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The Denver Real Estate Broker Blog

RiNo Building Height and Zoning Change

Changes ahead for RinoDenver's community planning and development departments are considering zoning changes to the area surrounding the 38th and Blake commuter transit stop is RiNo. The impetus for the discussion is to create higher density and promote transit-oriented development in close proximity to the transit stop.

The planning process has been centered around how the transit stop will influence the area. Specifically, how pedestrians are going to move through the area, the quality of life for residents and a desire to retain the character of the neighborhood.

Proposed zoning changes will increase the current height restrictions of, primarily 3 stories to a mix of 16, 12, 8, 5 and 3 story zones. The tallest buildings with the greatest density will be centered at the transit stop at 38th and Blake Street. Appropriate height transitioning will be established from the transit stop to existing residential areas. 

The desired qualities of the community vision/plan for the rezoned area call for a high degree of design quality. Specifically:

  • Active, walkable and vibrant public domain
  • Promenades and open space for a vibrant neighborhood
  • Integration of the RiNo Arts District throughout the area
  • Minimization of parking complication
  • Quality pedestrian spaces such as plazas and gathering spaces
  • Preservation of the existing historic character and fabric of the area
  • Increased affordable housing

38th & Blake Plan Amendments: Public Review Draft Map with June 9th Revision

Proposed Rezoning for Rino


10398 E. 28th Avenue in Stapleton Home For Sale

Poised in one of Denver’s most desirable neighborhoods and situated on the F-15 park and pool you’ll find a stunning Mediterranean style home on a fantastic corner lot. This John Laing home was built in 2006 and is in like-new condition with its newly finished oak hardwood floors.

10398 E. 28th Avenue Exterior 

The Main Floor Includes a formal dining room, formal living room, a study with French doors and built-ins and a powder room. It also features a large great room that flows from the kitchen to the living room to the backyard, which makes this home perfect for entertaining.

10398 E. 28th Avenue Family Room

The Gourmet Kitchen is to die for with 42” cherry cabinets, slab granite countertops, stainless steel Kitchen Aid appliances, a breakfast bar and breakfast nook, a butler’s pantry and built-in desk area. It will make any chef green with envy!

10398 E. 28th Avenue Kitchen

The Upstairs Living area The master retreat is spacious with its 5-piece bath, slab granite counters, two sink areas, two closets and a large soaking tub. It also includes 3 additional spacious bedrooms, a full bathroom with dual sinks and a convenient laundry room. The deck from the front bedroom overlooks the park and is perfect for sipping on coffee or a cocktail.

10398 E. 28th Avenue Master Suite

The location of this home is perfection. It’s a stone’s throw from the F-15 park and pool and the new Eastbridge town center, which will feature new restaurants such as Troy Guards Los Chingones, the Kitchen Next Door and new King Soopers Grocery Store. In addition, Stanley Marketplace is just a few blocks to the south which will feature a community inspired market with over 50 businesses including some exciting restaurants like Denver Biscuit Company and Annette Scratch to Table.

10398 E. 28th Avenue View

Other Special Features: • Spacious unfinished basement with rough-in plumbing • Professionally landscaped backyard • Lifetime concrete tile roof • Custom blinds • Custom Light Fixtures


RTD Light Rail Expansion

RTD A-Line to DIAThe much anticipated East Corridor rail line (A-Line) has opened. Denver's Regional Transportation District (RTD) FasTracks initiative is changing the fabric of our great city. The energy in Downtown Denver is growing, thanks in large part to a transportation plan establishing Downtown Denver's Union Station as the hub.

If you examine the growth of larger metropolitan cities like Atlanta, San Diego and Washington DC you see a pattern of the impact well planned public transit has on a city. Daniel Chatman of the University of California at Berkeley and Robert Noland of Rutgers University produced a study, they think the hidden economic value of transit could be worth anywhere from $1.5 million to $1.8 billion a year, depending on the size of the city. That is significant and I feel that Denver is at the north end of that range. 

Denver still has 4 major lines and 1 minor (extension line) under construction and slated to open over the next 2 years. Those lines are the R-Line, B-Line, G-Line, N-LIne and Central Line Expansion. 

The R-Line or I-225 expansion line (opening 2016) is 10.5 miles and is the extension of the I-225 line from Parker road to the Peoria station. This expansion is a key line as it brings transit access to the Anschutz Medical Campus.

The B-Line or Northwest Rail line is a 41-mile transit line that stretches from Denver's Union Station to Longmont. This line will have stops in Westminster, Broomfield, Louisville and Boulder. The first 6.1 miles of the project that stretch from downtown to Westminster  and will open in 2016. The remainder coming on-line when funding becomes available.

The G-Line or Gold Line is 11.2 miles and stretches from Denver's Union Station to Wheat Ridge. This line is scheduled to open in 2016.

The N-Line or North Metro Rail line is 18.5 miles and runs from Denver's Union Station through Commerce City to 124th Avenue in East Lake.

FasTracks Light Rail Map


Neighborhood Plans for Globeville and Elyria-Swansea

Proposed Neighborhood RedesignThe neighborhood plans for the Globeville and Elyria-Swansea are part of 6 major redevelopment and infrastructure projects taking place in North Denver. These 6 improvement initiatives are part of Mayor Hancock’s North Denver Cornerstone Collaborative (NDCC). These projects will have a significant impact on residential real estate values in north Denver.

North Denver projects include:

The neighborhood plans consist of 6 projects that dictate the land use, design and infrastructure improvements for these neighborhoods in north Denver. The key elements of the plan include community strength, connectivity, health and commitment to the core culture of each neighborhood.

Washington Street Improvement
Washington Street has been identified as a transformative project. Similar to the Brighton Blvd improvement, Washington St. will be improved so that it becomes an attractive corridor, inviting reinvestment and development. The redevelopment will be guided by Colorado District Council of the Urban Land Institute (ULI Colorado). Their complete study.   

40th and Colorado Improvement
As part of the Denver Public Works transportation study, improvements are being considered for 40th Ave. between York and Colorado Blvd.  The complete study.

Odor Ordinance
A top priority identified by residents, the Department of Environmental Health (DEH) and the NDCC are proposing changes to Denver’s odor ordinance.

Mobility Study
Transportation within the area is challenging with highways, railways and waterways all converging in close proximity. Additionally, multiple residential and industrial properties intermixed within the area make design and implementation of transportation solutions critical. View the complete plan.

Globeville Landing Outfall (GLO)
Flood protection improvements are being implemented in the Globeville Landing Park for new stormwater open channel connection to the South Platte River.

47th and York Connectivity Study
The intersection of 47th and York where 2 major railroads converge at grade has been flagged for improvement. This intersection is critical for Swansea Elementary School access. Full connectivity plan.


Townhome for sale in Uptown Denver 1637 Gaylord Street


Incredibly charming ½ duplex in the hot Uptown neighborhood! Just a stone’s throw from 17th Avenue’s “Restaurant Row”, City Park and Downtown Denver.

1637 Gaylord Exterior


This beautifully remodeled home has it all! The wonderful open floor plan of the main floor features hardwood floors, exposed brick, a gas fireplace and a fresh coat of paint. It also features a built-in nook for either a small office or mudroom and a newly remodeled ¾ bathroom.

 1637 Gaylord living room

The kitchen has been tastefully redone with white cabinets, newer stainless steel appliances, a mosaic backsplash, an area for a coffee bar as well as a breakfast nook.

 1637 Gaylord kitchen

The 2nd floor features a large master bedroom with a built-in wardrobe and a second bedroom. Enjoy a newly remodeled 5 pc. bath and a convenient laundry room that is just a few steps away from your master suite.

 1637 Gaylord bathroom

Walk up to the third floor and you will be greeted with new carpet and an additional bedroom, flex room or play area.

 1637 Gaylord finished 3rd floor

The backyard was renovated by HGTV and is to die for! It features two deck areas perfect for entertaining and the umbrella is included! It also includes a 1 car garage.

 1637 Gaylord backyard

Other special features:

  • New hot water heater
  • New paint throughout
  • New carpet
  • New deck/front porch area
  • Newer stainless steel appliances
  • Over 600 sq. ft. of storage in the basement

 All offers will be considered by Monday June 6th at 12:00 noon.

For more photos CLICK HERE or call Stacy Neir at 720-280-3004


Stanley Market Place Stapleton | Update

Stanley Market Place"Here Comes Stanley!"

 The Stapleton community, as well as much of central Denver, is counting down the days to the opening of the Stanley Marketplace later this year.

One of the biggest projects as of late in our area is coming alive at 2501 Dallas Street, Aurora, CO 80010.  There will be several restaurant venues, retail stores, offices, etc. in Stanley Marketplace, plus the green space around the complex will be gorgeous!  Think outdoor concerts and activities when the weather permits, which in Denver can be upwards of 300+ days a year!

When Stanley Marketplace first announced their plan to convert a former aviation factory into a 100,000 square-foot food and retail hall, restaurateur Kevin Taylor was the only person on board.  Now, since that time in September 2014, there is a total of fifteen-anchor food and beverage places, plus many other amazing outlets.  So far, a grand total of 30 vendors have committed.  To give you some perspective, Stanley Marketplace will be a tenth of the total size of Cherry Creek Shopping Center (at 1.1 million square feet), which houses over 160 shops and restaurants.

Just last month, five more businesses have been added to the Stanley Marketplace roster.  On the food side, Izzio Artisan Bakery with Etai's Juice Bar will serve a combination of baked goods and made-to-order juices and smoothies.  In addition, Etai's will have take-and-bake pizza and cookie dough!  Maria Empanda will also open a second location at Stanley.

MindCraft is a retail and maker space where people of all ages can gather to learn and invent, using 3D printers and laser cutters and other cutting-edge technology.  MindCraft at Stanley Marketplace is coming from the same people who brought eXL Learning to Lowry.

Coming in as the #5 newest place to join the Stanley family, Savory Spice will be opening a kiosk that will offer their well-known amazing herbs, spices and seasonings.

Already building out at Stanley Marketplace are Comida, Denver Biscuit Co., Endorphin, Hot Mamas Exercise, Kindness Yoga, Kismet, Mondo Market, Natural Balance, Poppy + Pine, Sweet Cow and Tootsies Nail Shoppe, to name a few.

Watch for more, exciting grand opening info at stanleymarketplace.com, and mark your calendars for part two of the CherryArts at Stanley festival, this September 16th - 18th.


Lowry Neighborhood | Boulevard One

Boulevard One Lowry"Boulevard One is Going to Be HUGE!"

As all of us in Denver know, our city just keeps growing and growing and growing and getting better and better and better. Boulevard One in the Lowry neighborhood is going to be the main contributor to that positive, continued growth.

Boulevard One represents the last new neighborhood to be built at the old Lowry Air Force Base. It’s going to be West of Quebec Street at Lowry Boulevard, where the original Runway One once ended. The community also sits just east of Cherry Creek and minutes from downtown Denver.

The location of the new neighborhood is outstanding as the Lowry Town Center is across the street, as is the Schlessman Family Branch Library and Hangar 2.

The neighborhood is uber walkable and public transportation is ultra accessible. There will be three light rail stations within five miles bringing residents to Downtown, Denver International Airport, and the southern office parks. Connectivity has also been thought out as Crestmoor park will feel like an extension of the neighborhood across Monaco Parkway!

The Boulevard One area will be 70 acres in total, with 120 single-family homes, 230 row-homes and 450 apartments. It will have qualified income housing available as well.

Some of the unique factors of Boulevard One will be the studio option spaces offered and a lot of first-floor master bedroom options. The vast majority of the new homes being built will be some of the most energy efficient in Denver.

Boulevard One will have many of the neighborhood amenities that a planned community should. The mixed-use commercial area, planned out by Kelmore Development Company, will have cafes, shops, offices, specialty grocers, restaurants, wine bars, clubs and other entertainment venues, all of which are walkable.

The open spaces within Boulevard One will be filled with eclectic art, and will be comprised of one large 5 1/2 acre community park, 6 additional public parks, and the public plaza. When fully developed, the greenery will be amazing with over 5,000 shrubs, perennials, and ornamental grasses. Boulevard One is going to be preserving 39 mature trees, transplanting 26 more and adding 350 new ones. The amount of shade in the neighborhood will increase by 250% over time. Boulevard One will also be putting in a total of four acres of manicured turf grass and 5 1/2 acres of irrigated shortgrass that will help immensely in keeping water usage down

There are up to 10 builders working in Boulevard One on the 120 single-family homes, ranging in price from the $600s to over $1 million. Some of the most well-known builders are Berkeley, Infinity, Thrive Home Builders and Wonderland Homes, and the sizes will range from 1,400 to 3,200 square feet.

The row-homes will have prime spots within the Boulevard One community along the signature central corridor of Lowry Boulevard. They will have a balance of lively activity all around them while at the same time having private rooftop decks to get up and away.

14 of the 230 rowhomes will be income restricted, and those will be breaking ground mid-2016 on Archer Place. Price range will fall between $147,000 and $167,000. The companies that are involved with bringing the row-home portion of Boulevard One alive are East West Partners with BuildMark (who did parts of downtown's Riverfront Park and Union Station), and Koebel Urban Homes, who will build two and three-story homes.

The apartments at Boulevard One will range from studio size to one, two and three bedroom units, and 72 of the 350 total will provide a range of affordable rents. The Denver Housing Authority run, mixed income, four-story building will be at Niagara Street and Archer Place. Amenities include a community room, computer center, and on-site play area. Renters in the general Boulevard One apartments will also be able to take advantage of a resort-style pool, landscaped courtyards, a heated spa, an outdoor cooking area, fire feature, yoga studio, resident lounge, on-site bike and ski repair shop and an enclosed dog wash facility.

Last but not least in Boulevard One, there will be five established firms building 25 custom homes. Builders include Alpert Signature Homes, Bello Custom Homes, GO Builders Inc., Latsis Custom Homes or Wall Custom Homes. Six of the homes will be built on the block south of First Avenue and west of Magnolia Street, and the other 19 will be west of Quebec on Archer Place.


Stapleton Neighborhood Appreciation | Q1, 2016, Year over Year

Neighborhood Stats for Q1 2016

Well, the first quarter of 2016 is already in the books, how time flys. Let's dig in and see how each of the 8 established Stapleton neighborhood performed year over year for the first quarter of 2016.

The neighborhood with the highest average sales price was Central Park North with an average sales price of $743,875.

The neighborhood with the largest jump in appreciation was the 29th Avenue Neighborhood where the average sales price jumped a whopping 28.81% - WOW!

Total sales were down 10% with 66 sales in Q1 2015 compared to 60 in Q1 2016. 

Overall, the appreciation rate for Stapleton was 15.16%, which is outpacing Denver as a whole. 

This data set represents the last sales data we'll see before the Cental Park Light Rail Station opens up on April 22nd, 2016. I am very curious to watch the appreciation rate after the station opens. I wrote an article back in 2012 Stapleton property value set to increase with light rail stop, and I am hopeful that my prediction of an addition 10% bump comes true.

Q1 2016 Sales

Q1 2016 Appreciation

Here are the statistics for each of the individual neighborh

Conservatory Green
Units Sold Q / Y Beds Baths Above Grade SqFt Total SqFt PSF Above Grade PSF Total Sold Price CDOM
18 Q1 2015 3 4 2,300 3,377 $254.92 $174.33 588,263 51
23 Q1 2016 4 3 2,262 3,291 $277.56 $189.66 $626,561 53
-1.68% -2.61% 8.16% 8.08% 6.11% 3.77%
Central Park West
Units Sold Q / Y Beds Baths Above Grade SqFt Total SqFt PSF Above Grade PSF Total Sold Price CDOM
4 Q1 2015 4 4 2,254 3,483 $276.37 $176.90 $617,725 32
2 Q1 2016 4 4 2,020 2,929 $315.87 $216.14 $627,500 3
-11.58% -18.91% 12.51% 18.15% 1.56% -966.67%

Stapleton's New parks in Conservatory Green and Willow Park East

What is the status of the completion of the large parks on the North side of Stapleton?  

 A park is a wonderful thing and we are blessed to have so many in our neighborhood of Stapleton. Stapleton has dedicated 35% of its land use to parks and open space. Why? Because parks are a place where we can get back to nature.  Parks are a place where we take our kids and dogs to play and breathe in that fresh Colorado air. Parks are important to our community and our well-being and you will find one within a stone’s throw of every home within the Stapleton community.

 Stapleton has continued to grow and flourish to the north of I-70 with four neighborhoods under construction or completed. Those neighborhoods include Conservatory Green, Willow Park East, Wicker Park and Stapleton’s next great neighborhood Beeler Park.

 There are numerous parks slated to be completed over the next few years and the Neir Team has the scoop.

Stapleton parks in conservatory green and willow park east


The large parks in Conservatory Green are all completed. They include the Conservatory Green and Uplands Park.The Conservatory Green area is similar to the Founders Green on the south side of Stapleton. It’s a gathering place for community events including markets and concerts. The large trunk space running through Conservatory Green is complete and is called Uplands Park. The park runs West and East and is bounded by Stoll Place to the North and E. 50th Avenue to the South.  It features walking/running trails, picnic areas and ping-pong tables.


There are numerous notable parks in Wicker Park East including Prairie Basin, Prairie Meadow, Cottonwood Gallery, Sandhills Prairie, Willow Basin, Corridor Park, a Dog Park and Pizza Park.

 The big question on everyone’s mind is when is the BIG park (similar to Central Park on the south side of Stapleton) getting completed?

 This big park, located to the North of E. 51st Avenue and south of Prairie Meadow Drive, will be a total of 33 acres and will feature running/walking trails,  a playground and a community garden. It will feature native flora and fauna, large Cottonwood trees, a winding river and rolling hills.  It can be broken down in to three parts starting with the western most portion called Prairie Basin which is complete.

 Moving east of Prairie Basin along Uinta Street is a park called Prairie Meadows. Prairie Meadows Park will be a grand open space with a circular raised mound expected to have expansive mountain views. Construction will begin this Spring/Summer of 2016.*

Prairie Meadow Park in Willow Park East Stapleton

Moving further east of Prairie Meadows Park you will find a longer skinnier park called Cottonwood Gallery, which will feature a playground and Stapleton’s next community garden. Construction will commence this Spring/Summer of 2016.*

Cottonwood Gallery

 Sandhills Prairie Park connects with Cottonwood Gallery and flows Northeast toward Central Park Blvd.  This park is touted to be the highest point within the Wicker Park neighborhood and will offer stunning views of the Front Range. Construction for this park will commence in the Spring/Summer of 2016.*

 Corridor Park runs east and west along 56th Avenue with construction commencing Spring/Summer of 2016.*

 Pizza Park is shaped like a slice of pizza, hence the name. It features an outdoor kitchen, a grill and a pizza oven and numerous edible herbs to add to your slice of za. The construction for this park is complete.

 The three-acre dog park to the north of Prairie Basin will commence construction Spring/Summer of 2016.*

*The start date is contingent upon bidding and contracting.

For more information about Stapleton or Stapleton homes for sale contact the Neir Team!

Stacy Neir: 720-280-3004


Stapleton Neighborhood Appreciation | Q4, 2015, Year over Year

Stapleton Neighborhood PricesThe Stapleton neighborhood is comprised of 10 individual neighborhoods. Most analysis focuses on Stapleton's overall performance and how it relates to other Denver neighborhoods. We are starting a series that will be released every quarter that looks at each named neighborhood of Stapleton and how it compares to the others.

This article presents detached single family sales stats from the 4th quarter of 2014 compared to the 4th quarter 2015.

Based on the data, it looks like Central Park West was the best performer. Sale prices increased 19% year over year in Central Park West. Looking at the data it's important to look at the sample size when evaluating the results. For Central Park West the total homes sold in Q4, '14 compared to Q4, '15 was 3 and 5 respectively. With that small a sample size, each home sale has a greater impact on the results.  

That being said, Central Park North may have had the best performance. The neighborhood appreciated 15% on 13 and 15 respective home sales. 

Looking at each neighborhoods performance it is clear that Stapleton is a good place to own real estate. The average appreciation was 13.68%. Does your neighborhood give you bragging right?

Stapleton Neighborhood Sales Comparison

Stapleton Neighborhood Appreciation 

Here are the statistics for each of the individual neighborhoods.

Conservatory Green
Units Sold Q / Y Beds Baths Above Grade SqFt Total SqFt PSF Above Grade PSF Total Sold Price CDOM
24 Q4 2014 4 4 2,098 3,172 $260.26 $170.73 $535,871 54
23 Q4 2015 4 4 2,240 3,358 $283.58 $188.80 $628,562 31
% Change     6.34% 5.54% 8.22% 9.57% 14.75% -74.19%