If you are looking at homes in the Mile High City, you might be bracing yourself for the price tag. It is no secret that property values here have climbed significantly over the last decade. However, there is usually a pleasant surprise waiting for clients when we sit down to go over the monthly budget: the property taxes.

 

While home prices are high, our tax rates are actually among the lowest in the country. That dynamic can make the overall cost of living in Denver more manageable than you might expect compared to other major metros.

 

Because the City and County of Denver is a consolidated entity, the system is a bit unique. You aren’t dealing with a separate city hall and county courthouse; you have one Treasurer and one Assessor. While the system is streamlined, recent changes in state law—specifically the legislative adjustments seen in SB24-233—have made the math a little more complex for tax bills payable in 2025 and 2026.

 

Here is a plain-English guide to how the numbers work, so you know exactly what to expect when that bill arrives.

How Are Property Taxes Calculated in Denver?

Calculating your bill isn’t just about taking your home’s value and slapping a percentage on it. In Colorado, there is a three-step formula that stands between the market value of your home and the check you write to the Treasurer.

 

The basic formula looks like this: (Actual Value − Exemption) × Assessment Rate × Mill Levy = Tax Due

 

Let’s break down those three moving parts:

1. Actual Value: This is the market value determined by the Assessor. They look at comparable sales (comps) from a specific data collection period to estimate what your home would sell for. This is important to note when building a home from scratch. 
2. Assessment Rate: This is the percentage of your home’s value that is actually taxable. Colorado doesn’t tax 100% of the home’s value; they only tax a slice of it.
3. Mill Levy: This is the tax rate itself. One “mill” equals $1 of tax for every $1,000 of assessed value.

The Colorado Residential Assessment Rate

This is the part of the equation that causes the most confusion because the state legislature tweaks it often to prevent taxes from spiking too hard when home values rise.

 

For the bills you are paying in 2025 (based on the 2024 tax year), the state has provided some emergency relief measures. Currently, the residential assessment rate is sitting roughly around 6.7%. On top of that, there is a value deduction (often around $55,000) that gets subtracted from your home’s value before the rate is applied.

 

Looking ahead to bills payable in 2026, the rules under SB24-233 will start to separate the rates. You will likely see one rate for school districts (projected around 7.15%) and a slightly lower rate for local governments (closer to 6.4%–6.95%).

 

One major note for investors: If you are looking at commercial real estate, the math is very different. Commercial assessment rates are historically much higher—typically around 27% to 29%. This is why the carrying costs for a commercial building are significantly steeper than for a residential rental property.

Decoding the Denver Mill Levy

Once the state determines the taxable value of your home, the local authorities apply the Mill Levy. Think of the levy as the local budget requirement.

 

For the 2024 tax year (bills due in 2025), the total mill levy for a standard Denver property is approximately 79.202 mills.

Where does that money go?

• Denver Public Schools: This is usually the largest portion of your bill.
• City and County General Fund: This pays for police, fire, parks, and libraries.
• Special Districts: Depending on where your home is, you might pay small amounts to entities like the Urban Drainage and Flood Control District.

 

When you compare neighborhoods in Denver to the surrounding suburbs, you will often find that Denver’s mill levy is lower. Many newer suburban developments in areas like Aurora or Commerce City have “Metro District” taxes to pay for infrastructure, which can push their total levies well over 100 mills. Living in the city center often means a lower tax rate, which helps offset the higher purchase price of the home.

Example: Calculating a Denver Tax Bill

The abstract percentages are fine, but let’s look at real money. Let’s assume you own a single-family home with an Actual Value of $600,000.

The Scenario: A $600,000 home

• 1. Knock off the state deduction: First, you take the market value and subtract the state-approved exemption (which is roughly $55,000). $600,000 – $55,000 = $545,000
• 2. Calculate the Assessed Value: Next, you apply the residential assessment rate—currently sitting at about 6.7%—to that adjusted total. $545,000 × 0.067 = $36,515
• 3. Apply the Mill Levy: The final step is multiplying that assessed value by your local mill levy (in this case, we’ll use 0.079202). $36,515 × 0.079202 = $2,892

The Bottom Line: For a home valued at $600,000, you’re looking at an estimated annual tax bill of roughly $2,892.

Note: This is a simplified estimate. Your specific bill may vary slightly based on exact local districts.

When Are Denver Property Taxes Due?

The Denver Treasurer gives you two ways to pay your bill. You can pay it all at once, or you can split it into two chunks to help with cash flow.

Option 1: Split Payments

• First Half: Due by the last day of February.
• Second Half: Due by June 15.

Option 2: Full Payment

• One Lump Sum: Due by April 30.

You can pay online via the Denvergov.org website. Electronic checks are usually free, while credit card payments will incur a processing fee.

 

A note on Escrow: If you have a mortgage, you likely won’t be writing these checks yourself. Most lenders collect 1/12th of your estimated tax bill every month as part of your mortgage payment and put it into an escrow account. When the bill comes due, the lender pays it for you. If you are reviewing a Denver relocation guide, make sure you clarify with your lender whether your monthly quote includes these escrowed taxes.

Exemptions and Relief Programs

There are several programs designed to help residents stay in their homes, specifically aimed at seniors and those with qualifying disabilities.

 

The Senior Property Tax Exemption is a state-wide program that is incredibly valuable for long-term residents. To qualify, you must be at least 65 years old and have owned and lived in your home as your primary residence for at least 10 consecutive years. If you qualify, the state exempts 50% of the first $200,000 of your home’s actual value from taxation.

 

For veterans, the Disabled Veteran Exemption offers similar benefits to those with a service-connected disability rating of 100%.

 

Locally, there is also the Denver Property Tax Relief Program. Unlike the exemptions above which reduce the bill, this is a refund program. It is designed for lower-income residents (both renters and owners). If your income is below the limit (for example, roughly $31,000 for a couple, though this adjusts annually), you could receive a refund check averaging around $1,000 to help offset housing costs.

 

Deadlines matter here: The Senior Exemption application is typically due by July 15, while the local Relief Program application is due by April 30.

Denver Property Taxes vs. State and National Averages

When we look at the big picture, Colorado consistently ranks as having some of the lowest effective property tax rates in the United States—often in the bottom three alongside Hawaii and Alabama.

 

In high-tax states like New Jersey or Texas, you might pay 2% or more of your home’s value in taxes every year. In Denver, you are paying significantly less than 1%.

 

However, because the median home price in Denver is much higher than the national average, the dollar amount you pay might still feel significant. The trade-off is essentially a higher mortgage payment (for the home value) in exchange for a lower monthly tax burden. It is vital to factor this in when comparing Denver housing costs to other cities.

Appealing Your Valuation

If you receive your Notice of Value and spit out your coffee because you think it’s way too high, you have the right to appeal. This process is called a “protest.”

 

Assessments happen every two years in odd-numbered years (e.g., 2025, 2027). You will receive a Notice of Value in May. The protest period is short—usually from May 1 to June 8.

To win an appeal, you need data. You cannot just argue that taxes are too high. You need to prove that the Assessor used incorrect data (like saying you have a finished basement when you don’t) or that they used comparable sales that aren’t actually comparable to your home.

Frequently Asked Questions

What is the mill levy for Denver in 2026?

For bills payable in 2026, the total mill levy for the City and County of Denver is approximately 79.202 mills. This rate applies to the assessed value of the property, not the market price.

How does the Senior Property Tax Exemption work in Denver?

This exemption allows qualifying seniors to avoid paying taxes on 50% of the first $200,000 of their home’s actual value. To qualify, you must be 65 or older and have owned and occupied the property as your primary residence for at least 10 years prior to January 1 of the tax year.

Do I pay property taxes if I have a mortgage?

Yes, you still owe the taxes, but the logistics might be handled by your lender. Most borrowers pay a portion of their annual taxes each month into an escrow account, and the mortgage servicer pays the Denver Treasurer directly on your behalf when the bill is due.

Why did my Denver property taxes go up so much?

Taxes generally rise for two reasons: either the voters approved a new measure to fund schools or infrastructure, or (more likely) the Actual Value of your home increased significantly during the last assessment period. Recent housing market surges have caused assessed values to jump, leading to higher bills even if the tax rate remained steady.

When are property taxes due in Denver?

If you pay in full, the deadline is April 30. If you choose to pay in two installments, the first half is due the last day of February, and the second half is due June 15.

Disclaimer: I am a real estate professional, not a CPA or tax attorney. Property tax laws in Colorado are subject to change, and individual situations vary. Please verify specific details with the Denver Assessor’s Office or a qualified tax professional.

When you are getting ready to list a property, the numbers can feel overwhelming. For most Denver homeowners, the real estate commission is the single largest expense in the transaction, often costing more than typical closing costs or repairs.

 

While commission rates are negotiable, knowing the historical averages is crucial for building a realistic budget. If you haven’t bought or sold a home since August 2024, the landscape has shifted significantly. The recent NAR settlement has changed the conversation regarding who pays whom, making it more important than ever to understand exactly where your money goes.

How Real Estate Commissions Work in Denver

Let’s start with the basics. A real estate commission is a service fee paid to brokerage firms for marketing, legal navigation, and negotiation services. It is not a government tax or a fixed transfer fee, though it often feels like one because it is deducted directly from your sale proceeds at closing.

 

In Colorado, this fee is typically calculated as a percentage of the final sale price, not the original listing price. This aligns the agent’s incentives with yours; if you sell for more, they earn more.

 

It is important to note that there is no such thing as a “standard” commission rate. Antitrust laws are very clear that brokerages cannot collude to set fixed prices. However, if you look at enough settlement statements across the Denver Metro area, you will see distinct market norms that most full-service agents stick to.

Average Real Estate Commission Rates in Denver

So, what are those norms? If you are looking for a baseline number to plug into your net sheet, recent data from the Denver Metro area – including suburbs like Aurora, Lakewood, and Centennial – suggests a consistent range.

 

Typically, the total commission paid in a residential transaction hovers between 5.3% and 6% of the sale price.

 

Here is how that usually breaks down:

• Total Commission: Generally 5.3% – 6%
• Listing Agent Portion: Approximately 2.5% – 3%
• Buyer Agent Portion: Approximately 2.5% – 3% (if the seller chooses to cover it)

Luxury properties, vacant land, or very straightforward transactions might see different percentages. However, for a standard single-family home, budgeting for that 6% upper limit is the safest way to ensure you aren’t surprised at the closing table when selling a home in Denver.

Who Pays the Real Estate Commission in Denver?

This is the section where the rules have changed the most. Historically, the seller paid the entire commission pot. The listing broker would collect, say, 6%, and then split that amount with the buyer’s broker. The buyer technically didn’t pay their agent out of pocket.

 

Since August 2024, following the NAR settlement, the industry has moved toward a “decoupled” model.

Legally, the seller is now only responsible for their own listing agent’s fee. The buyer is technically responsible for paying their own agent. However, real estate is still a marketplace, and market dynamics matter.

 

Because most buyers are already stretching their cash for down payments and interest rate buydowns, they often struggle to pay their agent’s fee on top of closing costs. As a result, many Denver sellers still offer Seller Concessions to cover the buyer’s agent fee. This strategy helps attract the widest pool of buyers. While you aren’t forced to pay the other side, doing so is often the grease that keeps the wheels of the transaction turning.

The Impact of the NAR Settlement on Denver Real Estate

If you bought your current home years ago, the process today looks different. The National Association of Realtors (NAR) settlement brought specific legal changes that hit the Colorado market in August 2024.

 

The biggest change is visibility. Compensation offers for buyer agents are no longer allowed on the MLS (Multiple Listing Service). An agent can’t just log into the system and see exactly what you are offering to pay them.

 

For buyers, the process has become more formal. Before a buyer can even tour your home, they must sign a written agreement, often the Exclusive Right to Buy Listing Contract. This document must clearly specify exactly how much their agent will be paid.

 

If you, as the seller, choose not to cover that fee, the buyer is legally on the hook for the difference at closing. This has made the negotiation regarding who pays the fee a central part of the offer process, rather than an automatic assumption.

Real World Examples: The Cost of Selling a Home in Denver

Let’s look at the actual math. We will use a median home price of $600,000 to keep the numbers grounded. Remember, these fees typically come out of your equity, meaning you don’t usually write a check for them; they are subtracted from the money wired to you.

 

Here is how different approaches impact your bottom line:

• Scenario A: The Traditional Split You agree to pay your agent 2.8% and offer 2.8% to the buyer’s agent to maximize exposure.

• Total Cost (5.6%): $33,600
• Result: Maximum buyer pool; easy transaction for cash-strapped buyers.

• Scenario B: Listing Side Only You decide to pay only your agent and offer zero concessions for the buyer’s agent.

• Total Cost (2.8%): $16,800
• Result: Lower upfront cost, but you risk buyers skipping your home or requesting a price reduction to cover their agent’s fee.

• Scenario C: Discounted/Negotiated You negotiate a flat fee or lower percentage with a discount broker.

• Total Cost (varies): $10,000 – $20,000
• Result: Significant savings, but likely reduced marketing and service levels.

These numbers are separate from other closing costs in Denver, such as title insurance and recording fees.

Are Real Estate Commissions Negotiable in Denver?

Yes, real estate commissions are fully negotiable by law. There is no federal or state law setting these rates.

 

You have choices. You can hire a full-service agent who handles everything from staging to closing, or you can look for limited-service or flat-fee brokers.

 

However, negotiation involves trade-offs. A lower fee might mean the agent cuts costs on professional photography, 3D tours, or paid social media ads. In a competitive market, poor marketing can lower your final sale price by more than the 1% you saved on commission.

There is also a strategic risk in negotiating the buyer agent’s portion to zero. If you offer no compensation, buyers who are tight on cash might bypass your listing entirely because they cannot afford to pay their agent out of pocket.

What Do Commission Fees Actually Cover?

When you see a line item for $15,000 or $30,000, it is fair to ask what you are getting in return. For full-service Denver agents, that fee covers a mix of hard costs and professional expertise.

 

Marketing expenses are the most visible part. This includes staging consultations, high-definition photography, drone shots, and syndicating your listing to sites like Zillow and Realtor.com.

 

Legal protection is arguably more valuable. Colorado has extensive disclosure requirements regarding soil stability, water rights, and HOA documents. A good agent ensures you don’t accidentally omit something that could lead to a lawsuit later.

 

Negotiation is where the money is often made back. Experienced agents navigate inspection objections, appraisal gaps, and contingencies to keep the deal alive and protect your price.

Frequently Asked Questions

Does the seller have to pay the buyer’s agent in Denver?

Technically, no—you aren’t legally forced to pay the buyer’s agent commission. However, offering “Seller Concessions” to cover that fee is still a very popular move. It’s mostly about lowering the barrier to entry; many buyers are already stretching their savings to hit a down payment, so helping with their agent’s cost makes your home accessible to a much wider pool of people.

What is the average realtor commission in Colorado?

Across the state, the average total commission usually falls between 5.3% and 6% of the sale price. This is consistent with national averages, though specific rates can vary between metro Denver and rural mountain communities.

Can I buy a house in Denver without a realtor?

Yes, you can buy a house without representation, but it comes with risks. You will still need to navigate the Exclusive Right to Buy contracts and inspection phases on your own, and the listing agent represents the seller’s best interests, not yours.

Are realtor fees included in closing costs?

Technically, they’re handled as separate line items on your settlement statement, kept apart from the usual closing costs like title insurance, lender fees, or prepaid taxes. That said, the end result for the seller is pretty much the same: all of it gets settled at the closing table. These commissions are simply subtracted from your net proceeds before the final check is cut.

What happens if I sign a buyer agency agreement but don’t buy a house?

For the most part, you’re in the clear if you don’t end up buying. Standard “Exclusive Right to Buy” agreements are success-driven, so if you don’t cross the finish line on a home, the agent doesn’t get paid. That being said, you’ll want to take a close look at the expiration date and any “holdover” language in the fine print. These clauses are designed to protect the agent for a short window after the contract ends—meaning if you buy a house they originally found for you during that period, you might still be on the hook for their commission.

If you are looking to buy a home in the Mile High City right now, you have probably noticed the headlines are a bit confusing. Some sources say prices are dropping, while others say they are hitting new highs. As a local agent, I spend my days looking at the actual contracts and closing sheets, and the reality is somewhere in the middle.

 

Buying a home here requires a solid strategy, because while the frenzied bidding wars of the pandemic years have cooled off, Denver remains a premium market. Whether you are relocating from the coast or just looking to move from a rental in Cap Hill to a house with a yard, understanding the real numbers—beyond just the listing price—is the first step.

 

Here is a breakdown of what it actually costs to buy a home in Denver in 2026, from the sticker price to the monthly bills that follow.

The Current Cost of a Home in Denver (2026 Snapshot)

Let’s get straight to the numbers. If you are browsing Denver real estate market trends, you will often see two different metrics: the “average” price and the “median” price.

 

For most buyers, the median price is the far more useful number. The “average” can be heavily skewed by a handful of multi-million dollar luxury sales in Cherry Hills or Country Club. The median tells you exactly what the middle of the market looks like—where most of the transaction activity is actually happening.

 

As we settle into 2026, prices have stabilized significantly compared to the volatile swings of previous years. We are seeing a market that is much friendlier to buyers, largely because housing inventory reports are showing a healthy increase in available homes.

 

Here is how the pricing shakes out right now:

• Overall Median Price: Expect to see the market center around $575,000 to $580,000.
• Detached Single-Family Homes: If you want a standalone house with no shared walls, the median jumps to approximately $635,000.
• Attached Homes (Condos/Townhomes): These offer a more accessible entry point, with a median price hovering between $400,000 and $407,000.

While prices have ticked up slightly (about 2% to 6% year-over-year depending on the specific county), the inventory has risen by nearly 50% compared to last year. This means you have more choices, and you are less likely to be forced into a desperate bidding war.

Price Breakdown by Property Type

Your budget will stretch very differently depending on the type of roof you want over your head. In Denver, land value is a massive driver of cost.

 

Single-Family Homes This is the most competitive segment of the market. Because land is finite near the city center, detached homes command a significant premium. If you are looking for a classic bungalow or a mid-century ranch, you are paying for the dirt as much as the structure. Currently, the price per square foot averages around $323, though this fluctuates wildly between neighborhoods.

 

Condos and Townhomes Attached homes are the backbone of affordability here. Condos for sale in Denver are an excellent way to get into a desirable zip code without the $600,000 price tag. However, buyers need to be vigilant about the trade-off: a lower mortgage payment often comes with a higher HOA fee, which affects your buying power.

 

New Construction Builders are currently very active and aggressive. While new builds often come with a higher listing price, many builders are offering substantial incentives, such as rate buydowns or covering closing costs, to move inventory. If you are looking at new construction homes in Denver, do not take the sticker price as the final word—there is often room to structure a deal that lowers your monthly payment.

Denver Home Prices by Neighborhood: Where to Look

One of the most common questions I get is, “What can I get for my budget?” Denver is a patchwork of neighborhoods, and moving just a few streets over can sometimes change the price point by $100,000.

 

Entry-Level and Value Areas (Under $500,000) Finding a detached home under half a million dollars is becoming harder, but it is not impossible. You will likely be looking at affordable suburbs of Denver or areas with older housing stock. Neighborhoods like Westwood or nearby municipalities like Windsor and parts of Aurora still offer homes in the $370,000 to $450,000 range. These homes may need some cosmetic updates, but they are great for building equity.

 

Mid-Range and Popular Districts ($600,000 – $800,000) This is the “sweet spot” for many professionals and move-up buyers. Neighborhoods like Park Hill, The Highlands, and Central Park (formerly Stapleton) sit firmly in this tier. In this range, you can typically find updated homes with 3+ bedrooms and decent walkability to coffee shops and parks. This is also where competition remains the steadiest.

 

Luxury and High-End ($1 Million+) If you are looking at the best neighborhoods in Denver for luxury living, areas like Cherry Creek, Hilltop, and Cherry Hills Village set the bar. Here, you are paying for historic architecture, larger lots, and proximity to high-end dining and retail. The luxury market has remained surprisingly robust, with consistent activity even as interest rates fluctuated.

Beyond the Mortgage: The Hidden Costs of Owning in Denver

When calculating your monthly budget, do not just look at the principal and interest. The “cost of ownership” in Denver has some unique quirks compared to other states. If you are researching the cost of living in Denver, pay close attention to these three factors.

 

Property Taxes Let’s start with the good news. Colorado has some of the lowest effective property tax rates in the country, hovering around 0.49% to 0.5%. However, because home values have appreciated so much, the actual bill can still be substantial. A $600,000 home might have a tax bill of $3,000 a year, which is manageable compared to places like Texas or New Jersey, but recent assessments have pushed these numbers up.

 

Homeowners Insurance This is the sticker shock for many out-of-state buyers. Insurance rates in Colorado have risen sharply—about 30% higher than the state average from just a few years ago. We have significant hail and wildfire risks here. You should budget roughly $3,021 per year (about $250/month) for a standard policy, but this varies heavily by roof age and location. A good homeowners insurance guide specific to Colorado is essential reading before you close.

 

HOA Fees If you are buying a condo or townhome, the HOA fee is a critical part of your debt-to-income ratio. In Denver, these fees generally range from $200 to over $500 per month. In downtown high-rises with elevators and concierges, they can be much higher. Remember, high HOA fees often cover the “master policy” insurance for the building exterior, which has become very expensive for associations to maintain.

Upfront Costs: Down Payments and Closing

Before you ever make that first monthly payment, you need to navigate the cash-to-close hurdles.

 

Down Payments There is a persistent myth that you need 20% down to buy a home. That is simply not true. Most lenders offer programs allowing for as little as 3% to 5% down.

• 3% down on a $600,000 home: $18,000
• 20% down on a $600,000 home: $120,000

Putting 20% down helps you avoid Private Mortgage Insurance (PMI), but plenty of buyers enter the market with less.

Closing Costs and Earnest Money In addition to your down payment, you should budget for closing costs in Colorado, which typically run 1% to 2% of the purchase price. You will also need “Earnest Money” immediately upon having an offer accepted—usually about 1% to 2% of the offer price—to show the seller you are serious.

 

The “Seller Concession” Trend Here is a pro-tip for 2026: Seller concessions are back. In late 2024, nearly 60% of sales involved the seller contributing money to the buyer’s closing costs or interest rate buydown. This can significantly reduce the cash you need to bring to the table.

Denver vs. Colorado vs. National Average

Is Denver expensive? Context matters.

Compared to the national average, yes, Denver is pricey. The median home here ($575,000+) is significantly higher than the national median, which generally sits in the $400,000 range. We are consistently ranked as a high-cost housing market relative to local incomes.

 

However, compared to the coasts, Denver often looks like a bargain. Buyers moving from San Francisco, New York, or Los Angeles often find they can trade a cramped apartment for a spacious single-family home here. Conversely, if you are looking at rural Colorado or the Midwest, Denver prices will feel steep. Denver drives the state average, meaning it is more expensive than almost anywhere in Colorado outside of the luxury mountain resort towns like Aspen or Vail.

Is Now a Good Time to Buy in Denver?

Trying to time the market is tough, but looking at the current landscape, there are some clear advantages to buying now that didn’t exist two years ago.

 

The biggest factor is inventory. Active listings were up roughly 50% year-over-year entering 2026. When there are more homes on the market, you have leverage. Homes are sitting on the market a little longer (often 40+ days), which gives you time to think, time to inspect, and room to negotiate.

 

Currently, the close-to-list price ratio is around 98.5%. This means, on average, homes are selling slightly below the asking price. If you are ready to start the buying a home in Denver process, you are entering a market where buyers finally have a seat at the negotiating table.

Frequently Asked Questions About Denver Home Costs

What salary do you need to buy a house in Denver?

To comfortably afford a median-priced home ($575,000) while adhering to standard budgeting rules (like the 28/36 rule), a household generally needs an annual income between $120,000 and $150,000. This assumes you have manageable remaining debts and a moderate down payment.

Are house prices dropping in Denver?

Prices are not crashing, but they are flattening out. Instead of the steep appreciation we saw in recent years, we are seeing stabilization where prices might tick up or down just 1-2% seasonally. This stability is actually healthier for buyers than the rapid spikes of the past.

Why are HOA fees so high in Denver?

HOA fees in Denver have risen largely due to insurance premiums. Because Colorado is prone to hail and wind damage, the cost to insure large condo and townhome complexes has skyrocketed, and associations have to pass those costs on to owners through monthly dues.

Selling a home in Denver involves a lot more than just staging the living room and taking great photos. While getting your home ready for the market is the fun part, the real heavy lifting happens in the paperwork. Specifically, we need to talk about Seller Disclosures.

 

If you are preparing for the Denver home selling process, you have likely heard the term “Buyer Beware.” Colorado is technically a Caveat Emptor state, which suggests the burden is on the buyer to figure out what they are buying. However, that does not give sellers a free pass to hide problems. In fact, Colorado law has significant exceptions for “adverse material facts.” Simply put, if you know about a major issue that affects the property’s value or structural integrity, you legally have to speak up. It is a balancing act between protecting yourself from lawsuits and ensuring a smooth closing.

The Core Document: Seller’s Property Disclosure (SPD)

The primary way we manage all this transparency is through the Seller’s Property Disclosure, or the SPD. If you’re involved in a residential deal anywhere in the Denver metro area, you’re going to run into this form—it’s the standard document approved by the Colorado Real Estate Commission (CREC). Think of it as a comprehensive checklist where you lay out exactly what you know about the home’s condition for the buyer.

 

The form covers the major systems of the house, including structural components, electrical, HVAC, plumbing, and roofing. It asks simple questions: Do you know of any problems? Have repairs been made?

 

The most important standard to remember here is “Current Actual Knowledge.” You are not expected to be a structural engineer or a licensed home inspector. The law requires you to disclose what you actually know, not what you “should” know. If you have never been in the attic and don’t know the insulation depth, it is okay to say “I don’t know.” However, “willful blindness”—ignoring a massive water stain on the ceiling hoping it goes away—is a risky strategy. When in doubt, it is usually safer to over-disclose than to under-disclose.

Mandatory Disclosures: What You Legally Must Reveal

Aside from the home’s general condition, there are certain legal non-negotiables required by the state and feds that you simply can’t look past. These disclosures usually sit outside the standard SPD and carry much more legal consequence if they aren’t handled properly.

 

• Adverse Material Facts: This is the big legal bucket. If there is a defect that significantly lowers the property value or creates a safety risk—like a cracking foundation or a failing septic system—you must disclose it.
• Lead-Based Paint: If your home was built before 1978—which applies to many charming bungalows in neighborhoods like Capitol Hill or Washington Park—federal law requires you to disclose any known lead-based paint and provide the buyer with the “Protect Your Family from Lead in Your Home” pamphlet.
• Methamphetamine: This is a serious one in Colorado. If the property was ever used as a meth lab, you must disclose it unless it has been remediated and certified to meet state cleanup standards.
• Special Taxing Districts: In newer suburbs like Highlands Ranch, Green Valley Ranch, or Reunion, homes are often part of Metro Districts. These districts finance infrastructure and result in higher property taxes, which must be disclosed to potential buyers.
• Source of Water: Buyers need to know if they are getting their water from Denver Water, a private well, or a cistern.
• HOA Information: If the property is in a Common Interest Community, you have to disclose the existence of the HOA and provide the relevant documents.

Stigmatized Properties: What You Don’t Have to Share

Colorado has a rather unique stance on what we call “psychological stigmas.” These are events that might make a buyer feel uncomfortable but don’t physically affect the structure of the house.

Under Colorado law (C.R.S. 38-35.5-101), facts related to a property being “stigmatized” are not considered material facts. This means you are not legally required to disclose if a murder, suicide, or felony crime occurred on the premises. You also do not need to disclose if a previous occupant had HIV/AIDS.

 

While the law protects your privacy here, there is a strategic element to consider. If a buyer asks you directly, “Did someone pass away here?” you are not required to answer, but lying could lead to trust issues or separate fraud claims later. If you are worried about how a past event might affect your sale, it is always smart to consult a real estate attorney.

Denver-Specific Issues to Watch For

Our local geography and climate introduce a few specific headaches that don’t apply in other parts of the country. When looking at current Denver market conditions, you will see these items pop up constantly on inspection reports and disclosures.

 

Expansive Soils are a major topic here. The Front Range sits on a lot of Bentonite clay, which swells when wet and shrinks when dry. This movement can wreak havoc on basements. If you have seen cracks in the driveway or had to install helical piers to stabilize the foundation, that history needs to be on the disclosure.

 

Radon is another common localized issue. Roughly half of the homes in Colorado have radon levels above the EPA action limit. Most savvy buyers will ask for a test. If you have already tested for radon, you must share the results. If you have a mitigation system installed (that white pipe running up the side of the house), you’ll need to list that too.

 

Hail Damage is practically a seasonal tradition in Denver. Buyers will want to know the age of the roof and if there have been any insurance claims filed for wind or hail. If you replaced the roof three years ago after a big storm, that is great information to share.

 

Finally, watch out for Sewer Lines in older neighborhoods like Congress Park or the Highlands. Many of these homes still have original clay pipes. Over decades, these can collapse or be invaded by tree roots. If you have had the line cleaned or repaired, put it in writing.

Does Selling “As-Is” Get You Off the Hook?

There is a common myth that listing a home “As-Is” means you don’t have to fill out disclosures. That is simply not true.

 

Selling “As-Is” only means that you, the seller, are stating upfront that you will not be making any repairs. It protects you from the physical labor and cost of fixing things, but it does not relieve you of the legal duty to disclose known latent defects.

 

For example, you can absolutely sell a house with a broken furnace “As-Is.” You just have to tell the buyer, “The furnace is broken,” so they can budget for a replacement. If you hide the broken furnace and sell “As-Is,” you could still be liable for misrepresentation.

Timing and Deadlines

In the standard Contract to Buy and Sell Real Estate, there is a specific deadline for delivering these documents. Usually, this happens very quickly—often 1 to 3 days after the contract is executed.

 

Once the buyer receives your disclosures, they generally have a right to review them. If the disclosures reveal a deal-breaker—say, they learn the house is in a pricey Metro District they didn’t know about—they can often terminate the contract before their specific objection deadlines.

 

Also, keep in mind that the duty to disclose continues until closing. If a massive hail storm destroys the roof three days before you hand over the keys, you need to update the disclosure to reflect the new damage.

Consequences of Nondisclosure

So, why bother jumping through all these hoops? Because the alternative is a total nightmare. Hiding a known defect—even a small one—is a fast track to a lawsuit based on fraud or misrepresentation.

If a buyer can prove you sat on a material fact, you’re likely on the hook for much more than just the repair. You could end up covering their legal bills and even getting hit with punitive damages. In the worst-case scenario, a court might order “rescission.” That’s basically the “undo” button for the entire deal—you’re forced to take the house back and refund every cent of the buyer’s money. At the end of the day, it’s significantly cheaper to be transparent from the start than it is to keep a lawyer on retainer later.

Frequently Asked Questions

Do I have to disclose a death in the house in Denver?

No. In Colorado, deaths, suicides, or past felonies fall under the umbrella of “stigmatized property.” Legally speaking, these aren’t viewed as material facts, so you aren’t required to volunteer that information to a buyer. Where it gets tricky, though, is if you’re asked about it directly. If that happens, it’s a good idea to huddle with an attorney before answering so you don’t inadvertently open yourself up to a misrepresentation claim.

What happens if I don’t know the age of the roof?

That is okay. The standard for the disclosure form is “current actual knowledge.” If you bought the house recently and don’t know when the roof was last replaced, you simply mark “Do Not Know” on the form. You are not required to hire a roofer to find out the date for you.

Is a pre-listing inspection required in Denver?

A pre-listing inspection is not legally required, but it can be very helpful. It allows you to fix issues before a buyer sees them or simply disclose them upfront so the price reflects the condition. This prevents surprises during the buyer’s inspection objection phase.

Do I have to fix the defects I disclose?

No, the duty to disclose is separate from the duty to repair. You must tell the buyer about the leaky faucet, but you do not have to fix it unless you agree to do so during inspection negotiations.

What is the Green Disclosure form?

The Green Disclosure (Form GD31) is an optional form used to highlight energy-efficient features of a home, such as solar panels or high-efficiency HVAC systems. It is becoming more relevant with modern builds in areas like Central Park or for homes with major retrofits.

Disclaimer: I am a real estate professional, not an attorney. This article is for informational purposes only and does not constitute legal advice. For specific legal questions regarding your property and disclosures, please consult a qualified Colorado real estate attorney.

If someone is looking for the best real estate agent in Denver, the usual problem isn’t finding names. It’s figuring out who actually has the reps, the local feel, and the contract skill to keep a deal from getting weird halfway through. For buyers and sellers who want a direct, detail-first approach, Zac Nelson is a strong pick for homes for sale in Denver, CO. He leads The Nelson Team at Compass and is known for vintage homes, luxury condos, and investment properties—especially in historic parts of the city. He’s also the kind of agent who slows down on the fine print. That matters more than people expect.

Why Zac Nelson Is the Top Choice in Denver

Zac Nelson stands out because his work is specific, not generic. He’s built a long track record around Denver’s vintage housing stock, higher-end condos, and investor-style deals where the details decide the outcome. That’s something he points out early.

Clients also mention how available he is during the messy parts: questions, timing pressure, and “wait, what does this clause mean?” moments. He doesn’t rush past that stuff. Buyers often pause here, because plenty of agents gloss over it.

He’s based with Compass in Denver and leads a team structure that’s meant to keep the process moving without dropping the ball.

Proven Results and Track Record

Zac’s numbers are straightforward and they’re hard to fake:

• 22+ years in the industry 
• 1,015 career transactions 
• $450M+ in lifetime sales volume 
• Recognized as a 5280 Magazine Five Star Real Estate Agent every year since 2011 
• Real Trends Verified 

In real terms, that adds up to pattern recognition. He’s seen enough deal types to spot problems early, especially on older homes and complicated negotiations.

What Clients Say About Working with Zac Nelson

“Zac was an incredible realtor. He really understood what I was looking for in a home and was incredibly knowledgeable about the housing market. He stayed available to answer all of my questions throughout the process and provided a lot of valuable insight when viewing properties. Incredibly professional and easy to work with. Would recommend him to anyone.” – Zillow Review

“Zac and The Nelson Team went above and beyond to help us find the home of our dreams. We are so grateful to have worked with such a wonderful, kind, patient team during a stressful life experience. We would HIGHLY recommend them to anyone searching for a home or selling their home.” – Zillow Review

Local Expertise Across Denver and Nearby Areas

Zac works throughout the Denver Metro area, with deep familiarity in neighborhoods known for older architecture and distinct housing styles—places like Washington Park, Cheesman Park, and Crestmoor-Hilltop. He also helps clients in nearby areas including Arvada, Lakewood, Golden, and Cherry Hills Village.

His niche isn’t just “Denver.” It’s matching property type to lifestyle and risk tolerance—vintage homes with real quirks, luxury condos with building details that matter, and investment properties where the numbers and the terms both have to pencil out.

He’ll also talk through modern loft options downtown and in LoHi, or a more classic suburban search in places like Highlands Ranch. Not every agent switches gears well between those. He does.

2025 Market Snapshot for Denver

• Median sale price: $575,000 
• Median days on market: 43 days 
• Price per square foot: $328 
• Homes sold in the last month: 596 

Denver isn’t a market where guessing works for long. A well-prepared home can still move, but the gap between “priced right” and “priced hopeful” shows up fast. This is where a calm, contract-strong agent tends to save people from expensive detours.

Buyer & Seller FAQs About Zac Nelson

How much do realtors make on a $500,000 house?

It depends on the commission rate and how it’s split between the buyer’s side and seller’s side. A $500,000 sale doesn’t automatically mean a single agent receives a set amount. Broker splits and team structures can change take-home pay quite a bit.

How much commission does a Realtor make on a $300,000 house?

The math works the same way at $300,000: commission is typically a percentage, then it’s divided based on the agreement and brokerage setup. What sellers and buyers should focus on is what’s included—pricing strategy, negotiation, and the work through inspection and closing.

How much does the average Realtor make in Denver?

There isn’t one clean number that tells the story. Some agents do a small number of transactions, others run at high volume, and many fall somewhere in between. Income also depends on splits, expenses, and whether the agent works solo or on a team.

What is the 80/20 rule for realtors?

People usually mean that a small percentage of agents close a large percentage of transactions. In practice, it’s a way of saying experience concentrates. That’s why lifetime transaction count matters: it’s a proxy for how many situations an agent has already handled.

Is a broker better than a Realtor in Denver, CO?

“Broker” and “Realtor” aren’t the same thing. Broker typically refers to licensing level and supervision ability, while Realtor refers to membership status. What matters for a client is how the agent performs: negotiation skill, contract fluency, and local knowledge that shows up in real decisions.

About Zac Nelson & How to Get in Touch

Zac Nelson is a Senior Broker Associate and Team Lead with Compass, serving the Denver, Colorado real estate market from the Compass office at 200 Columbine St. He leads The Nelson Team and focuses on vintage homes, luxury condos, and investment properties across the Denver Metro area.

Clients often come to him for clear advice, strong negotiation, and a thorough walk-through of the contract process—especially when the home has older bones or the deal has extra layers. To connect, reach out to Zac Nelson and The Nelson Team at Compass in Denver.