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# Boulder Housing Market Report (Updated Monthly)
- URL: https://truenorthboulder.com/boulder/boulder-housing-market/
- Published: 2026-06-29T22:59:22.000Z
- Updated: 2026-08-31T03:28:08.000Z
- Description: Boulder's single-family median rose to $1,355,000 in July while days on market jumped to 87 — both moved the same way, which is the tell. Supply held flat at 4.5 months. That median isn't your price: the move-up band straddles it, and the luxury tail above behaves nothing like the middle.
- Author: Daniel Hsieh
- Tags: Boulder, Town Market Report, Market Data

*Last updated: August 2026\. Figures are single-family sold data for the city of Boulder, from the Colorado Association of REALTORS Local Market Update (data from IRES, the Front Range MLS): the latest release is July 2026, stamped current as of August 5 (the August update publishes in early September).*

**Boulder's single-family median was $1,355,000 in July 2026 and $1,300,000 year to date, while days on market jumped to 87 and supply held flat at 4.5 months (CAR/IRES, July 2026).** The median rose and the selling time rose with it. That pairing is the month's real story, and it points at mix rather than momentum: only 83 single-family homes closed in July, the thinnest month of the year, and a thin month with a fat top end lifts a median while individual houses sit longer. Two things follow that most coverage skips. First, that median is the middle of the whole town, and the $800K–$1.5M move-up band straddles it, with the top in the luxury tail above. Second, "roughly flat year to date" is a statement about the price of what sold, not about what your house is worth. This report is about the gap between the town number and your number.

## What's the Boulder median right now?

**Boulder single-family closed at a median of $1,355,000 in July 2026, and $1,300,000 year to date, roughly flat versus the same stretch last year ($1,304,500).** Hold the year-to-date figure, not the month. July rests on just 83 sales — down from 112 in June — and on a $1.3M market a handful of high-end or entry closings move the median by tens of thousands of dollars. The month figure has now jumped in two consecutive releases while the year-to-date line has barely moved, which is exactly the month-noise the year-to-date read is there to smooth. The average tells you how skewed the month was: $1,866,422 against a $1,355,000 median, a gap of nearly 40%, which is the signature of a long luxury tail pulling the top on a thin month.

![True North Boulder dashboard headed “Same shelf. Longer wait.” Boulder single-family, July 2026 CAR release: median sale price $1.30M, roughly flat year to date; 87 days on market, list to offer; and 4.5 months of supply, where 3 to 6 is the balanced range. A four-segment gauge shows three filled, labelled a balanced market where neither side owns it, beside the note that supply held flat at 4.5 months while time-to-offer jumped to 87 days against 43 in Longmont.](https://storage.ghost.io/c/7c/ec/7cec6ddd-8aeb-4e8c-923a-e353e04b082d/content/images/2026/08/boulder-housing-market-dashboard-v5-jul2026.png) 

Boulder single-family, sold, YTD through July 2026: median sale price $1,300,000 (roughly flat against $1,304,500 for the same stretch last year; $1,355,000 on the month, on 83 sales), 87 days on market (average, list to offer accepted), and 4.5 months of supply — unchanged from June, and down from 5.7 a year ago. Three to six months is conventionally read as balanced, so 4.5 sits in the middle while the corridor towns run 2.7 to 2.8 and Berthoud 6.2\. The month’s story is the clock, not the shelf: time-to-offer rose from 68 days in June to 87, against 43 in Longmont, a 44-day gap that was 16 a year ago. The $2M+ tail fattens both the inventory count and the wait. Source: CAR Local Market Update via LBAR, IRES data, July 2026 release, current as of August 5, 2026; updated monthly.

Read those figures the way we compile them: single-family, sold, city of Boulder. And note the one number we deliberately won't publish.

The town median is not your price

Every figure here is **single-family, sold**, for the city of Boulder, from the [Colorado Association of REALTORS Local Market Update](https://lbaronline.com/wp-content/uploads/2026/08/July-2026-Boulder-Housing-Stats.pdf?ref=truenorthboulder.com), built on IRES MLS data and published free each month. Medians, averages and percent-of-list all exclude seller concessions.

**We won't publish a months-of-supply or median figure for the $800K–$1.5M band.** Half of Boulder's single-family sales close above the median, so the move-up band straddles it: much of it clears at or below that line, with real competition, while the top of the band sits in the slower, choosier luxury tail above. No public source breaks the band out; it takes a direct IRES pull. If you're transacting in that band, ask us to pull yours, so you're weighing a comp set for your own house instead of a town average that was never about you.

## If the median went up, why are homes taking longer to sell?

**Because those two numbers measure different things, and in July they moved apart.** Days on market is the average time one house waits from listing to an accepted offer; it went from 68 days in June to 87 in July. Months of supply is the whole shelf divided by the rate it clears; it did not move at all, 4.5 in June and 4.5 in July, though it is well down from 5.7 a year ago. And the median is the middle of what happened to sell — on 83 closings, the thinnest month of the year.

So the honest reading is that the shelf is the same size, the houses on it are waiting longer, and the ones that did close skewed expensive. That is a mix story, not a "Boulder got more expensive" story.

So here's the line we hold. **What's essentially flat year to date is the price of what sold. That is not the same as saying your house is worth exactly what it was, and a $1,355,000 month figure is not the same as saying it went up.** A town median can't separate a change in value from a change in what happened to trade. The instrument that can is a repeat-sales index, which follows the same homes selling twice; the FHFA publishes one quarterly for the Boulder metro area, and it's the number to watch for value rather than mix.

One structural fact sits under all of this and makes Boulder different from the corridor towns. **Boulder adds almost no net-new single-family homes.** The city issues permits every year, but construction here is largely scrape-and-replace: a teardown becomes a larger house on the same lot, and the home count barely moves. So the supply that sets price is the existing shelf changing hands, not new building. That's why months of supply, not permit counts, is the number that matters in Boulder, and it's the deeper reason the shelf can hold steady while the median wanders. We unpack what that does to a move-up trade in the [Boulder market and neighborhood hub](https://truenorthboulder.com/boulder/living-in-boulder/).

## Is Boulder a buyer's or a seller's market?

**Closer to balanced, and unusually looser than the corridor towns below it.** Boulder single-family supply is 4.5 months — unchanged from June, down from 5.7 a year ago. Under roughly three months favors sellers, over six favors buyers, so 4.5 sits in the balanced middle. What surprises people is the direction of the comparison: Boulder is the *looser* market, and Longmont and Loveland are the tighter ones.

July widened that difference on the clock rather than the shelf. **Boulder homes now take 87 days to go under contract; Longmont homes take 43.** That 44-day gap was 16 days a year ago, and the two towns got there by moving in opposite directions — Boulder's time-to-contract rose from 75 days last July, Longmont's fell from 59\. Supply says Boulder is balanced. The calendar says a Boulder seller waits about twice as long as a Longmont seller for the same yes.

| Single-family, July 2026 | Boulder    | Longmont | Loveland |
| ------------------------ | ---------- | -------- | -------- |
| Median sale price        | $1,355,000 | $599,500 | $539,900 |
| Months of supply         | **4.5**    | 2.7      | 2.8      |
| Days on market           | **87**     | 43       | 64       |
| Median, year to date     | $1,300,000 | $610,000 | $527,750 |

Colorado Association of REALTORS Local Market Updates. Data from IRES, single-family, sold, July 2026\. Town-level figures, not band-level. Longmont and Loveland sit within 0.1 months of each other on supply and have all year; that is one cluster, not a ranking.

For a move-up buyer, that has a real consequence. The classic corridor trade (sell in Boulder, buy in Longmont or Loveland) now means selling into the *looser* market and buying into the *tighter* one, the harder direction. If you're buying *in* Boulder, though, you have more room than the corridor: at 4.5 months you generally keep your inspection, appraisal, and price leverage, the leverage a sub-three-month market trains out of a buyer. The [Boulder vs. Longmont comparison](https://truenorthboulder.com/guides/boulder-vs-longmont/) works that trade in detail.

## What should move-up buyers and sellers do?

**Settle the money before the sign goes in the yard.** If you're trading up out of Boulder into the corridor, you're selling into the softer market and buying into the tighter one, so a home-sale contingency rarely wins the home you want. Plan to write non-contingent, which means the funds exist before you write. If a HELOC is part of that plan, open it before you list; lenders generally won't originate a home-equity line on a home that's already on the market. We walk the financing paths in [bridge loan vs. sale contingency](https://truenorthboulder.com/guides/bridge-loan-vs-sale-contingency-boulder-county/) and the sequencing in the [buy-before-you-sell playbook](https://truenorthboulder.com/guides/buy-before-you-sell-boulder/).

**If you're the Boulder seller, the number that should concern you isn't the median, it's the calendar and the tier.** At 4.5 months your home will very likely sell — but the July average was 87 days from listing to an accepted offer, and that is before closing. Budget the wait. The luxury tail above the median moves slowest and choosiest, while sensibly-priced homes below it can still draw competition. Price and prep to your tier, and if you're trading up, remember the softness on your sell side and the tightness on your buy side are the same problem. And whatever you're told, nobody can tell you whether this is the bottom; anyone who says so is guessing with your money.

The honest take

The Boulder number everyone quotes (a $1.3 million median, essentially flat year to date, with a $1,355,000 July print on top of it) is doing less work than it looks like it's doing. It's a town-wide, single-family, price-of-what-sold figure, and you are not buying the town. The move-up band straddles it, and the luxury tail above behaves nothing like the middle. What's actually true and useful is smaller and more boring: Boulder clears in about four and a half months of supply — the same as last month, faster than a year ago, and slower than the corridor — while a house here now waits 87 days for an offer against 43 in Longmont. A buyer here still has leverage a Longmont buyer has lost, and a seller here still has to justify a price the market no longer hands over, on a longer clock than the headline median suggests. Price to your tier, finance the trade before you list, and treat the headline median as weather, not a valuation. That read shifts month to month, which is why we re-pull it from the CAR/IRES release every month instead of leaning on a quarterly snapshot.

We won't publish a band number. We will build your comp set.

A comp set at your price and your product, not a town average. That is a CMA, and it's the honest answer to what your Boulder home is worth.

[Request a CMA](https://truenorthboulder.com/home-value/) 

Common questions

## Frequently asked

What is the median home price in Boulder?+ 

Boulder's single-family median sale price was $1,355,000 in July 2026, and $1,300,000 year to date, roughly flat (down about a third of a percent) from the same stretch last year (Colorado Association of REALTORS Local Market Update, data from IRES, July 2026). Hold the year-to-date figure: July closed only 83 single-family sales, and on a $1.3M market that few closings move a median by tens of thousands of dollars. That is the single-family figure. Boulder townhomes and condos are a separate market with a median near $500,000\. For a move-up buyer, the important point is that the $800K–$1.5M band straddles the single-family median: much of it sits at or below it, with the upper end in the luxury tail above.

Is Boulder a buyer's or a seller's market?+ 

Closer to balanced, and the balance is holding rather than moving. Boulder single-family carries 4.5 months of supply in July 2026 — the same 4.5 it carried in June, and down from 5.7 a year ago (CAR/IRES). Under roughly three months favors sellers and over six favors buyers, so 4.5 sits in the balanced middle, while the corridor towns run 2.7 to 2.8\. A move-up buyer generally has more inspection, appraisal, and price leverage in Boulder than in the tighter corridor towns — and July added to it, because Boulder homes now take 87 days to go under contract against 43 in Longmont.

Are Boulder home prices falling?+ 

No, and they are not clearly rising either. Boulder's single-family median is roughly flat year to date, at $1,300,000 against $1,304,500 for the same stretch last year (CAR/IRES, July 2026) — a difference of about a third of a percent, which is noise. The July month figure of $1,355,000 looks like a rise, but it rests on 83 sales. A town median measures the price of what sold, which moves when the mix of what traded moves, not only when values change. For whether values are actually rising or falling, the honest instrument is a repeat-sales index; the FHFA publishes one quarterly for the Boulder metro area.

Does Boulder build enough new homes to loosen prices?+ 

Effectively no. Boulder issues building permits every year but adds close to zero net-new single-family homes, because construction here is largely scrape-and-replace: a teardown becomes a bigger house on the same lot, and the home count barely moves. So the supply that matters for price is the existing shelf changing hands, not new construction, which is why 'months of supply' (how fast that shelf clears) is the number to watch here.

How often is this report updated?+ 

Monthly, at this same URL, with a refreshed last-updated date. The figures come from the Colorado Association of REALTORS Local Market Update for Boulder, built on IRES MLS data and published roughly four to five weeks after month end — the July 2026 report is stamped current as of August 5, 2026.

Sources & data notes

- **All Boulder, Longmont and Loveland figures:** Colorado Association of REALTORS Local Market Update, **single-family, sold**, July 2026 (and year-to-date through July), stamped current as of August 5, 2026, published free each month via the Loveland-Berthoud Association of REALTORS, built on IRES MLS data. [Boulder](https://lbaronline.com/wp-content/uploads/2026/08/July-2026-Boulder-Housing-Stats.pdf?ref=truenorthboulder.com) · [Longmont](https://lbaronline.com/wp-content/uploads/2026/08/July-2026-Longmont-Housing-Stats.pdf?ref=truenorthboulder.com) · [Loveland](https://lbaronline.com/wp-content/uploads/2026/08/July-2026-Loveland-Housing-Stats.pdf?ref=truenorthboulder.com). Boulder: median $1,355,000 (month) / $1,300,000 YTD; average $1,866,422; 87 days; 4.5 months of supply (unchanged from June, from 5.7 a year ago); 83 sales in July; 98.1% of last list price.
- **Basis matters.** These are single-family figures. Boulder townhome/condo is a separate market (median about $500,000 in July) and any blended "Boulder median" mixes the two. Medians, averages, and percent-of-list all exclude seller concessions — the asterisk on the report attaches to all three, not just the percentage.
- **"Percent of list price received"** is measured against the *last* list price, after any reductions, not the original — and the CAR report does not publish an original-list companion, so there is no way to bound the reduction phase from this source. A home listed at $1.4M, cut to $1.3M and sold at $1,269,000 records the same 97.6% as one that never cut. It is not evidence that prices are holding.
- **Days on market** is an average from listing to accepted offer, not to closing. **Months of supply** is inventory divided by trailing-twelve-month average pending sales ([ShowingTime](https://showingtime.com/resources/blog/everything-you-need-know-about-months-supply-inventory?ref=truenorthboulder.com), which generates the report); 3–6 is conventionally read as balanced.
- **Single-month figures are noisy** (83 Boulder single-family sales in July, down from 112 in June — the thinnest month of the year); we lead with year-to-date.
- **Net-new supply.** Boulder issues building permits annually but adds close to zero net-new single-family homes because construction is largely scrape-and-replace; the price-relevant supply is the existing stock changing hands.
- **What we do not publish:** a months-of-supply or median figure for the $800K–$1.5M band. No public source breaks it out; a direct IRES broker pull is required. So we label the town figure honestly and refuse to invent a band figure.
- A repeat-sales index (which tracks the same homes selling twice and so controls for changes in what sold) separates value from mix. The [FHFA House Price Index](https://www.fhfa.gov/data/hpi?ref=truenorthboulder.com) publishes one quarterly for the Boulder metro area.

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**See also:** the [Boulder market and neighborhood hub](https://truenorthboulder.com/boulder/living-in-boulder/) · the [buy-before-you-sell playbook](https://truenorthboulder.com/guides/buy-before-you-sell-boulder/) · [bridge loan vs. sale contingency](https://truenorthboulder.com/guides/bridge-loan-vs-sale-contingency-boulder-county/) · the [Boulder vs. Longmont comparison](https://truenorthboulder.com/guides/boulder-vs-longmont/). External: [CAR Local Market Update — Boulder (IRES data)](https://lbaronline.com/wp-content/uploads/2026/08/July-2026-Boulder-Housing-Stats.pdf?ref=truenorthboulder.com) · [Boulder County Assessor](https://bouldercounty.gov/property-and-land/assessor/?ref=truenorthboulder.com).

*Daniel Hsieh is a licensed Colorado real estate broker with *True North Boulder, brokered by eXp Realty*. Market figures are month-old MLS data and are not a valuation of any specific home; verify any number against current IRES or county data before acting. This report is general market information, not lending, tax, or legal advice: confirm your specifics with your lender, CPA, or attorney.*