Blog > 6 Denver Neighborhoods Losing Residents the Fastest Right Now
6 Denver Neighborhoods Losing Residents the Fastest Right Now
by Alex Saldana
6 Denver Neighborhoods Losing Residents the Fastest Right Now
By Alex Saldana, Colorado Real Estate Broker (License #042865) · June 15, 2026
More people left Denver proper in the past year than in any year of the last decade. The fastest declines are concentrated in six neighborhoods, driven mostly by townhome oversupply, HOA costs, and insurance trouble.
Which Denver neighborhood is losing the most residents?
LoDo, in downtown Denver, ranks number one for resident loss, driven by condo oversupply, an HOA crisis, and lingering perception problems.
Three things are hitting downtown at once. First, the 2020 to 2022 condo construction wave is still delivering units, so brand new product sits next to resale inventory and prices compete downward. Second, the HOA story is rough. Older LoDo lofts from the late '90s and 2000s are getting massive special assessments for facade, balcony, window, and insurance costs, and I've watched HOA dues jump from $400 a month to $900 or $1,000 in a year or two. Buyers see that and walk. Third is perception, since downtown's office vacancy and public safety concerns pushed buyers to the suburbs and they haven't come back. That said, this is also the biggest opportunity on the list. Studio and one-bedroom condos in solid LoDo buildings are selling for less than people paid in 2018, so a cash buyer who can stomach the HOA picture might find the best contrarian play in Denver here.
Why are Sloan's Lake and Berkeley showing price declines?
Both neighborhoods are weighed down by a glut of new construction townhomes built around 2020 to 2023 that now resell below their original prices.
In Sloan's Lake, nearly every empty lot from 2020 to 2022 became a slot home, luxury townhome, or modern new build, with many selling new around $1.1 to $1.3 million. That math worked at 3% rates and breaks at over 6%. I'm seeing units that sold new at $1.2 million reselling in the high $800s and low $900s, plus HOA increases adding $100 to $300 a month in carrying costs. Berkeley got the same problem but worse because it got it latest. Its build cycle peaked in 2022 and 2023, so a lot of product is still hitting the market new in 2025 and 2026. The 5280 magazine annual rankings put Berkeley at 67 out of 76 neighborhoods for year-over-year price change. Older detached homes on real lots in both areas are holding strong. It's the attached product dragging the averages down.
What's happening with Sunnyside and Wilshire?
Sunnyside is being dragged down by attached new construction, while Wilshire's decline is partly real and partly the noise of a tiny 3,200-person neighborhood.
Sunnyside rode the Highland spillover thesis for five years, but builders who paid up for lots from 2019 to 2022 priced product for the 2022 buyer, not the 2026 one. New construction townhomes there are sitting 90-plus days, and resales from 2021 and 2022 are coming in below what those buyers paid. The renovated single-family bungalow market is still strong. Wilshire is a different story. Built mostly in the '60s and '70s, its original owners are now in their 80s, so estate sales and downsizing are common. Many of these 4,000 to 5,000 square foot homes need $400,000 to $500,000 in work, and buyers seeing a $1.4 million sticker plus that rehab cost just sit. With only 50 to 100 closings a year, one or two tough comps drag the whole average down, so the data isn't statistically clean.
Why is Central Park, a longtime family favorite, declining?
Central Park's softness comes from being fully built out, a devastating 2024 hail storm, and competition from newer master-planned suburbs.
Central Park (formerly Stapleton) has been one of Denver's most reliable family neighborhoods for about 20 years, but three forces are pulling prices down. First, it's totally built out, so there's no new construction premium and every sale is a resale with a million comps. Second, the 2024 hail storm hammered roofs, windows, and siding, triggering an insurance nightmare. Premiums spiked, and carriers are non-renewing or refusing new policies, which blocks buyers who can't qualify without coverage. Third, Central Park now competes with master-planned alternatives in Erie, Aurora, and Castle Rock that offer bigger homes, better incentives, and lower insurance costs. Families who used to default here for the schools and amenities are realizing they can save $200,000 to $500,000 farther out. The result is homes sitting longer, softening prices, and the steady appreciation owners counted on for 15 years flatlining.
Should I avoid buying in these Denver neighborhoods?
Not necessarily, because several of these areas are buyer's markets where a patient purchaser can negotiate hard right now.
The same forces hurting sellers create openings for buyers. In Sloan's Lake, Sunnyside, and Berkeley, the weakness is concentrated in attached new construction, while renovated single-family and older detached homes hold up well. If you can be patient, that's exactly where the deals are showing up. Wilshire rewards a buyer who doesn't mind a project, since you can negotiate heavily on dated homes. Berkeley's fundamentals (location, Tennyson Street, walkability) are solid, so once the townhome glut clears, it likely bounces back. LoDo may be the strongest contrarian play of all if you can get past the HOA picture, especially with cash. The key is matching the product to your situation. If you need to sell new construction you bought in the last three years, temper your expectations. If you're buying and can wait, these neighborhoods are working in your favor.
Frequently Asked Questions
Are people really leaving Denver proper?
Yes. More people left Denver proper in the past year than in any year of the last decade, and the loss isn't random. It's concentrated in six neighborhoods where townhome oversupply, rising HOA costs, and insurance issues are pushing buyers toward the suburbs and outer master-planned communities.
Why are new construction townhomes losing value in Denver?
Many townhomes built from 2019 to 2022 were priced for 3% interest rates and 2022 buyers. With rates now over 6%, that product resells well below original prices. Some Sloan's Lake units that sold new at $1.2 million now resell in the high $800s and low $900s.
What caused Central Park's insurance problems?
The 2024 hail storm hammered roofs, windows, and siding across Central Park, triggering steep premium increases. Many carriers began non-renewing policies or refusing to write new ones, which blocks buyers who can't qualify for a mortgage without adequate insurance coverage.
Is downtown Denver a good place to buy a condo now?
It can be a strong contrarian play. Studio and one-bedroom condos in solid LoDo buildings are selling for less than people paid in 2018. The catch is the HOA picture, where some buildings have seen dues jump from $400 to nearly $1,000 a month.
Why is Wilshire showing up as a price decliner?
Wilshire is a tiny neighborhood of about 3,200 people with only 50 to 100 closings a year, so one or two tough comps can drag the average down. Aging homes needing $400,000 to $500,000 in work also sit longer, making the decline partly real and partly small-data noise.
Will Berkeley's prices recover?
Likely, in time. Berkeley's location, restaurants on Tennyson Street, and overall fundamentals remain solid. The current weakness is driven by a townhome glut that peaked in 2022 and 2023 and is still clearing. Once that inventory works through, the neighborhood should bounce back.
Thinking about buying or selling in Denver?
Call or text (303) 552-4804 for a no-pressure conversation about your situation.
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