Methodology
How The Granger Report is written.
A short note on where the numbers come from, how they are reviewed, and the editorial principles that shape every report — so you can decide how much weight to give them.
01 · Data sources
What the reports draw on.
REcolorado MLS
Primary source for active listings, pending sales, closed sales, days on market, and price reductions across Denver Metro.
RPR (Realtors Property Resource)
Used for parcel-level history, comparable sales, and neighborhood roll-ups when MLS data needs additional context.
Public records
County assessor and recorder data for ownership, prior sales, tax history, and metro district information.
Builder and developer materials
Published price sheets, incentive flyers, and community plans — read alongside resale comps, never in isolation.
Direct market observation
What Jackson sees on tours, at open houses, in offer negotiations, and in conversations with other working brokers each week.
Source: REcolorado MLS / RPR data. Deemed reliable but not guaranteed.
02 · Editorial principles
How figures are presented.
- 01
Neighborhood first, city last.
City-wide medians can hide the trend in your specific block or product type. Reports anchor to neighborhoods and price bands before any city-level claim is made.
- 02
Ranges, not single numbers.
Real estate data is messy. Where appropriate, figures are presented as ranges with context — not as a single decisive number that pretends to certainty it doesn't have.
- 03
Date and source on every figure.
Each data point is labeled with where it came from and the period it covers. If a number isn't sourced, it isn't published.
- 04
Clarity over jargon.
Terms like "absorption rate" or "sold-to-list ratio" are explained the first time they appear, and linked to the glossary for reference.
- 05
Advisory, not promotional.
Reports describe what the market is doing — not what a seller, buyer, or builder would prefer it to be doing. If the honest read is "wait," that's what's written.
- 06
Verify before deciding.
Every report ends with the same reminder: market data is deemed reliable but not guaranteed, conditions can change, and any specific decision deserves a specific conversation.
03 · Cadence
When reports are published.
Weekly
Neighborhood briefings
A short, plain-English read on a specific Denver Metro neighborhood — what's selling, what's sitting, and what to watch next. One sourced brief each week.
Monthly
Wider market notes
Broader Front Range patterns, new construction watch, and seller strategy notes that apply across multiple neighborhoods.
As warranted
Special reports
Rate moves, policy changes, or unusual neighborhood activity that deserves a closer look outside the regular cadence.
04 · What the data does not do
Honest limitations.
- Data is a snapshot, not a forecast. The reports describe what has already happened and what is currently visible — not what will happen next.
- Neighborhood boundaries are imperfect. MLS areas, school boundaries, and how residents describe their neighborhood don't always align. Where it matters, this is called out.
- Small sample sizes are noted. Some neighborhoods close only a handful of homes per month. When that's true, the report says so rather than implying a trend that isn't there.
- Off-market activity is not captured. Pre-list, pocket, and private sales don't appear in MLS feeds, and can affect the picture in the highest price bands.
- Conditions change. A report written today may not describe the market two months from now. Reports are dated for that reason.
05 · Frequently asked
About the methodology.
06 · Editorial standards
Who publishes this, and how.
The Granger Report is written, edited, and published by Jackson Granger, a licensed Colorado real estate broker affiliated with Coldwell Banker Realty. Ownership, sourcing, the corrections process, commercial disclosure, and the policy on AI use are all stated in full on one page.
Jackson Granger is a licensed real estate broker in Colorado, License FA.100105702, affiliated with Coldwell Banker Realty. The Granger Report is provided for educational and informational purposes only and is not legal, financial, or tax advice. Market data is deemed reliable but not guaranteed and should be verified before making real estate decisions. Market conditions can change.