and help clients get ahead of the curve. It’s February 2nd, pipelines are buildable, momentum is there, and the data backs you up….and our office MUST win the Seller Sprint.
Message for Buyers
For buyers, rising inventory means more options and more flexibility. With more homes coming to market, buyers are taking additional time to compare properties, focus on value, and negotiate thoughtfully. Average days on market are now 114 days, reflecting a slower decision cycle than we saw at the end of last year. Buyers who stay engaged and prepared are benefiting from increased choice and improved leverage compared to late 2025.
Message for Sellers
For sellers, the market is still working, but expectations matter. Homes that are priced well and presented strongly are selling, especially across much of the Foothills market between $401,000 and $1.8M, where conditions remain seller leaning. That said, inventory is building and buyers are no longer rushing decisions. Seller concessions are averaging around 11%, reinforcing that pricing, preparation, and launch timing play a bigger role now than they did at year end. Sellers who move earlier tend to stand out before competition stacks up further.
Tuppers Team
REALTORS® at Madison & Company Properties
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