Blog > Uhills 2025 Housing Market Report - Did your house gain or lose value?
University Hills Denver Housing Market Report: 2024 Recap
University Hills closed 152 home sales in 2024 at a $584,000 median price, down from $595,000 in 2023. Here's how each quadrant performed and what it means for 2025.
How did University Hills home values change in 2024?
The neighborhood-wide median close price fell from $595,000 in 2023 to $584,000 in 2024, a drop of about $11,000.
That's a roughly 2% decline year over year, which runs opposite to Denver metro as a whole (up about 5 to 6% on average). The catch with median prices in a small neighborhood is that they skew easily when fewer homes sell. With only 152 closings spread across very different price tiers (1960s ranches up to $2M plus new builds), one quarter with extra luxury sales can swing the number.
For a more accurate picture of your specific block, neighborhood-wide medians aren't enough. I always pull comps within a tight radius and adjust for finish level, lot size, and whether the home has been updated. If you bought before 2021, you're still sitting on significant equity even with the slight dip. Buyers who purchased in 2022 at peak pricing are closer to flat.
How long does it take to sell a home in University Hills?
The median days on market in University Hills hit 38 days in 2024, up from 24 days in 2023.
That's a 58% jump, but the absolute numbers are still small. Going from about three and a half weeks to five and a half weeks isn't a disaster. We're not talking 90 plus days like some metros are seeing.
The west side of Dalia took the longest at 47 days on average, which makes sense because the higher price points ($1M to $2M plus) have a smaller buyer pool. The east side of Dalia landed at 38 days, and the north section above Yale sat at 29 days, barely changed from 28 the year before. The north number stays low partly because so many new build townhomes are pre-sold or move quickly off plans.
If you're listing, March and April remain statistically the strongest months because inventory is still tight but buyers are active.
What's happening with inventory and months of supply?
Months of inventory spiked to nearly 6 months in late summer 2024, the highest level University Hills has seen in over a decade.
For context, a balanced market sits at 4 to 6 months. Anything under that favors sellers. For the past 12 years we've been in a hyper-seller market with 1 to 3 months of inventory max. In 2020 and 2021 we hovered around a couple of weeks of inventory.
Starting in 2022 when interest rates climbed, that flipped fast. Each summer since, we've hit roughly 5 to 6 months of supply in University Hills before pulling back in winter. Inventory is seasonal here: lowest from November through late January, peaking June or July (sometimes as late as September or October like we saw in 2024).
The practical takeaway is that buyers have more options and more leverage in July and August. Sellers who list in March or April still benefit from limited competition.
How did the west, east, and north sides of University Hills perform?
The west side of Dalia posted the biggest gain, with median close price jumping from $700,000 to $887,500 in 2024.
The west side (Yale to Hampden, Colorado to Dalia) sold 47 homes, on par with 2023. That price jump is largely driven by new construction in the $2M range pulling the median up.
The east side of Dalia (Dalia to I-25, Yale to Hampden) sold 65 homes, up from 50 in 2023. Median close price moved up modestly from $530,000 to $545,000, still below the 2022 peak of $600,000. I'm seeing more long-time landlords here cash out their equity rather than keep renting, and a lot of those homes are getting picked up by young couples.
The north section above Yale sold 40 homes, up from 27. Median dropped slightly from about $600,000 to $576,000. Heavy townhome and new build activity dominates that area, which keeps days on market low at 29.
Are buyers paying full asking price in University Hills?
By November 2024, homes in University Hills were closing at about 94% of list price, meaning a $1M listing typically sold around $940,000.
Compare that to the COVID years (2020 to 2021) when homes regularly closed at 103 to 105% of list. That's a meaningful shift in negotiating power.
The takeaway: pricing aggressively from day one matters more than ever. Overpricing and then chasing the market down is the fastest way to end up with a stale listing and a final sale price well under what you'd have gotten with a sharper initial number. I see this play out constantly. The homes that sell closest to list (or above) are the ones priced honestly against recent comps in the first week.
Buyers are also asking for concessions again (rate buydowns, closing cost credits, repair credits) which weren't really part of the conversation in 2021. Plan for that when you set your bottom line.
How much of University Hills sales activity is new construction?
Roughly 30 new build properties closed, went under contract, or stayed active in the past 12 months, which is nearly 20% of all neighborhood sales.
That's a high concentration for an established Denver neighborhood. Most of these new builds are clustered on the west side of Dalia and the north section above Yale. Pricing on the west side new construction is landing consistently in the $1.8M to $2.3M range depending on size and finish level.
This matters for two reasons. First, it inflates the median close price on the west side, which can mislead owners of older 1960s ranches into thinking their home appreciated more than it actually did. Second, it puts older homes in direct competition with brand new product. If you're selling a 1965 ranch that hasn't been updated, you're competing for buyer attention against a brand new $2M build on the next block.
Updated, well-staged homes still move. Dated homes are seeing longer days on market and bigger price reductions.
Video Chapters
Full Video Transcript
Full transcript from this video, organized by chapter. Click any timestamp to jump to that moment in the video.
University Hills Market Overview
[0:00] is your University Hills Home gaining or losing value over the year 2024 well it's beginning of 2025 and all the numbers are out I love digging through this to find out exactly what's going on in our neighborhood because what's going on as a whole in the Denver metro doesn't necessarily reflect our neighborhood and we know there's three very distinct parts of University Hills you got kind of that Northern chunk over Yale you've got the West parts and the East parts of Dalia we're going to break that down all for you here and in case you know me my name is Alex s I've been a local Denver agent since 2010 lived in University Hills for about the last 10 years or so um and I love digging into the numbers interest rates have been really goofy over the last couple years and I know that's the big headlines out there there's not a whole lot for sale not a whole lot selling now we're going to break this down into four basic chunks actually all of University Hills and then we're going to do the west side of Dalia east side and Northern side this is the actual 100% data so starting out with home sold in 2024 we sold 152 total homes now you can see in 2023 we only sold 121 but then going back 2022 we sold 177 and even more in 2020 and 2021 so this is the information that you're seeing out there in the headlines is that not a whole lot of activity is happening because I mean compared to four years ago we're down 75 hom sold so almost 50% uh in the amount of homes being sold but we are up well from last year which is good to see now if you were to put your home on the market how long would it actually take to sell your home well in 2024 it looks like the median days on Market was 38 okay so we're talking five weeks approximately here um and again there's going to be you know great variations in here it could be the first weekend it could be three four five months you know we've all seen stuff sitting a little bit longer uh 2023 was 24 days on Market so we're up you know 50% days on Market year-over-year makes for a good headline but really we're talking small numbers here so you know being on the market for another what 16 days not a huge deal if we're talking 90 days plus all right now we got something you know going on all right total amount of active inventory so this is when it comes to very seasonal Trends right uh the lowest amount of inventory we have is generally from about November into about the very end of January and then we start having the upswing of people putting their houses on the market and that's what we're seeing here over the last five years is usually the low points is in January and then the Peaks generally happen around June or July uh sometimes September and even October in the case of 2024 so when we're looking at the Last 5 Years of data here uh we're seeing that we've had a lot more active inventory this year than we have for any of the past four years okay so keep that in mind there is more stuff coming to the market uh and more stuff sitting around because with interest rates being around 7% it's kicked a lot of buyers out of the market all right now the close price what everybody wants to know we are down medium close price year over-year down to 58 four down from $595 so down about $10,000 $111,000 down from then 2022 at 600 but again these are median prices and because not a whole lot is selling these numbers can be skewed really easily uh Denver year-over year is up about five to six% on average right um but it's house by house not a whole ton has sold so it's easy for numbers to get skewed now I know we're talking medium prices in the entire neighborhood so this is what I'm going to offer for you guys just for you guys in University Hills um is to scan this QR code and you're going to get your instant home value right so it's going to separate you just from these generic numbers now when you do that if you do that um I sign up for a very in-depth home report okay I'm giving this to University Hills uh neighbors here and I'm not giving this out to everybody and what this does is it breaks things down quite a bit more in depth than just your typical you know Zillow zestimate type of thing let me show you real quick so when you request your home value I'm going to see that information right and I'm going to set you up on this home report uh and it'll come down month by month and break down with much more accurate data than you know like I said zestate or red fin or anything like that um and then it'll show you you know how much you're increasing or declining month over month and and it breaks down into a bar chart shows you the actual nearby sold properties that this is based off of right again much smaller footprint here and then it also does track your current mortgage how much Equity you have in the property how much you've paid towards the principal and the interest so this gets quite a bit more into kind of a Consulting uh sort of deal with you and then you know it'll show you if you were to do a refi um whether it's a 15 year 30y year uh you know what you could save potentially on your mortgage now granted rates are high right now but they should start dropping in the next 12 to 24 months and so what does that look like if you have bought in the last year or two and then of course if you were thinking of making the move right how much could you afford uh based on your current Equity to either move up uh downsize or potentially you know get a helck and work with an investment property um and this will come to you automatically month after month so again this is my gift to you absolutely free just scan that QR code if you have any questions on it my phone number will be down in the description below just feel free text me you know call me whatever uh happy to help in any way I can now getting down to the supply and demand part of it months of inventory is a number that we track closely okay a standard Market where it's kind of balanced between buyers and sellers is around four to six months of inventory meaning if no new houses were to come on the market today would take x amount of months to sell out of that inventory right four to six months is a balanced market quote unquote now for the past 12 years we've been in a very hyper sellers Market okay there's been one two maybe three months of inventory Max and we can see that back in 2020 2021 here is that we were hovering one even a couple of weeks of inventory and then starting in 2022 when rates started to go up we can all of a sudden see boom Spike up five months of inventory almost 6 months of inventory here in the late summer months in University Hills every single year since rates started to increase so just know depending on when you list your home for sale March and April are statistically the two best months to be a seller because there's still not a whole lot of inventory but yet buyers are already starting to compete once you get into the later months of Summer July and August you know there's a lot more options for people uh and you know things are going to take a little bit longer to move and then we're going to look at list to close price ratio meaning if you were to list your house for a million dollar what does it sell for right if it sells for $ 950 then you're at about a 95% list to close price ratio and why that's important is you know we can see back during covid years we were selling for you know 103 105% of normal um from list to close price now what we're seeing is even in November of this year it looks like we're were closing at about 94% of list to close price so if you listed for a million bucks you were probably closing at about 940 or so cap so keep that in mind lots of things are selling below their list price these days depending on how aggressively you price your home so now we're going to break down University Hills into its three different quadrants right starting with the west side of Dalia here from Yale down to Hampton from Colorado over to Dalia okay so this is the more expensive side of University Hills as we know and back in 2024 the amount of homes sold was 47 so pretty on par with 2023 2022 doesn't hold the candle of 2021 that was just a crazy year okay days on market for the west side of U Hills went up to 47 so you went from 21 days on Market on average to 47 right so that's above the norm for University Hills and for Denver as a whole so expect six plus weeks if you're on the market on the west side of DOL now it's going to differ if you're you know $2 million home versus a $750,000 you know 1960s Ranch um so just keep that in mind the amount of active inventory on the west side we can see look at this Spike here so in what is this augusti uh September of 2024 we had 23 active on the market where in January we only had four right this is just following the trend seasonally and this year was a big year of a [ __ ] in inventory now how much of that is because of new build properties well we're going to go look at that here in a second and then on to your median close price so even though inventory spiked up big all is not lost because the median close price on the west side of Dalia went up to 8875 from 700,000 that is quite a big jump right lots more new builds were completed lots more selling in that upper you know above 2 million Mark and so the numbers follow it right so that is a pretty drastic change all right now the east side so we're talking doia to I25 from Yale down to uh hamon we're looking at the number of homes sold here year-over-year was up to 65 from 50 but down look back in 2020 98 properties sold on the east side of DOL in 2020 we're up to 65 year-over-year so better than 2023 um hopefully we're going to remain on an uptrend here days on Mark market up to 38 up from year-over-year 24 days on Market so following the trend of things taking longer to move then the amount of active inventory we've been steadily increasing on the east side of Dolly right as prices increase East Side do is a lot more rentals than the west side is uh you know it's it's starting to not make sense to hold on to these rentals anymore that are worth $500 plus th000 you know it's it's going to take you a long time to make that up versus just selling it cashing out your $2 $300,000 in equity from when you bought it 15 years ago um and you know getting rid of the headache of being a landlord right so we're seeing a lot of these rentals turn into sales for you know young couples right um so on the east side of Dalia we generally range anywhere from 10 to about 20 on the market at any given time okay and then for the median close price we are up 15,000 so we went from 530 up to 545 but that's still down from 2022 the median price being 600,000 okay then let's talk about the north side of U Hills as there's been a lot more new builds there a lot more uh things going on you know I mean all the town homes and things like that they've built there has been kind of unbelievable in the last handful of years you know there's there's just a lot more activity going going on over there so year over-year the amount of homes sold went from 27 up to 40 I'm still surprised back in 2020 we were selling 76 a year in that part of town um but up just following the trends like everything else is year over-year days on Market 29 versus 28 so similar but a lot of these were new builds that were done um and so they're already kind of planned as far as sales go so I'm not surprised that there's not much of a change there the amount of active inventory um you know getting a little bit up there but not as much as January in 2020 I'm really interested in that so anywhere from 1015 on the market at any given time again north of Yale there and then the median close price is down a little bit year-over-year so down to 576 from 600 from then 600 in 2022 um so down 25,000 year over year so now to cover what's been going on with new builds in our neighborhood you know this doesn't show the current projects going on on single family but this shows us everything that was sold that was built in 2023 or 2024 and we can see I mean it's kind of a smattering here on the West side of Dalia and we can see pricewise you know 2.3 1.8 2.3 2.2 we kind of see a trend here right 1.9 2.1 that's virtually what all the new builds are going for right depending on size finish level is around that 2 million little bit over Mark you know in the last 12 months there were 30 approximately that are either active under contract or close that are considered new builds now in the whole neighborhood I believe there were what 150 approximately sold so darn near 20% of all properties that were closed in the last 12 months were new build properties that's that's pretty high now this is going to be a quarterly report that I come out with just for University Hills now this is the year- end wrap-up so it's much bigger than what quarters 1 two and three are going to be for 2025 but if you have any question questions at all you know here's my cell phone you can call me text me whenever I'd be happy to chat with you about what's going on in your neighborhood or just answer whatever questions you got now if you want to make sure that you don't miss the next quarterly updates go ahead scan this QR code when it's looking for your home evaluation you have the option to put in your email address and I'll make sure to put you on my quarterly market report so you can make sure you know what's going on in the neighborhood coming up in 2025 here and if you want to know what's going on in the entire Denver metro area go ahead watch this video it's a monthly report that I do on my Channel That's public to everybody to kind of keep everybody posted on the bigger news and our Denver Metro real estate market
Home Sales and Inventory Data
Days on Market and Seasonal Trends
Price Analysis and Market Metrics
Supply and Demand Breakdown
Neighborhood Comparisons
New Builds and Recent Sales
Luxury Segment and Contact Info
Frequently Asked Questions
Is University Hills a good place to buy in 2025?
Yes, especially if you're a long-term buyer. Inventory is the highest it's been in years, sellers are negotiating, and homes are closing around 94% of list. With rates expected to ease over the next 12 to 24 months, buying now and refinancing later is a realistic play.
Why did University Hills home prices drop in 2024 when Denver metro went up?
Median prices in a small neighborhood swing easily because sample sizes are smaller. Only 152 homes sold in University Hills in 2024. A few luxury sales or fewer high-end closings can move the median several thousand dollars without reflecting actual home-by-home appreciation.
What's the best month to list a home in University Hills?
March and April are statistically the strongest months. Inventory is still tight coming out of winter, but buyer activity ramps up fast. Listing then gives you the best shot at multiple offers before the summer inventory flood hits in July and August.
How much are new construction homes selling for in University Hills?
Most new builds on the west side of Dalia are closing between $1.8M and $2.3M depending on square footage and finish level. The north side above Yale skews lower with more townhome product. New construction accounted for nearly 20% of all 2024 closings.
Should I sell my University Hills rental property?
It depends on your equity position and cash flow. I'm seeing many longtime landlords cash out on the east side of Dalia because the math on holding a $500K plus rental no longer works against the equity they could pull. Run the numbers on cap rate versus current equity before deciding.
How accurate are Zillow and Redfin estimates for University Hills homes?
Not very. Both rely on broad algorithms that miss neighborhood-specific factors like the three distinct sub-areas of University Hills, new construction skew, and finish level. I provide a more accurate monthly home value report that uses tighter comps and tracks your actual equity position.
What's the difference between the west, east, and north sections of University Hills?
The west side of Dalia is the most expensive with larger lots and growing new construction. The east side has more 1960s ranches, a higher rental concentration, and lower price points. The north section above Yale features heavy townhome development and faster sale times.
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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