Copperleaf Community · October Market Report
Copperleaf October 2026 Market Report
Two closings, 25 active listings and a month where property mix matters more than the headline average.
October 1–31, 2026 · Inventory snapshot November 2, 2026Copperleaf community guide.
Quick answer: Copperleaf recorded 2 closed sales in October 2026, down from 7 one year earlier. The average sold price was $458,000, but the month included one detached home and one townhome, while last October included six detached homes and one townhome.
October market board
Closed-sale comparisons use October 2026 versus October 2025. Active and pending figures are a November 2 snapshot.
Two closings, two market lanes
The individual sales are more informative than the combined average this month.
4628 S Nepal Way · 3 bedrooms · 1,818 square feet
4328 S Nepal Court · 2 bedrooms · 2,095 square feet
The average price moved with the housing mix
A smaller sample and fewer larger detached sales changed the headline comparison.
The price decline is not a like-for-like home-value measure
October 2025 included six detached sales averaging $633,983 and one townhome sale at $445,000. October 2026 included one detached sale at $505,000 and one townhome sale at $411,000.
With only two current closings, the community average cannot separate changes in value from differences in home type, size, condition and location.
| October comparison | 2026 | 2025 | Year-over-year detail |
|---|---|---|---|
| Closed sales | 2 | 7 | ↓ 71.4% |
| Average sold price | $458,000 | $606,986 | ↓ 24.5% |
| Median sold price | $458,000 | $585,000 | ↓ 21.7% |
| Average price per square foot | $237 | $230 | ↑ 3.1% |
| Average square footage sold | 1,957 | 2,919 | ↓ 33.0% |
| New listings, trailing 30 days | 7 | 6 | ↑ 16.7% |
Pricing response required more time and adjustment
The two October sales both closed below their original asking prices.
| Pricing and timing | October 2026 | October 2025 | Change |
|---|---|---|---|
| Average days on market | 103 days | 29 days | +74 days |
| Sale-to-original-list ratio | 88.8% | 98.1% | −9.3 points |
| Sold below original list price | 100.0% | 57.1% | +42.9 points |
| Sold within first 7 days | 0.0% | 28.6% | −28.6 points |
Average sold-price trend
Monthly averages from October 2025 through October 2026. October's final point represents only two closings.
October sales by price range
The 2026 month had one sale in each of the two populated ranges.
These are the lowest and highest valid Sold Price values across all 112 closed records in the supplied dataset. They are dataset-wide reference points, not October-only figures.
Current inventory separates into two price lanes
Asking-price and market-time figures describe the November 2 snapshot and are not final sold results.
20 listings shape the upper lane
Detached asking prices range from $514,000 to $749,900. Twelve of the 20 listings were below their original asking positions.
Five listings create a separate comparison set
The attached group ranges from $415,000 to $495,900 and includes four townhomes plus one duplex-style listing.
Where the 25 active listings are priced
The current supply is distributed across the market rather than concentrated in one narrow band.
Current competition has already tested pricing
The active set had a median market time of 44 days. Two detached properties were pending near $715,000, but their asking prices are not final sale prices. Sellers should compare their home with the closest active and recently closed properties in the same housing lane.
How Copperleaf homeowners can use this report
The small October sample makes home-specific comparisons especially important.
For homeowners preparing to sell
- Separate detached, townhome and duplex comparisons before setting a launch price.
- Review price histories for the 25 active competitors. More than half had already moved below their original asking prices.
- Use the closest recent sales for size, condition, lot, finished space and layout instead of relying on the $458,000 community average.
- Plan for a market in which the two October closings required 92 and 114 days.
For homeowners preparing to buy
- Compare the five attached choices separately from the 20 detached homes.
- Use time on market and prior price changes to identify where a seller may be more open to discussion.
- Treat the two pending listings near $715,000 as signs of activity, not confirmed sale values.
- Consider the complete monthly payment. October mortgage rates were higher than one year earlier.
Before adding a bedroom or finishing the basement
October's two transactions cannot establish which project will produce the best return for a specific home. Compare how finished square footage, bedroom count, layout and condition appear in the nearest same-type sales. That review can help decide whether a defined room, a larger open recreation area or another upgrade better supports how the home will compete.
Mortgage-rate context
National mortgage rates help explain affordability conditions but do not determine a home's individual value.
Financing costs were 1.07 percentage points higher
The figures average Freddie Mac's five weekly 30-year fixed-rate readings published in each October. A buyer's actual rate depends on loan program, credit, down payment, points and timing.
Questions Copperleaf homeowners may be asking
Open each question for a short explanation.
Why did the average sold price fall while price per square foot increased?
The current month included one detached home and one townhome, and the average home sold was 33.0% smaller than last October's average. Smaller homes can produce a lower total price while still selling for more per square foot. Two sales are not enough to measure a community-wide change in value.
Does 12.5 months of inventory prove Copperleaf is a buyer's market?
No. The calculation divides 25 active listings by only two October closings. It shows that current choice is high relative to this month's closing pace, but the result is highly sensitive to the small denominator and should not be treated as a permanent market classification.
How should I compare an attached home with a detached home?
Start with the same property type, similar finished square footage, bedroom count, age, condition and monthly fees. This snapshot shows a clear separation between attached asking prices and detached asking prices, so combining them can produce a misleading average.
What does the current price-reduction activity mean for a seller?
Fourteen of 25 active listings were below their original asking positions. That does not mean every home must reduce its price, but it does show that buyers have been testing value and that the launch price needs to match condition and competing inventory.
Can this report tell me whether a basement project will pay off?
Not by itself. The October sample is too small to isolate the value of a finished basement, added bedroom or open recreation area. A home-specific review of the closest recent sales is the better starting point before deciding on the project scope.
Local guidance for your next decision
Talk through your Copperleaf home's position
A neighborhood report is a useful starting point. Your home's condition, location, improvements and closest competition determine the more useful comparison.
John Nichols · Real Estate Advisor | Coldwell Banker Realty
720.877.1940 · CORealestateJohn@gmail.com · ColoradoBuyAndSellHomes.com
