Published October 11, 2026 in Market Update

East JoCo is still moving fast even with rates above 7%

By Josh Funnell

Real estate, East JoCo

Rates are high. Nobody is pretending otherwise. CNBC reported the average 30-year fixed rate climbed to 7.49% in early October. That is a real number that shows up in every buyer's monthly payment. And yet deals are still closing here in JoCo.

More homes sold this summer than last, even as rates climbed. The Real Estate Data Aggregator counted 1,439 closed sales across East JoCo. That is up 2.7% year over year. Buyers are still showing up. The market has not stalled.

Supply is the bigger story. The Real Estate Data Aggregator showed only 544 homes for sale, down 6.2% from a year ago. More buyers chasing fewer homes is what keeps prices firm and days on market short in most ZIP codes here.

Where homes are moving fastest

Speed varies a lot by ZIP code. The Real Estate Data Aggregator shows some ZIP codes where the median home was under contract in two or three days. Others took three to four weeks. Pricing and condition are doing most of the work.

Above-list sales: most ZIP codes are still seeing them

When more than half of homes sell above asking, that tells you buyers are competing. The Real Estate Data Aggregator found that in most ZIP codes here, that is exactly what happened.

The Real Estate Data Aggregator found that in ZIP 66203, 62.8% of homes sold above list price. In ZIP 66213, it was 62.7%. ZIP 66211 was the outlier: only 15% of homes there sold above list, and the median price fell 14.5% year over year. Not every ZIP code is the same story.

Price picture: most ZIPs are up, a few are down

ZIP 66206 had the biggest jump: the Real Estate Data Aggregator put the median sale price at $825,000, up 21.7% from a year ago. Fewer homes sold there, down 20%, so a handful of higher-priced closings can move that number. ZIP 66211 went the other way, with the median falling to $460,000, down 14.5%, and only 20 homes sold.

The ZIP codes where supply is tightest

Months of supply tells you how long it would take to sell every home currently listed at the current pace. Under two months is thin. Most of East JoCo is well under that.

ZIP 66210 and ZIP 66213 are tied for the tightest supply at 0.6 months each, per the Real Estate Data Aggregator. ZIP 66085 and ZIP 66206 have the most breathing room at 2.3 months each, which is still not a lot of inventory for a buyer.

What the national picture adds

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Most of East JoCo is running ahead of that pace. Realtor.com reported mortgage rates topped 7% in September 2026. CNBC then put the average 30-year conforming rate at 7.49% in early October. Those payments are real, and buyers here are still writing offers.

CNBC also reported that applications to purchase a home declined 2% for the week ending October 7. That is a national number. The Real Estate Data Aggregator shows East JoCo sales up 2.7% year over year, which tells a different story than the national application data. People choose this side of the metro on purpose. Lower taxes and more house for the money are real reasons, not consolation prizes.

What this means if you own here

Supply is down 6.2% and sales are up 2.7%, per the Real Estate Data Aggregator. That combination keeps pressure on sellers to price right, not just price high. Homes priced well are going fast. The ones sitting longer tend to be in ZIP codes with more supply, like 66085 or 66221, or priced above what recent comps can support.

The sale-to-list ratio tells the same story. The Real Estate Data Aggregator shows most ZIP codes averaging 101% to 103% of list price. ZIP 66211 averaged 98.8% and ZIP 66221 averaged 99.4%. Those two are the ones where sellers are leaving room to negotiate, or where buyers are pushing back on price.