Published October 4, 2026 in Market Update

One part of East JoCo is moving much faster than another

By Josh Funnell

Real estate, East JoCo

Realtor.com reported that price cuts hit 4-year highs nationally as of September 2026. You might read that and think East JoCo is slowing down. Some of it is. But some of it is still moving as fast as anything I have seen. The difference is not small.

The Real Estate Data Aggregator counted homes sold across East JoCo for the three months ending July 31, 2026. The overall number, 1,460 sales, was nearly flat, down just 0.1% from the same period in 2025. That headline number hides the real story.

The gap between fast and slow

The Real Estate Data Aggregator tracked how many homes in each ZIP went under contract within two weeks of listing. In ZIP 66214, that share was 90.9%. In ZIP 66221, it was 58.5%. That is a 32-point spread inside the same market.

Those are not two different markets in name only. They behave differently. A seller pricing by the national headlines alone is working with the wrong map.

How each ZIP stacked up on speed

What is driving the slower end

ZIP 66221 had a median sale price of $864,000, per the Real Estate Data Aggregator. Median days on market there was 19 days, and it went 7 days longer than the same period in 2025. Only 28.5% of homes sold above list price, down 13.5 points from a year earlier. The sale-to-list ratio came in at 99.3%.

ZIP 66085 had a median of $742,000 and a median of 29 days on market, the longest in East JoCo for this period. The Real Estate Data Aggregator put its months of supply at 2 months, the highest in the market.

ZIP 66224 sat at a $755,000 median, with 12 days on market and a sale-to-list ratio of 99.9%. Only 31.7% of homes there sold above list, down 10.8 points from 2025.

What is driving the faster end

ZIP 66214 had 90.9% of homes under contract within two weeks, up 19.5 points from 2025, the biggest year-over-year gain in East JoCo. The Real Estate Data Aggregator put its median days on market at 3. Its median sale price was $387,500, up 6.3%.

ZIP 66203 was right behind at 89.1%, up 11 points from 2025. Median days on market there was also 3. Its months of supply was 0.7, the tightest in East JoCo alongside ZIP 66212.

ZIP 66204 came in at 85.9% under contract within two weeks, up 5.4 points. Median days on market: 3. Sale-to-list ratio: 102.9%.

The national picture is real, just not the whole story here

Realtor.com reported price cuts at 4-year highs nationally in September 2026. CNBC reported the average 30-year fixed rate rose to 7.30% last week. Those are real pressures.

But the Real Estate Data Aggregator counted 1,419 pending sales across East JoCo for this period, up 0.4% from 2025. Demand is not gone. It is just not spread evenly.

In the faster ZIPs, sellers are still getting more than list. In the slower ones, pricing a home right matters more than it did a year ago. Those are two different conversations, and they happen to be in the same market.

One more thing worth saying: every street reads a little differently from the ZIP code around it. The numbers above cover whole ZIP codes. Your block may be moving faster or slower than the average. That is worth checking before you pick a price.