Boulder Near CU Market Report, January 2026
What can a buyer actually get near CU Boulder in 2026? A normal single-family home with a two-car garage is mostly trading between $1.05M and $1.3M.
The bottom line
Boulder's single-family market is balanced but tightening beneath the surface.
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The quick read
What can a buyer actually get near CU Boulder in 2026? A normal single-family home with a two-car garage is mostly trading between $1.05M and $1.3M.
What this means if you're buying
- A practical single-family home with a two-car garage near CU is generally between $1.05M and $1.3M. Range reflects distance to campus, lot, layout efficiency, condition, and how clearly price matches buyer expectations.
- Square footage does not determine outcomes by itself. At 2,000-2,500 sf prices stretch from under $1.0M to well above $1.7M. Location within the neighborhood, lot, condition, and presentation often matter more than size.
- Decisive buyers are being rewarded right now. The best-located, well-prepared, properly priced homes are moving meaningfully faster than the 66-day median suggests.
What this means if you're selling
- Pricing discipline is being rewarded on both sides. Sold-to-list near 97% means sellers are not giving homes away, but buyers are not blindly overpaying either.
- Position to your real competitive set. Homes that miss on price or presentation absorb the long tail of days on market. Homes that get it right are under contract in 13 to 22 days.
- Do not confuse normalization with weakness. Values are flattening after years of rapid appreciation, and Boulder still outperforms Boulder County, Colorado, and the national average over the long term.
The Numbers Behind the Read
Supporting data for the signals above.
Median Estimated Value
$1.25M
Single family
Sold-to-List Ratio
97%
Months of Inventory
5.51
-26% MoM, -22% YoY
Median Days on Market
66
Compressing
Near-CU Buyer Range
$1.05M-$1.3M
Market Type
Balanced, tightening
Buyer Demand Indicator
Decisive on the right home
Long-Term Trend
Outperforming benchmarks
Sold-to-list ratio
97.0%
Mild discount
At a glance: Buyers are negotiating modest discounts off list.
Days on market
Slow pace
66
median days
At a glance: A slower market — well-priced, well-prepped homes still move. About 34 days slower than the metro average.
Buyer / Seller Tilt
Balanced
Index
50
At a glance: A balanced market — fundamentals matter more than tactics on either side.
Median Sold Price · 6 mo
Source: local MLS data as of January 28, 2026. Deemed reliable but not guaranteed. Educational use only — not an appraisal or valuation of any specific property.
Deeper ReadRead more
Boulder's single-family market is balanced but tightening beneath the surface. Inventory sits at 5.51 months, down more than 26% month over month and over 22% year over year.
Sold-to-list ratio holds near 97% with a median 66 days on market — elevated, but compressing. Median estimated value is around $1.25M, down modestly year over year.
This is normalization, not collapse, and Boulder continues to outperform broader benchmarks over the long term. Near CU, a normal single-family home with a two-car garage is generally trading between $1.05M and $1.3M.
Neighborhood context
Boulder is not a market of averages. Homes sell within wide ranges, and outcomes are earned through preparation, positioning, and disciplined decision-making. Recent near-CU comps illustrate the spread: 4760 Lee Circle in Arapahoe Ridge listed at $1.295M and went under contract in 22 days; 2270 Grape Avenue in Central Boulder listed at $1.300M and went under contract in 13 days, with walkability to Pearl Street clearly carrying weight; 4630 Talbot Drive in Park East listed at $1.065M with four bedrooms, updated interior, solar, EV charging, and a two-car garage took 59 days to align with the right buyer.
Frequently asked
What does it actually cost to buy a normal single-family home near CU Boulder?
In 2026, generally between $1.05M and $1.3M for a practical home with a two-car garage. The range reflects distance to campus, lot, condition, and presentation more than square footage alone.
Is Boulder a buyer's or a seller's market?
Balanced overall, but tightening. Inventory at 5.51 months is well off recent highs and down 26% month over month. The best homes are moving decisively while everything else absorbs the longer days-on-market tail.
Are Boulder values falling?
Down modestly year over year, which is normalization rather than collapse. Long-term, Boulder continues to outperform Boulder County, Colorado, and national benchmarks.
Explore planning toolsOpen
Tools & Resources
Run the numbers, then keep reading.
Four calculators sized to Boulder (Near CU)'s typical price band. Pick the question you're working through. All educational.
Payment snapshot
30-year fixed · Principal & interest
$6,472/mo
Loan amount
$1,024,000
Down cash
$256,000
Rate used
6.50%
Estimate excludes taxes, insurance, HOA, and closing costs. For planning only, not a loan offer.
Quick references
Glossary
Real estate terms, plain-English.
Sold-to-list, days on market, months of inventory — what they mean and why they move.
ReadBuyer checklist
Before your first tour.
What to have lined up — pre-approval, inspection priorities, the price band that matters.
ReadSeller checklist
Before you list.
Prep that consistently improves early activity — without overspending on renovations.
ReadNew construction
How builders structure incentives.
Rate buy-downs, design-center upgrades, and metro district disclosures to read first.
ReadCalculators are for planning only. Figures are estimates and not a loan, rental, valuation, or closing statement. Always confirm with a licensed lender or financial professional.
Tools & Resources
Run the numbers, then keep reading.
Four calculators sized to Boulder (Near CU)'s typical price band. Pick the question you're working through. All educational.
Payment snapshot
30-year fixed · Principal & interest
$6,472/mo
Loan amount
$1,024,000
Down cash
$256,000
Rate used
6.50%
Estimate excludes taxes, insurance, HOA, and closing costs. For planning only, not a loan offer.
Quick references
Glossary
Real estate terms, plain-English.
Sold-to-list, days on market, months of inventory — what they mean and why they move.
ReadBuyer checklist
Before your first tour.
What to have lined up — pre-approval, inspection priorities, the price band that matters.
ReadSeller checklist
Before you list.
Prep that consistently improves early activity — without overspending on renovations.
ReadNew construction
How builders structure incentives.
Rate buy-downs, design-center upgrades, and metro district disclosures to read first.
ReadCalculators are for planning only. Figures are estimates and not a loan, rental, valuation, or closing statement. Always confirm with a licensed lender or financial professional.
About the author
Written by Jackson Granger.
Broker Associate · REALTOR® Coldwell Banker Realty · License FA.100105702. Jackson writes The Granger Report each week from his work across Denver Metro and the Front Range.
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.
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