Blog > Uhills Q1 Market Report - 46% MORE Inventory
University Hills Q1 Market Report: 46% More Inventory
University Hills closed Q1 2025 with 31 home sales, a $604K median price, and 45 average days on market. Inventory is up sharply, but prices are holding steady across most of the neighborhood.
How is the University Hills market performing in Q1 2025?
University Hills recorded 31 home sales in Q1 2025, just two more than the 29 sold in Q1 2024.
The neighborhood is tracking closer to 2023 totals (121 sales) than the busier 2024 (152 sales). Days on market climbed to an average of 45, up from 38 last year and 24 in 2023. That's about six weeks of sitting time, which feels longer than what most University Hills sellers expect.
Active inventory hovers around 50 homes, with months of supply just under four. That's still inside the four to six month range I consider a balanced market. Last summer we peaked near eight months of inventory, which felt like a real buyer's market for a stretch. The median close price ticked up to $604,000 from $584,000, about a 1.5 to 2% gain. Big picture: prices have been essentially flat for three years running, and 2025 looks like more of the same.
What's happening on the west side of Dahlia in University Hills?
The west side of Dahlia logged 8 sales in Q1 2025 with a median close price of $1.055 million.
This pocket runs from Dahlia to Colorado Boulevard, Yale down to Hampton, near King Soopers and the Wellshire golf course. It's the most expensive slice of University Hills with the largest homes.
Days on market exploded to 81, nearly double last year's 47. That's a 50%+ jump while the broader Denver metro only saw days on market rise around 17%. Active inventory sits at 22 homes, which is healthy supply when you're only moving 8 a quarter.
The $1.055M median is up almost $200,000 from last year's $875K, roughly a 20% jump. I'd put most of that on new construction closings skewing the math. The smaller $500K to $600K homes on this side are getting rarer, so the comp mix is shifting toward bigger, newer builds. Expect more $2M listings to hit as spring picks up.
How does the east side of Dahlia compare?
The east side of Dahlia closed 16 sales in Q1 2025 at a $530,000 median price.
This is the more affordable slice of University Hills, with homes mostly in the $500K to $600K range. That price point pulls in a bigger buyer pool, including first-time buyers, because there's almost nowhere else within a few miles of Denver where you can land in the 500s. Cross I-25, hit Wellshire or U-Park, and you're suddenly looking at millions. Bible Park, Holly Hills, and Virginia Village all run higher too.
Days on market actually dropped to 28 from 38 last year. That bigger buyer pool keeps things moving faster here than on the west side. Active inventory sits at 14, holding steady year over year.
The pricing story is more mixed. The median ran $600K in 2022, fell to $530K (a 13% drop), bounced to $545K, and is back at $530K in 2025. Still well off the 2022 peak but stable.
What's the market like in North University Hills?
North University Hills posted 7 sales in Q1 2025 with a median close price of $604,000.
This is the unofficial U-Hills, the chunk north of Yale. Zoning here allows a lot more density, so you're seeing tons of new construction: townhomes, row homes, narrow three-story builds with garages on the first floor, kitchens on the second, bedrooms on the third. There's also commercial development happening along Colorado Boulevard.
Last year saw 40 sales up here, and 2023 had 27. New build closings make these numbers lumpy. When a complex finishes and 30 or 40 units hit at once, totals swing hard.
Days on market rose to 42 from 29, in line with the rest of Denver. Active inventory is around 12 to 13 homes after peaking above 20 late last year. The median price is up to $604K from $576K, roughly a 5% bump. Worth watching as more new developments deliver, since fresh inventory could flood this micro-market quickly.
How are tariffs and the stock market affecting Denver real estate?
The Denver metro has 40% more active inventory than last year while the stock market dropped 10% in the first week of April 2025.
About $6 trillion has come out of the stock market since January 1, and the tariff headlines have buyers nervous. This is normally the busiest week of the year for multiple offers, with spring break over and summer moves on the horizon. Instead, a lot of buyers are sitting on their hands.
That said, prices are still holding steady in Denver. Interest rates dropped just below 6.5%, and if we slide into the low 6s, I think more buyers come off the sidelines. Sellers aren't panicking either. Most are sitting on 2.5% to 3% mortgages and don't feel pressure to slash prices.
My honest take: we're in a stalemate season, and we might be here for another couple of years until something meaningful shifts. I'm not in the business of predicting tops or bottoms. COVID taught me that lesson. I just give you the data.
Is now a good time to buy or sell in University Hills?
University Hills has roughly four months of inventory in Q1 2025, sitting at the low end of a balanced market.
For buyers, you've got more options than you've had in years and less competition. Days on market at 45 means you can usually take a weekend to think, get a proper inspection, and negotiate. The west side of Dahlia is the most negotiable right now with 81 days on market average. East side moves quicker at 28 days, so be ready if you're shopping under $700K.
For sellers, pricing matters more than it has in a long time. Inventory is up, motivated buyers are fewer, and overpriced listings just sit. The flip side: most sellers aren't desperate, so we're seeing a lot of grittier negotiations where neither side wants to budge.
If you want to talk through your specific situation, the nuances of a block or a price point, give me a call or text at (303) 552-4804.
Video Chapters
Full Video Transcript
Full transcript from this video, organized by chapter. Click any timestamp to jump to that moment in the video.
Intro & Overview
[0:00] It's the first week of April and that means quarter 1 numbers for University Hills market update are out. So, we're going to go take a deep dive into what's going on in our neighborhood. Uh what's going on with all these tariffs out there and news and all these headlines is that affecting the market? Well, we're going to take a deep dive into it and find out. Now, I'm going to separate out you hills into basically four chunks. Got the entirety of University Hills, uh which is going to go all the way up to Evans, all the way down to Hampton, Colorado, and I25. Then I'm going to break it down into the western part which is west side of Dalia, east side of Dalia and then the northern chunk which is that piece north of Yale.
[0:36] Uh because they are three distinct different areas of U Hills with three distinct values and amount of inventory and what's moving and all that good stuff. So let's just jump right into it. And if for those of you who don't know me, my name is Alex Salana. I've been a local agent since 2010, uh, helping hundreds of buyers, sellers move around, relocate around the Denver metro area. And if you ever need anything or want to know what's going on weekly in our amazing market here, just go ahead, get on my email list. Uh, link is in the description. But without further ado, let's just jump right in. Starting off, we're going to look at a few key metrics, right? In each chunk, we're going to look at how many homes have sold, the days on the market, the active inventory out there, right? purely supply and demand, the median close price, and the months of inventory. So, you can kind of keep track of what's going on here. Let's just start off with all of University Hills and the homes sold. What you're seeing here now, these are yearly numbers. So, for 2025, so far, we've had 31 homes sold in all of University Hills. Now, that's compared to 152 total homes last year, 121 the year before.
University Hills Market Data
[1:48] So, we're more tracking towards 2023 than we were 2024. But if we want to go back and we want to look at uh just what's going on compared to quarter 1 of last year, let's just go ahead and narrow that down to January to March 2024. We sold 29 properties. So, two more than we did last year. So, as we go through quarter 2, I will for sure keep you posted on what's going on there. Okay. So, days on market, what we're seeing across the entire Denver metro area is that days on market is generally going up and University Hills is no different.
Days on Market Analysis
[2:29] So, so far in 2025, the average days on market has been 45 versus last year at 38 versus 2023 at 24. So, if you put your house on the market um or you you've been looking for a property, you know that things are just kind of hanging out for a little bit longer. We're looking average of about six weeks right now. All right. The amount of active inventory on all of U Hills is sitting just at about 50 right now. That peaked out this last year in July around 57. Um and so we'll see or in October uh 57.
[3:04] And so we'll see with this year, you know, what we've got going on because across the entire Denver metro area, uh, we definitely have about 40% more inventory than we did last year. So, significant numbers there across the board. We're holding a bit more steady than the rest of Denver, which is a good thing. All right, months of inventory. Let's look at that one first. So, so far what we've got here, we've just got about under four months of inventory, which four to six months is considered a balanced market. Uh, so we did peak out almost at 8 months of inventory during this last year. So, we definitely had a period where it felt like an extreme buyer market for a little bit uh in the neighborhood specifically, but you know, those numbers correct each other over the the holidays as people pull their properties off the market. uh they kind of, you know, balance what's going on out there.
Months of Inventory Trends
[3:57] And we can see right now, you know, we're just in normal amount of active inventory numbers. And then the median close price over this year is up just a little bit up to 604 from last year at 584. So up about 10,000 yearover-year, 1 and a.5 to 2%. But as we can see over the last three years, 2023, 2022, we were at 600. So, we've essentially been flat for three years now going on year number four. Uh, so just something to keep an eye on here. But I'm going to break down these different parts of U-Hills and you're going to see that not all these zones are created equally. Some have gone up and some have gone down. Okay.
[4:42] So, now let's go ahead and take a look at the western side of U-Hills. Okay. So, we're talking from Dalia to Colorado, from Yale down to Hampton. Okay. Uh, this part, if you're not super familiar, this part of University Hills, right, where King Supers is, all the way down to the golf course down to Welshshire down there. Um, that's definitely a distinct part of University Hills, the biggest homes, the most expensive homes. And so, over the last uh quarter so far, eight properties have sold, right? compared to last year at 47. So if we stay on track for that, that's going to be selling significantly less than we have year-over-year. But we stay steady over the last three years.
Sub-area Breakdown
[5:26] So I have no doubts during quarter 2 and into quarter three are definitely a lot more hyper than quarter 1. Uh so I don't doubt that we're going to pick up the pace a little bit here. Okay. All right. Days on market. Boom. Exploded. went up to 81 days on market on average compared to last year in 47. I mean that's almost double, right? Uh that's that's a huge difference year overyear in days on market. Now for the entire Denver market, it's not so extreme. Like we can come back and look here. This is the entire Denver market. The days in MLS, you know, are down to 55 where last year they were at what 47. So up well you know 10 days approximately year-over-year uh up 17% here in U Hills we are up significantly more of a good 50% plus. All right active inventory on the west side of U Hills here. Uh we've got about 22 right now it looks like which is a that's a solid amount of properties for sale um on the west side and if we're only selling eight in a month um you know we've got over three months of inventory right now if nothing new were to come on the market and there are going to be a lot more that come on the market is the season you know for uh $2 million homes to start hitting the market here in U Hills.
[6:53] All right, median close price on the west side here, 1.055 compared to last year at 875. Big jump. I mean, that's almost a $200,000 20 20% jump in price year-over-year. Why is that? Well, I'm going to put a lot of it on more large new builds coming to the market and closing. Uh on the west side of Dalia, like the the smaller $500, $600,000 homes are just fewer and far between. Um so this is going to skew these numbers a lot, but on paper looks pretty solid.
[7:31] The the west side of of Dalia is uh definitely pulling up the numbers from the other two parts of our neighborhoods. All right, so let's go on to the east side of Dalia here. 16 homes sold compared to last year's uh 65 compared to the year before 50. Um now compared to what it was in quarter 1 only. Let's take a look here. That was 18. So a couple less flat marginally different. Uh nothing really notable about that.
[8:06] days on market on the east side of U-Hills is 28 down from 38. So actually less days on the market. Why? Well, east side of Dalia. They're going to be smaller homes, more in the 500s, 600s um than on the west side of Dalia. And so just a bigger buyer pool, right? More first-time home buyers uh still able to break into the market. And if you look at the bigger picture around University Hills, I mean, this is probably the most inexpensive part for a couple of miles.
[8:33] You make the cross the the jump across I25 and the homes start to get bigger and more expensive. Bible Park is definitely bigger. North and Holly Hills, they definitely get quite a bit more expensive. Uh you start to get some mid-century moderns up in Virginia Village. Um they start to break the price up there. You jump west over to Welshshire and those prices are in the millions easily. Uh U Park, same there.
[8:57] So, I mean, you know, you go south of Hampton and then you start flirting with Cherry Creek or Cherry Hills, I should say. Um, and on the other side of Hampton and I25 over here, uh, you know, you've got 3,000 square foot houses in the 900s, right? So, this is the only neighborhood that you can get into basically in the 500s within a couple of miles of any direction. So, you know, the buyer pool is going to be bigger and I think that's why we're seeing the difference here um in days on market actually being a little bit less.
[9:32] All right. Amount of active inventory on this side of Dalia is sitting not too high at 14. Um so that's actually sitting pretty steady as opposed to the last couple of years. Um so good things happening in the lower priced pocket of University Hills. All right. and the median close price. Let's see how that's tracking. All right. So, what's interesting here is actually in 2022, the median close price on the east side of Dalia uh was 600,000 and that dropped all the way down to 530. So, more than a 10% drop, right? You're talking 13% drop and then it went up to 545, then back down to 530 so far in 2025.
[10:14] So, we'll keep you posted as far as what's going on. But essentially, you know, we've had a couple of down years um as opposed to the craziness of 2022. Um so, not super surprised, but like I said, I'll keep you posted as things go on here. Now, the northern side of University Hills, this is kind of the um unofficial U-Hills, which is north of Yale here. Um, so many new builds going up. So much new construction. Um, new almost apartment building feeling like stuff, town homes, row homes, uh, garages on the first floor, you know, and then you got kitchen on the second floor, bedrooms on the third floor, real narrow stuff. Um, there's still quite a bit of that going on. Zoning there allows for a lot more changes. Lots of construction happening here on on Colorado, uh, with the commercial space side of things, too. Um, so interesting things happening on the northern side of University Hills. Um, and what we can see is that there's only been seven so far uh this year compared to 40 the year before and 27 back in 2023. Now, new builds are going to be comprise a large portion of this, right? If if a complex gets completed and all of a sudden there's 30 or 40 more units for sale, um you know, we could have big up years or big down years for how many have sold.
Townhomes & Multi-unit
[11:36] Uh days on market in north side of U Hills up to 42 from 29. So tracking in the same direction pretty much as everybody else. And then the amount of active inventory we're sitting at around what 1213 right now. Um we peaked out over 20 uh earlier this year uh towards the end of last year and you know we'll see where this goes. Like I said with a lot of the new developments we got to keep an eye on things um because all of a sudden that could that could flood the market a little bit with a bunch of new looking units in the northern side of U Hills.
[12:13] Median close price up there has been holding steady up to 604 from 576. That's actually a fairly sizable jump 30,000. So 5% uh roughly yearoveryear so far. Um so if we keep tracking up for the next 3 months approximately which we do statistically uh historically and so we'll see you know where we end up uh towards the end of the year for the northern part of University Hills. So other than that what's going on in the market out there? Well, tariffs and uh this whole trade war thing has a lot of people a little freaked out, right? It's first week of April right now. This is this is generally the busiest week of the year, right? If you're going to get multiple offers, this is the week to do it. Spring break is over. Kids are back in school. Uh people are preparing for their summer moves. Everybody's getting off the fence if they're a buyer. And then what happened this week? Poof.
Market Outlook & Future
[13:10] Stock market just just bottom fell out of it, right? 10% drop. Six trillion dollars have been taken out of the market since the first of the year. Um, you know, so it looks pretty scary out there when you're paying attention to the stock market and you got news on 24 hours a day. Uh, real estate wise, you know, for the entire Denver market, we are up 40% in inventory. That is a significant number. Yet prices are still holding steady. Interest rates are coming down a little bit. We're down sitting a little bit below 6.5%. So, if we get down into the low sixes, I think that can get some even even more buyers off the sidelines. Um, but where does this lead us for the future of real estate, right? So, I think we hold steady. I think we're in stalemate season still, and I think we might be there for the next couple of years until something significant changes. Whether that's interest rates, whether that's, you know, the bottom falling out of things. Um I I I don't know. But we are not here to try to predict that and tell you that it's a great time to buy or it's a great time to sell. Like cuz the truth is we don't know, right? And when COVID hit, I would have told you you were nuts for buying a property, right?
[14:24] That that was my personal opinion. And I told some people, hey, this is a really weird time to be a buyer. Are you sure? And look what happened. Right? I was clearly wrong. But we're not here to tell you that information. We're here to just give you the information that we have, right? And right now, inventory is building, but prices are still holding steady. There's a lot of sellers that are digging their heels in and not wanting to just drop $100,000 on the the price of their property. They don't feel they need to. They don't need to be a seller. They have a 2 and a half or 3% interest rate. And so there's a lot of scenarios out there where even though the inventory is building, you don't exactly have a ton of motivated sellers out there just ready to slash and burn prices to make their property disappear.
[15:13] Okay. Um so we have a lot of stalemade stuff, a lot of grittiness happening in a lot of transactions right now. Um and that's what we're here to help you get through. Uh if you want to kind of talk about the nuances of the market, by all means, feel free give me a call, shoot me a text message. Uh my number's here below. Um, and until the next U Hills quarterly report, ladies and gentlemen, I hope you're doing well and happy housing.
Frequently Asked Questions
What is the median home price in University Hills in 2025?
The Q1 2025 median close price across all of University Hills is $604,000, up from $584,000 in 2024. Prices have been essentially flat for three years, with 2022 and 2023 both landing around $600,000. The west side of Dahlia skews higher at $1.055M, while the east side sits at $530K.
How long are homes taking to sell in University Hills?
Homes in University Hills are averaging 45 days on market in Q1 2025, up from 38 last year and 24 in 2023. The west side of Dahlia is slower at 81 days, while the east side moves faster at 28 days because of the bigger buyer pool at lower price points.
How much inventory is available in University Hills right now?
There are roughly 50 active listings across University Hills as of early April 2025, which works out to just under four months of supply. That's within the four to six month range I consider balanced. The broader Denver metro is up 40% in inventory year over year.
Why did the west side of Dahlia prices jump so much?
The west side of Dahlia median jumped from $875K to $1.055M, roughly 20%, mostly because of new construction closings. Smaller $500K to $600K homes are getting rarer in that pocket, so the comp mix is shifting toward larger, newer builds that pull the median higher.
What are interest rates doing in spring 2025?
Mortgage rates are sitting just below 6.5% in early April 2025 and trending down. If rates dip into the low 6s, more buyers will likely come off the sidelines. Rate movement is one of the few catalysts that could break the current Denver real estate stalemate.
Is the Denver real estate market crashing in 2025?
No, Denver is not crashing. Inventory is up 40% year over year, but prices are still holding steady. Most sellers have 2.5% to 3% mortgages and aren't pressured to drop prices. I'd describe it as a stalemate market rather than a downturn, with both sides digging in.
What part of University Hills is the most affordable?
The east side of Dahlia is the most affordable pocket of University Hills, with a $530,000 median price in Q1 2025. It's one of the only spots within a few miles where buyers can still get in below $600K. Cross I-25 or head south of Hampton and prices jump significantly.
How do I get a custom University Hills home value estimate?
Call or text Alex Saldana at (303) 552-4804 for a custom University Hills home valuation. Online estimates miss the block-by-block differences between west Dahlia, east Dahlia, and the north pocket. A local broker can pull comps that actually reflect your home's value.
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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