Southshore · September 2026
Southshore Market Report
The average sold price fell, but the home that sold was much smaller. September’s one recorded closing calls for a closer look at property mix, price per square foot and today’s larger pool of active choices.
The Quick Answer
Home size explains much of September’s price gap.
Southshore recorded one closed sale in September 2026, compared with three in September 2025. The current sale closed at $655,000, bringing the monthly average down 31.0% from last September’s $949,667 average.
That headline needs context. The 2026 home contained 2,960 square feet, while last September’s three sales averaged 4,742 square feet. The current home was 37.6% smaller, yet its recorded price per square foot was 9.9% higher. This is primarily a mix comparison, not evidence that every Southshore home lost 31% of its value.
Two September Samples
The homes behind the averages were not alike.
Both periods consisted of single family homes with at least four bedrooms, but the size of the homes sold changed materially.
2,960 sq. ft. average size
$221 average price per sq. ft.
149 average days on market
4,742 sq. ft. average size
$201 average price per sq. ft.
21.7 average days on market
How to read this: the lower September price average is strongly influenced by the smaller home that sold. A Southshore homeowner should compare against homes with similar size, condition, lot, basement finish and location.
The September Closing
A long marketing period ended above the final asking price.
7363 S Scottsburg Way
The month’s one recorded sale
The property spent 149 days on market and closed 10.9% below its original list price.
- Sold price
- $655,000
- Finished area
- 2,960 sq. ft.
- Bedrooms / baths
- 4 / 3
- Year built
- 2018
The recorded sold price was $5,100 above the final asking price, but $79,900 below the original list price. That distinction shows why both the starting price and the final market response matter.
Current Supply
Southshore offers more choice than one month of closings suggests.
At the report date, the workbook showed 25 active listings, 9 pending sales and 10 new listings during the prior 30 days. The active count is a current snapshot and is not presented as a year-over-year comparison.
Active asking prices ranged from $625,000 to $1,549,900. The median active home was materially larger and more expensive than September’s one closing, so the snapshot and the monthly average describe different parts of the market.
Using the required one-month formula, 25 active listings divided by one September closing equals 25.0 months of inventory. That figure is highly sensitive to the single September sale. Using the 16 closings recorded from July through September produces a three-month sales pace of about 5.3 per month and a supplemental supply estimate of about 4.7 months.
Year-Over-Year Detail
September changed in volume, size and timing.
| Metric | September 2026 | September 2025 | Change or context |
|---|---|---|---|
| Closed sales | 1 | 3 | −66.7% |
| Average sold price | $655,000 | $949,667 | −31.0% |
| Average finished area | 2,960 sq. ft. | 4,742 sq. ft. | −37.6% |
| Average price per sq. ft. | $221 | $201 | +9.9% |
| Average days on market | 149 | 21.7 | One current sale drives the result |
| Sold-to-original-list ratio | 89.1% | 98.7% | −9.6 percentage points |
| Price reduced before sale | 100% | 66.7% | 1 of 1 versus 2 of 3 |
| New listings, prior 30 days | 10 | 8 | +25.0% |
Price Trend
September’s low average follows a stronger summer closing pace.
Southshore recorded 11 closings in both June and August 2026, but only one in September. Monthly average prices also moved with the mix of homes sold, ranging from $655,000 to about $1.05 million during the period shown.
Recorded Sale-Price Range
The complete dataset spans $618,000 to $1,450,000.
These are the lowest and highest valid sold prices across all 101 unique closed records.
Homeowner Decisions
Match your strategy to your home’s market segment.
For Southshore sellers
- Compare your home with similar size, basement finish, lot and location before reacting to the 31.0% headline change.
- Review the 25 active listings buyers can choose today, especially the 13 homes priced from $750,000 to $999,999.
- Set the first price carefully. The September closing required a large adjustment after 149 days on market.
- Track showing activity and competing price changes early enough to respond before market time becomes the dominant signal.
For Southshore buyers
- Use the wider active selection to compare finish level, usable square footage and lot characteristics—not asking price alone.
- Distinguish original list price from the current asking price when evaluating negotiating room.
- Review the nine pending homes as evidence that well-positioned properties are still attracting contracts.
- Base offers on the closest comparable properties and inspection findings, not one monthly average.
Should you finish the basement, add a room or create an open recreation area?
This dataset shows that home size materially changes community wide averages, but it does not isolate the return from a specific remodel. September’s current sale had four bedrooms and no recorded below-grade finished area, while the prior-year comparison homes were much larger. Before building, compare similar Southshore homes, confirm permit and egress requirements, and decide whether buyers in your home’s price range are more likely to value a legal bedroom, flexible office or larger open recreation space.
Financing Context
Rates remained part of the monthly payment calculation.
The average weekly 30-year fixed mortgage rate was approximately 6.86% in September 2026, compared with approximately 6.35% in September 2025. A buyer’s actual rate depends on credit, down payment, loan program and timing. Source: Freddie Mac Primary Mortgage Market Survey archive.
What Do These Numbers Mean?
Southshore market report questions
Did Southshore home values fall 31.0%?
Not based on this comparison alone. September 2026 had one sale, and that home was 37.6% smaller than the average of September 2025’s three sales. A home-specific value analysis should use closely matched properties.
Does Southshore really have 25 months of inventory?
The required one-month calculation does: 25 active listings divided by one September closing equals 25.0. Because September volume was unusually low, the report also shows a supplemental three-month pace estimate of about 4.7 months.
Why is price per square foot higher when the average price is lower?
Smaller homes can sell for less overall while selling for more per square foot. September 2026’s home averaged $221 per square foot versus $201 for last September’s larger homes.
Are “Sold Price” and “Close Price” the same in these reports?
Yes. This workbook labels the final recorded sale amount “Sold Price.” It is treated as equivalent to “Close Price” for the report’s pricing metrics and dataset-wide high and low.
Can this report tell me what my Southshore home is worth?
No. It provides community context. A useful value range requires a review of your home’s size, condition, updates, basement, lot, location and the most comparable recent sales.
Local Real Estate Guidance
Put Southshore’s numbers in context for your home.
John Nichols
Real Estate Advisor | Coldwell Banker Realty
720.877.1940 · CORealestateJohn@gmail.com
ColoradoBuyAndSellHomes.com
This report is for general informational purposes only. It is not an appraisal and does not guarantee the value, marketability or future sale price of any individual property. Verify property details and obtain advice specific to your circumstances.
