By Prerna Kapoor, CLHMS | REAL Brokerage | April 12, 2026
Colorado passed a new law that quietly changed the game for anyone buying or selling a home in 2026. It’s called HB25-1090, and if you haven’t heard of it yet, you’re not alone. Most people don’t find out about it until they’re already deep into a transaction.
Here’s what you need to know before you sign anything.
What Is HB25-1090?
HB25-1090 is Colorado’s Pricing Transparency Act. It took effect on January 1, 2026, and it requires businesses, including real estate service providers, to show the full total price of their services upfront. No more burying fees in the fine print. No more surprise charges at the closing table that weren’t disclosed in the listing or marketing materials.
The law applies to advertisements, leases, real estate settlement services, and any consumer-facing pricing. That means everything from title company quotes to lender fee sheets to broker commission structures needs to be transparent from the start.
Why This Law Matters for Home Buyers
If you’ve ever gotten to the closing table and felt blindsided by fees you didn’t expect, this law was written for you. Before HB25-1090, it was common to see advertised prices that didn’t include processing fees, administrative charges, or other add-ons. You’d see a rate or a price, do your math, and then find out the actual cost was higher.
Now, service providers have to show you the real number from the beginning. That includes title companies, lenders, home warranty providers, and anyone else involved in your transaction.
For buyers in the Denver metro area, where the median home price is sitting around $590,000 as of early April 2026, even small hidden fees add up fast. A $500 “processing fee” here, a $350 “document prep charge” there. On a $590,000 purchase, those extras can push your closing costs well past the 2-3% range you planned for.
What Changes for Sellers
Sellers benefit too, especially when it comes to understanding what you’re actually paying for real estate services. Under the new law, any brokerage advertising their commission rate has to include all associated fees in that quoted number. If a listing agent says “5% commission,” that 5% has to be the real, all-in cost. No tacking on a $495 transaction fee or a $250 compliance fee on top of that quoted rate.
This is a big deal in Colorado right now. With homes sitting on the market longer than they did during the pandemic rush, sellers are paying more attention to every dollar going out. The Denver Gazette reported in early April 2026 that the metro housing market is “coming alive” again, but prices are climbing. Sellers who understand exactly what they’re paying can negotiate smarter and keep more of their equity.
How This Connects to the New Buyer Agent Agreements
If you’ve been following Colorado real estate news, you know that buyer agent agreements became mandatory after the NAR settlement changes in 2024. Buyers now sign a written agreement with their agent before touring homes, and that agreement spells out exactly what the buyer’s agent gets paid.
HB25-1090 reinforces this. The commission your buyer’s agent charges has to be fully transparent, with no hidden fees layered on top. If your agent’s agreement says 2.5%, that’s the number. Period.
This is actually great news for buyers. It means you can comparison-shop for agents with real confidence, knowing the quoted rate is the actual rate. When I work with buyers, I walk through every line of our agreement together so there’s zero confusion about costs. That’s how it should be.
Real Estate Settlement Services: The Biggest Impact
The part of HB25-1090 that’s getting the most attention in the industry is its impact on settlement services. Title companies, escrow providers, and closing attorneys all fall under this law. They have to disclose their full fee schedule upfront, in their advertising and in their initial quotes.
In practice, this means the title company quote you get at the beginning of your transaction should match what you see on your Closing Disclosure. No more surprises. If a title company advertises a $1,200 closing fee, that $1,200 has to cover everything. They can’t add a $75 wire fee and a $50 courier charge that weren’t in the original quote.
For a market like Parker or Lone Tree, where transactions often involve luxury properties with higher price points, this transparency can save buyers and sellers hundreds or even thousands of dollars in unexpected fees.
What to Watch Out For
The law is still new, and not every company has fully updated their practices. Here’s what I’d recommend:
Get everything in writing. If a service provider gives you a verbal quote, ask for a written breakdown that complies with HB25-1090. You have the right to see the full price.
Compare apples to apples. When shopping for lenders or title companies, make sure you’re comparing total costs, not just the base rate. The law requires full-price disclosure, so use that to your advantage.
Ask your agent about it. A good real estate agent will already be aware of HB25-1090 and can help you verify that every provider in your transaction is following the rules. If your agent hasn’t mentioned it, bring it up.
Check your Closing Disclosure carefully. Even with the new law, mistakes happen. Review your CD line by line and flag anything that doesn’t match your original quotes.
The Bigger Picture for Colorado Real Estate
Colorado has been at the forefront of consumer protection in real estate for years. Between the updated contract forms that took effect January 1, 2026, the mandatory buyer agent agreements, and now the Pricing Transparency Act, the state is making it harder for bad actors to hide costs from consumers.
According to REcolorado’s March 2026 market report, active listings in the Denver metro ended March at 9,846, nearly identical to the same month last year. Pending sales jumped over 30% month-over-month in April 2026, which tells us buyers are showing up in force this spring. More transactions mean more opportunities for hidden fees to creep in, and that’s exactly why HB25-1090 matters right now.
The Colorado Real Estate Commission also updated its standard contract forms for 2026, which now include clearer language around fee disclosures and commission transparency. If you’re using a CREC contract (and in Colorado, most transactions do), you’re already benefiting from these changes.
What This Means for Your Next Move
Whether you’re buying your first home in Aurora or selling a luxury property in Castle Pines, the Pricing Transparency Act gives you more power as a consumer. You don’t have to guess what things cost. You don’t have to wonder if there’s a hidden fee waiting for you at closing.
Use this law to your advantage. Ask questions. Get written quotes. And work with professionals who embrace transparency rather than resist it.
If you’re planning a move this spring and want to make sure every dollar is accounted for, I’m happy to walk you through the numbers. No hidden fees, no surprises. That’s been my approach long before HB25-1090 made it the law.
Thinking about buying or selling a home in Colorado?
Your home journey should feel exciting, not overwhelming. As your trusted advisor, I am here to make sure it does.
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Prerna Kapoor is a REALTOR® and Certified Luxury Home Marketing Specialist (CLHMS) with REAL Brokerage, specializing in residential real estate across Parker, Aurora, Lone Tree, Castle Pines, Highlands Ranch, Cherry Creek, Greenwood Village, and Centennial. She is fluent in English, Hindi, and Japanese (native) and is recognized as an International Sterling Society Award winner (2023, 2024, 2025). Prerna holds the RENE (Real Estate Negotiation Expert), PSA (Pricing Strategy Advisor), and ABR (Accredited Buyer’s Representative) designations.
