What is really happening in Boulder’s housing market right now? If you are planning to buy or sell, you want clarity you can use, not noise. The good news is you have more room to maneuver than during the pandemic peak, but strategy still matters. In this guide, you will learn where prices, inventory, and mortgage costs stand, plus the policy changes that could shape the next few years. Let’s dive in.
Boulder market snapshot: mid-2025
Typical Boulder home values hovered around the mid to high $900,000s in mid-2025, with many months showing small year-over-year declines from the 2021–22 highs. Prices remain elevated by historical standards, so affordability is still tight.
Inventory improved in spring and summer 2025, shifting conditions toward a more balanced market after the extreme seller era. In several months, local trackers showed roughly four to five months of supply, which gave buyers more negotiation room.
Homes generally took longer to go under contract than during 2021–22. Median days to pending landed in the 50 to 60 day range in mid-2025, with well-priced, updated homes moving faster and marginal listings seeing price reductions.
For context on financing costs, national 30-year fixed mortgage rates averaged in the mid-6% range in mid-2025. Weekly readings around 6.7% were common, according to a Freddie Mac summary reported by national media. You can review a recent snapshot in this report on the average long-term U.S. mortgage rate.
Boulder’s rental market stayed expensive relative to national averages, with asking rents around the mid-$2,000s and modest year-over-year growth by mid-2025. High demand from students and local workers kept vacancies low.
Why the market looks this way
Boulder’s demand is supported by stable job anchors like the University of Colorado Boulder and nearby research hubs, plus an outdoor and lifestyle draw that continues to attract remote and hybrid workers. These factors help sustain a strong long-term price floor.
On the supply side, limited buildable land and cautious growth policies have capped new construction inside city limits. The largest near-term policy lever is the East Boulder Subcommunity Plan. In 2025, City Council advanced a form-based code intended to allow more housing in East Boulder, with analyses suggesting a potential for roughly 4,000 to 5,000 new units over time. Read more about the implementation steps in this overview of new development guidelines allowing more housing in East Boulder.
City inclusionary housing rules and fees also shape what gets built and at what cost. For an overview of current programs and compliance, see the City’s page on investment and grant compliance.
What buyers need to know
Price and pace expectations
- The market is more balanced than 2021–22, but prices remain high. Budget carefully and expect more negotiation than during the peak years.
- The most competitive tiers are often mid-price ranges, while some condo and townhome segments can move slower when carrying costs are higher.
Financing and timing
- With rates in the mid-6% range for much of 2025, get fully pre-approved and run scenarios at realistic interest rates. This helps you set a firm budget and act quickly.
- Plan for inspection and appraisal variables. In a balanced market, appraisal gaps can appear at higher price points. Build in contingency options as needed.
Neighborhood and product choices
- Boulder neighborhoods vary by price and housing stock. Areas like Mapleton Hill, Newlands, and the Chautauqua area often command premium pricing. University Hill and Downtown offer different tradeoffs, including walkability and student-adjacent dynamics. Review recent neighborhood-level metrics before writing offers.
- If you are considering East Boulder, factor in long-run change. New code and infrastructure could add housing, services, and activity over time, though the exact timing and mix remain uncertain. Learn more about the plan’s goals and timeline in the article on allowing more housing in East Boulder.
What sellers need to know
Pricing and preparation
- Price to the market. With more choice available, buyers compare aggressively. Overpriced listings face longer days on market and more price reductions.
- Presentation matters. Strategic updates, clean design, and pro-level marketing improve your net outcome. If you wish, you can explore cost-effective, pre-list improvements through a managed service like Compass Concierge to help your home shine.
Timing and demand signals
- Spring and summer still bring more activity, but in a more balanced market, condition and pricing drive results year-round. A strong launch with thoughtful staging and photography is key.
Policy watch for owners and small developers
- Teardown and rebuild fees are under discussion. City leaders have explored whether to require fees for demo-and-rebuild projects to support affordable housing. This could affect redevelopment math. See the local reporting on teardowns and affordability in Boulder.
- Inclusionary housing requirements can materially affect multifamily or multi-unit projects. If you are considering redevelopment or subdivision, review the City’s investment and grant compliance guidance early in planning.
Near-term and 1–5 year watchlist
- East Boulder implementation. This is the largest potential in-city supply addition over the next decade. Early projects, infrastructure, and developer commitments will signal pace and product mix. See a summary of the latest steps to enable more housing in East Boulder.
- Office conversions. With higher office vacancies, there is ongoing debate about repurposing underused office space to residential or labs. Conversions are complex, but if feasible at scale, they could add targeted supply. For context, review this take on Boulder’s market cooling now and potential shifts by 2027.
- Policy adjustments. Inclusionary rules, potential demo-and-rebuild fees, and workforce housing incentives will shape cost and feasibility for new projects. Track City Council and Planning Board updates.
A simple action plan
If you are buying
- Get fully pre-approved and set a ceiling that works at current rates.
- Focus on well-priced homes that fit your long-term plan, not just the lowest list price.
- Use neighborhood-level data to compare options and likely days on market.
- Plan for inspections, appraisals, and HOA review where applicable.
If you are selling
- Right-price from day one using fresh comps and micro-market trends.
- Complete high-impact prep: curb appeal, paint, lighting, and system tune-ups.
- Launch with premium marketing and broad exposure. Consider pre-list improvements through programs like Compass Concierge if they improve your net proceeds.
- Watch policy shifts if your plan involves redevelopment.
Ready to make a confident move in Boulder? Let’s talk strategy, timing, and next steps tailored to you. Reach out to Alissa Peterson for a calm, data-informed plan that protects your interests and maximizes value.
FAQs
What are Boulder home prices in mid-2025?
- Typical values were around the mid to high $900,000s in mid-2025, with small year-over-year declines from the 2021–22 peak.
How long do Boulder homes take to sell now?
- Median days to pending were roughly 50 to 60 days in mid-2025, with well-priced, updated homes selling faster.
How do mortgage rates affect my buying power in Boulder?
- With 30-year rates in the mid-6% range in mid-2025, your monthly payment and approved price point move significantly with rates, so pre-approval and realistic scenarios are essential.
What is the East Boulder Subcommunity Plan and why does it matter?
- The City advanced code changes in 2025 that could allow roughly 4,000 to 5,000 new units in East Boulder over time, which may add options and services as projects phase in.
What policy changes should Boulder sellers watch?
- Potential demo-and-rebuild fees and updates to inclusionary housing rules could affect redevelopment costs and timing; check City updates before making plans.
