Market Updates

Market Update: Observatory Park, Denver

📊 Key Metrics

The average home value in 80210 is about $802,583, which reflects a decline of ~2.7 % over the past year. Zillow

  • According to another source, the median sale price in October 2025 was ~$865,000, which is down ~1.1 % year-over-year.       Redfin
  • The median listing price around September 2025 was ~$900,000, and the list price per square foot was ~$423. Realtor
  • Inventory is somewhat elevated: For example, one data point shows ~234 active listings in the area. Movoto Real Estate
  • On the rental side, the average rent in 80210 is ~$2,022/month, which is modest growth (~+1.9 % year‐over‐year) in the             renter market. Zillow+1

🔍 Market Dynamics & Interpretation

  • The data suggests that the market in 80210 is moderately competitive, but not super overheated. For example, homes          average ~44 days on market in October 2025 in this zip, up from ~32 days a year earlier. Redfin
  • The “sale‐to‐list” ratio is ~97.2 % (i.e., sold for ~97.2% of list price) in 80210. Redfin
  • Because home values are down slightly (-1 to -3 %) in this area, and days on market are increasing, this suggests a                   softening market—meaning buyers may have somewhat more leverage than in the recent past, but this is still a                       desirable  ZIP code so it’s not a distressed or collapsing market.
  • The rental market appears stable, with only modest growth, which suggests that investor demand via rental might be             less  aggressive than in “hot” markets.

🧭 What This Means for Buyers & Sellers

For Sellers:

  • Pricing becomes more important: since values are down and homes are staying on market longer, over‐pricing may lead       to longer listing times or price adjustments.
  • Preparation and presentation can help you stand out (condition, upgrades, professional photos).
  • If your home is in very good shape, in a desirable micro‐neighborhood, you may still achieve a strong price—but you may       need to be realistic (e.g., list close to market vs. expecting big growth).

For Buyers:

  • There may be opportunities to negotiate better terms (e.g., more time for inspections, asking concessions) than in a peak        seller’s market.
  • But in a desirable ZIP like 80210, you’ll still want to move relatively quickly for well-priced homes.
  • Consider your long-term horizon: If you’re buying to stay 5+ years, the modest near‐term decline may be less relevant             than location, condition, and your personal plan.

✅ Bottom Line

80210 remains a solid, desirable market, but the recent data shows a slight pull-back in pricing and a bit more time on market. It’s not plunging, just shifting toward a more balanced market (versus a frenzy). If you’re thinking of buying or selling, it’s a good idea to align strategy with current realities (realistic pricing for sellers; readiness and speed for buyers).