What to Offer on a $950K Golden 80401 Listing in 2026: About $933,850 at 98.3% of List

Oct 24

Quick answer: Redfin's sale-to-list figure for Golden 80401 was 98.3% for the three months ending September 2026, so a home listed at $950,000 would close near $933,850 at that ratio, about $16,150 under list. Hot homes sold around list and went pending in about 6 days, while 51.3% of listings took a price drop.

By Katerina Veteskova, Colorado real estate broker license FA.100082955, eXp Realty, LLC

An offer in Golden 80401 is a read on one listing, not on the whole zipcode. The same three months produced homes that went pending within a week and homes that sat long enough to need a cut, so the right number depends on which kind you are looking at.

All market figures below are Redfin's for the 80401 zipcode, three months ending September 2026, checked October 24, 2026. They blend every home type and price, so one listing can differ from the zipcode.

How much should you offer on a $950K Golden 80401 listing?

Around $933,850 if the home behaves like the typical 80401 sale, since Redfin puts the sale-to-list figure at 98.3%.

Redfin also says the average home sold for about 2% below list, which points to about $931,000 on the same listing, while hot homes sold for around list price. That spread of roughly $19,000 is the negotiating room on a typical $950,000 home. Redfin's 98.3% figure slipped 0.34 points over the year. Browse the 80401 Golden homes from $700K and the Golden $700K to $1M search to see which current listings sit in that range.

Hot home in its first week: around $950,000
Typical 80401 sale at 98.3% of list: about $933,850
Average home at about 2% under list: about $931,000

How many Golden 80401 homes sold over asking?

About one in five: 20.0% of 80401 homes sold above list, 2.8 points fewer than a year earlier.

On the other side, 51.3% of listings had a price drop, up 5.5 points. When more than half of listings see a cut, a Golden list price is often an opening position rather than a final one. Before you write, check whether the home has already been reduced.

Sold above list: 20.0%, down 2.8 points
Had a price drop: 51.3%, up 5.5 points
Sale-to-list: 98.3%, down 0.34 points

How fast do Golden 80401 homes go under contract?

Hot homes go pending in around 6 days, and the median home spent 23 days on market, 2 days longer than the 21 days of a year earlier.

Redfin gives 80401 a Compete Score of 73, rated very competitive, with 2 offers on average, and notes that many homes get multiple offers, some with waived contingencies. Sales picked up, with 143 homes sold in September 2026 against 136 a year earlier, up 5.0%. If a home is in its first week and showing well, expect company. Once it passes about 24 days, the point where Redfin says the average home goes pending, you usually have more room to ask for price or terms.

Hot homes: around list, pending in about 6 days
Average home: about 2% under list, pending in about 24 days
Typical 80401 home: 23 days on market (median)

What does a $933,850 Golden purchase cost each month?

About $5,132 in principal and interest with 20% down at 7.32%, the Freddie Mac 30-year average as of October 22, 2026.

That takes $186,770 in cash on a $747,080 loan. With 10% down, the cash falls to $93,385 and the payment rises to about $5,773 on an $840,465 loan, before mortgage insurance. Paying the full $950,000 instead moves the 20%-down payment to about $5,221, so the $16,150 you negotiate off list saves about $89 a month and $3,230 of down payment. The Freddie Mac PMMS average is a reference point, not a quote. At Redfin's $346 median per-foot price, up 10.9% over the year, $933,850 buys about 2,699 square feet.

$933,850, 20% down: $186,770 cash, about $5,132 a month
$933,850, 10% down: $93,385 cash, about $5,773 a month
$950,000, 20% down: $190,000 cash, about $5,221 a month

Is Golden 80401 tighter on offers than Morrison 80465 or Lakewood 80226?

Golden sits in the middle of the zipcodes I compared: Morrison 80465 sold at 99.6% of list and Lakewood 80226 at 97.8%, against 98.3% in 80401.

On a $950,000 list price, those ratios point to about $946,200 in 80465, $933,850 in 80401 and $929,100 in 80226. Morrison 80465 had the largest share of homes selling above list at 25.8%, up 10.0 points, while Lakewood 80226 had the most price cuts at 51.6%. If you are open to all three, compare the 80465 Morrison homes from $700K, Morrison homes from $700K, Morrison $700K to $1M, 80226 Lakewood homes from $700K and Lakewood $700K to $1M searches against the Golden list.

80465: 99.6% of list, 25.8% over list, 39.9% price drops, median 35 days
80401: 98.3% of list, 20.0% over list, 51.3% price drops, median 23 days
80226: 97.8% of list, 21.9% over list, 51.6% price drops, median 39 days

Where should a Golden offer search start?

Start with the Golden homes from $700K search for the whole city, then narrow by price and zipcode.

Every search on this site begins at $700,000. If your budget reaches $1.2 million, the Golden homes from $1.2M and Front Range homes from $1.2M searches cover that range, and the Front Range $700K to $1M band shows nearby cities between $700,000 and $1,000,000. If you already own, the trading up guide covers the timing of a move up, and the selling before you move guide covers listing first.

How do you check schools and records before offering on an 80401 home?

Use the district and county lookups for the exact address, because a zipcode does not decide school assignment.

The Jeffco articulation areas lookup shows assigned schools for Jeffco addresses, and the Jefferson County property records search shows the recorded parcel details. I pull both before we set an offer price.

Should you offer below, at or above list in Golden 80401?

It depends on the listing's age and history: new, well-priced homes call for an offer near list, and reduced or stale ones leave room below.

Choose an offer at or above list if:

The home is in its first 6 days and showings are busy
Recent nearby sales closed at or over their list prices
You can shorten inspection or appraisal timelines without strain

Choose an offer below list if:

The home has passed about 24 days without going pending
It already had a price drop, as 51.3% of 80401 listings did
Its per-foot price sits well above Redfin's $346 median

Broker view: "In 80401 I read the listing history before I read the list price. A home on its second price cut and a home on its fourth day need completely different offers, even at the same $950,000." - Katerina Veteskova, eXp Realty, LLC

What this guide does not cover: property tax bills, metro district or HOA dues, homeowners insurance, jumbo loan terms, appraisal gaps, inspection repairs, closing costs, and FHA, VA or CHFA rules. I can run any of these for a specific 80401 listing.

Sources: Redfin 80401, 80465 and 80226 zipcode housing market pages, three months ending September 2026, checked October 24, 2026. Mortgage rate: the Freddie Mac PMMS 30-year average of 7.32%, dated October 22, 2026. Offer, payment and square-foot figures are my own arithmetic from those numbers.

Looking at a Golden 80401 listing and unsure where to start the number? Call or text 720-646-4685, or request a tour.

Frequently asked questions

How much below asking do Golden 80401 homes sell?

About 1.7% on the typical sale. Redfin's sale-to-list figure for 80401 was 98.3% for the three months ending September 2026, which on a $950,000 listing works out to about $933,850.

Do Golden 80401 homes get multiple offers?

Many do. Redfin rates 80401 very competitive with a Compete Score of 73 and 2 offers on average, and 20.0% of homes sold above list price.

How long do Golden 80401 homes take to sell?

The median was 23 days on market for the three months ending September 2026, up from 21 a year earlier. Hot homes went pending in around 6 days.

What is the payment on a $933,850 home in Golden?

About $5,132 a month in principal and interest with 20% down, at Freddie Mac's 7.32% average 30-year rate as of October 22, 2026. Property tax, insurance and HOA or metro district dues are additional.

Katerina Veteskova is a Colorado real estate broker (license FA.100082955) with eXp Realty, LLC. Call or text 720-646-4685, or request a tour.

Nick Ahrens