What are the Best Neighborhoods in Denver?

Question

Denver's 5280 magazine is out with the "25 Best Neighborhoods in Denver," so it seems time to debate.

South Park Hill topped the list, followed by some usual suspects like Congress Park, Washington Park, Highlands, yada yada yada. Any first-time homebuyers out there looking for moderately priced homes? There were two neighborhoods on the list with 2019 average home prices below $400,000.

• West Barnum -- We've been steering buyers this way for a while (like this awesome house hacking couple). This area is the continuation of Sloan's Lake development's march southward. Villa Park is crazy already. Now West Barnum is getting it. Cute little starter homes and with easy quick access to downtown. This area will only get hotter.
• Indian Creek -- I got to admit: I'd never heard of this neighborhood just east of Virginia Village. Guess I got to check it out.

So ... any thoughts on the best neighborhood in Denver? For me, it's either South Broadway or Capitol Hill. I like shops and bars and restaurants near where I live, and I need more grit than what some of the "hot" spot offers. What do you all think?

Marcus R. · Answer

Great thread!  You'll probably get a million different answers, but I love Five Points.  It's a great mix of history and new development.  I also love that it's still walking/biking distance to both City Park and Cheeseman and it's very easy to get to RiNo as well.  You're obviously still close to downtown too but these days I don't spend much time down there, hopefully that'll change if/when sports come back.  Something small that I like is that parking is relatively easy to find which isn't always the case in every Denver neighborhood.

Zac Newell · Answer

Five Points is great, RiNo is great, Wash Park, Highlands...

These days there are so many great neighborhoods in Denver.  It's hard to pick the best one!

John Prucha · Answer

My emphatic vote for starter homes with upside is West Barnum.

Many of the properties are zoned E-SU-D1X making it possible to build out an ADU in a detached garage or basement. Since purchasing my 3/2 home in Sept 2018 it's easily appreciated over 50K based on recent sales and house hacking allowed me to live almost mortgage free! After a lot of red tape with the city of Denver I'm finally near completion of an ADU (previous detached 4 car garage) that beats the 1% rule that will rent for about $1,950/month.

Please feel free to reach out if you are thinking about an ADU build in Barnum, I'm more than happy to share what I've learned to help shorten the process.

Cheers!

Graham Watts · Answer

It's not as affordable but RiNo is a favorite for quality of life and ability to walk everywhere. Also South Broadway for similar reasons!

Elisabeth Ihler · Answer

I feel like Hale/Mayfair is an undersung neighborhood for families. It’s sandwiched between South Park Hill and Hilltop, less expensive than either and has (IMO) housing stock just as nice as much of Park Hill although it lacks the mansions on parkways. The 9th and CO development is a little generic and franchise heavy but is a nice injection of retail into the neighborhood.

Ramon Alire · Answer

The Berkely neighborhood is gem of a spot off of 44th and Tennyson. It's growing fast and shows no sign of slowing down. Tennyson St itself serves as an outdoor mall type experience with various eating establishments and shops as well as multi-level multi-familes front and center to the action. The surrounding residential area has giant luxury duplexs popping up left and right.  I was a subcontractor for one of the home builders developing the area and the condos were in the low 700's easy,  some of them priced in the higher 800's. It's very common to spot these new $million+ duplexs next to the old 600 ft² shacks that inhabitated the neighborhood in days of yore. Big lots and tall trees also add a certain appeal.  Most of the new condos are 3 and 4 stories tall, giving excellent views of both the mountains and downtown.

Greg Pond · Answer

Thanks for sharing. I haven't heard of Indian Creek, but probably driven through the neighborhood a thousand times. I'm a little surprised Stapleton didn't make the list. I'm a little biased because I live there, but I figured it would land somewhere in the 20's. Always a great read when 5280 comes out with their best neighborhoods.

John Prucha · Answer

@James Carlson

It would be great to see that little commercial strip on 1st developed a bit further. It would definitely help the neighborhood appreciate and grow. It's going to be a 2/1 carriage house. We are running electric, water and sewer to the unit. The garage did not meet current set back zoning rules and applying for a variance was a bit of a nightmare but I eventually  got permission. I needed surveyor work a bunch of photo documentation and measurements of ADUs around the neighborhood showing that there was precedent for the zoning infringement.  They required a written endorsement of a neighborhood organization (thank you Community Coalition of Barnum) and then a presentation/pitch to a city panel. Fortunately it went well. I have all the contacts, neighborhood photos/measurements, and presentation if you known anyone who wants to skip some of the labor in applying for a setback variance.

Scott Trench · Answer

I'd add my voice to the mix for Barnum/West Barnum. I own property just south of West Barnum and in Villa Park (Villa Park in 2016, West Barnum in 2017). I think the Villa Park area has already seen the pricing rise to meet the high expectations of future development.

James Carlson · Answer

@Anson Young

Right? I was a journalist for 10 years, wrote for newspapers and magazines, and I have worked on a few of these types of lists before. The editors always want those one or two surprise entries that will make people feel like they're getting inside information. Well, I didn't know that! How interesting.

The Indian Village inclusion feels like the requisite "surprise" addition. Or maybe I'm wrong, and Indian Village is about to blow up. Time to buy!

What are the Best Neighborhoods in Denver?

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