Greenwood Village's Median Price Is Hiding Two Different Markets

"Opportunities like this simply don't come along often in Greenwood Village."

That's Century Communities Regional President Todd Baker, standing on a construction site on East Berry Avenue in early June, describing a 13-acre parcel that sat empty for most of the past two decades. He's right about the scarcity. What he's not saying, because it's not his job to say it, is that the same week his crews broke ground on 90 new luxury homes, resale listings a few blocks away were sitting on the market for more than two months and taking price cuts at a rate not seen since before the pandemic.

Both things are true. Neither shows up if you only look at the median.

One number, two markets

If you've been watching Greenwood Village from the outside, the topline read looks like a plateau. Listed homes carried a median price near $1.48 million in June 2026, down about 7 percent from both the prior month and the year before. That sounds like a market cooling gently and evenly across the board.

It isn't even. Look at the $1.5 million-plus tier specifically, and the most recent closed-sales read this summer put the median sale price near $1.8 million, with homes sitting a median of 76 days before going under contract, up from just 15 days a year earlier. A median blends a $650,000 townhome near the Denver Tech Center with a $2.8 million estate off the High Line Canal. Average the two together and you get a number that describes neither.

Greenwood Village right now is really two markets moving in opposite directions. The attached, DTC-adjacent segment is still tight. The detached, higher end of the single-family core is not.

What each segment actually looks like

The middle two rows are where the real story lives. Entry-level detached homes are still trading fast because there's genuine scarcity below $1 million. But the classic single-family core, the $1.1 million to $1.6 million band that makes up most of Greenwood Village's detached housing stock, is where sellers are granting concessions. In a rolling 30-day snapshot taken this summer, 60 percent of active listings had already taken a price cut, up more than 17 points from a year earlier, with homes closing at a sale-to-list ratio of about 93 percent. Closing-cost credits in the 2 to 4 percent range have become routine, and seller-funded rate buydowns were showing up in roughly a third of tracked deals as of mid-June 2026, as the 30-year fixed rate settled into a 6.45 to 6.55 percent band. That's a meaningfully different negotiating table than the one sellers sat at through 2021 and 2022.

The 90 homes changing the calculus

The reason this matters right now, and not in some abstract future, is what's rising on East Berry Avenue.

The Village at Landmark broke ground on June 4, 2026, in an invitation-only ceremony that drew Mayor George Lantz and members of city council. Century Communities, headquartered in Greenwood Village, is building 90 detached single-family homes on the 13-acre site directly across from The Landmark's condo towers, walking distance to Landmark Theatres, Comedy Works, JING, and Upstairs Circus. The site had sat mostly idle since the 2008 downturn, caught for years between redevelopment pressure and neighborhood concerns about density and traffic, before winning city council approval.

Two home collections, designed by Godden Sudik Architects, will span roughly 3,280 to 4,500 square feet with private elevators, rooftop living spaces, basements, and three-bay garages. Pricing is expected to run $1.7 million to $3 million, with model homes under construction later in 2026 and sales anticipated for spring 2027.

Greenwood Village almost never gets new single-family supply. The city is essentially built out, its zoning protective of low density, and the last decade of development along the I-25 spine has been office towers, mixed-use, and multifamily, not detached homes with yards. That scarcity is precisely why Landmark is significant.

Why a 2027 project is already moving 2026 prices

Here's the part that doesn't fit the usual new-construction story. Ninety homes delivered over two or three sales seasons will not flood a market the size of Greenwood Village. They will not, on their own, explain a jump from 15 days on market to 76.

What they do explain is a shift in leverage that's already visible before a single Landmark home has a price tag. A resale seller in the $1.1 million to $1.6 million core is now competing, at least in buyers' minds, against a known future alternative: a brand-new home with an elevator and a rooftop deck arriving in spring 2027 at a published price. That knowledge changes what a buyer is willing to pay today for a decades-old floor plan, even before the new homes exist. The anticipation of supply behaves like supply.

That's also why the advice cuts the opposite direction from what you'd expect. Waiting for Landmark's 2027 sales doesn't get a buyer a better deal. It gets them a builder-set price with no negotiating history, competing against every other buyer who read the same press release. A resale seller sitting at 76 days on market today is a far more flexible counterparty than a sales office next spring.

The whole premise behind Landmark's $1.7 million to $3 million price band rests on one assumption: that Denver Tech Center employers keep generating the kind of executive relocations that produce $1.5 million-plus home buyers. That assumption is worth watching, not taking on faith. In May 2026, Greenwood Village's city council granted Granite Properties a three-year entitlement extension on a planned 12-story, roughly 325,000-square-foot office tower at 6430 South Fiddlers Green Circle, a building first approved back in 2023. An extension, rather than a groundbreaking, is a quieter signal than a ribbon-cutting, and it's the kind of detail that tells you more about the timeline than the headline project does.

How Greenwood Village compares to its closest neighbor

Buyers weighing Greenwood Village against Cherry Hills Village are often really weighing lot size against location. Cherry Hills typically commands a 15 to 30 percent premium over comparable Greenwood Village properties, driven largely by minimum one-acre lot zoning in many of its sections. If land and privacy are the priority, that premium buys something real. If DTC access and walkable amenities like the Landmark district matter more, Greenwood Village's density, the same density that makes new construction so rare, is doing a different kind of work for the price.

What this means if you're deciding when to list

For owners in the $1.1 million to $1.6 million core specifically, the math points toward this year rather than next.

• A 2026 listing negotiates against other resale homes, not against a builder's fixed price sheet.
• The concessions already common right now, closing-cost credits and rate buydowns, are tools a seller can offer selectively rather than concede across the board.
• Pricing against recent comparable closings, not against the citywide median, keeps a listing grounded in what similar homes are actually doing rather than a number that's averaging in a segment you're not competing with.
• The estate tier above $3 million and the attached product below $800,000 are largely insulated from Landmark's arrival. If your home sits in either of those bands, the calculus above doesn't apply the same way.

A few questions worth asking directly

Will 90 new homes hurt resale values across Greenwood Village? Not broadly. Ninety homes absorbed over multiple sales seasons is real competition inside the $1.7 million to $3 million band specifically, not a citywide inventory shock.

Is this a buyer's market or a seller's market? Both, depending on where you're standing. The sub-$1.2 million segment still favors sellers. The $1.5 million-plus segment is the most negotiable it's been in years.

Should I wait to see Landmark's actual sale prices before listing? Waiting means listing into direct competition with a builder who has no reason to negotiate, at a price the market has already priced into current resale conversations. The information gain from waiting is smaller than it looks.

If you own a home in that classic single-family core and are weighing whether this is the year to list, or you're relocating into the DTC corridor and want a clear read on which resale opportunities make sense before Landmark's spring 2027 sales begin, Julie Egan and Sallie Grewe can walk through the comparables that apply to your specific street and price point. Request a private consultation and market evaluation to see where your home sits in this market before the rest of the buyers do.