July 15, 2026. Neighborhood Report Card: Where the Deals Are.

While the national headlines keep arguing about whether housing is up or down, the truth in Denver is that there is no single market. There are dozens of them, and while most of the metro actually rose 5 to 15 percent over the last couple of years, a handful of neighborhoods have swung hard in the buyer's favor. I have been breaking these down one at a time on the daily neighborhood report card, so here are three where buyers have real leverage right now, ranked from the deepest discount in the metro on down.

The Denver Neighborhood Report Card

Five Points: the biggest deal in the metro

This one is wild. The median close in Five Points, just northeast of downtown, sits at 485,000 so far in 2026. Last year it was 605,000, and back at the 2021 peak it was 675,000. That is 190,000 gone, roughly 28 percent off the top, and you can find plenty of homes selling for 30 to 50 percent less than they did a handful of years ago. The whole story is supply and demand. There are about 174 active listings today against maybe 30 to 40 a few years back, driven by heavy building around RiNo and a condo segment that has been hit harder than anything else. In May the area closed about 14 sales against roughly 165 listings, which pencils out to near 12 months of supply. A normal market is around 3. Niche gives Five Points an A plus. For a buyer with leverage, I would go A plus plus plus.

University Park: a 30 percent swing worth a second look

On paper the median fell from 1.3 million in 2025 to 950,000 so far in 2026, and April alone went from 1.58 million last year to 907,000 this year. Part of that gap is mix, since fewer of the very expensive homes have traded this year, so read the headline with that in mind. Still, the buyer leverage is real. Inventory is running about 9 months, days on market sit at 39 which is well under the metro average near 60, and buyers are landing a little below asking at roughly 97 percent of list. A solid A for buyers.

Berkeley: quieter, but the tide has turned

Berkeley peaked in 2024 at 875,000 and sits at 780,000 today, about 11 percent lower, while most of Denver actually rose 5 to 15 percent over the same stretch. It has been running 3 to 4 months of inventory, and last year briefly touched almost 7. Days on market are back down to about 24, but with roughly 67 listings and only about 17 selling a month, there is more supply than demand. That means you can realistically negotiate 5 percent or more off asking, plus seller concessions and inspection items. An A for buyers.

Bottom line: Denver is not one market, it is dozens. While most of the metro rose 5 to 15 percent over the last couple of years, Five Points is off nearly 28 percent from its peak, and University Park and Berkeley have handed buyers real ground too. If you have been waiting for a deal, the deal already exists, just not everywhere. Reply and tell me your neighborhood and I will pull its report card next.

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