2025 Asking Price to Sold Price ratios
This is another article reviewing the final numbers for 2025 The last thing I like to look at each year is the strength or weakness of the market in terms of sales price versus list price. Here I’ll be looking at the percentage of homes selling for asking price or better and how that metric has trended over time. The data I used for this chart has had any sales concessions deducted from the sales price and is for the ratio of last listed MLS price to sales price, IRES only data for Boulder County. Original listed price is not a downloadable field from IRES and there’s too much data to try and hand scrub through it all and find original listed prices, so I’m stuck using last MLS asking price.
With the markets continued struggles in 2025, the percentage of homes selling for over asking continued to drop. We’ve just managed to stay above the lows set back during the Great Recession. It’s hard to judge where we’re headed with this metric. Many of my other metrics are telling me the market is returning to a balanced state, but then there are some like this one that are flashing warning signs. As usual, I typically don’t focus on just one statistic but instead try to view all of them together to get a broader picture of the market.
% of Boulder County Homes Selling for Asking Price or Better
When I pull this over asking price data, I look at the sales price to asking price ratios and how those ratios change depending on how quickly the home goes under contract. As you would expect, the more quickly the home goes under contract, the more likely the sales price was at or over the asking price. During the pandemic, the number of sales over asking became the focus of this data. As the market has cooled, I’ve shifted the focus a little. Where before I had to expand the data over 105% over asking, I’m now omitting that data and instead showing a look at under asking details as many buyers mistakenly think that as the market has slowed, that means 60% of asking offer are commonplace. As you can see below, offers at a greater than 7% discount comprise just over 10% of sales. These low sales do happen, but not very often.
2025 Single Family Home Sale Ratios
2025 Single Family Home Sales - Asking or Better
As per usual, I also take this same data and plot it in separate colors denoting the week in which the property went under contract. 2025 was very interesting in that properties that went under contract the 1st week on the market were far surpassed by the number of properties that went under contract in week 6 or later. What a change in a short period of time!
2025 Sales Price to List Price Ratio - Boulder County Detached Homes
Now, let’s look at these same stats for attached homes. Much weaker than the single-family home data, with more than half of the attached homes selling in week 6 or later. Not quite as many as really low sales as in the single-family data which is interesting. I think the attached sellers may have been more educated by the slower market conditions than the single-family sellers and consequently the attached sellers were more prone to price reductions.
2025 Attached Home Sale Ratios
2025 Attached Home Sales - Asking or Better
Here again is the plot of the above data. The preponderance of attached homes that went under contract in week 6 or longer is readily apparent. The attached and single family markets can feel very different and also very different depending on your part of the County, so take these broader, County wide looks, in their wider context.
2025 Sales Price to List Price Ratio - Boulder County Attached Homes
The data here is somewhat sobering. I do take solace in knowing that good properties that are priced appropriately can still go quickly and may even generate offers that end up over asking. The challenge this year will be how to price and manage properties that have inherent flaws or pricing that doesn’t match the market dynamics. As we head into the two snowiest months of the year, I sure hope we get hammered, going to be a long, dry summer if we don’t.