East Denver
Home values, older-home checks and park routes near the city boundary
Separate the official neighborhood from the wider avenue, compare dated market measures and test Verbena and New Freedom park routes.
East Colfax field guide · Reviewed November 6, 2026
The available neighborhood measures point downward over a year, but they measure different things. Zillow’s September model is down 3%; the directly retrieved Redfin rolling sale median through August is down 9.66%; Realtor.com’s September asking-price table is down 3.39%. None establishes how much a particular house changed. In East Colfax, compare the actual ownership type, above-grade space, condition and location before using a neighborhood figure as an offer or list price.
$392,119
Zillow · September 30, 2026
Down 3% annually, with 51 for-sale listings and 12 new listings. ZHVI models the broader housing stock; it is not a closed-sale median. A neighborhood model sample count is not disclosed.
Read the source$379,817
Redfin · three months ending August 2026
All home types, down 9.66% annually. The page separately reports 21 August sales versus 34 a year earlier, and 37 median market days versus 24. The monthly count is not the undisclosed rolling-period sample.
Read the source$425,000
Realtor.com · September 2026 summary table
Down 3.39% annually in the table, with 54 active listings and 55 median listing days. The page’s narrative uses a conflicting annual change; we use the labeled table. Charts are labeled through August. No comparable sold sample is disclosed.
Read the sourceNo. A median changes when a different group of homes sells. A small house needing work, a renovated detached property and a condo are not interchangeable. An index estimates a broader stock; an asking series follows sellers’ current prices. The price gap between sources is a prompt to investigate the property mix, not a discount to apply automatically. Compare the same ownership type and usable space, then account for major work and location.
Regional evidence reinforces the need to separate ownership types. DMAR’s October Denver Metro report, published November 4, reports 2,748 closings overall. The detached median was $645,000, down 0.64% annually, while attached homes were $375,000, down 3.25%. Median selling times were 26 and 48 days respectively. These metro figures are not East Colfax comparables. REcolorado’s separately dated September report provides additional regional context, not a neighborhood valuation.
Sources reviewed November 6. Redfin direct retrievals returned August details, while an indexed September summary indicated about $370,000 and a 9% annual decline without the complete matching table; the detailed August observation remains explicitly dated here. Realtor.com narrative percentages conflict with its summary table. Portal boundaries are not verified identical to Denver’s polygon, and samples and update timing differ. No licensed neighborhood MLS extract was obtained. These figures are not an appraisal, repeat-sales index or prediction.
Both names appear in searches, but they are different geographies. This guide concerns Denver’s official East Colfax statistical neighborhood, number 24. A Colfax Avenue address elsewhere in Denver, or across the Aurora boundary, is not automatically in that neighborhood. Check the parcel before choosing a market report, municipal service or comparison. A listing’s Mayfair, Lowry or East Colfax label cannot settle the boundary by itself.
Compare Montclair to the west, Lowry to the south and Central Park to the north as distinct areas with their own building patterns and ownership documents. Keep an Aurora address separate from a Denver address even when the everyday route crosses the municipal line. Start with the specific home and destinations rather than assuming all places along the avenue share one housing market.
Our November 6 assessment query returned 2,382 parcel or unit records intersecting the official neighborhood with a positive original residential construction year. Their median original year was 1948; median positive above-grade area was 923 square feet and land area 6,250 square feet. This is an assessment-record profile, not a count of detached houses, occupied homes or unique buildings. Unit records can repeat a building year, and boundary-edge parcels can be included.
Method: Denver parcel assessments, feed edited November 5 at 12:17:50 UTC, full pagination, EPSG:3857 polygon intersection, positive-value medians. Boundary geometry last edited January 16, 2024. Recorded above-grade area does not include an assumption about basement finish; assessed values are not used as market prices.
The East Area Plan’s East Colfax chapter, pages 165–182, records a predominantly 1926–1955 buildout in its historical profile. That is useful preparation for inspecting older housing, not proof that a particular home has original systems or a current zoning entitlement. Verify additions, permitted use and renovation history in Denver’s property records.
The city transfer feed, edited November 5 at 10:54:57 UTC, uses assessor labels E COLFAX (N) and E COLFAX (S), not an exact East Colfax label. We have not verified that combining those labels reproduces the official polygon. A zero result for the exact name therefore does not mean zero sales. A parcel-to-boundary reconciliation is needed before publishing a neighborhood-only deed series. We withhold that statistic rather than equating assessor labels, portal geography and MLS sales.
Begin with the space you can use and the work you may inherit. A renovated kitchen does not document the sewer, roof or foundation. An older recorded year does not mean those systems are original. Ask qualified inspectors to identify actual conditions, then obtain estimates for the items that affect your decision. These are property checks, not claims that every East Colfax home has a defect.
Compare above-grade living area with above-grade area and describe basement rooms separately. Verify permits and legal use for additions, conversions and extra units. Check ceiling heights, room access, laundry and storage during the tour. A room count in a listing is not proof that every space meets your intended use.
For a house, price insurance, taxes, utilities and a repair reserve alongside the purchase. For a condo or attached home, establish whether there is an association and read the budget, reserves, master insurance and assessments. Do not infer ownership responsibilities from the building’s appearance or assume every attached home has the same rules.
Check grading, drainage, the garage, alley or driveway and the actual route from parking to the entrance. Verify property lines and recorded access rights before relying on a fence or informal parking arrangement. Observe the property at the times you would normally arrive and leave.
Keep ownership type, usable area, condition and location as consistent as possible. Identify which examples are active listings and which actually closed. If local sales are sparse, widen the period before mixing fundamentally different homes, and explain any expansion to another neighborhood or city.
For the wider purchase process, use our first-time-buyer field guide. Owners preparing to list can use the seller planning guide to organize condition, documents and current competition. Neither a neighborhood median nor a modeled estimate substitutes for property-specific work.
Use two park stops and one ordinary errand to test your shortlist. The goal is to learn how the exact home connects to destinations, not to assign one convenience or lifestyle rating to the neighborhood.
Walk the route from the front door toward a destination you would use regularly. Observe entrances, sidewalks, parking arrangements and crossings. Return at a different time before deciding what the sound or activity is usually like. Keep your observations specific to the property.
Denver Public Art locates the park between 11th and 12th avenues, Valentia and Verbena streets. Choose the entrance that would make sense from the home and test that route, including the return. Confirm current facilities on site; an old plan or an artwork proposal is not confirmation of a completed amenity.
Use the park near 13th Avenue and Xenia Street as a second reference point. Trust for Public Land documents the community-led park’s 2012 opening. A community garden is a separate use with its own participation arrangements; proximity does not promise a plot, reservation or scheduled activity.
Choose a currently operating shop or service you would actually use, then check its entrance and hours directly. Put the exact home, departure day and return time into RTD’s planner. Include the walk to the stop and any transfer. Do not assume all East Colfax addresses share a commute time or direct rail access.
Place sources checked November 6: Denver Public Art’s Verbena Park location, Trust for Public Land’s New Freedom Park history and source imagery, the city’s neighborhood map and RTD trip planner. Source photographs and plan illustrations remain linked because reuse permission is not established; no archival view or proposal image is represented as a current scene.
The East Area Plan was adopted November 16, 2020 and includes East Colfax, Hale, Montclair and South Park Hill. Its East Colfax recommendations discuss community-serving space and park priorities. An adopted policy is not a building permit, construction milestone, signed tenant or opening. No new East Colfax commercial destination cleared our current opening checks, so we are not adding a speculative project to the tour. Consult the exact operator and latest city record before treating a proposed use as part of everyday life.
Compare another older-home setting to the west. Verify the exact parcel’s historic status and renovation responsibilities; a statistical neighborhood and a designated district are different boundaries.
Read the guideCompare a former-base redevelopment to the south with different building eras and association or district documents. Hold usable space and full costs constant before comparing purchase prices.
Read the guideCompare a much larger redevelopment area to the north by its specific section. Confirm the property’s fees, park destinations and actual trip rather than applying one description to the whole area.
Read the guideUse our Denver comparison framework for a wider shortlist. Select by the home’s verified characteristics and your practical requirements, with the same factual information available to every reader.
The everyday experience
Try the route from the home to Verbena Park, New Freedom Park and one operating errand, including the return journey.
The honest tradeoffs
Common questions
Zillow’s September 30, 2026 modeled typical value is $392,119, down 3% annually. The directly retrieved Redfin rolling sale median through August is $379,817, down 9.66%. Different periods and property mixes do not establish the change in a particular home.
No. This guide uses Denver statistical neighborhood 24. The avenue continues beyond it and across the Aurora boundary; confirm the exact parcel before choosing municipal records or neighborhood market data.
Separate above-grade and basement space, confirm permits and legal use, inspect major systems, drainage and access, and compare full costs. For shared ownership, verify the actual association budget, reserves, insurance and assessments.
Guide reviewed November 6, 2026.
Neighborhood overview
East Colfax is an official Denver neighborhood as well as a phrase used for a much longer avenue. Compare the actual address, ownership type, condition and full costs, then test the routes to parks and ordinary errands.
Verbena Park
New Freedom Park
Denver/Aurora and property-boundary checks
Visit at different times, test your real commute, review property-specific disclosures and confirm schools, taxes, insurance, transit and planned development with primary sources.
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