Is an IRS Impostor Targeting You?

By Brandis Meeks Nov 2026  Quick answer: are high interest rates slowing home sales in Denver?Yes. With 30-year fixed mortgage rates sitting around 7.3% in October 2026, up from about 6.3% a year earlier, Denver metro buyers are pulling back and sellers are feeling it. The Colorado Association of Realtors reported that September 2026 closed sales in the Denver metro fell 18.7% from a year earlier and pending sales dropped 12.7%. The Denver metro housing market by the numbersHere is where the market stands as of late October 2026, using the most recent data released.What the numbers say: prices are drifting lower rather than collapsing, but volume is falling hard. Fewer buyers can qualify at 7%+ rates, so homes sit longer, sellers cut prices or pay concessions, and many listings expire with no sale at all.Figures reflect the latest published reports as of October 28, 2026. Market data is revised each month, so check the sources below for updates.Why high mortgage rates slow home salesThree forces are working together in the Denver metro.1. Monthly payments jump. On a home at the $565,000 metro median with 20% down ($452,000 loan), principal and interest at 7.32% is about $3,105 a month. At last year's 6.34% rate, the same loan was about $2,810. That is roughly $295 more per month, or about $3,500 a year, for the identical house. For buyers already stretched by Denver prices, that gap is often the difference between qualifying and not.2. The lock-in effect keeps sellers on the sidelines. Many Denver homeowners locked in mortgages at 3% to 4% during 2020 and 2021. Local agents quoted by the Denver Gazette have noted that moving to a similar home at today's rates can add $1,500 to $2,000 a month to the housing payment. Owners who don't have to sell stay put, which keeps inventory tight in some price ranges even while demand falls.3. Buyers get cautious and negotiate harder. When affordability shrinks, buyers wait, ask for repairs, and request concessions. In September, 64% of Denver metro sales included seller concessions and nearly half had price reductions. Homes that are dated, deferred-maintenance, or priced optimistically are hit hardest because they need a buyer who can both finance the purchase and absorb surprises at inspection.The result is a stalled market: fewer showings, longer days on market, and more listings that expire unsold.What this means for sellers in Denver and Surrounding CitiesThe slowdown is metro-wide, but it shows up differently depending on the home.Condos and townhomes are seeing the sharpest price pressure. The attached-home median fell 6.2% to $375,000 in September, and HOA dues make monthly payments even harder for buyers to absorb.Move-in-ready single-family homes in strong neighborhoods are still selling, but often with price cuts or concessions.Homes that need work in Aurora, Denver, Lakewood, Centennial, Littleton, Arvada, Thornton and other Front Range cities face the longest waits, because financed buyers and their lenders push back on condition.Inherited, tenant-occupied, hoarder, and storage-heavy properties are especially hard to list, since buyers must stomach cleanout costs on top of a 7% mortgage.If you list in this market, plan for a longer timeline, a possible price reduction, and repair negotiations after inspection. Carrying costs such as mortgage payments, property taxes, insurance, and utilities keep running the whole time. About 45% of listings that left the market in recent REcolorado data did so without selling, so a listing is not a guaranteed sale.Your options when the market is slow1. List on the MLS and wait. This can net the highest price for a turnkey home, but expect longer marketing time, buyer concessions, and repair requests. Costs include agent commissions, staging, and repairs.2. Cut the price or offer concessions. Many Denver sellers are doing this, with nearly half of September sales including a price reduction. It can speed things up but lowers your net.3. Rent the home out or hold it. This works only if the numbers cover your payment, taxes, insurance, and maintenance, and you are comfortable being a landlord.4. Sell as-is to a local cash home buyer. If you need certainty, a fast timeline, or you don't want to fix, clean, or stage the home, a direct sale removes the financing risk that high rates create. A cash buyer doesn't depend on a mortgage approval, so rate swings can't cancel the deal.How The Property Buyers can helpThe Property Buyers is a Colorado home buying company based in Aurora, founded in 2008. We have an A+ Rating with the Better Business Bureau. Plenty of 5 Star Google Reviews show why we are a trusted professional Cash Home Buyer. We buy houses throughout the Denver metro area:Get a No-Obligation Cash Offer for your homeAs-is condition. No repairs, no updates, no inspection haggling.No cleanout. Leave the furniture, belongings, and debris. We handle it.Close in as little as 10 business days, or on the date that fits your schedule.No agent commissions and no financing contingencies.Whether the house is inherited, tenant-occupied, in foreclosure trouble, or just not selling, call 720-650-7986 or visit thepropertybuyers.com to request a no-obligation cash offer. A cash offer may be lower than a fully renovated listing price, so compare it with your net after repairs, commissions, carrying costs, and time on the market.Frequently asked questionsAre high interest rates slowing home sales in Denver?Yes. Mortgage rates near 7.3% have cut buyer purchasing power, and the Colorado Association of Realtors reported Denver metro closed sales down 18.7% and pending sales down 12.7% year over year in September 2026.What is the mortgage rate in Colorado right now?Freddie Mac's national 30-year fixed average was 7.32% for the week of October 22, 2026, compared with 6.34% a year earlier. Colorado rates track the national average and vary by lender, credit score, and down payment.Are Denver home prices falling because of high rates?Prices are softening, not crashing. The Denver metro median price was $565,000 in September 2026, down 1.7% from a year earlier, and the attached-home median fell 6.2% to $375,000.Is it a good time to sell a house in Denver?It depends on your home and your timeline. Turnkey homes in good locations still sell, but sellers are giving more price reductions and concessions. If your home needs repairs or you need to sell quickly, selling as-is to a cash buyer can avoid the delays.Can I sell my Denver house as-is without cleaning it out?Yes. The Property Buyers buy houses as-is across the Denver metro with no cleanout required, so you can leave furniture and belongings behind.How fast can The Property Buyers close on a house?We can close in as little as 10 business days, or later if you need more time.How can I schedule a walk-through of my house?It's very easy: just call 720-650-7986 or visit thepropertybuyers.com to request a home walk-through and your no-obligation cash home offer.SourcesColoradoBiz: Colorado home sales fall as buyers pull back in the Denver metro (September 2026 data, Colorado Association of Realtors)Freddie Mac: Primary Mortgage Market SurveyMile High Title Guy: Denver metro expired listings, September 2026 (REcolorado data)Mortgage News Daily: NAR existing-home sales, September 2026Trading Economics: U.S. existing home salesDenver Gazette: Denver realtors say rates, not prices, are holding back the market (June 4, 2026)Denver Metro Association of Realtors market trendsPayment comparisons are our own calculation: 30-year fixed, 20% down on a $565,000 home, principal and interest only, excluding taxes, insurance, and HOA dues.

Social Security and the New Senior Tax DeductionBy Senior Tax Advisory GroupTax law changes may help retirees keep more of their income. However, headlines about no tax on Social Security can create confusion. We want seniors to understand what has changed and how the new rules fit their retirement plans.The One Big Beautiful Bill Act created a temporary additional deduction for people age 65 and older. For tax years 2025 through 2028, eligible individuals may deduct up to $6,000. Married couples filing jointly may deduct up to $12,000 when both spouses qualify. There could be a ROTH conversion opportunity at No Additional Tax Cost!This deduction is available whether you itemize or take the standard deduction. Married taxpayers must file jointly to claim it, and each person claiming the deduction must have a qualifying Social Security number.Income limits matter. The deduction begins phasing out when Modified Adjusted Gross Income exceeds $75,000 for an individual or $150,000 for a married couple filing jointly. Taxable IRA withdrawals, capital gains, or Roth conversions may reduce the deduction available.The law did not repeal federal taxation of Social Security benefits. Depending on your combined income, up to 85% of benefits may still be included in taxable income. The new deduction reduces taxable income; it does not change the formula determining how much Social Security is taxable. Eligibility also does not require receiving Social Security.For example, a qualifying couple with both spouses age 65 or older could receive the full $12,000 deduction. If that entire deduction offsets income otherwise taxed at 12%, their federal tax savings would be $1,440. Actual savings depend on their tax situation.Before making withdrawals or changing withholding, review your income and eligibility. Social Security claiming decisions still deserve coordination with taxes, savings, and survivor needs. We believe retirement planning begins with understanding people. Contact Senior Tax Advisory Group at 719-596-4844 or visit www.springstax.com for help evaluating these changes within your retirement plan.

Required Minimum Distributions Explained: What Seniors Need to Know Each YearIf you have a traditional IRA, 401(k), or similar tax-deferred retirement account, the IRS eventually requires you to start withdrawing money from it whether you need the cash or not. These withdrawals are called Required Minimum Distributions, or RMDs, and getting them wrong can be costly. Here's what to know.What Is an RMD?An RMD is the minimum amount you're required to withdraw each year from certain retirement accounts once you reach a specific age. The rule exists because these accounts let your money grow tax-deferred for decades the IRS eventually wants its share, so it requires withdrawals (which are taxed as ordinary income) to begin at a set point.RMDs generally apply to: Traditional IRAs SEP and SIMPLE IRAs 401(k), 403(b), and most other employer-sponsored retirement plans RMDs do not apply to Roth IRAs during the original owner's lifetime, and as of 2024, Roth 401(k) and Roth 403(b) accounts no longer require RMDs either.What Age Do RMDs Start?The starting age has changed more than once in recent years under the SECURE Act and SECURE 2.0, so its worth checking which rule applies to you based on your birth year: Born 1950 or earlier: RMD age is 73 Born 19511959: RMD age is 73 Born 1960 or later: RMD age is 75 Because the rules phased in over several years, it's easy to be working from outdated information especially if you read something a few years ago. When in doubt, confirm your specific required beginning age rather than assuming.The First-Year Deadline Is a Little DifferentYour very first RMD comes with a special option: you can delay it until April 1 of the year after you reach your RMD age, rather than taking it by December 31 of the year you turn that age.The catch: if you delay that first withdrawal, you'll need to take two RMDs in that same calendar year the delayed one and the current year's which can push you into a higher tax bracket. For many people, taking the first RMD by December 31 of the year they reach RMD age, rather than waiting, actually results in a smoother tax picture.After your first RMD, all future ones are due by December 31 each year.How Is Your RMD Calculated?Your RMD is based on your account balance as of December 31 of the prior year, divided by a life expectancy factor from an IRS table (most people use the Uniform Lifetime Table). The result is your required withdrawal for the year. If you have multiple IRAs, you calculate the RMD for each one separately but can withdraw the total from any single IRA or combination of them. 401(k) accounts generally don't allow that same flexibility each 401(k) typically requires its own withdrawal.What Happens If You Miss One?Missing an RMD, or withdrawing less than required, comes with a real penalty: a 25% excise tax on the amount you should have withdrawn but didn't. That penalty can be reduced to 10% if the mistake is corrected within two years. Given how steep the penalty is, it's worth building a reliable system or working with someone who tracks it for you rather than relying on memory alone.A Strategy Worth Knowing: Qualified Charitable DistributionsIf you're charitably inclined, a Qualified Charitable Distribution (QCD) lets you transfer funds directly from your IRA to a qualifying charity. That amount can satisfy some or all of your RMD for the year without counting as taxable income which can help keep your adjusted gross income lower, potentially reducing how much of your Social Security is taxed and help avoid higher Medicare premium brackets. This is generally available starting at age 70, even though it's tied to satisfying RMDs that begin later.Why This Deserves Yearly AttentionRMDs aren't a "set it and forget it" task. Your required amount changes every year as your balance and life expectancy factors change, and a distribution can ripple into other parts of your tax return affecting how much of your Social Security is taxable, your Medicare premium bracket, and your overall tax bill. Reviewing your RMD strategy annually, rather than treating it as a single calculation, often uncovers opportunities to plan more efficiently.Want help calculating your RMD or building it into your broader tax strategy? Contact Zunic Advisory Services we're happy to walk through where you stand.