Westminster Q1 market report: what the numbers are telling us.

Every quarter, we publish a plain-English read on the Westminster real estate market for buyers and sellers who want the numbers without the spin. This is our Q1 2026 update, what's actually happening across Westminster, Legacy Ridge, and the surrounding northwest Denver metro neighborhoods, and what it means for your moves over the next 6–12 months.

The headline: the market has settled into a new normal. Not the frenzy of 2021–2022, but not a buyer's free-for-all either. Prices have softened modestly. Inventory is rebuilding. Days on market are creeping back up to historical averages. For most buyers and sellers, this is actually a healthier environment, but it requires more strategy than the past few years did.

Median sale prices & year-over-year change.

Across the Legacy Ridge area of Westminster, the 12-month rolling median sale price sits at approximately $625,000. That's roughly flat compared to the prior 12 months, with some data sources showing modest softening (down 1–3%) and others showing more meaningful declines in specific segments (down 5–7%, particularly in the over-$800K price band).

Here's the broader Westminster picture by segment:

Segment	Median Price	YoY Change
Townhomes / Condos	~$425K	Roughly flat
Single-family entry	$575K – $650K	-1% to -3%
Single-family move-up	$700K – $900K	-3% to -7%
Luxury (over $1M)	$1.0M – $1.5M+	Mixed

The pattern is consistent with what we're seeing across Metro Denver: the higher the price band, the more price discovery is happening. Entry-level homes remain relatively resilient because demand at that price point is broad. Move-up and luxury segments are where buyers have meaningful negotiating room right now.

Days on market, what it's actually saying.

Median days on market (DOM) in the Westminster area currently runs around 39–41 days. That's slightly faster than the national average (~46–56 days, depending on source) but markedly slower than the 7–14 day median we saw at the peak of the 2021–2022 market.

Here's the nuance most buyers and sellers miss: the median DOM number masks bimodal distributions. Roughly 40% of well-prepared, well-priced Westminster homes sell within 14 days. Roughly another 30% sit for 60+ days. The middle is sparse. What this tells you: if a home is going to sell quickly, it's going to sell quickly. If it's not selling within the first 30 days, the issue is almost always price, condition, or marketing, not "the market."

For sellers, this is critical. We have an entire piece on what days on market actually means for your Westminster sale, recommended reading before you list.

List-to-sale price ratios.

List-to-sale ratio (final sale price divided by original list price) is one of the truest measures of negotiating power in a market. In a strong seller's market, this ratio sits at or above 100% (homes selling at or above asking). In a balanced market, it sits at 96–99%. In a buyer's market, it falls below 96%.

For Westminster as of Q1 2026, list-to-sale ratios are landing around 97–99% for well-priced homes that sell within their first 30 days, and 92–96% for homes that take longer than 60 days. Translation: this is a balanced market, with a slight edge to buyers who are patient and disciplined.

Inventory & absorption trends.

Inventory across Westminster has rebuilt meaningfully from the historic lows of 2022. Months of supply (the time it would take to sell all current listings at the current pace) is running around 2.5–3.5 months in most segments, versus the sub-1-month figures we saw at peak.

Three months of supply is the rough textbook line between a seller's market (under 4 months) and a buyer's market (over 6 months). We're squarely in seller-leaning territory still, but it's a meaningful shift from the absolute extremes of recent years.

What this means for buyers.

• You have time to be selective. The "write a clean offer in 4 hours" market is largely behind us. Most homes in Legacy Ridge sit on the market long enough for you to think clearly.
• Price reductions are common again. Watch for them. Homes priced too high in week 1 often correct in weeks 3–6, and savvy buyers are scooping those up at the post-reduction price.
• You can negotiate seller concessions. Rate buy-downs and closing-cost credits are back in regular rotation. Ask.
• Inspection objections matter again. In the peak market, buyers waived inspection objections to win. That's no longer required. Don't waive what you don't have to.

What this means for sellers.

• Pricing is everything. The market punishes overpriced homes more aggressively than it has in years. Homes that price right list-to-sale at or near 100%; homes priced 5%+ over comps see meaningful price reductions and end up selling for less than they would have at the right list price.
• Marketing matters again. Pro photos, drone, custom property sites, video walkthroughs, these are no longer optional. The peak-market trick of "list it Friday, accept Sunday" is over. Your home needs to actually sell itself.
• Pre-listing inspection is back in style. Reduces surprises, eliminates last-minute renegotiations, and demonstrates good faith. Why every Westminster seller should consider a pre-inspection.
• Be honest about condition. Buyers are scrutinizing again. Buyers' agents are pulling comps. The home that sells for top dollar in this market is the one that's actually worth top dollar.

Looking ahead.

Our outlook for the next 6–12 months: more of the same. Prices likely flat to modestly up if interest rates ease, flat to modestly down if they don't. Inventory continues to rebuild slowly. Days on market settling in at the 35–50 day range. This is what a healthy, normal real estate market looks like, and Westminster, with its consistent demand drivers (location, schools, quality of life), is well-positioned within it.

For Legacy Ridge specifically, the long-term thesis hasn't changed: it's an established, well-located, golf-community neighborhood in a desirable Metro Denver suburb with above-average schools. Short-term price movements are just noise on top of that thesis. For our deeper analysis, see Is Legacy Ridge a good long-term investment?