Last week I talked about why winter can be a good time to shop for a bigger home. This week I want to talk about the other side of the coin: what happens when the right house finally shows up.

Here is the quiet worry I hear from growing families. You have done the math, you know you need the extra bedrooms, and you are afraid that when the right one lists, somebody with a cleaner offer will beat you to it. That fear is real, and it is also manageable with preparation.

What the Numbers Say Right Now

Per Pikes Peak REALTOR Services data, October 2026 showed a median sale price of $455,000, down 4% from $473,500 a year ago. Active listings were 4,110, up 5%, and months of supply sit at about 5.0. Homes averaged 57 days on the market.

The number that caught my eye is new listings. There were 1,203 in October, down 13% from 1,389 a year ago. So there is plenty of total inventory, but the flow of fresh listings is thinner. When a well-kept four-bedroom comes on in 80904, 80905, 80906, 80907, or 80919, the first week matters.

Freddie Mac's 30-year average was 7.18% on November 5, down from 7.24% the week before. A slow slide, not a cliff. If you have been waiting for rates to fall before you act, remember that a house you love at a price you can carry is worth more than a rate you hope for. You can often refinance later, but you cannot go back and buy the home that sold last week. Be ready, stay realistic, and let your plan drive the decision, not the headlines.

Three Ways to Compete Without Waiving Everything

First, be ready before you tour. Have a pre-approval letter in hand, not a pre-qualification. Know your comfortable monthly payment. Decide your must-haves ahead of time, such as bedroom count, main-floor living, and school boundaries, so you can say yes quickly to the right house and no quickly to the wrong one.

Second, make the offer easy to say yes to. With 5.0 months of supply, most Westside sellers are not demanding that you waive your inspection. A short inspection window, a clear repair limit, and a flexible closing date can make a stronger impression than a few thousand dollars over asking. Many sellers are also buying their next home, and a closing date that fits their plan is worth a lot to them.

Third, settle your own sequence early. The offer that worries sellers most is one tied to selling your current home. Whether you sell first, buy first, or use a short contingency, your lender and I should have it mapped out before you write anything.

What Strengthens an Offer

A Note on Second-Guessing

Some move-up buyers tell me they feel like they bought too small the first time and cannot afford to get it wrong again. Please be kind to yourself. Your first home did its job. The goal now is a clear plan, not a perfect one.

Many of the larger Westside homes that come to market are listed by Boomer and Senior sellers who are ready to rightsize. They often care as much about a smooth, predictable closing as they do about the last dollar. That is worth remembering when you write your offer.

Where to Start This Week

Get your pre-approval updated, write down your must-haves, and line up an inspector you trust. Then let's set up saved searches for the Westside so you see new listings the day they hit. I hold the ABR and MRP designations specifically to help buyers and relocating families compete well, and I have worked the Westside for 20 years.

Frequently Asked Questions

Why do fewer new listings matter if there are still 4,110 homes for sale?

Because the homes you want are a small slice of that total. When new listings drop 13% year over year, the number of fresh four-bedroom options hitting the market each week shrinks too. The right house can still sit a while, but when a good one lists, the first few days matter.

Do I have to waive my inspection to win?

No. With about 5.0 months of supply, most sellers on the Westside are not expecting buyers to waive everything. I usually suggest a shorter inspection window or a clear repair limit instead of waiving, so you keep your protection and still look strong.

What is the difference between pre-qualification and pre-approval?

Pre-qualification is a quick estimate. Pre-approval means a lender has reviewed your income, assets, and credit. Sellers take a pre-approval letter seriously, and it should show a price range that matches the homes you are actually touring.

Should I make my offer contingent on selling my current home?

It is the weakest position in a competitive situation, but it is not always avoidable. Options include a short contingency window, a bridge loan, or listing your home first. Ask your lender to run each scenario in writing, then we can choose the one that fits your equity and your comfort level.

What are rates doing right now?

Freddie Mac's 30-year average was 7.18% on November 5, down from 7.24% the week before. Your own rate depends on your credit, down payment, and lender, so get a written quote before you tour.

Sources: Pikes Peak REALTOR Services Corp. October 2026 market update (via greatcoloradohomes.com); Freddie Mac Primary Mortgage Market Survey, November 5, 2026.