In short: 54 homes sold in Edgewater between October 2025 and September 2026, at a median price of $705,500. Half of them went under contract within 5 days. Prices held steady all year. What changed is how much a seller gives up by pricing high: homes that sold in the first week got their full asking price, and homes that sat more than a month sold for about 7% less.
homes sold, Oct 2025 to Sept 2026
median sale price
median days on market
median sale price vs. original list
of supply as of Oct 5
This is my first monthly report for Edgewater, the small city I live in and know best. Edgewater is small, so one month of sales can swing a lot. I’m starting with the full year to set a baseline, then I’ll track each month against it.
September in Edgewater
Eight homes closed in September at a median of $735,000. That median is high because three of the eight were new builds, two on Harlan Street at $1.25 million each and one on Chase Street at $1.18 million. The Harlan homes sold at full price. The Chase home took 49 days and sold for 91% of its original price.
The other five September sales ranged from $400,000 to $745,000. A Fenton Street home priced in line with recent sales went under contract in 2 days at full price. A Lamar Street home took 73 days, was cut from $840,000 to $760,000 and sold for $745,000.
Price decides how fast it sells
This is the clearest pattern in the year’s data. Of the 52 sales with a list price on record, 28 went under contract within a week. Those homes sold for a median of 100% of their original asking price. Thirteen homes sat for more than 30 days, and they sold for a median of 92.8%.
On a $700,000 house, that gap is about $50,000. In most cases the homes that sat were priced for the market the seller hoped for, then cut in steps until they matched the market that existed. By then buyers had already seen the days on market climbing.
Seventeen homes sold above their original price. Every one of them sold for between $635K and $970K, and every one closed between January and July.
The market by price range
The overall numbers hide very different markets inside one small city. Homes in the middle of the range are scarce and fast. The ends are slower.
| Sale price | Sold in 12 months | Median days on market | Sale vs. original list | For sale on Oct 5 |
|---|---|---|---|---|
| Under $600K | 11 | 15 | 93% | 5 |
| $600K–$800K | 27 | 4 | 99% | 6 |
| $800K–$1M | 10 | 6 | 101% | 0 |
| $1M and up | 6 | 33 | 100% | 3 |
Two numbers stand out. There is nothing for sale between $800K and $1M, even though 10 homes sold in that range last year. If you own an updated or expanded ranch that would land there, you’d have the market to yourself. And under $600K there are 5 listings against fewer than one sale a month, about five and a half months of supply. Buyers in that range have time and room to negotiate.
What’s for sale now
As of October 5 there are 14 homes for sale and 9 under contract. The median active listing has been on the market 56 days, compared with 5 days for the typical home that sold last year. Four listings have passed 100 days, and every one of them has had at least one price cut.
The 9 pending sales tell the other half of the story. Six of them went under contract in two weeks or less. Buyers are still active this fall, and they are moving quickly on homes priced near recent sales.
Prices held steady all year
The quarterly median moved in a narrow band: $734K in late 2025, $738K in the first quarter, $690K in the spring and $697K this summer. With 8 to 20 sales a quarter, those differences are mostly about which houses happened to sell. I would not read them as prices falling or rising.
Timing matters more than direction. Thirty-six of the 54 sales closed between April and September. From October through February only 12 homes closed. Expect fewer listings and fewer buyers over the next few months.
What I’d do with this
If you’re selling this fall, price it where the recent sales are, not where the spring sales were. The first week is when you get your best buyers, and Edgewater’s numbers show what it costs to miss it. If you can wait until April, more buyers will be looking, but so will more sellers.
If you’re buying, the fall listings that have been sitting are where you have leverage. I’d look closely at anything past 60 days and ask what the seller has already turned down.
If you want to know where your own house fits in these numbers, start with a home value estimate or send me your address and I’ll pull the sales on your street.
Source: REcolorado. Residential sales closed in Edgewater from Oct 1, 2025 to Sept 30, 2026, plus active and pending listings as of Oct 5, 2026. Includes Edgewater homes listed with Denver as the city. Two sales with no list price on record are counted in the sales total and median but not in the sale-to-list figures. All data deemed reliable but not guaranteed.
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Questions about the Edgewater market
Why are your numbers different from Zillow or Redfin?
Two reasons. Zillow’s headline figure is an estimate of what every home is worth, not what actually sold. And Edgewater homes share the Denver 80214 ZIP code, so some listings are entered with Denver as the city and drop out of a simple city search. I count the homes inside Edgewater’s boundaries, whatever city name the listing agent typed.
Is Edgewater a seller’s market right now?
It depends on the price. Homes between $600K and $1M sold in a median of 4 to 6 days last year, and there is nothing listed between $800K and $1M at all. Under $600K and over $1M there are five to six months of supply, which favors buyers. Overall it works out to about 3.1 months.
Why did the least expensive homes sell furthest below list price?
Most were small two- and three-bedroom houses, many under 1,100 square feet. Five of the eleven started above where buyers were and were cut before they sold, which pulled the sale-to-list figure down.