Understanding the Bray Report: What Mesa County’s Housing Market Is Really Telling Us

Understanding the Bray Report: What Mesa County’s Housing Market Is Really Telling Us

Each month, Bray Real Estate releases The Bray Report, a detailed snapshot of the Mesa County housing market. For over 75 years, Bray has tracked local trends to help buyers, sellers, and real estate professionals make confident decisions.

But how do you read this report and what should you actually be looking for?

Let’s break down September’s numbers and explore what they reveal about where the market stands today.

Big Picture: Mesa County’s Market Is Stable, Not Stalled

According to the September 2025 Bray Report, 2,187 homes have sold year-to-date, up 4.8% compared to this time last year. Total volume also grew 9%, surpassing $1 billion in residential sales.

At first glance, those numbers might seem modest but they highlight a key theme: steady confidence. After several years of dramatic swings, Mesa County’s housing market is finding balance. Buyers are adapting to interest rates, and sellers are pricing homes more realistically.

For Brokers:

Use this data to remind clients that activity is still strong across most price brackets. Stability is the new advantage giving buyers the time to think, and sellers still find qualified offers.

For Buyers:

This is a good time to shop strategically. More listings mean more choices, but the right homes are still moving quickly, especially when priced near market value.

Active Listings and Inventory: More Options, Longer Decisions

The total number of active listings reached 809, up 25% from last September. This bump in inventory gives both buyers and agents breathing room that wasn’t available during the ultra-competitive pandemic years.

Months of inventory: a metric showing how long it would take to sell all homes on the market if no new listings were added sits at 4.0 months overall. That’s a balanced market (neither a buyer’s nor seller’s advantage).

Here’s how it breaks down by price range:

For Brokers:

Explain to clients that inventory growth doesn’t mean the market is cooling, it means more normalcy. Encourage sellers in higher brackets to focus on presentation and pricing strategy, while advising buyers to act decisively in the under-$400K range where homes still move quickly.

For Buyers:

If you’re looking under $400K, expect competition. If your budget is above $500K, you may have room to negotiate; especially if a property has been on the market 60+ days.

Prices: A Small Dip Reflects Market Adjustment, Not Decline

The median sale price for September came in at $417,500, down slightly (–3%) from $430,000 a year ago. While headlines might call that a “price drop,” it’s really an adjustment following several years of sharp appreciation.

What It Means:

Mesa County’s prices are aligning with sustainable levels. Most buyers aren’t seeing major discounts, but they are seeing more realistic list prices and occasional seller incentives (like closing cost credits or rate buydowns).

For Brokers:

Highlight the importance of accurate pricing. The report shows homes sold at 97.3% of list price, meaning overpriced homes are missing the mark. Sellers who listen to market data sell faster and closer to asking price.

For Buyers:

This environment rewards patience and preparation. Work with your agent to identify motivated sellers and compare similar listings to ensure you’re making an informed offer.

Days on Market: Homes Are Taking Longer to Sell

Homes spent an average of 70 days on the market in September, compared to 57 days last year a 23% increase. That’s not necessarily bad news; it’s a return to a healthier pace.

For Brokers:

Use this as a client-education tool. Set expectations early as today’s listings often take two to three months to close. Use this time to focus on strong marketing, updated photos, and refreshed online exposure.

For Buyers:

Don’t interpret longer market times as weakness; instead, use them as opportunities. If a home you love has been listed for over 60 days, your agent may be able to negotiate a better deal.

Building Permits: Steady Growth for New Construction

Year-to-date single-family building permits are up 1% compared to 2024. That’s a small but meaningful increase, signaling continued confidence from builders even as they adjust to labor and cost challenges.

For Mesa County, this means new inventory in the $400K–$600K range will continue to hit the market through 2026, easing pressure on existing home supply.

For Brokers:

Keep an eye on builder developments in Fruita, the Redlands, and Northeast Grand Junction. These areas are expected to remain construction hot spots.

For Buyers:

If you’re struggling to find the right resale home, consider new construction as many builders are offering incentives or preferred-lender perks.

Geographic Highlights: Where Activity Is Heating Up

Mesa County’s diversity is one of its strengths and each area tells a different story.

• Fruita continues to thrive, with strong sales in the $400K–$749K range and solid new construction demand.
• The Redlands and North Grand Junction dominate the upper-end market, with high concentrations of homes priced $750K and above.
• Clifton and Southeast Grand Junction remain active entry-level markets, providing critical opportunities for first-time buyers.
• Orchard Mesa shows balance across multiple price points, attracting both upgraders and downsizers.

These local differences matter because they reflect distinct buyer profiles that range from retirees seeking views to young families looking for affordability.

Reading the Bray Report Like a Pro

If you’re a real estate professional, here’s how to use the report each month:

1. Track your submarket. Know how your listings compare to countywide averages.
2. Watch months of inventory. Rising inventory signals a shift, so tailor your pricing strategy accordingly.
3. Focus on the “why.” Numbers tell a story; interpret it for your clients with clarity and context.

If you’re a buyer or seller, use the report to:

• Understand what’s normal for your price range.
• Identify where opportunities are emerging.
• Set expectations for timing, negotiation, and competition.

The Takeaway: Knowledge Is Your Competitive Advantage

Mesa County’s housing market remains strong and balanced as we move toward the end of 2025. The Bray Report isn’t just data, it’s a roadmap for making smart decisions, whether you’re buying, selling, or guiding clients through Western Colorado’s evolving market.

Stay informed, stay strategic, and keep checking back each month as we continue to track the trends that shape our community’s real estate story.

Download your free Bray Report Here.