Denver's housing market has spent most of this year being described the same way: balanced, cooling, buyers finally getting some breathing room after a stretch of sellers calling the shots. That description is accurate for most of the market. It is not what's happening at the top of it. Through the first half of 2026, luxury homes accounted for 2,973 sales across the Denver metro area, or just over 14...
If you're buying a new construction condo or townhome in Colorado this year, one thing changed on January 1 that almost nobody outside the legal and building industry noticed. Your HOA now needs a lot more agreement among owners before it can sue a builder over a construction defect, and builders who sign up for a new state incentive program get real legal protection in return for offering a written...
Most Colorado sellers assume they'll owe some kind of state transfer tax on closing day, the way people in California or New York do. It's a fair guess, and it's almost always wrong. Colorado doesn't have a real transfer tax at the state level. What you'll actually see on the settlement statement is a tiny documentary fee, and unless your home sits in one of twelve specific mountain towns, that's the...
A client called me a few weeks ago with a good problem. She and her husband are being relocated to Japan for two years through her company, and instead of selling their Highlands Ranch townhome, they wanted to rent it out and come back to it later. Reasonable plan. Then she read her HOA's rules and saw a rental cap that made her nervous. So we pulled the actual declaration, not just the rules handout, and...
Two of my clients this month were weighing the exact same decision: build new in Sterling Ranch, near Highlands Ranch, or in Painted Prairie, out toward Aurora. They're the two biggest new-construction communities in their part of the metro, and both have long waitlists on their most popular floor plans. Each sales office will hand you a glossy binder that makes its community sound like the obvious choice....
A client called me last week convinced the Denver market must be swinging back toward sellers. Her reasoning made sense on paper: active listings across the metro are down almost 19% from last year, and less inventory is supposed to mean sellers hold the cards. Then she checked how long her neighbor's house had been sitting, six weeks and still unsold, and the theory fell apart. That contradiction is...
A client outside Castle Rock called me in June holding an insurance renewal letter that had jumped almost $900 for the year, and buried in the fine print was a line about her home's "wildfire risk score." She'd never seen that number before, had no idea how it was calculated, and had no real way to push back on it. That's about to change. Starting July 1, 2026, Colorado law requires insurers to actually...
A seller in Castle Rock called me in June hoping I could just pick up where her old listing left off. Her home had been on the market for four months, the listing had quietly expired the week before, and she wanted to know if she could relist at the same price with the same photos before anyone noticed the gap. That conversation happens more than most sellers expect, and it's worth understanding exactly...
A buyer I worked with in Highlands Ranch looked at her closing statement last month and saw a line that read "seller credit, property taxes" for a few thousand dollars. She assumed the seller had just knocked that much off the price as a parting gesture. That's not what happened, and if you buy a home in Colorado without understanding property tax prorations, you'll probably have the same reaction she...
A lot of people hear "homestead exemption" and assume it works like a tax break you have to apply for every year. In Colorado, that's not what it is, and I've had homeowners find that out the hard way, usually after a lawsuit or an old debt shows up and they're trying to figure out how much of their equity is actually safe. What the Homestead Exemption Actually Does This isn't a property tax discount....
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