Denver’s condo market is in a weird spot right now. 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 March 2026, up 249% from just 5 years ago. For buyers, that’s actually good news. You’ve got more choices, less competition, and more room to negotiate than at any point since 2020.
The citywide median sold price for a Denver condo sits around $379,000-$400,000. But that number hides enormous variation. A 1-bedroom in Capitol Hill might run $300,000. A loft in LoDo could cost $700,000. And a penthouse in Cherry Creek? You’re looking at $2 million or more. So the real question isn’t “what do condos cost in Denver” — it’s “what do condos cost in your target neighborhood.”
We’ve been helping buyers and sellers navigate the Denver condo market for over 15 years. Here’s what the numbers actually look like right now, neighborhood by neighborhood.
Downtown Denver and LoDo condos
Downtown is where Denver’s condo market started, and it’s still the densest concentration of units in the metro. There are about 191 condos listed in downtown Denver right now, with a median listing price around $599,000. Sold prices have averaged $584,000 over the last few months.
LoDo specifically commands a premium — the median sale price there is $699,500, roughly $776 per square foot. You’re paying for walkability to Coors Field, Union Station, and the Dairy Block. Buildings like the Glass House, Riverfront Park, and the Coloradan attract buyers who want a lock-and-leave lifestyle with restaurants and nightlife at their doorstep.
HOA fees in downtown high-rises run $500-$900 per month for most buildings. That covers amenities like concierge service, rooftop decks, fitness centers, and heated parking. At the ultra-luxury end — the Ritz-Carlton Residences, for example — HOAs can hit $1,800-$3,500. That’s a significant monthly expense to plan for. Make sure you factor HOA costs into your monthly budget before falling in love with a unit.
The biggest new development downtown is Upton Residences at 18th and Glenarm — 461 units starting in the low $400,000s, now delivering in early 2026. It’s the largest for-sale condo project in Denver since Spire opened in 2009. If you want new construction without Cherry Creek pricing, this is worth a look. Learn more about buying in Denver with our team.
Capitol Hill and Uptown condos
Capitol Hill is Denver’s most affordable urban condo neighborhood, and it’s not even close. The median sold price hovers around $350,000, with plenty of options in the $200,000-$300,000 range for smaller units. There are 74 condos currently listed in the neighborhood, ranging from $130,000 studios to $880,000 renovated two-bedrooms.
What you get for the money: walkability to restaurants on 17th Avenue, Cheesman Park, and easy access to downtown via the 15/15L bus or a 10-minute bike ride. What you give up: parking (many older buildings have limited or no garage spots), updated finishes (a lot of Cap Hill inventory was built in the 1960s-1980s), and square footage.
Just north, Uptown has the new Marieta Condos on 17th Street — 35 units starting from the $400,000s, completed in spring 2025. These offer modern finishes and in-unit laundry that’s hard to find in older Cap Hill buildings. For buyers who want the urban feel but don’t want to deal with vintage plumbing, Uptown is the sweet spot.
HOA fees in Cap Hill typically run $200-$400 per month. However, it’s worth paying extra attention to older buildings with deferred maintenance — some have passed along special assessments of $10,000-$30,000 for roof replacements or elevator repairs. Always request the HOA’s reserve study and meeting minutes before making an offer.
Cherry Creek condos
Cherry Creek is Denver’s luxury condo market. The median listing price sits at $727,000, with only 21 condos currently available — meaning inventory is tight and prices hold up better than other neighborhoods even in the current downturn.
The headline development here is the Waldorf Astoria Residences at 185 Steele Street. This 5-story, 37-unit building broke ground in November 2025, with units starting just over $2 million and penthouses reaching $10 million. It’s already 65% sold before completion (expected early 2028). That tells you something about demand at the top end of Cherry Creek.
Even at non-Waldorf prices, Cherry Creek condos come with a premium. You’re paying for walkability to Cherry Creek Shopping Center, some of Denver’s best restaurants, and a neighborhood where the average household income exceeds $150,000. The tradeoff: HOA fees tend to run $500-$800 per month in newer buildings, and property taxes on a $700,000+ condo aren’t cheap either.
For buyers considering Cherry Creek versus other luxury neighborhoods, our Denver relocation guide breaks down the lifestyle differences.
RiNo, Highlands, and Sloan’s Lake
These three neighborhoods on Denver’s north and west sides have seen the most condo development over the last decade — and they’re all feeling the inventory surge.
RiNo (River North): Median sold price around $487,000. This is Denver’s arts district, home to breweries, galleries, and converted warehouse lofts. The condo stock here skews newer (built 2015-2023), so you’re getting modern finishes and in-unit laundry. Prices range from $205,000 for small studios to $1.19 million for premium penthouse units.
Highlands: Median listing around $657,000. The Highlands neighborhood has a village-like feel with shops along 32nd Avenue and Tennyson Street. Condo inventory is limited — just 20 units listed — because much of the Highlands is single-family homes and duplexes. When condos do come up, they move faster than in other neighborhoods.
Sloan’s Lake: Median listing around $413,000, though only 3 condos are currently listed. This neighborhood exploded with new condo construction from 2016-2022, and many of those buyers are now listing their units as the market shifts. The lake itself is the draw — morning runs around the 2.6-mile loop, paddleboarding in summer, and unobstructed mountain views from upper-floor units.
Condos for sale in Denver suburbs: Aurora, Lakewood, and Boulder
Not everyone wants to live in the city core. Suburban condos offer more space, lower HOA fees, and — in some cases — dramatically lower prices.
Aurora is the most affordable option in the metro, with a median condo listing price of just $255,000. There are 382 condos listed right now — more than any other single city. Many of these are in the older complexes near the Anschutz Medical Campus or along Havana Street. For first-time buyers or investors, Aurora condos offer the lowest entry point in the Denver metro.
Lakewood splits the difference at around $300,000 median, with 83 condos currently listed. The selling points: proximity to the Federal Center light rail station, quick access to the foothills for hiking, and a quieter pace than Denver proper. Golden is just up the road if you want to be even closer to the mountains.
Boulder condos sit around $485,000-$540,000 — a fraction of the city’s $948,000 single-family median. With 84 condos listed, Boulder gives you access to Pearl Street, the Flatirons, and CU Boulder’s campus. Because single-family homes are so expensive there, condos are often the only way into the Boulder market without a seven-figure budget.
Explore all our suburban relocation guides at the Colorado relocation hub.
Why Denver condo prices are dropping (and what it means for buyers)
Let’s be direct: the Denver condo market is in a correction. Attached home values have fallen about 7% — roughly $30,000 — over the trailing 12 months. Condo prices are back to approximately 2020 levels. Meanwhile, single-family homes are flat to slightly up.
Three forces are driving this:
Insurance costs. After the Marshall Fire and increased wildfire risk, condo association master insurance policies have spiked 20-50%, sometimes doubling year over year. Those costs get passed directly to owners through higher HOA fees. According to Denverite, one Broomfield complex saw HOAs jump from $300 to over $600 per month. That’s a meaningful change in monthly costs for owners.
Construction defect laws. Colorado’s construction defect litigation environment has made developers reluctant to build condos for decades. The Upton Residences is the first major for-sale condo project in 17 years. That long drought of new supply means much of the existing condo stock is aging, and aging buildings need expensive repairs.
Buyer preference shift. Denver Post reporting shows that buyers increasingly prefer single-family homes. Attached home sales dropped 13% in 2025 while detached sales rose 2.9%. Remote work made extra square footage and a yard more appealing than urban walkability for many buyers.
For buyers? This is opportunity. More selection, less competition, and sellers who are willing to negotiate. In the luxury segment above $2 million, there are 26 months of condo inventory — a deep buyer’s market. Even at mainstream price points, the power dynamic has shifted. If you’ve been priced out of the Denver condo market before, 2026 might be your window.
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, that range stretches from $200 for a basic garden-level unit in Centennial to $5,000+ for a Four Seasons penthouse downtown.
Here’s what matters: every $100 per month in HOA fees reduces your buying power by about $15,000 in mortgage principal. So a condo with $600/month HOA fees versus one with $300/month fees effectively costs $45,000 more over time — even if the sticker prices are identical.
Before you make an offer on any Denver condo, get these documents from the HOA:
1. Reserve study. This shows how much money the association has saved for future repairs. A well-funded reserve (70%+ funded ratio) means lower risk of special assessments.
2. Meeting minutes from the last 12 months. Look for mentions of litigation, insurance disputes, or upcoming capital expenditures.
3. Insurance declarations page. Verify the master policy covers the full replacement cost of the building. If it doesn’t, that’s something to discuss with your insurance agent.
4. Budget and financials. Compare actual expenses to the budget. If they’re consistently over budget, a fee increase is coming.
Our agents review all of these documents with every condo buyer we work with. It’s not glamorous, but it’s where doing this homework upfront helps you feel confident about your purchase.
Frequently asked questions about condos for sale in Denver
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. But prices vary dramatically by neighborhood — from $255,000 in Aurora to $727,000 in Cherry Creek and $700,000+ in LoDo. Capitol Hill remains the most affordable in-city option at around $350,000 median.
Are condos for sale in Denver a good investment in 2026?
Condo values have fallen about 5-7% over the last year, which means you’re buying at lower prices than any time since 2020. For owner-occupants who plan to hold 5+ years, the current pricing represents a buying opportunity. Investors should factor in rising HOA costs and insurance premiums — rental yields still pencil out in neighborhoods like Capitol Hill and Aurora where purchase prices are lowest. Check our investment page for more guidance.
How much are HOA fees for Denver condos?
The statewide average is $401 per month. In Denver, typical HOA fees range from $200-$600 depending on the building. Downtown high-rises with amenities like concierge and rooftop pools can run $500-$900+. Always request the HOA’s financial documents before making an offer — fees have been rising rapidly due to insurance cost increases.
Where are the most affordable condos for sale in Denver metro?
Aurora ($255,000 median), Lakewood ($300,000), and Capitol Hill ($350,000) offer the lowest entry points. Boulder condos ($485,000-$540,000) are the most affordable way into that market given single-family homes there exceed $948,000.
Start your Denver condo search
The Denver condo market has shifted in buyers’ favor for the first time in years. More inventory, softer prices, and motivated sellers mean you’ve got leverage that didn’t exist in 2021 or 2022. Whether you’re a first-time buyer looking for an affordable entry point in Aurora or Capitol Hill, or you want a luxury unit in Cherry Creek or LoDo, now is the time to start looking seriously.
We know the condo buildings, the HOA reputations, and the neighborhoods inside and out — from Arvada and Wheat Ridge on the west side to Northglenn and Thornton up north. Contact us today for a free consultation and we’ll match you with an agent who specializes in condos for sale in Denver and the surrounding metro. You can also browse our Denver metro market report for the latest pricing data, or visit our FAQs for answers to common buyer questions.