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Why a pre-listing inspection in Denver matters right now
When you sell a house, the last thing you want is for the deal to collapse at the finish line. In June, 1 in 7 U.S. deals (14.9%) fell through, the highest June share on record since Redfin began tracking in 2017—up from 13.9% a year earlier. In the Denver metro specifically, 16.2% of contracts canceled in June (down slightly from 17.2% last year). Redfin
Agent surveys from John Burns Research & Consulting and Keeping Current Matters point to a clear culprit: inspection issues are the #1 reason contracts fall apart today. With budgets stretched by higher prices and rates, buyers have less appetite for unexpected repairs—and they’ll walk if inspection findings feel costly or risky.
A pre-listing inspection: the proactive fix
A pre-listing inspection is a professional inspection you order before going on the market. National guidance says this helps stop deals from unraveling by surfacing problems early, letting sellers fix or disclose issues upfront and reduce last-minute renegotiations. National Association of REALTORS®
In other words, spending a few hundred dollars now can save thousands later in credits, rush repairs, or—worst case—a canceled contract. That’s especially true in Denver’s current market, where buyers have more choices and more time to scrutinize condition.
Denver, Colorado housing snapshot (so you can price + prep strategically)
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Active inventory: 13,995 listings in July 2025, 32% more than last year at this time.
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Median close price (all res.): $590,000 in July (-3.3% less than June of this year).
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Median days in MLS: 24 days (up 33% from June, giving buyers more leverage for inspections and concessions.
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Close-price-to-list-price ratio: 98.7%, signaling modest negotiation room.
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Months of inventory: 3.82, up 5.2% from June, but still below a classic “balanced” 4–7 months, but moving that direction. DM
What that means for Denver sellers: with more inventory and longer market times, condition matters more than ever. A pre-listing inspection strategy helps you price confidently, minimize credits, and keep your buyer from bolting to the next comparable.
What a pre-listing inspection does for you, according to the National Association of Realtors®:
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Find and fix deal-killers early. Roof, sewer, electrical panels, HVAC, moisture issues—address them on your terms instead of under contract pressure.
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Avoid last-minute renegotiations. Fewer surprises = fewer credits and cleaner closings.
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Signal trust and transparency. Marketing a well-maintained, pre-inspected home builds buyer confidence and can shorten time to close.
Why deals fall through—and how Denver sellers can get ahead
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Inspection findings: #1 reason contracts die—fix or disclose early via pre-listing inspection.
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Affordability fatigue: With payments near cycle highs, buyers won’t absorb big repairs—keep your repair list tight before listing.
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More options for buyers: Higher Denver inventory means buyers can move on quickly if negotiations get sticky.
Should every seller do this?
Not always. Your agent should help decide based on price point, property age, and competition. If you proceed, your agent will prioritize repairs that matter to buyers, advise what to fix vs. disclose, and keep you inside Colorado disclosure rules while using Denver-specific comps and DOM trends to guide pricing.
Bottom line
Deals are falling apart more often, but it’s avoidable. In today’s Denver market—more inventory, longer DOM, modest negotiation room—a pre-listing inspection play helps you control the narrative, price with confidence, and keep your buyer through closing. Want to decide if it’s right for your home and neighborhood? I can review your property specifics and outline a tailored plan. Let’s connect!
Sources
Redfin, “1 in 7 Pending Home Sales Fell Through in June 2025”
Keeping Current Matters, “More Contracts Are Falling Through—Here’s How to Get Ahead”
DMAR, “Market Trends Report, July 2025”
NAR Magazine, “Pre-Listing Inspections Put Sellers in Control”
