Mile High Home Group – Welcome to Denver

This guide is part of our complete Denver Real Estate Guide → [Denver Real Estate Guide]

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First-time homebuyers in Denver face a balanced market where median prices hover around $575,000-$599,000, inventory provides real choices, and mortgage rates near 6.25% reward preparation over rushing. Neighborhoods like Capitol Hill and Congress Park offer walkable entry points under $500,000 for condos, while light rail expansions ease I-25 commutes from RiNo townhomes—key for building equity amid hail insurance hikes and $4,200 annual utilities. This guide focuses on practical steps because getting financing, inspections, and location right upfront avoids the 20-30% of buyers who back out post-contract, preserving your down payment and timeline in a city where weather-tested homes hold value longest.​

Denver’s shift from frenzy to functionality suits thoughtful first-timers—here’s how to navigate it.

Assess Your Finances: Down Payment and Pre-Approval Realities

Start with cash reality before dreaming listings.

Colorado’s CHFA programs offer 3-5% down for incomes under $150,000, pairing with FHA loans at 3.5% down—total $17,000-$30,000 on $500,000. Factor closing costs (2-4%, $10,000-$20,000) and 3-6 months reserves ($15,000+), as hail roofs hit $10,000 unexpectedly.

Get pre-approved from local lenders like Ent Credit Union—they know Denver taxes (0.6%) and insurance ($2,800/year). Stress-test at 7% rates; PITI under 32% gross income rules out stretching.

Capitol Hill condos fit $100,000-$120,000 households at $3,100 monthly total; RiNo townhomes push $140,000+.

Target Entry-Level Neighborhoods in Denver Proper

Focus on transit and resilience over size.

Capitol Hill: Walkable Condo Entry ($400K-$500K)

1,300 sq ft units near Cheesman Park offer 90+ walk scores, light rail to DTC in 20 minutes. Low $300 HOA; density buffers hail claims. Proven rentals if life shifts.

Congress Park: Bungalow Stretch ($450K-$550K)

1,800 sq ft 1920s homes with basements near Steck Elementary. Colfax access avoids I-25; mature shade saves $400 utilities. Negotiate roofs pre-close.

Five Points/RiNo: Modern Townhomes ($450K-$600K)

1,600 sq ft newish attached near McAuliffe School. Colfax flows steadily; rooftop decks suit remote work. Watch HOA reserves for hail cycles.

Avoid flood-prone basements; prioritize south solar gain.

Budget	Neighborhood	Size/Type	Monthly Total (6.25%, 5% Down)	Commute Win
$400K-$500K	Capitol Hill	1,300 sq ft condo	$2,900	Light rail DTC
$450K-$550K	Congress Park	1,800 sq ft bungalow	$3,400	20 min Colfax
$450K-$600K	Five Points	1,600 sq ft townhome	$3,600	River proximity

Navigate the Buying Process: Offers to Closing

Finding and Touring

Use REColorado for 30-day comps; filter HERS 70+ efficiency. Tour peaks (Saturday AM) to test light rail timing. Winter reveals plowing—Capitol Hill clears first.

Making Offers

Balanced market means 98% list-to-close; offer 2-5% under with inspection/sale contingencies. Capitol Hill sellers credit $5,000 roofs. Waive nothing—sewer scopes catch $8,000 clogs.

Inspections: Denver-Specific Musts

Hail roof (Class 4 impact-rated), freeze-thaw foundation cracks, drainage grading. Radon tests standard ($800 mitigation). HOA docs if attached—review reserves >50%.

Appraisal gaps common; negotiate seller credits over price cuts.

Budget for True Ownership Costs

PITI headlines miss hail realities.

• Principal/Interest: $2,500 on $475K (5% down, 6.25%).
• Taxes: $2,400/year ($200/month).
• Insurance: $2,800/year ($235/month, hail deductible $5,000).
• HOA (if any): $250-$400.
• Utilities: $4,200/year ($350/month, Xcel peaks).
• Maintenance Reserve: 1% value ($400/month equivalent).

Total: $3,900/month baseline. Buffer 10% income post-housing.

Long-Term Strategy: Building Equity in Denver

Hold 5-7 years minimum—4-6% appreciation compounds post-pandemic plateau. Capitol Hill density sustains demand; RiNo transit boosts rentals (5% cap if needed).​

Refi when rates dip below 5.5%; ADU zoning adds value by 2030.

Seller mindset early: Minor updates (paint, fixtures) yield 8:1 ROI on resale.

Common Pitfalls and How to Avoid Them

Overlook reserves—3 months PITI cash prevents hail panic.
Ignore commutes—test I-25 peaks from Five Points.
Skip disclosures—hail history reveals patterns.
Chase trendy—Congress Park matures faster than infill.

Market Timing for First-Timers

Late 2025 balance favors you: 19-25 days on market, growing inventory. Winter softens competition; spring revives but negotiable.​

Your Action Plan

1. Calculate down/reserves; get CHFA pre-approval.
2. Map 20-min DTC radii, filter walk/transit.
3. Tour 5-10 Saturdays; comps guide offers.
4. Full inspections; negotiate credits.
5. Close with attorney review ($1,000 wise).

Conclusion: Preparation Unlocks Denver Equity

Denver rewards first-time buyers who align finances, location, and realities—turning $500K condos into wealth builders through proven neighborhoods and smart holds.

Reach out today for your personalized Denver first-time buyer roadmap—we’ll crunch comps, run scenarios, and tour fits for your budget and commute.