Quick answer: Waiting for spring 2027 likely adds only about $4,700 on a $522,000 Westminster home. Adams County single-family sellers got 99.9% of list price in April 2026 versus 99.0% in September, per the Colorado Association of REALTORS. A 1% price slip or a few months of double payments erases that.
By Nick Ahrens, Colorado real estate broker license FA.100104470, eXp Realty
Published November 11, 2026.
Should you sell your Westminster home now or wait for spring 2027?
Sell now if your home is ready and your timeline is set, because the spring edge in Westminster is small: Adams County single-family sellers got 99.9% of list price in April 2026 versus 99.0% in September 2026, about $4,700 more on a $522,000 home. Wait for spring only if you can carry the home without double payments and you mainly want a faster sale, since April through June homes sold 7 to 20 days faster. Nick Ahrens, a North Denver relocation specialist with eXp Realty, runs this exact math with Westminster sellers before picking a list date.
Here is where Westminster stands today, per Redfin's Westminster housing market page for the three months ending October 2026:
- Median sale price: $522,137, down 2.4% from a year earlier. The median price per square foot is $241.
- Median days on market: 33, down from 41 a year earlier.
- Homes sold in October: 310, down from 352 in October 2025.
- Sale-to-list ratio: 98.8%, and 22.5% of homes sold above list.
- Homes with price drops: 47.8%, up 4.5 points from a year earlier.
Westminster sits in both Adams and Jefferson counties, as the Westminster property tax guide explains. So the seasonal pattern below uses both county reports, which each cover hundreds of single-family sales a month.
Sources and as-of dates: Colorado Association of REALTORS Local Market Updates for Adams County and Jefferson County, single-family homes, October 2025 through September 2026 (ShowingTime); Redfin Westminster housing market page (three months ending October 2026); Freddie Mac PMMS (November 5, 2026). All checked November 11, 2026.
What this guide does not cover: commission, closing costs, taxes on your sale, condos and townhomes as a separate group, or homes outside Westminster. It is general information about timing, not legal, tax or lending advice.
What does the Adams County selling calendar show month by month?
Spring sold faster but paid only a little more: Adams County single-family homes closed at 99.9% of list in a median 49 days in April 2026 and 99.7% in 36 days in June, versus 98.8% and 69 days in January 2026. Here is the full year, per the Colorado Association of REALTORS monthly reports (percent of list price received, then days on market until sale):
- October 2025: 99.1% of list, 57 days, 604 new listings.
- November 2025: 99.1% of list, 63 days, 443 new listings.
- December 2025: 99.0% of list, 72 days, 298 new listings, 1,091 homes for sale.
- January 2026: 98.8% of list, 69 days, 1,115 homes for sale.
- February 2026: 99.4% of list, 63 days, 1,079 homes for sale.
- March 2026: 99.5% of list, 62 days, 1,116 homes for sale.
- April 2026: 99.9% of list, 49 days, 777 new listings, 1,241 homes for sale.
- May 2026: 99.5% of list, 41 days, 1,332 homes for sale.
- June 2026: 99.7% of list, 36 days, 1,458 homes for sale.
- September 2026: 99.0% of list, 56 days, 622 new listings, 1,665 homes for sale.
Two patterns stand out. First, the share of list price only moved about one point all year, from a 98.8% low in January to a 99.9% high in April. Second, competition grew: homes for sale rose from 1,091 in December 2025 to 1,458 in June 2026, about 34% more, and reached 1,665 by September.
Adams County had 3.6 months of supply in September 2026. I call 2 to 4 months a balanced market, so this is neither a buyer's market nor a seller's market. The county median sale price was $505,000 in December 2025, $522,000 in May 2026 and $500,000 in September 2026. A monthly median moves with the mix of homes that close, and the CAR reports note that one month can look extreme on a small sample, so the share of list price is the cleaner signal for your home.
Is the spring edge bigger on the Jefferson County side of Westminster?
Yes, a bit: Jefferson County single-family homes sold at 100.0% of list in May 2026 versus 98.7% in September 2026, a 1.3-point gap worth about $6,800 on a $522,000 home. The winter dip is also deeper there. January 2026 closed at 97.4% of list in a median 77 days, versus 99.9% and 28 days in April.
- December 2025: 98.3% of list, 54 days, 749 homes for sale.
- January 2026: 97.4% of list, 77 days, 764 homes for sale.
- March 2026: 99.4% of list, 34 days, 938 homes for sale.
- April 2026: 99.9% of list, 28 days, 1,155 homes for sale.
- May 2026: 100.0% of list, 30 days, 1,224 homes for sale.
- June 2026: 99.1% of list, 31 days, 1,399 homes for sale.
- September 2026: 98.7% of list, 43 days, 1,591 homes for sale.
Keep in mind that the Jefferson County median single-family price was $709,950 in September 2026, well above Westminster's median, so the county numbers describe a broader market than your street.
Deciding between now and spring in Westminster?
Send me your address and your move date. I'll pull recent Westminster sales and active competition near you and show you what listing now, in March or in April would likely net.
Call or text me: 949-230-3625, or get a broker valuation on your home.
How much more could waiting until spring put in your pocket?
About $4,700 on a $522,000 list price on the Adams County side, if your home sells at April's 99.9% of list instead of September's 99.0%, and about $6,800 on the Jefferson County side at May's 100.0% versus 98.7%. Here is the arithmetic on a $522,000 list price:
- Adams County, September pace (99.0%): $516,780.
- Adams County, April pace (99.9%): $521,478, or $4,698 more.
- Jefferson County, September pace (98.7%): $515,214.
- Jefferson County, May pace (100.0%): $522,000, or $6,786 more.
- Jefferson County, January pace (97.4%): $508,428, or $13,572 less than May.
Now subtract what waiting costs you. If you are still living in the home, your mortgage, HOA dues, utilities and insurance are costs you would pay anyway. If you have already moved or bought your next home, they are double costs. On the Adams side, a $4,698 edge spread over five months is about $940 a month, so carrying a vacant home for more than that wipes out the gain. As an example, five months at $3,000 a month is $15,000, more than three times the edge.
Price risk matters too. Westminster's median sale price is down 2.4% from a year ago, and 47.8% of homes had a price drop, per Redfin. A 1% price slip on a $522,000 home is $5,220, which is more than the whole Adams County spring edge. I cannot tell you where Westminster prices will be in April 2027, and neither can anyone else.
Why might listing your Westminster home now still be the better move?
Listing now makes sense because the payoff for waiting is thin and fall buyers see fewer fresh listings: Adams County added 298 new single-family listings in December 2025 versus 777 in April 2026, per the Colorado Association of REALTORS. A buyer touring in December has fewer new homes to compare with yours.
Westminster is also moving faster than the county right now. Its median days on market is 33, per Redfin, versus 56 for Adams County single-family homes in September. Redfin rates Westminster "Very Competitive," with hot homes going pending in about 13 days and the average home in about 34.
Mortgage rates are the wild card. Freddie Mac's 30-year average was 7.18% on November 5, 2026, down from 7.24% a week earlier and up from 6.22% a year earlier, per the PMMS. At 7.18%, each $1,000 borrowed on a 30-year loan costs about $6.77 a month, so a buyer putting 20% down on a $522,000 home pays about $2,829 a month in principal and interest on a $417,600 loan. If rates fall by spring, more buyers qualify. If they rise, fewer do. I would not bet a list date on a rate forecast.
Is March a smarter target than April for Westminster sellers?
March is the middle ground: in March 2026, Adams County homes sold at 99.5% of list in a median 62 days with 1,116 homes for sale, versus 99.9% and 1,241 homes for sale in April. March gets you most of the small spring edge, 0.5 points over September, with less competition on the market.
On a $522,000 home, March's 99.5% is $519,390, versus $521,478 at April's pace. The trade-off is speed: March homes took 62 days, versus 36 to 49 days in April through June. If you list in early March, plan on prep work in January and February: repairs, paint, photos and a price set from the latest Westminster sales.
Which list date fits your situation?
List now if your home is ready or you would carry a vacant home at more than about $940 a month; otherwise target March to April 2027, when Adams County sellers got 99.5% to 99.9% of list in 2026.
Choose to list now if:
- Your home shows well today and can be priced right on day one.
- You need to close before March, or you already own your next home.
- Your carrying costs on a vacant home run more than about $940 a month.
Choose early March 2027 if:
- You can wait four months without double payments.
- You want most of the spring edge with fewer homes for sale around you.
- You need time for repairs or updates before photos.
Choose April to June 2027 if:
- You have no deadline and no double costs.
- Your home is on the Jefferson County side, where the spring edge was larger.
- A faster sale matters more to you than a few thousand dollars.
"In Westminster, spring paid Adams County sellers less than one point more of their list price than this fall. On a $522,000 home, that is about $4,700, and a 1% price slip or a vacant house for a few months takes it all back." Nick Ahrens, North Denver relocation specialist with eXp Realty.
Before you pick a date, see what a sale will cost in the Westminster net sheet, how to price a Westminster home to sell, and when to cut the price if a fall listing stalls. Ready for a number? Get a broker valuation on your home, search homes for sale for your next move, or call or text me at 949-230-3625.
Related reading for Westminster sellers
Frequently Asked Questions
What month do Westminster-area homes sell for the highest share of list price?
April on the Adams County side and May on the Jefferson County side. In 2026, Adams County single-family homes sold for 99.9% of list in April, and Jefferson County homes sold for 100.0% in May, per the Colorado Association of REALTORS.
Is it a bad idea to list a Westminster home in November or December?
Not if it is priced right. Adams County homes sold at 99.1% of list in November 2025 and 99.0% in December 2025, nearly the same as spring, and new listings dropped to 298 in December. Expect a longer wait: 63 days in November and 72 in December.
How much more could I get by waiting until spring on a $522,000 home?
About $4,700 on the Adams County side, at April's 99.9% of list versus September's 99.0%, or about $6,800 on the Jefferson County side. A 1% price drop, $5,220, would erase the Adams edge.
Will mortgage rates be lower by spring 2027?
No one can promise that. Freddie Mac's 30-year average was 7.18% on November 5, 2026, down from 7.24% the week before and up from 6.22% a year earlier. Plan your list date around your own timeline, not a rate forecast.
About Nick Ahrens
Nick Ahrens is a Colorado real estate broker with eXp Realty, specializing in Anthem, Anthem Highlands, Baseline and the North Denver suburbs, including Westminster. Call or text 949-230-3625, or visit youranthemhome.com.
