Denver is in the midst of a seismic transformation: Walk the streets of Cherry Creek North or the Golden Triangle or the burgeoning neighborhood just west of Union Station, and you can see it. More important, you can feel the metamorphosis as these neighborhoods infill old surface parking lots and the like and grow up, both literally and figuratively. Much of the change in these areas is coming in the form of big new mixed-use buildings that include significant numbers of apartments—inventory Denver desperately needs because of the
dearth of houses on the market.
As the city’s rich blend of neighborhoods undergoes this growth spurt, we thought it would be worthwhile to examine what makes a place especially livable. We considered real estate stats, of course, but also crunched crime data, collected school ratings, and gave each neighborhood an “X factor” rating that considers things like the overall vibe, proximity to parks, access to public transportation, and nearby restaurants and nightlife. Then we weighted each category (35 percent for percentage increase in home value*; 30 percent for safety^; 20 percent for neighborhood school ratings**; and 15 percent for the X factor^^) to come up with a final ranking*** of Denver’s most livable neighborhoods from one to 66.
Any ranking like this is fundamentally subjective: Some Denverites might be keenly interested in public schools, while others might prefer not to factor in schools at all when choosing where to live. Some might want to be able to walk to a top-tier restaurant; others are happy to hop in the car when they need to grab a bite. Given the inherent subjectivity, we’ve also created a customizable version of this list at 5280.com/realestate, where you can adjust the weighting for each category and come up with your own list of Denver’s best neighborhoods. No matter your preferences, we hope you’ll be able to find a neighborhood that fits your needs—a place you truly can call home.
The Fine Print: *Average home prices (as of January 2015) and percentage increases are courtesy of Your Castle Real Estate. Percentage increase reflects the change in average prices from 2013 to 2014. A few Denver neighborhoods did not have statistics available and thus were excluded from consideration.
^Crime data—the total number of crimes reported in each neighborhood in 2014—are from the Denver Police Department.
**School ratings were taken from Denver Public Schools’ School Performance Framework. The SPF scores for the public schools in each neighborhood were averaged: Five is the highest score, one is the lowest. For areas that did not have schools within their boundaries, we averaged the ratings of the neighborhoods’ feeder schools.
^^Each neighborhood was given an X factor rating: Five is the highest score, one is the lowest.
***Ties were broken using the X factor score first and then percentage increase.
Denver’s 25 Most Livable Neighborhoods
1
CITY PARK
Average price: $495,000
Percentage increase: 20
Percentage increase rank (of 66): 15th (tie)
Crime rank (of 66): 10th
Schools score: 5
X factor score: 5
It’s easy to see why City Park is one of the most well-rounded neighborhoods—indeed, the most well-rounded, based on our criteria—in the Mile High City. A relative abundance of classic Denver Squares are situated around the largest green space in the city’s vibrant parks system; the neighborhood is home to the highly rated East High School, a pillar of Denver Public Schools; and with average prices just below $500,000, it’s still more affordable than, say, Wash Park. That is, if you can find a home for sale: City Park (which is one of Denver’s smallest neighborhoods) has one of the lowest housing inventories in the city.
2
Cory-Merrill
Average price: $658,000
Percentage increase: 24
Percentage increase rank: 8th (tie)
Crime rank: 9th
Schools score: 4.3
X factor score: 4
Cory-Merrill may lack the winding streets and pastoral vibe of its northern neighbor, Belcaro, but, hey, its houses cost roughly $200,000 less on average. With quick access to Wash Park, the University of Denver, and both South University and South Colorado boulevards, Cory-Merrill is about as convenient as it gets. Add to that one of the very best public elementary schools in the city—Cory—and you’ll begin to understand why Cory-Merrill sits so high on this list.
3
Cherry Creek
Average price: $1,234,000
Percentage increase: 39
Percentage increase rank: 2nd
Crime rank: 37th
Schools score: 5
X factor score: 5
A large stock of newer construction luxury homes and apartments, convenient access to one of the city’s most popular shopping districts, a wide array of restaurants and bars that include neighborhood staples such as Elway’s and Cherry Cricket, and proximity to the Cherry Creek Trail: There’s a lot to like about Cherry Creek—except what it costs to live there. The area is among the most expensive ’hoods in central Denver. In fact, with average home prices north of a million dollars, Cherry Creek is prohibitively expensive. And good luck trying to find parking.
4
wellshire
Average price: $555,000
Percentage increase: 10
Percentage increase rank: 44th (tie)
Crime rank: 2nd
Schools score: 5
X factor score: 5
Wellshire is one of Denver’s better-kept secrets. Sandwiched between University and University Hills, the neighborhood has just about everything anyone could want in an urban environment: the second lowest crime ranking in the city, a legendary K–8 school in Slavens, and a strong, historic housing stock that consists primarily of midcentury ranches. One knock is that you may have to get in a car to get to a restaurant—but that’s being nitpicky when it comes to this unsung gem.
5
Lowry Field
Average price: $676,000
Percentage increase: 29
Percentage increase rank: 4th (tie)
Crime rank: 36th
Schools score: 4
X factor score: 4
East of Quebec Street, you won’t find as many classic Victorians and bungalows as in central Denver. What you gain in Lowry is wide-ranging condos and homes that start in the $200,000s and climb past a million. While it’s not LoDo, Lowry does have a town center with restaurants and bars such as the Tavern Lowry, and the Lowry Beer Garden is also nearby.
6
Washington Park
Average price: $853,000
Percentage increase: 13
Percentage increase rank: 36th (tie)
Crime rank: 14th
Schools score: 4
X factor score: 5
It may be the butt of jokes (“It’s a bunch of yuppies!”), but there’s a reason people love to poke fun at Wash Park. With its classic well-kept bungalows and Denver Squares, this neighborhood is a true Denver icon. Of course, you’ll pay to gain entrée to the ’hood, but with an anchor like the vibrant Washington Park, a high-performing elementary school (Steele), and accessibility to I-25 and downtown, it’s no wonder Wash Park continues to be a place where many Denverites aspire to live.
7
Washington Park West
Average price: $515,000
Percentage increase: 13
Percentage increase rank: 36th (tie)
Crime rank: 22nd
Schools score: 5
X factor score: 4.5
Wash Park’s slightly more modest western neighbor has a little bit of everything: proximity to one of the best green spaces in the city, easy access to the rapidly transforming South Broadway corridor, and just enough quality dining spots (such as Bittersweet and Vert Kitchen). Younger families come for the elementary schools, and older families stay for the warm community that can be observed in the myriad block parties dotting local streets throughout the summer.
8
Congress Park
Average price: $568,000
Percentage increase: 17
Percentage increase rank: 26th (tie)
Crime rank: 26th
Schools score: 5
X factor score: 5
Congress Park is situated between two of the more highly rated neighborhoods on this list—City Park and Cherry Creek—and in many ways offers the best of both. With a decidedly residential feel, the northern half of the ’hood is close to City Park and the gritty stretch of East Colfax that’s home to the Bluebird Theater and To The Wind Bistro, one of the city’s top new restaurants. South of East 11th Avenue, Congress Park borrows more from the polished character of Cherry Creek—and average home prices jump to $640,000.
9
City Park West
Average price: $504,000
Percentage increase: 29
Percentage increase rank: 4th (tie)
Crime rank: 48th
Schools score: 4
X factor score: 4
City Park West is really just an extension of City Park, though in many ways, living west of York Street might be preferable. There are more Denver Squares (for those looking for vintage homes) and modern apartments (for those who like new builds); you’re closer to the hip restaurants and bars along East 17th Avenue, such as Steuben’s and Denver Bicycle Cafe; and being more centrally located eases the commute to downtown. All that, and you’re still within the boundaries of East High School and just a few blocks from spacious City Park.
10
Indian Creek
Average price: $481,000
Percentage increase: 15
Percentage increase rank: 31st (tie)
Crime rank: 1st
Schools score: 4
X factor score: 2
The quiet residential streets in the Indian Creek neighborhood are the safest in the city; Rocky Mountain Prep charter reaps high marks from Denver Public Schools; and the average house will cost you considerably less (average prices are in the $400,000s) than in nearby Lowry, where prices creep toward $1 million. However, Indian Creek lacks the charm of other neighborhoods, and both South Parker Road and Iliff Avenue are dotted with strip malls, chain stores, and restaurants.
11
Barnum West
Average price: $175,000
Percentage increase: 19
Percentage increase rank: 19th (tie)
Crime rank: 16th
Schools score: 4
X factor score: 2
The Barnum area is named after the Barnum & Bailey Circus’ P.T. Barnum, who purchased land in the area in the late 1800s. Although Barnum West may not be the hippest neighborhood in Denver, it garnered solid marks for safety (among the 20 best neighborhoods when it comes to total reported crimes) and increased home values (average prices are still under $200,000, but last year alone, home values in the Barnum West neighborhood rose 19 percent). The occupants of Barnum West’s modest ranches with well-manicured lawns are also more ethnically diverse than the residents of many other neighborhoods on this list.
12
Fort Logan
Average price: $299,000
Percentage increase: 12
Percentage increase rank: 38th (tie)
Crime rank: 7th
Schools score: 4
X factor score: 3.5
Though Fort Logan may seem like it’s halfway to Colorado Springs, homes here are priced for first-time homebuyers (average prices hover under $300,000), the high-achieving Kaiser Elementary is a neighborhood anchor, and U.S. 285 offers quick access to the mountains. In the summer, you can spend your weekends boating or fishing on Marston Lake, which is only a few blocks away. Or make the quick trip to Red Rocks for a concert and enjoy a Dale’s Pale Ale in the parking lot while your friends traveling from the central part of the city sit in traffic on Sixth Avenue.
13
University Park
Average price: $727,000
Percentage increase: 5
Percentage increase rank: 53rd (tie)
Crime rank: 13th
Schools score: 5
X factor score: 4.5
Serene Observatory Park is the centerpiece of this upscale neighborhood, which sits between bustling South University and South Colorado boulevards. University Park’s wide streets are lined with larger homes (many have attached carriage houses), and the University of Denver is only a few blocks away. Bike to campus to hear one of the school’s Distinguished Speaker Series lectures, catch a game featuring the Division I hockey or lacrosse teams, or hop on the light rail at the University of Denver station to zip into downtown.
14
University Hills
Average price: $343,000
Percentage increase: 11
Percentage increase rank: 42nd (tie)
Crime rank: 30th
Schools score: 4
X factor score: 4.5
University Hills is a quiet residential neighborhood with wide streets, affordable ranches, and quality schools—the nearby Bradley International School is highly rated. The western border of South Colorado Boulevard provides restaurant and retail options and is home to Landmark’s Chez Artiste Theatre, which shows indie and foreign flicks as well as annual Oscar contenders. The underrated Eisenhower Park has a vibrant recreation center and a pool and also serves as an entrance to the 66-mile High Line Canal recreation trail, which is popular among cyclists and runners.
15
Windsor
Average price: $404,000
Percentage increase: 20
Percentage increase rank: 15th (tie)
Crime rank: 32nd
Schools score: 4
X factor score: 2
If you don’t mind that historic Fairmount Cemetery stretches across the western border of the neighborhood, Windsor’s mix of modest ranches and new builds with larger floor plans at affordable prices might be an enticing option. Nearby, Denver Green School, Place Bridge Academy, and George Washington High School are solid academic choices. The neighborhood gem is the centrally located and picturesque Windsor Lake, where you can kayak or paddleboat while enjoying mountain views.
16
Hilltop
Average price: $827,000
Percentage increase: 1
Percentage increase rank: 61st
Crime rank: 8th
Schools score: 4.5
X factor score: 5
One of Denver’s wealthier neighborhoods, Hilltop gets its name from the fact that it’s situated at a slightly higher elevation than the rest of the city. If homes that cost close to a million dollars, on average, fit into your budget, Hilltop offers tree-lined streets and impressive, classic examples of Denver architecture. Hilltop is also one of the safest neighborhoods on this list, and nearby elementary schools, such as Steck and Carson, are some of the best in the city. Twenty-four-acre Cranmer Park sits in the middle of the neighborhood and, thanks to Hilltop’s perch, has stunning views of the Rocky Mountains.
17
Belcaro
Average price: $909,000
Percentage increase: 0
Percentage increase rank: 62nd
Crime rank: 4th
Schools score: 4
X factor score: 5
Location, location, location—the old real estate adage is a well-suited descriptor for Belcaro, an enclave situated just east of Wash Park and south of the Cherry Creek shopping district. Belcaro’s leafy streets are filled with well-maintained Tudor and ranch-style homes constructed in the 1960s and 1970s as well as newer builds on expansive lots. One of the safest spots in the city, Belcaro also claims the Phipps Mansion, once the residence of former U.S. Senator Lawrence C. Phipps and now owned by Scott Miller and Tim Gill, who run the Gill Foundation, which advocates for LGBT rights.
18
University
Average price: $415,000
Percentage increase: 9
Percentage increase rank: 47th
Crime rank: 27th (tie)
Schools score: 5
X factor score: 4.5
Not surprisingly, the University of Denver is the soul of the University neighborhood, a centerpiece that provides economic and cultural nourishment to the area. There’s also an abundance of college students and the requisite businesses that cater to that crowd, such as Jerusalem Restaurant and Asbury Provisions, the latter of which quietly keeps one of the city’s best-curated draft beer lists. Crime is low, the neighborhood’s schools are highly rated, and average prices are about $300,000 less than University Park, which rests just a few blocks to the east.
19
Platt Park
Average price: $481,000
Percentage increase: 7
Percentage increase rank: 50th (tie)
Crime rank: 19th
Schools score: 4
X factor score: 4.5
Drive down South Pearl Street on a summer weekend night, and you’ll know why Platt Park is one of the top neighborhoods in the city. While Lamborghinis and Range Rovers jockey for position at the valet stand outside Sushi Den, young families stroll this charming commercial district, popping in and out of its myriad restaurants, cafes, and boutiques. Platt Park feels like small-town America tucked into the big city. The homes are also relatively affordable, especially compared to those in neighboring Wash Park.
20
Barnum
Average price: $171,000
Percentage increase: 20
Percentage increase rank: 15th (tie)
Crime rank: 40th
Schools score: 4
X factor score: 2
The character of Barnum is similar to its western counterpart (see number 11), though the eastern edge of this working-class area is closer to Federal Boulevard, which sees more crime. The upside of being near Federal is access to the rest of the city and walkability to hidden ethnic restaurant gems such as China Jade and Saigon Bowl. The eastern side of Barnum is also home to the ’hood’s open space, Barnum Park.
21
Globeville
Average price: $146,000
Percentage increase: 23
Percentage increase rank: 10th (tie)
Crime rank: 39th
Schools score: 4
X factor score: 1
One of Denver’s forgotten neighborhoods, Globeville is experiencing something of a rebirth. Its proximity to downtown and the revitalized Brighton Boulevard corridor are pros, as is the fact that for the first time in years, the city has taken an interest in trying to revitalize this historic area. Inexpensive housing, a substantial increase in home values, and a good elementary school, Garden Place, make for a steal in the overheated Denver market.
22
Overland
Average price: $233,000
Percentage increase: 20
Percentage increase rank: 15th (tie)
Crime rank: 34th
Schools score: 4.25
X factor score: 1
Overland is what you might label an up-and-comer. Average prices are among the most affordable in the city, and there are plenty of signs values will continue to rise. There’s a centrally located light-rail station on West Evans Avenue; the eclectic stretch of South Broadway attracts a young crowd with recent additions such as Former Future Brewing Co. and Corvus Coffee’s flagship location; and the sure-to-be-popular amphitheater being built in Ruby Hill Park is just to the west. The potential downside: Overland lacks the quiet residential feel of many other spots on this list.
23
Elyria-Swansea
Average price: $146,000
Percentage increase: 23
Percentage increase rank: 10th (tie)
Crime rank: 42nd
Schools score: 4
X factor score: 1.5
East of Globeville near the banks of the South Platte River, Elyria-Swansea has a rich history as a smelting and mining settlement. Today, the neighborhood has drawn interest from entry-level buyers in nearby Commerce City. Average prices remain under $200,000, but home values are on the rise, increasing more than 20 percent in 2014. Elyria-Swansea is also home to the Denver Coliseum. What’s more, the city recently adopted a plan that aims to aid the area by, among other things, altering parts of I-70 and adding three new light-rail stations.
24
Montclair
Average price: $451,000
Percentage increase: 10
Percentage increase rank: 44th (tie)
Crime rank: 25th
Schools score: 4
X factor score: 4
Situated between South Park Hill to the north and Hilltop to the south, Montclair has a ton to offer: namely, quiet, safe residential streets with a mix of Victorians and bungalows on sizeable lots. The southern boundary, Sixth Avenue, is a particularly pleasant thoroughfare. What Montclair lacks in the way of hip neighborhood amenities, it makes up for in affordability—average home prices are significantly lower (mid-$400,000s) than many of the adjacent neighborhoods.
25
Regis
Average price: $304,000
Percentage increase: 17
Percentage increase rank: 26th (tie)
Crime rank: 12th
Schools score: 3
X Factor score: 2
The boom the Highlands has experienced over the past five years has now spread to Regis, a neighborhood best-known for Regis University. As people are priced out of the trendy northwest Denver ’hoods, the demand for (relatively) affordable housing has driven folks north, as Regis’ 17 percent jump in average home prices demonstrates. The area has plenty of green space and is dotted with charming bungalows and brownstones. Regis also boasts low crime, a classically beautiful college campus, and quick access to downtown, I-70, and I-25. m
To see recent housing data on all of Denver’s 66 neighborhoods, pick up the May issue of 5280 magazine, or visit 5280.com/realestate2015 on desktop.
Explore Denver’s Real Estate Market
Click on the column headers in the chart below to sort by that value. For example, if you’d like to see a ranking of home price appreciation by neighborhood, click Percentage Increase Rank; to see the safest neighborhoods in order, click Crime Rank; etc. To reset the chart, click on Rank.
The Fine Print: Neighborhoods in blue are included in our list of Denver's 25 Best Neighborhoods of 2015.
Average home prices (as of January 2015) and percentage increases are courtesy of Your Castle Real Estate. Percentage increase reflects the change in average prices from 2013 to 2014. A few Denver neighborhoods did not have statistics available and thus were excluded from consideration.
Crime data—the total number of crimes reported in each neighborhood in 2014—are from the Denver Police Department.
School ratings were taken from Denver Public Schools’ School Performance Framework. The SPF scores for the public schools in each neighborhood were averaged: Five is the highest score, one is the lowest. For areas that did not have schools within their boundaries, we averaged the ratings of the neighborhoods’ feeder schools.
Each neighborhood was given an X factor rating: Five is the highest score, one is the lowest. Ties were broken using the X factor score first and then percentage increase.
For more on our methodology, read the intro located at the top of this page.
