Denver’s condo market is in a correction right now. Per DMAR’s 2026 data, prices have dropped about 5% year over year while single-family homes held steady. Inventory has surged — there are over 1,150 condos for sale in Denver as of early 2026, up 249% from just five years ago.
The citywide median sold price sits at $379,000–$400,000, but that number hides enormous variation. A 1-bedroom in Capitol Hill might cost $300,000. A LoDo loft runs $700,000. A Cherry Creek penthouse exceeds $2 million. Here’s what each neighborhood actually looks like.
Downtown Denver and LoDo condos
Per DMAR, about 191 condos are listed downtown with a median listing price around $599,000 and average sold prices of $584,000. LoDo commands a premium at a $699,500 median sale price — roughly $776 per square foot. HOA fees in downtown high-rises run $500–$900 per month for most buildings.
The Upton Residences at 18th and Glenarm is the most notable new development: 461 units starting in the low $400,000s, delivering in early 2026. It’s the largest new condo project downtown in years and has drawn significant buyer interest from people priced out of single-family homes.
Capitol Hill and Uptown condos
Capitol Hill offers the most affordable urban condos in the city. Zillow data shows a median sold price around $350,000, with options ranging from $130,000 studios to $880,000 renovated two-bedrooms across 74 currently listed units. HOA fees in Cap Hill typically run $200–$400 per month — significantly lower than downtown.
The Marieta Condos on 17th Street added 35 units starting from the $400,000s, completed in spring 2025. Uptown, just northeast of Cap Hill, offers similar pricing with slightly newer stock and walkable access to 17th Avenue’s restaurant corridor.
Cherry Creek condos
Cherry Creek is Denver’s luxury condo market. Per DMAR, the median listing price sits at $727,000, with only 21 condos currently available — the tightest inventory of any neighborhood in the city. The Waldorf Astoria Residences at 185 Steele Street is the marquee project: a 5-story, 37-unit building with units starting over $2 million and penthouses reaching $10 million, already 65% sold ahead of early 2028 completion.
Cherry Creek suits buyers who want luxury finishes, walkability to high-end retail, and the most liquid resale market in Denver’s condo segment.
RiNo, Highlands, and Sloan’s Lake
RiNo (River North): Median sold price around $487,000, with prices ranging from $205,000 to $1.19 million depending on the unit. The neighborhood’s arts-district character and walkable restaurant scene draw younger buyers and investors.
Highlands: Median listing around $657,000 with just 20 units listed — the lowest inventory outside Cherry Creek. Demand here stays high because the neighborhood has limited new development and strong lifestyle appeal.
Sloan’s Lake: Median listing around $413,000 with only 3 condos currently listed. The lake itself and proximity to Edgewater Public Market drive consistent demand for the few units that do come available.
Condos in Denver suburbs: Aurora, Lakewood, and Boulder
If the city’s price points don’t fit your budget, the suburbs offer real options:
- Aurora: median condo listing $255,000 with 382 condos listed — the most inventory and most affordable entry point in the metro
- Lakewood: median around $300,000 with 83 condos listed, with easy access to light rail and the foothills
- Boulder: condos range $485,000–$540,000 with 84 listed — the most expensive suburb but with Boulder Valley School District and outdoor access
Why Denver condo prices are dropping — and what it means for buyers
DMAR data shows attached home values have fallen about 7% — roughly $30,000 — over the trailing 12 months. Three forces are driving it:
Insurance costs. Colorado condo insurance premiums rose 20–50% in recent years due to hail exposure and wildfire risk. This increases monthly carrying costs for owners and makes some buildings less attractive to lenders.
Construction defect litigation. Colorado’s legal environment around construction defects has historically made developers reluctant to build condos, limiting new supply — but the existing stock correction is partly a reaction to years of suppressed inventory finally releasing.
Buyer preference shift. Post-pandemic buyers overwhelmingly preferred single-family homes with more space. As that wave worked through the market, condo demand softened relative to supply.
For buyers, the math on a 5+ year hold is favorable. You’re buying into a correction with more negotiating room than any point since 2012.
HOA fees: the hidden cost of condo ownership
Colorado has one of the highest rates of HOA membership in the country — 42.4% of households pay association fees, compared to 25% nationally. The statewide average is $401 per month. In Denver specifically, expect $200–$400/month in Capitol Hill and Uptown, $500–$900/month in downtown high-rises, and $600–$1,200/month in luxury Cherry Creek buildings.
Before you buy, request these documents from the HOA: the reserve study (tells you if the building is financially healthy), the last 12 months of meeting minutes (tells you what problems exist), the insurance declarations page (tells you what’s covered and what you’ll pay separately), and the current budget and financials. A condo with a $250,000 reserve deficit is a very different purchase than one with a fully funded reserve — and the listing price won’t tell you that.
Frequently Asked Questions
What’s the average price for condos for sale in Denver right now?
The citywide median sold price is $379,000–$400,000 as of early 2026, per DMAR. It varies dramatically by neighborhood: Capitol Hill around $350,000, RiNo around $487,000, LoDo around $584,000–$700,000, and Cherry Creek at $727,000 median.
Are Denver condos a good investment in 2026?
Condo values have fallen 5–7% over the last year, which creates a buying opportunity for anyone with a 5+ year horizon. The correction is driven by insurance costs, inventory surge, and buyer preference shifts — not by fundamental weakness in Denver’s job market or population. Short-term, prices may continue softening. Long-term, the supply constraints that kept condo prices elevated for a decade haven’t gone away.
How much are HOA fees for Denver condos?
The statewide average is $401/month. Denver ranges from $200–$400/month in Cap Hill and Uptown to $500–$900/month in downtown high-rises and up to $1,200/month in luxury Cherry Creek buildings. Always request the reserve study and budget before making an offer — HOA financial health matters as much as the fee amount.
Where are the most affordable condos for sale in Denver metro?
Aurora ($255,000 median, 382 units listed), Lakewood ($300,000 median), and Capitol Hill ($350,000 median) offer the lowest entry points. Within the city, studios in Cap Hill start around $130,000 — the most affordable urban housing option in Denver.
Data sources used in this article:
DMAR Denver Metro Market Trends Reports, 2025–2026
Colorado Association of Realtors Market Trends, 2025–2026
Zillow Denver Metro Home Values
HOA Management — Colorado HOA Statistics
About the author: Zaynab Sepahi is a licensed Colorado Realtor® and founder of ZBell Real Estate, with over 15 years of experience in the Denver Metro market. She has helped hundreds of buyers and sellers across Denver, Boulder, Colorado Springs, and surrounding suburbs. ZBell has earned 100+ five-star reviews on Google, Zillow, and Realtor.com. Learn more about Zaynab.