Blog > EVERYTHING You Need To Know About Living in South Denver in 2026
Living in South Denver: A Local Broker's Neighborhood Guide
South Denver covers everything from Alameda south to Holly Hills, with home prices ranging from the $400s to $5M+. Here's how each neighborhood actually compares on price, schools, walkability, and commute.
Key Takeaways
- South Denver spans Wash Park, Platt Park, Rosedale, University Park, Wellshire, University Hills, and Holly Hills
- Holly Hills median sits in the $700s-$800s with access to top-rated Cherry Creek schools
- Platt Park and Wash Park typically start north of $1 million for a 3-bed home
- University Hills east of Dahlia offers starter homes in the $400s-$600s, the most affordable pocket
- Most South Denver neighborhoods sit within 5 minutes of I-25 for quick downtown or DTC access
Video Chapters
What neighborhoods are considered South Denver?
South Denver generally includes seven core neighborhoods stretching from Alameda south to roughly Belleview along the I-25 corridor.
When I'm working with buyers, I draw the South Denver line starting around Alameda. That captures Wash Park and Platt Park to the west, Rosedale, University Park and the DU area in the middle, plus Wellshire, University Hills, and Holly Hills as you head south and east.
It's a fluid definition. Some folks include Cory-Merrill and Belcaro, which sit just north of I-25 and west of Colorado Boulevard. I include them too because the vibe and access are similar.
What ties this whole zone together is I-25. Almost anywhere in South Denver, you're 5 to 10 minutes from the highway, which means a quick run to downtown (north) or DTC (south). That central position is the biggest reason these neighborhoods consistently rank among Denver's most desirable, even with the price tags some of them carry.
Is Holly Hills a good neighborhood in Denver?
Holly Hills consistently ranks as one of Denver's top neighborhoods, with median prices around $700,000 to $800,000 and access to Cherry Creek schools.
Holly Hills sits at the southern edge of Denver, right against I-25. From most homes here, you're under 5 minutes to the highway, 5 to 10 minutes south to DTC, and 15 to 20 minutes to downtown even in Friday afternoon traffic.
The lots are big. 10,000 square feet is common, and homes typically run 2,000 to 3,000 square feet, mostly built in the 1970s. A nicely updated 2,500-square-foot ranch can still trade around $750,000.
Watch the county lines. Parts of Holly Hills sit in unincorporated Arapahoe County and parts in Denver County, and that determines whether you're zoned for Cherry Creek schools (some of the highest-rated in the state) or Denver Public Schools. The map is squiggly, so confirm before you write an offer.
Cons: walkability to shops is limited, homes are older, and there's basically no nightlife.
How affordable is University Hills compared to other South Denver areas?
University Hills splits along Dahlia Street, with starter homes east of Dahlia in the $400s-$600s and larger new builds west of Dahlia from $1M to $3M+.
This is one of the few South Denver pockets where a true starter home still exists. East of Dahlia, you'll find 1,000 to 2,000-square-foot homes from the 1950s and 60s, often with one-car garages and no basement. A fully updated one in the $600s is realistic.
West of Dahlia changes the game. Bigger lots (still around 10,000 square feet), more new construction, and prices that climb fast. A 5,200-square-foot new build near Eisenhower Park might list around $2.8M.
Location is a huge plus. You're 5 minutes from I-25, the RTD light rail runs right along the highway, and shopping at Yale and Colorado covers King Soopers, Michaels, and Ace Hardware. Eisenhower Park and the High Line Canal trail run right through.
Downside: if you're south of Hampton, that road can be a real pain at rush hour.
What makes Wellshire and the DU area different?
Wellshire homes regularly clear $1M with mid-century modern character, while University Park and DU start around $700,000 and run into the multi-millions.
Wellshire feels a little more prestigious than its neighbors. Bigger lots, mature trees, well-kept mid-century moderns, and homes commonly over a million. A 3,000-square-foot 1960s build might list around $1.7M. The Wellshire Golf Club (public) sits on the south end, and Slavens K-8 is one of the most sought-after schools in Denver Public Schools.
University Park and the DU area run together for me. You're tucked against I-25 with Wash Park and Platt Park to the north. DU isn't a typical college campus, so you don't get heavy dorm energy, though closer to campus you'll see some party houses.
Lots are smaller here. A new build on South Madison can hit $3.85M and take up most of the lot. Around $750,000 gets you roughly 1,700 square feet, often updated. Schools like Grant Beacon Middle and South High are strong draws.
Why is Platt Park one of the best South Denver neighborhoods?
Platt Park is home to the South Pearl Street Farmers Market, which spans about 6-7 blocks every weekend and is the best in the Denver metro.
Platt Park is my personal favorite in South Denver. The South Pearl Street corridor has the farmers market, great restaurants, and coffee shops, and the neighborhood itself has older Victorians, bungalows, and remodeled homes with real character. You'll see funky live/work setups along South Pearl too.
Prices are not gentle. A three-bed, two-bath typically runs north of $1M. A 1,900-square-foot bungalow that's been cared for but not fully updated will still command big numbers, and new builds reach into the multi-millions.
Walkability is excellent. Wash Park is just to the north, I-25 is a quick hop south, and you can walk to dinner and the market most weekends. The biggest downside is simply cost. Lots are smaller, and you're paying for character and location more than square footage.
How does Wash Park compare for price and lifestyle?
Wash Park is consistently ranked Denver's #1 neighborhood, with east-side homes commonly $2.85M+ and west-side entry points around $1M for an attached property.
Wash Park revolves around the park itself. Tree-covered streets, a cute downtown stretch with restaurants and coffee shops, and constant events at the park give it a real neighborhood bubble feel.
East Wash Park is where the older money sits. Newer builds run $2.85M to $4M+, and 5,000-plus-square-foot homes show up in design magazines regularly. Designers use Wash Park as a flagship neighborhood, so the build quality on the high end is impressive.
West Wash Park isn't actually cheaper in most cases (still $3.6M for a designed new build), but accessibility-wise it might even be better. Around $1M, you're looking at a roughly 2,400-square-foot attached property that's livable but basic for the area. A scrape candidate runs $725K+.
Downsides: parking is tight, event traffic gets old, and prices stay stubbornly high.
Full Video Transcript
Full transcript from this video, organized by chapter. Click any timestamp to jump to that moment in the video.
Introduction & South Denver Overview
[0:00] I'm going to teach you in the next 15 to 20 minutes how you can find the perfect spot to live in in South Denver. [music] I'm going to teach you everything you need to know about living in South Denver. And more importantly, [music] by the time you're done with this video, you're going to be able to rule out 90% of the areas that you would never want to live in. We're going to cover [music] the lay of the land, right? where things are and what actually makes up South Denver, the commute times, traffic, pros and cons of each of the neighborhood and who they're for along with the schools, and of course, real estate, and what you could expect to spend in these different neighborhoods. So, what is considered South Denver? Well, if we head over to the map, it's a little fluid on what you consider South Denver. So up to the northwest here we've got downtown which is a diagonal streets and then what I consider south Denver starting at about Alama. So include Wash Park, Plat Park over here to the west, Rosedale, University Park, DU area, uh Welshshire, University Hills, and Holly Hills over to the east. All pretty centrally located in I25. Um and there's a lot of similarities and a lot of differences between these different neighborhoods.
Holly Hills Neighborhood
[1:07] Starting out with Holly Hills. And this is actually rated one of Denver's top neighborhoods consistently. It's just south here on I25. So, it's on the southern end of what you would consider Denver. And then you start getting into Centennial and DTC further south of it. But what makes this such a great spot location-wise is I mean anywhere you live in Holly Hills, you're less than 5 minutes from I25. So, it's a quick jaunt to get down here to DTC, which is only a couple exits south. And even getting to downtown Denver is only a few exits to the north. I live just to the west of Holly Hills over here. And I mean, even in full traffic, 4:00 on a Friday, it'll take me 15 to 20 minutes to get to downtown. It'll take me 5 to 10 minutes to get south to DTC. And then just to the east, you have Cherry Creek Reservoir. Tons of biking trails, hiking trails, and there are lots of trails going through Holly Hills that connect to the rest of the city. And just to the east, you have Bible Park, which is a huge park. Again, tons of trails over here. It's just a great area. So, ease of access here is definitely high on the pros list. Now, what's interesting is part of Holly Hills is unincorporated Arapjo County. The other parts are Denver County, and the map is really kind of squiggly uh when you start looking at it. So, if you're looking in this area and you want to say be in Cherry Creek schools, which are extremely highly rated, uh, you really got to pay attention to whether you fall in Arapjo County or Denver County because on the other side of the street, it could change. So, heads up for that.
[2:40] And again, Cherry Creek schools are rated some of the highest in the states. And so, that's one of the big appeals to this area. Now, real estate wise, the median price falls probably around the 700s, 800s. And there's lots of larger houses here. 2 3,000 foot houses is not uncommon. Most of them built in the 70s or so. And we can see here 750. We've got a 2500 square ft house. Beautifully updated. Everything new in it. Uh this is a ranch style home, two-car garage.
[3:11] This just checks what a lot of people want, right? Large lots. 10,000 square ft is not uncommon here. and they're good size houses, but they're not ridiculously large. You know, they're not 5 6,000 ft². But you can get an updated home like this at 2500 ft² for 750 in Denver. Um, that's going to be a huge appeal to this area. Going to feel very suburb like, you know, shopping just going to be a mile two to the east and to the west here, King Supers, uh, Sprouts. Um, and so it's just centrally located and it is kind of that suburb feel, but still close to the city. Now, on the cons list, uh, walkability is going to be fine for trails, but not for shopping so much. So, if that's your primary mode of transportation, Holly Hills isn't going to be great for you.
[3:59] Uh, they are a little bit older homes, right, between 60s and 70s. So, if you want new, there's not going to be many options. And that there's not even many new builds here for a couple million dollars. We got to go a little bit west and a little bit north for that. And then night life, h not so much. There's not really any bars uh in Holly Hills. You have ERS uh off of Holly there, but that's pretty much about it. All right.
[4:22] Now, heading just to the west side of I25 across the way, University Hills. Now, again, location-wise is great. You're never anything more than 5 minutes from I25 to hop north to downtown or hop south over to DTC. Uh, and you're just above Cherry Hills Village, so access to a bunch of trails down here is great. You also have the Highline Canal that goes through it that does connect to Holly Hills as well. Um, and you have just miles and miles of trails either direction. I think the Highline Canal goes 50, 60 miles, something like that. Um, huge for trails, biking. Uh, my wife bikes all the time on the trail and goes 20, 30 miles regularly. Um, now on University Hills, you have kind of two chunks of it. They actually have four, but it's easier to break it down into two sections. The east side of Dalia and the west side of Dalia. East side of Dalia is more the starter homes. Okay. So, you're going to have stuff here in the fives and the 600s. Uh,000 to 2,000 square ft. Some of it is going to be rather updated, but they're going to be on the smaller side like this in the 600s. Completely updated inside and out, but it is a onecar garage. Super common on this side. Basements are not a big thing on the east side of Dalia over here. Um, you do have a number of starter homes. 400s is not uncommon to see in the neighborhood. And then on the west side of Dalia, you have a lot larger homes for the most part. A lot more new builds like this one. 2.8 5200 ft² garage, brand new, close to the park. Big lots in University Hills still. 10,000 square ft is still pretty common. And this is what you're going to find on the west side of Dalia. So, kind of the tale of two different sorts of markets in University Hills. And then you have uh the park here, Eisenhower Park, huge park. I walk my dogs through this park, you know, once or twice a week. Um, great neighborhood shopping just to the northwest corner here on Yale and Colorado. King Supers, Michaels. Uh, we used to have Joann's here. There's an Ace Hardware here. like this is where most of your shopping is going to be done if you live in University Hills and even over to the east in Holly Hills. So on the downside, you're going to have some older homes for the most part, especially if you're on the east side of Dalia built in the 50s and 60s. They're going to be small, right? Thousand square feet, not uncommon in the 400s. But for a starter home location, this is about as good as it gets in Denver. We are surrounded by multi-million dollar homes on any side here in University Hills. And so I can't say anything bad. We've got RTD light rail just to the east on I25 there. So, the location is phenomenal. But the downside here again, if you live on the southern side off of Hampton, uh, and you have to get to the highway at certain times a day, Hampton could be a real pain in the butt. Okay. All right.
University Hills Area
[7:08] Now, as we head further west, we're going to head over to Wellshshire. Now, Welshshire is going to have a similar theme to University Hills and to Holly Hills in which you're going to have larger lots, a little bit more of that suburban feel, uh, single level ranches, but you do get some bigger homes here starting in Welshshire. It is a little bit more prestigious than either U-Hills or Holly Hills. Um, not uncommon for homes to be over a million dollars.
[7:32] Built in the 60s, 3,000 square ft. This one at 1.7 and they're going to be beautiful lots. little bit more of a mature neighborhood, a little bit more kept up. You get a lot of mid-century moderns in this neighborhood. And then the schools here are great. Uh which are great in University Hills and in Holly Hills as well. Um but you have Slavven's uh school here, which is K through 8. Uh very soughta, one of the top schools in the city. And so that's why you get a lot of people naturally moving here because even though you can choice in in Denver to pretty much anywhere you want, uh, Slavvens is one of those schools that is much harder to get into. And then in the neighborhood here on the south end, you have Welshshire Golf Club. Uh, and their clubhouse is awesome. It is a public golf course. Um, and then you have the trails that, you know, connect just through the south through the Highline Canal Trail again.
[8:24] So all these neighborhoods can kind of combine. Now, the downside here over to Wellshshire is if you're budget conscious, Wellshshire is not your neighborhood. Expect to spend a million dollars plus and walkability again to stores, things like that. You're going to have to be crossing busy streets. Not so much. You're going to be pretty much car dependent. Okay. And now, as we head north from Welshshire, we're going to kind of combine University Park and the DU area cuz again, the the boundaries kind of uh cover each other, but the the neighborhoods feel very similar. So, you're tucked up right against I25 to the north. Access is great central location. You've got Wash Park just to the north of you here. Um, just to the west at Plat Park where one of the best farmers markets is, but of course, you have DU kind of stuck right in the middle. Now, DU isn't your typical school, so you're not going to have a ton of college sort of houses and dorms around. Uh, it tends to attract, you know, maybe a little bit older of a student population. And you know, it's kind of built right into the city here.
[9:28] Um, so it's not like CU Boulder would be or CSU up in Fort Collins. It's a totally different vibe. So now for homes, you're going to have a mix in here of some smaller homes, but they're still not cheap. 700 is about the starting point for UP Park into DU area. Um, you're going to have larger new build homes that range into the millions. Overall, you're going to have smaller lots. So, if we start on the eastern part of the neighborhood, we can see something like this on South Madison Street, 3.85 million, brand new property. It's going to be incredible inside and out, and it's going to take up most of the lot. So, if you want a large yard with a large house, you know, Parkdu isn't going to uh cut it for you. Now, let's see if we can find something a little bit smaller, but you can see 5.5, 2 million, 1.9, 1.6 7 3.3 2.2 2.8 Let's see. We got to go north to get 750.
DU Park & Evans
[10:27] Okay, let's see what 750 gets you. And this is going to be 1,700 square ft. Um, looks like it's been moderately updated. Yep. Totally flipped throughout. Windows, doors, floors, carpet, paint, kitchen, baths. Um, but it's on the smaller side, but you can be in the DUP Park area. Schools are going to be great throughout here. Uh, Grant Beacon Middle School is in this neighborhood. We've looked at it. Incredible elementary school. Uh part of this area is south for the high school, which my daughter goes to. She absolutely loves it. Um this is a great area over here. As you get closer to the to DU, you can find, you know, something around 800 here on High Street. This is going to be for 2200 foot house. Um and this looks like it's a split kind of duplex, newer build property. So, there's just a real mix in the DUP Park area uh that you can kind of pick from, but again, expect to spend some money here. Um, this is not where you go if you're looking to be, you know, budget conscious. Also, what's nice here is that on Evans, you have a lot of walkable restaurants, coffee shops, uh, public transportation is nice here. You've got the buses that run through. RTD rail light rail system goes along I25 just to the north. So depending on how far south you are in the neighborhood, you know, that might be a real appeal for you. Uh downside is is that because you are close to DU, um there can be some of those college houses, right? Some parties going on, things like that. Just happens. It's college. Uh the lots are a bit smaller on average. And parking starts to get a bit tighter. The streets get a little bit tighter. You start to get more of that city feel here in Park DU area.
[12:09] Don't always expect to park in front of your house, right? That's the deal. So, now heading west of UP Park, you've got the Rosedale neighborhood, which is where Harvard Gulch Park is. Uh, and you've also got Advent Health Porter Hospital, which is this big block on the southeast corner of the Rosedale neighborhood. So, little bit more inexpensive here as far as the real estate is concerned. Um, you could find houses in the 600s and the 700s pretty commonly here. There are some new builds, lots of duplexes. We're getting more into that city vibe as you start getting closer to Broadway here. So, pros here is that you can get something in the more affordable ranges. Uh, and you do have some walkability, but on the downside, you've got tighter streets, more of that city feel, and you know, neighbors are going to be a little bit more on top of you. But just taking a look here on the northern end of the neighborhood for 1.2, looks like you've got a split duplex, which is super common here. 2400 square feet but new throughout. Okay. And on the southern end here, a little bit older home, 1,700 square feet, 740,000.
[13:15] You've got this ranch, but again, it has been fully updated. Uh, so just a number of options here as you get into the Rosedale neighborhood. Now, as we head north of Rosedale, we get into one of my favorite neighborhoods in Denver, which is Plat Park. Uh, and maybe I'm a little biased because they have the best farmers market in the entire Denver metro area on South Pearl Street here. We go to it every single weekend. It is lovely. Now, these homes start to get older. You get start to get smaller lots, more of the old Victorian homes uh, in the Plat Park neighborhood, but there's a lot of character. There's a lot of charm in the Plat Park neighborhood. Uh, you get a lot of funky homes. um lot older homes that have been totally remodeled and gutted and made specifically. I mean, I don't even know what I'm looking at here. Some interesting workshop. You get some work uh live scenarios if you're on South Pearl Street. Um so, that's a thing. And just to show you what the South Pearl Street Farmers Market is like. I mean, every weekend we go here, we do actually get food. We get meat from here. We get our vegetables from here. All organic.
Plat Park & Farmers Market
[14:17] Uh there's a ton of vendors uh in the South Pearl Street Farmers Market. that spans probably six blocks, seven blocks, something like that. And then the shops all along the street, you got some incredible restaurants. You've got some incredible coffee shops. Like, it's one of the cooler little hubs in Denver, similar to Wash Park. Uh, but I actually like it a lot more than Wash Park. I think there's a lot more here. And there's just a lot more character and charm to it. But you're going to pay a pretty penny to live in Plat Park.
[14:43] Right? If you want a three-bedroom, two bath house, you're going to be paying north of a million dollars standardly. This is a 19900 ft² bungalow here and whether or not it's been updated, we're about to see taken care of, not fully updated. Um, still older cabinets, older countertops, like it's got its own unique charm to it, and that is really nice. But again, you know, for a new build here, you're going to be spending a few million dollars. So, there's your downside to the Plat Park area. Um, walkabilitywise is great. You've got Wash Park just to the north. You're close to I25. There's a lot of pluses to being in Plat Park. Biggest downside is going to be the cost. All right, so now we're going to head a little northeast and we're going to combine Corey Merrell in the Belaro areas which is just north of I25 and just west of Colorado and just south of like Exposition and the Alama area. So these neighborhoods, your central hub is kind of here off of Colorado. Now, Colorado has a ton of shopping on it, but it's also one of the worst stretches of street in the entire city. Uh, and you're going to have a big smattering of different types of homes here. The further north you get in this neighborhood, the more expensive it's going to get. But in the Cory Merrell area, we've got something like this around the 700 mark. Now, this is a townhouse, but you're going to actually get a real home. Uh the construction in these neighborhoods is a little bit older, but it was well cared for and a little bit of an older population. Uh little bit of mid-century moderns in this area, not such as small of ranches as you'd find in, let's say, uh Hills or the DU area. Um larger lots, this property, 2600 square ft at 700,000. You also do get expensive homes, right? 2.1 million for a new build here. Uh brand new property, it's going to be beautiful inside and out. So, this has a good combination of goodsized lots and newer properties in the Cory Merrill area. And as you get further north into Belaro, you get older and you also get larger lots and you get more expensive homes in general. You start getting the tutor styles and just some fascinating things.
Baker & Cory Merrell Districts
[16:53] 6,300 ft for this home. Uh, you know, woodwork is incredible. Um, flooring is remarkable. kitchen just to die for. Uh and so you get some of that older feel in the BC Caro market uh here and then all of your shopping and everything is pretty much done to the east on the Colorado stretch. So that's the biggest downside, right, is beyond dollars and it being a bit more expensive. Um you're shopping here on Colorado or you got to head north over to Cherry Creek, which kind of parking is a pain in the butt.
[17:28] uh kind of hard to get around, but again, really prestigious in Cherry Creek there. And then you get kind of an older population in these two parts of Denver. Um you're going to have some families, but not nearly as many as let's say Welshshire or the Wash Park areas. All right. And then getting on to our final neighborhood here in the South Denver area going to be Wash Park. Now, I'm going to combine east and west. Uh and some of you are probably rolling your eyes right now, but the their accessibility to things is pretty much the same. Now, on the east side of Wash Park, yes, you do have larger, little bit more expensive homes. That's just the deal. Some older money sits there on the east side of Wash Park. West side of Wash Park is fabulous and awesome and still not cheap. And the accessibility here is still just as good to Wash Park, I25, downtown, you name it. Arguably, the west side of Wash Park is better accessible-wise than the east part is, but the east part is where you have their little downtown area, and that's really cute. Um, but Watch Park accessibility, like I said, I25 just to the south of you. Uh, just to the north, you have a Cherry Creek Shopping Center.
Wash Park Neighborhood
[18:33] Just to the northwest, you have downtown Denver, which you can get to from Spear, or you can hop down the I25 and get over there that way. It is centrally located. This is consistently the number one neighborhood in the Denver area, and it really revolves around Wash Park. There's lots of events here. Um, the downtown part of Wash Park is really cute. Tons of restaurants, tons of coffee shops. um you are in your own little bubble. There is its vibe to it.
[19:00] You have tree covered streets that are kind of close together, so you do get that city feel, but you're still in the suburbs. But again, don't expect to park in front of your house all the time. That's just part of being in Wash Park. You do have a lot of large homes. So, starting on the east side, um you know, 2.85 million. This one's actually on the newer side. built in 2023. A few thousand square ft. Brand new property.
[19:24] Beautiful. Is what it is. You do have some older properties here, too. Uh let's see if we can find one. You got this one right off the park over on Franklin Street. And it's a lot of designers kind of put their stamp on Wash Park and kind of building their flagship products. Um there are some smaller homes here on the east side of Wash Park, but not very many. Um 4.1 on the southern side, 5600 square feet. Uh you know, so character term, not everything is just this new build, super boxy sort of look like you get a lot of people putting a lot of effort into the builds that they're putting in Wash Park because a lot of these homes make it into magazines and things like that. Uh on the west side of Wash Park, you know, I mean, still 3.6 six. Um, so it's not exactly cheaper, but the east side is considered a little more prestigious. A beautiful home here. Lots of grays though. Definitely designed by a man.
[20:23] Um, and you know, 1.5. Let's see. 725. What does that get you? Let's just take a peek. Uh, this is a home that needs to be fully updated, maybe scraped potentially, and they're starting to get into the right price point. So, this is on the very cheapest barebones end of things. And it's not even something you can live in. Uh, let's see, one more here. For right at about a million bucks, it should be liveable at a million bucks. 24,400 ft.
[20:53] This might be a townhouse or an attached property. Uh, and this is what you're going to get for a million bucks. Looks okay, right? Very livable. And if you want to be in the wash park neighborhood, there's your thing at 2400 ft². So, there are some options, but a million bucks is on the affordable side, right? So, plus sides once again, Wash Park, which is Wash Park. Uh, it's accessible to everything. Downtown, Cherry Creek shopping, I25, you're close to it all. You have a neighborhood vibe and feel to it, which is incredible. Um, downsides to it, prices are high, parking is tight. Um, and there are a lot of events that happen at Wash Park, so you could have some event traffic there depending on how close you are to the actual park. Now, I know Denver gets a bad rap for just being outrageously expensive, but that's why I put together this video. And when I break it all down, you might actually find out how much more affordable we are than many cities in the
Frequently Asked Questions
What is the cheapest neighborhood in South Denver?
University Hills east of Dahlia Street is the most affordable South Denver pocket, with smaller 1,000 to 2,000-square-foot starter homes from the 1950s and 60s in the $400,000s to $600,000s. Rosedale also has homes in the $600s-$700s, often duplexes or smaller ranches, with more of a city feel as you approach Broadway.
Are Cherry Creek schools available in Holly Hills?
Some Holly Hills homes feed into Cherry Creek School District, but not all. Parts of Holly Hills sit in unincorporated Arapahoe County (Cherry Creek schools) and other parts in Denver County (Denver Public Schools). The boundary is irregular, so always verify the school assignment for the specific address before buying.
How long is the commute from South Denver to downtown?
From most South Denver neighborhoods, you're 5 to 10 minutes from I-25, and downtown is typically a 15 to 20-minute drive even in Friday afternoon traffic. DTC is 5 to 10 minutes south. RTD light rail runs along I-25, giving University Hills, DU area, and Wash Park residents transit access too.
Is Platt Park or Wash Park better for families?
Both work well for families, but they cater to slightly different buyers. Wash Park has larger homes, bigger lots on the east side, and the park itself for kids. Platt Park has more character, the South Pearl Street market, and walkable amenities, but smaller lots and tighter streets. School zoning and budget usually decide it.
What does $1 million buy in South Denver?
Around $1M in South Denver gets you very different homes depending on the neighborhood. In Holly Hills or University Hills, you can find a fully updated 2,500-3,000-square-foot home on a big lot. In Wash Park or Platt Park, $1M often gets you a smaller attached property or a home that needs significant updating.
Is South Denver walkable?
Walkability varies a lot. Platt Park, Wash Park, and parts of the DU area are highly walkable with restaurants, coffee shops, and markets nearby. Holly Hills, Wellshire, and most of University Hills are car-dependent for shopping, though they have great trail access through the High Line Canal and local parks.
What are the best schools in South Denver?
Slavens K-8 in Wellshire is one of Denver's most sought-after public schools. Cherry Creek School District (serving parts of Holly Hills) is rated among the top in Colorado. Grant Beacon Middle School and South High School serve the DU and University Park area and are well-regarded within Denver Public Schools.
Are there new construction homes in South Denver?
Yes, but mostly at higher price points. New builds are common in west University Hills, Cory-Merrill, Belcaro, Platt Park, Wash Park, and the DU area, typically ranging from $2M to $5M+. Holly Hills and Wellshire have very few new builds, since most homes were built in the 1960s and 70s.
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