East Denver
Home values, house-or-condo decisions and a practical east-side tour
Separate market measures, compare ownership costs and test Lindsley Park, medical-campus and 9+CO trips.
Hale field guide · Reviewed November 5, 2026
Hale’s latest measures are mixed: Zillow’s September typical-value model is down 1.3% over a year, while Redfin’s rolling sale median is up 13.2%. Neither means every home changed by that percentage. Houses, condos and other ownership types need separate comparisons here. Start with the home you could actually buy or sell, its condition and full costs, then use these dated neighborhood measures as context.
$555,880
Zillow · September 30, 2026
Down 1.3% annually. Zillow reports 79 for-sale listings and 14 new listings. ZHVI models the housing stock; it is not a closed-sale median. The page does not disclose a local model sample count.
Read the source$724,797
Redfin · three months ending September 2026
All home types, up 13.2% annually. Redfin separately reports 37 September sales versus 31 a year earlier and 46 median market days, unchanged annually. The monthly count is not the disclosed sample behind the rolling median.
Read the source$680,500
Realtor.com · October 2026 summary
The summary reports a 128.55% annual increase, 67 homes for sale and 81 median listing days. This unusually large asking-price change is not measured appreciation. Historical charts are labeled through September; the completed-sale sample is not disclosed.
Read the sourceA median describes the middle property in a particular group. Changing the mix of lower-priced condos and higher-priced houses can move it even when comparable homes behave differently. An asking-price series follows listings; a closed-sale series follows completed transactions; a modeled index estimates a broader stock. Do not average these numbers, treat the asking-price jump as equity gained, or substitute a ZIP-code figure for Hale. Portal boundaries have not been verified identical to Denver’s official polygon.
For broader context, DMAR’s October report, published November 4, distinguishes a $645,000 detached median, down 0.64% annually, from a $375,000 attached median, down 3.25%. It reports 2,748 metro closings and median selling times of 26 days detached and 48 attached. These are Denver Metro figures, not Hale prices or a substitute for local comparable sales. REcolorado’s September report offers a separately dated regional cross-check. We have not obtained licensed neighborhood MLS data for republication.
All three neighborhood sources reviewed November 5. A second direct retrieval returned the newer September Zillow and October Realtor.com pages, superseding earlier July/August observations. Realtor.com’s summary and chart periods differ; we retain that distinction. Redfin describes calculations from MLS and/or public records. No portal figure is an appraisal, forecast or verified change in a particular home’s value.
Use Denver’s official Hale boundary, neighborhood 31, for the map. The East Area Plan locates Hale between Colorado Boulevard and Holly Street, south of Colfax toward Sixth Avenue. Listing and business labels such as Mayfair or 9+CO are useful orientation aids, but do not establish the statistical neighborhood of a parcel. Montclair is the coherent comparison east of Holly; Congress Park is across Colorado Boulevard.
Our November 5 query returned 2,890 assessment parcel or unit records intersecting Hale’s official polygon with a positive original residential year. Their median recorded year is 1947 and median above-grade area is about 1,089 square feet. These are assessment-record medians, not counts of distinct buildings, occupied homes or detached houses. Condo unit records can repeat a building’s age; recorded above-grade area excludes any implication about finished basement space.
Source: Denver parcel assessments, data edited November 4 at 12:13:50 UTC. Full pagination, positive-value medians, official boundary last edited January 16, 2024. Assessed values are not used as sale prices.
The city’s transfer feed uses an assessor label of HALE/MAYFAIR rather than the official Hale name. That label has not been verified equivalent to neighborhood 31, so its transactions are not published here as a Hale sales series. An exact-name query returning zero does not mean there were no home sales. The feed was last edited October 29; the cross-check was performed November 5. A verified parcel-to-boundary join is needed before presenting a Hale-only transfer statistic. Recorded deeds are not MLS sales, and filters alone do not prove an arm’s-length transaction.
Denver’s 2020 East Area Plan, Hale chapter, pages 182–196, documents the neighborhood’s mix of older residential construction and medical-campus land. It is historical planning evidence, not a current zoning certification. Before evaluating an addition, conversion or replacement house, check the exact address in Denver property records and current permits. A building’s age does not establish its condition, historic designation or the legality of every finished room.
Compare the commitment as well as the price. Two properties with similar bedrooms can have very different repair responsibilities, storage, parking, insurance and usable space. Build two shortlists by ownership type before deciding whether one is better value. The following are property checks, not claims that every Hale building has a particular defect or fee.
Separate above-grade rooms from basement space and verify permits for additions. Ask qualified inspectors about the roof, drainage, sewer, electrical system and heating equipment at this address. Price a realistic repair reserve alongside taxes, insurance and utilities. Visit the actual alley or driveway and confirm that parking and access rights match the listing.
Read the association budget, reserves, minutes, master-insurance coverage and current assessments. Ask what dues include and what major work is planned. Confirm the unit’s allocated parking, storage and maintenance obligations. Compare another unit in the same building when possible; a detached-house median cannot explain a condo’s price or its ongoing costs.
Record ownership type, usable above-grade area, basement finish, renovation scope, parking, recurring charges and known near-term repairs for each comparable. Note the date and whether the property is listed, pending or closed. Buyers can then compare the full commitment; sellers can distinguish current competition from evidence of completed sales. If local closings are scarce, widen the time period before mixing unlike properties, and explain every geographic expansion.
Use our first-time-buyer field guide for the broader process and seller planning guide for preparation. Neither a neighborhood percentage nor a portal estimate replaces a property-specific assessment.
Use Lindsley Park, Hale Parkway and the Colorado Boulevard side as different reference points. The city’s Hale map identifies the park and medical-campus area; it does not tell you that every block has the same sound, crossing conditions or convenience. Test outward and return routes from the actual home.
Walk one residential block and the route to your vehicle, bicycle storage or nearest stop. Check sidewalk continuity, entrances, parking arrangements and delivery access. Return at another time to hear the setting when you would normally be home. Record what you observe instead of applying one lifestyle description to all Hale addresses.
Find the entrance you would use from the property near the Cherry Street and Hale Parkway side. Check the crossings and current park facilities on site. A park shown close by on a map can still require a different route than expected. Do not treat proposed improvements in an old planning document as facilities already operating.
Visit an operating destination at 9+CO, then compare the return route with a home farther east. Keep the real entrance, loading or parking arrangement and your planned purchase in mind. Try the crossing as part of the outing before deciding how often you would make that trip on foot.
If the medical campus is a regular destination, verify its actual entrance and parking policy rather than measuring to the campus edge. For transit, enter the exact address, weekday and return time in RTD’s planner. Include stop access and transfers; no universal commute time or direct rail connection is promised.
Route tools: East Area Plan place map and RTD trip planner. Planning photographs and diagrams remain linked at their source. Reuse permission was not established; no archival image or rendering is presented as Hale today.
An operating place to explore is HW Home’s Denver flagship at 806 N. Albion Street, 9+CO. The operator’s current location page, checked November 5, identifies the furniture, art and design destination at that address. Our opening story provides the separately dated background. This is an actual shopping stop, not a claim that every planned 9+CO use is complete or that a retail opening raises nearby home values.
The East Area Plan, adopted November 16, 2020, recommends neighborhood-character, housing and Lindsley Park improvements. Those remain policy context here. They are not confirmation of a particular approved development, current construction stage or completed amenity. Check the exact project and latest official record before attaching a future benefit to a home.
Use this guide to compare the actual house or condo, medical-campus trip, Lindsley Park route and Colorado-side destinations. Treat shared-building costs separately from house maintenance.
Read the field guideContinue east across Holly for another older-home comparison. Verify whether the exact parcel is in the smaller designated historic district; a broad neighborhood name does not settle alteration rules.
Read the field guideCompare west across Colorado Boulevard using the same space, condition and cost requirements. Check the routes to the destinations in its separate guide rather than comparing unlike neighborhood medians.
Read the field guideFor a broader shortlist, use the Denver neighborhood comparison guide. The strongest choice depends on the specific property and your requirements, with equal access to the same factual information.
The everyday experience
Test the actual home-to-Lindsley Park route, one Colorado-side errand and your regular outward and return trip.
The honest tradeoffs
Common questions
Zillow’s September 30, 2026 modeled value is $555,880, down 1.3% annually. Redfin’s all-type rolling sale median through September is $724,797, up 13.2%. These different measures and housing mixes do not establish the change in a particular home’s value.
Use Denver’s official Hale polygon, neighborhood 31, to identify a parcel. Mayfair, 9+CO and assessor labels are not verified substitutes for that statistical boundary. The HALE/MAYFAIR transfer series is withheld as a Hale-only measure until the geography can be reconciled.
Keep them separate. Compare usable area, condition, parking, taxes, insurance and repairs; for condos, also verify association reserves, assessments, master coverage and allocated storage or parking. A neighborhood median cannot settle the full ownership commitment.
Guide reviewed November 5, 2026.
Neighborhood overview
Hale combines older residential blocks, varied ownership types and medical-campus and Colorado Boulevard destinations. Compare the specific home, full costs and actual routes before treating a portal median or listing label as the answer.
Lindsley Park and Hale Parkway
9+CO destinations
House and condo cost comparisons
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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