Durango Real Estate Market Update: October 2025

Alright Durango let’s talk October real estate.

If you’ve been waiting for the market to blink, this might be the moment.

Here’s what’s really going on in La Plata County right now.

Prices Holding Steady

Prices are still holding strong across the county.
The median sold price last month came in around $744,000, and the average price per square foot was about $423.

That’s not a crash, that’s stability.

Homes that show well, especially those close to town or near the river, are still pulling impressive numbers.

Market Pace Slowing Down

Now, speed has definitely changed.
The median days on market to closing is sitting around 44 days, noticeably slower than last year.

That means buyers finally have time to breathe, while sellers need to price right from day one.

Inventory is just over 500 active listings countywide, with 121 new listings hitting the market last month.

The median time to go under contract is around 32 days.

So the good homes, the ones that hit that sweet spot of price and presentation, are still getting scooped up fast.

Micro Trends Worth Watching

Entry level and move in ready homes are still highly competitive. Smaller single family homes under $700K or townhomes near town go quickly.

Luxury homes priced at $1.2M and above are taking longer to sell, with buyers getting more selective about finishes, access, and views.

Areas east of town and Bayfield are emerging as better price per square foot plays if you’re willing to trade walkability for more space.

Seasonal Shifts

October is one of our last strong selling windows before the holidays.

Showings tend to pick up on nice weekends, and properties with gear storage, covered parking, or quick access to Purgatory attract more attention as ski season approaches.

Tips for Buyers

If you’re buying, here’s the playbook:

Target listings that have been sitting 30 days or more since that’s when sellers start to negotiate.

Look for properties 10 to 15 percent below the county’s price per square foot median.

Keep your offers clean, not risky, and use seller concessions to make your payment work.

Think rate buydowns, closing cost help, or inspection credits.

Tips for Sellers

If you’re selling this fall, stay strategic.

Price for the market you’re in, not the one you wish you were in.

If you’re not seeing 2 to 3 showings per week in the first 10 days, you’re likely overpriced or under prepped.

Don’t skip the details such as pre inspections, fresh paint, lighting updates, and curb appeal.

Be the best looking home in your price band before that first big snow hits, because showing traffic always dips after Thanksgiving.

Bottom Line

This isn’t a crash, it’s a normalization.
Prices are steady, inventory is balanced, and negotiations are back on the table.

If you want to talk about how this market shift plays out for your property or want me to sanity check a price per square foot number, shoot me a message.

🎥 And for a full video breakdown, watch this update on my YouTube channel — Durango, Colorado Lifestyle.

📲 Ashley Blackmore | Durango Real Estate Expert
📞 970-903-7477
🌐 www.ashleyblackmorehomes.com
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