A note from Travis
Summer heat cranked up in July and those water restrictions have lawns barely holding on. The monsoon tried to set up, but mostly it just stayed hot. Hopefully the pattern shifts in August. The story of July is Exposition Drive. It had the kind of month neighbors notice. Three homes on that one street either sold or went under contract, and one of them after the seller cut the price. On Arbutus Street, a listing left the market without a buyer after four months, the first expiration here since March. Same neighborhood, same month, opposite outcomes. Buyers are still active and still decisive when a price reads right. They're also perfectly willing to wait when it doesn't. That expiration nudges one of our tracked numbers down, and you'll see it below. Check out all the details in this report.
— Travis
What happened in the neighborhood
Last 12 months through July
$785,000
Median sale price
Two homes closed in July, both under contract inside a week. At $1,175,000, the Exposition Drive sale is the third closing above $1,000,000 here since mid-June, and two more in that range are under contract now. The upper end keeps finding buyers, though not always at the price it started with.
Two of the 12-month numbers moved. The trailing count dropped from 39 closings to 35, because six sales from July 2025 aged out while this July added only two, and that pulls the pace from 3.3 to 2.9 a month. July was quieter than a year ago, two closings against last July's six. The median held at $785,000. The listing success rate slipped from 95% to 92%, because July produced a failed listing on Arbutus Street.
Supply explains the rest. Four homes came on the market in July and three are still available, putting eight homes for sale as of this report, about 2.7 months of supply. Six of the eight have already cut their price, one of them five times. Reductions are what convert right now. All three homes that went under contract in July did so within days of a price cut. The homes still sitting have not found that number yet.
July's standout
13484 W Virginia Dr sold in 3 days, $5,000 over asking, and cleared its list price even net of concessions.
Closed in July (2)
Closed14160 W Exposition Dr
$1,175,000
4 BD / 4 BA · 3,530 sqft · Listed at $1,185,000 · 5 days on market · Closed 7/6 · No concessions
The closing we previewed last issue. In the two weeks after it closed, four more Exposition Drive homes either came on the market or went under contract.
Closed13484 W Virginia Dr
$680,000
3 BD / 2 BA · 1,768 sqft · Listed at $675,000 · 3 days on market · Closed 7/17 · $2,255 in seller concessions · Net $677,745
The smallest home to close here in July and the only one under $1,000,000. It went under contract in June, so this is where its story finishes.
Went under contract in July (3)
Pending14387 W Exposition Dr
$1,100,000
4 BD / 3 BA · 3,644 sqft · Listed 7/8 at $1,200,000 · Reduced to $1,100,000 on 7/17 · Pending 7/18 · 10 days on market
It came on two days after its neighbor closed at $1,175,000, priced above that number, and did not move until it came back under it.
Closed14081 W Exposition Dr
$950,000
3 BD / 3 BA · 3,750 sqft · Listed 5/26 at $1,200,000 · Reduced to $1,150,000 on 6/18 and to $975,000 on 7/12 · Pending 7/14 · Closed 8/3 · 35 days on market · No concessions
It went under contract in June, and that deal fell through on the 17th. Two price cuts later it found a second buyer and closed $250,000 below its original asking price.
Pending555 S Coors Ct
$700,000
5 BD / 4 BA · 2,639 sqft · Listed 3/11 at $750,000 · Pending 7/10 · 113 days on market
A long road. Two price cuts and an earlier contract that fell through in May before this one landed.
Left the market in July (1)
Expired960 S Arbutus St
$639,900
3 BD / 2 BA · 1,948 sqft · Listed 3/5 at $689,900 · Expired 7/6 · 116 days on market · 4 price reductions
A contract fell through in March and never found a replacement. Two other Arbutus Street homes are on the market right now, one of them also below where it started.
New on the market in July (4 listed, 3 still available)
New listing14337 W Exposition Dr
$1,250,000
5 BD / 5 BA · 7,124 sqft · Listed 7/9 at $1,400,000 · 28 days on market · Reduced $150,000
At 7,124 total square feet, the largest home currently for sale in the neighborhood.
New listing13337 W Exposition Dr
$730,000
4 BD / 3 BA · 2,774 sqft · Listed 7/16 at $735,000 · 21 days on market · Reduced $5,000
Sold in May 2025 for $725,000, and the listing reflects interior updates since then.
New listing700 S Arbutus St
$729,000
4 BD / 3 BA · 2,471 sqft · Listed 7/25 · 12 days on market
Still for sale, listed before July (4)
13794 W Kentucky Dr
$1,650,000 · 321 days on market · originally $1,850,000
13503 W Virginia Dr
$795,000 · 64 days on market · originally $950,000, on its fifth price reduction
832 S Beech St
$779,000 · 54 days on market · originally $835,000, reduced again since June
660 S Arbutus St
$679,000 · 56 days on market · originally $725,000, reduced twice more since June
Early August was busy before this report went out. 14081 W Exposition Dr closed on the 3rd. The same day, 961 S Foothill Dr went under contract at $1,099,000 after 74 days, and a new listing arrived on the same street on the 6th at $735,000. Both Foothill homes count in the pipeline above, with full details next month.
What sellers should expect
Showings benchmarks for July 2026
9.0
Green Mountain Estates
9.0
Denver metro
5.1
80228 ZIP
7.3
10.0
Green Mountain Estates
10.0
Denver metro
9.0
80228 ZIP
9.5
Green Mountain homes drew 9.0 showings per listing over the three months through July, down from 10.5 last month but 32% above last July and well ahead of the metro's 5.1. Buyer traffic eased with midsummer. It didn't go anywhere.
This issue upgrades how we measure contract speed. We now report the median showings before a home goes under contract rather than the average, so one slow listing can't skew the figure. The typical home here went under contract after 10 showings, 17% quicker than last July and close to the metro's 9. Last July is on the same median basis, so that comparison holds. Last month's published figure was an average, so there is no month-over-month read this issue.
Traffic here is abundant by metro standards. A home collecting showings without offers has a pricing problem, not an exposure problem.