76424 Home Values

For the third consecutive month, concession activity in 76424 has pulled back. Roughly one in six closed sales this quarter included a seller concession, down from about 28% in June and near a third in May, while the average payout shrank to about $3,900 — nearly half the trailing-year average of $7,100. Sellers also recovered nearly 96 cents on every dollar of list price, up from about 94 cents annually, while under-list settlements eased to roughly one in five sales from nearly four in ten. Based on MLS data for July 2026 closings in 76424, per-square-foot pricing softened to about $84, well below the $122 annual baseline — though with 31 quarterly transactions, that gap remains directional rather than definitive.

The pipeline tells a more cautious story than the closing data. Pending contracts in 76424 fell back to 8 this quarter, erasing June's brief uptick to 23 and pushing the active-to-pending ratio to roughly fifteen to one — among the widest gaps in recent months. New listing activity also continued its retreat, dropping to 42 from about 61 in June and 74 in May, the third straight quarterly decline. Months of supply held near 11, still deep in buyer's-market territory, suggesting sellers' improved closing terms have yet to translate into a tighter pipeline.

The negotiation gap between list and sale prices in 76424 tightened meaningfully this quarter — sellers recovered nearly 96 cents on the dollar at closing, up from the trailing-year average closer to 94 cents. Based on MLS data for June 2026 closings in 76424, homes that did close took roughly 89 days to do so, a shorter runway than the twelve-month median of 109 days. The limited sample of 36 quarterly transactions directionally suggests the pace of completed sales is accelerating even as price per square foot, at about $93, continues to run below the annual baseline near $122. Roughly three in ten closed sales settled below original list, with concessions appearing in about 28% of deals.

Pending contracts in 76424 held at 23 in the latest quarter, a figure that, while modest, represents a firmer absorption signal than the prior period's near-empty pipeline. New listing activity fell to about 61 over the same window — down from 74 the prior quarter — narrowing the wide gap between supply and demand that defined most of the past year. Supply still runs deep at roughly 10 months, and active listings outnumber pending contracts by more than five to one, suggesting the velocity shift remains early-stage.

At roughly $97 per square foot, the most recent closings in 76424 are running notably softer than the trailing-year figure near $128 — a gap that a limited sample of 24 transactions directionally suggests reflects emerging price compression in this Breckenridge-area zip. Sellers conceded about six cents on the dollar, and roughly one in three deals included a cash concession averaging near $5,900. Nearly 42% of closed sales settled below original list price. Based on MLS data for May 2026 closings in 76424, the twelve-month view still shows a 13% year-over-year gain, but the recent quarter's per-square-foot data points toward meaningful softening at the transaction level.

With roughly 16 months of supply sitting on the market, 76424 carries a supply-heavy pipeline profile. Active listings outnumber pending contracts by nearly six to one, a ratio that directionally suggests muted near-term absorption. New listing activity came in at 74 over the trailing quarter, continuing to outpace pending volume at a wide margin. The extended time-to-close trend visible in recently settled sales suggests this supply imbalance is unlikely to correct quickly without a meaningful uptick in buyer engagement.