Research
Original calculations and practical interpretation by Rick Janson, informed by the October 12, 2026 Leaders in Luxury presentation for the Institute for Luxury Home Marketing by Dr. Jessica Lautz, Deputy Chief Economist and Vice President of Research at the National Association of REALTORS®. NAR national findings, FHFA state indexes and September 2026 seven-county REcolorado data are identified separately.
Yes. NAR found first-time sellers in every generation it displayed, including 17% of younger Baby Boomer sellers. For a Denver-area owner facing a first sale, the useful starting point is a proceeds estimate and a selling-and-moving plan.
Location can change the borrowing cost substantially. At September 2026 county median single-family prices, a hypothetical 20%-down, 6.5%, 30-year mortgage costs about $1,713 more per month in principal and interest in Boulder than Adams. That difference can reshape where a buyer looks.
A higher rate can add a meaningful monthly cost: on the same $400,000, 30-year loan, 6.5% costs about $732 more per month in principal and interest than 3.5%. Whether moving makes sense also depends on the next price, sale proceeds, loan balance and the problem the move solves.
The verified statewide index shows much slower recent growth. Colorado’s FHFA all-transactions index rose 44.34% from 2020 Q1 to 2026 Q2, compared with 0.20% in the latest year-over-year period. Buyers and investors should test their plans without assuming the earlier pace continues.
No. A $1 million price was twice Adams County’s September single-family median but about 19% above Boulder County’s. NAR also shows the national $1-million-and-above sales share rising from 1.61% in 2015 to 8.08% in 2025. Buyers and sellers need local property comparisons to judge that price band.
NAR’s national figures show cash is much more common among repeat buyers than first-time buyers: 30% versus 8%. A financed Denver-area buyer should use that context to prepare reliable financing, then evaluate the competition and terms on the specific listing.
The national data suggest a broader picture: married couples were 50% of first-time buyers in 2025, down from 75% in 1985. For a single or unmarried Denver-area buyer, the decision can start with a workable budget, property needs and a clear ownership plan.
NAR’s national cohort figures show different funding mixes. Gen Z buyers reported community or government assistance at 14%, compared with 4% for younger Millennials; family gifts or loans were 16% versus 26%. A Denver buyer can investigate several funding paths while verifying the actual terms and total cash needed.
Money committed to other recurring costs leaves less room in a fixed housing budget. In our hypothetical 6.5%, 30-year calculation, $1,000 a month equals the P&I payment on about $158,211 of mortgage principal. Use your actual family costs to set a sustainable budget before shopping.
Shared contributions can reduce each contributor’s share of a payment, but the plan needs to work if a contribution changes. NAR reports multigenerational purchases among 19% of Gen X buyers versus 14% of all buyers nationally. The useful local decision combines a durable budget with a layout the household can actually use.
It depends on the homes and the full transaction. The September single-family median gap between Boulder and Adams was $338,864, but that county-price difference does not show what a smaller home costs or how much cash a particular move releases. Compare actual sale proceeds, purchase options and ongoing costs.
The national data support investigating the segment, but they do not establish Denver demand. Five leading states accounted for 59% of NAR’s measured international purchases in April 2025–March 2026. A Denver-area seller should ask for evidence of likely buyers for the actual property before building a strategy around this audience.
Scheduled principal repayment builds equity by reducing debt, but only part of each payment does that. A hypothetical $400,000, 30-year loan at 6.5% repays about $60,895 of principal in ten years. A Denver investor should track that paydown separately from operating cash flow and changes in property value.
A hypothetical $10,000 project needs at least $10,000 more gross sale price to recover the spending before additional costs. That hurdle equals 2.00% of Adams County’s September median and 1.19% of Boulder County’s. A seller should ask what property-specific evidence supports the project before committing money.
