Tallyn’s Reach · September 2026
Tallyn’s Reach Market Report
More homes sold, but the homes were smaller. September closings increased 57.1% while the average sold price declined 10.8%. Price per square foot still rose 6.8%, showing why property mix matters.
The Quick Answer
Buyer activity increased, while home size pulled the average price lower.
Tallyn’s Reach recorded 11 single family closings in September 2026, compared with seven last September. The current homes averaged $782,282, down 10.8% from $876,643.
That price change does not tell the whole story. The homes sold this September averaged 4,223 square feet, which was 15.6% smaller than last September’s 5,000 square foot average. At the same time, average price per square foot increased from $176 to $188. The lower overall price average is closely connected to the smaller mix of homes sold.
Two September Samples
Volume improved, but the homes behind the averages changed.
- Average home size4,223 sq. ft.
- Average price per sq. ft.$188
- Average days on market61.0
- Sold-to-original-list ratio93.1%
- Average home size5,000 sq. ft.
- Average price per sq. ft.$176
- Average days on market47.4
- Sold-to-original-list ratio95.7%
How to read this: green and red make directional changes easier to scan, while blue marks a property-mix difference rather than a simple gain or loss. A Tallyn’s Reach value review should compare homes with similar size, bedroom count, basement finish, lot and condition.
Year-Over-Year Detail
More sales came with longer marketing time and more price changes.
| Metric | September 2026 | September 2025 | Change or context |
|---|---|---|---|
| Closed sales | 11 | 7 | +57.1% |
| Average sold price | $782,282 | $876,643 | −10.8% |
| Average home size | 4,223 sq. ft. | 5,000 sq. ft. | −15.6% · smaller mix |
| Average price per sq. ft. | $188 | $176 | +6.8% |
| Average days on market | 61.0 | 47.4 | 13.6 days longer |
| Sold-to-original-list ratio | 93.1% | 95.7% | −2.6 percentage points |
| Sold within 7 days | 1 of 11 · 9.1% | 1 of 7 · 14.3% | −5.2 points |
| Price reduced before sale | 10 of 11 · 90.9% | 4 of 7 · 57.1% | +33.8 points |
| New listings, prior 30 days | 6 | 11 | −45.5% |
Pricing Response
September rewarded accurate pricing more than speed.
The closing count increased, but most sellers adjusted price before closing. One sale closed at $600,000 after an original $875,000 list price, which materially affected the monthly ratio. That does not mean every home required the same change; it reinforces the value of comparing launch price, final asking price, condition and the closest competing homes.
Current Supply
The headline inventory includes three land listings.
At the report date, the workbook contained 25 active listings: 22 single family homes and three land listings. It also showed nine pending home sales and six new listings during the prior 30 days. Active and pending figures are current snapshots, not year-over-year comparisons.
September home sales
Active homes only
Bedroom Mix
Three bedroom sales occupied a different price and timing segment.
Property-type context: all 11 September closings were single family homes. No condo or townhome sale was recorded, so this month does not provide a reliable comparison for those property types.
Price Trend
Monthly averages moved with changing sales volume and home mix.
Average monthly sold prices ranged from about $687,000 to $953,000 during the period shown, while monthly closing counts ranged from two to 16. September’s 11 closings provide a broader sample than several earlier months, but size and features still influence the line.
Recorded Sold-Price Range
The full dataset spans $530,000 to $1,550,000.
These are the lowest and highest valid sold prices across all 97 unique closed records in the supplied dataset, not September-only figures.
Closed August 20, 2025
Closed May 30, 2025
The source workbook labels the final amount “Sold Price.” It is treated as equivalent to “Close Price” for every final sale metric and the dataset wide high and low.
Homeowner Decisions
Use the larger sales sample, then narrow it to homes like yours.
For Tallyn’s Reach sellers
- Compare against homes with similar size and bedroom count before reacting to the 10.8% change in the community average.
- Review the 22 active homes buyers can choose today, especially the 10 homes priced from $750,000 to $999,999.
- Set the first price carefully. Ten of 11 September sales recorded a price reduction before closing.
- Plan for market time and respond to showing feedback early; September’s closed homes averaged 61 days on market.
For Tallyn’s Reach buyers
- Use the active selection to compare condition, finished space, lot and location—not asking price alone.
- Review original list price and price history when evaluating negotiating room.
- Separate the three land listings from the 22 available homes when judging residential supply.
- Track the nine pending homes, but wait for recorded sold prices before treating their asking prices as comparable evidence.
Should you finish the basement, add a bedroom or keep a large open recreation area?
This month’s data shows a meaningful difference between the three bedroom and four+ bedroom segments, but it does not isolate the return from a particular renovation. Before building, compare homes with similar above grade size and existing basement finish, confirm permits and bedroom egress requirements, and determine whether buyers in your price tier are more likely to value a legal bedroom, office, fitness space or flexible open recreation area.
Financing Context
Mortgage rates remain part of the monthly payment decision.
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?
Tallyn’s Reach market report questions
Did Tallyn’s Reach home values fall 10.8%?
Not based on this comparison alone. September 2026’s homes were 15.6% smaller on average than last September’s homes, while average price per square foot increased 6.8%. A home specific review should use closely matched properties.
Why are there two inventory figures?
The required all-listing formula is 25 active listings divided by 11 September closings, or 2.3 months. Three active listings were land and every September closing was a home, so the report also shows a 2.0-month home only cross-check.
Does more sales activity mean sellers had more leverage?
Not automatically. Sales increased, but 10 of 11 homes recorded a price reduction and the average sold-to-original-list ratio was 93.1%. Buyers were active and still price-sensitive.
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 pricing metrics and the dataset wide high and low.
Can this report tell me what my Tallyn’s Reach 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 Tallyn’s Reach 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.
