Mile High Home Group – Welcome to Denver

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

Figuring out how much house you can afford in Denver starts with facing the reality of a market where median prices hover around $599,000 for all homes and $650,000+ for single-family detached properties. Late 2025 data shows a balanced environment with more inventory than the pandemic frenzy, giving buyers room to negotiate, but affordability remains stretched—especially with mortgage rates in the 6-7% range and ongoing costs like hail insurance and Douglas County taxes adding up. This calculation matters because getting it right means avoiding overextension while capturing long-term equity in a metro where quality locations still appreciate steadily, even through cooling phases.

The good news is Denver’s shift toward balance lets serious buyers focus on sustainable numbers rather than rushing in. Here’s a straightforward way to run yours.

Start with Your Core Numbers: Income, Debt, and Savings

Affordability boils down to three anchors you control.

Your gross monthly income sets the front-end limit. Lenders typically cap housing payments (principal, interest, taxes, insurance—PITI) at 28-36% of gross income. For a $120,000 household income ($10,000/month), that’s $2,800-$3,600 monthly before other debts.

Subtract existing obligations like car loans, student debt, or child support for the back-end ratio (total debt under 43-50%). If you carry $800/month in non-housing debt, your housing budget shrinks to $2,000-$2,800.

Down payment and reserves matter most in Denver. Aim for 5-20% down ($30,000-$120,000 on a $600,000 home), plus 3-6 months of payments in cash reserves. Colorado’s hail-prone climate demands this buffer—unexpected $10,000 roofs aren’t rare.

Factor in Denver-Specific Ownership Costs

National calculators miss Front Range realities. Here’s what adds 20-30% to basic PITI:

Property taxes average 0.55-0.65% annually ($3,300-$3,900 on $600,000), phasing in over two years under TABOR. Douglas County (Highlands Ranch) runs lower; Jefferson (Lakewood) slightly higher.​

Homeowners insurance hits $2,500-$4,000 yearly ($200-$350/month), up 15-25% lately from hail and fire risks. Foothill homes pay more; urban condos less.

Utilities for a 2,500 sq ft home average $4,200-$5,500/year ($350-$460/month)—Xcel gas spikes in winter, electric in summer AC season.

HOAs in master-planned suburbs (Parker, Lone Tree) add $800-$1,500/year ($65-$125/month) for trails and snow removal.

Maintenance reserve: 1-1.5% of home value yearly ($500-$750/month equivalent) covers hail-dented roofs every 10-15 years and freeze-thaw driveway repairs.

Monthly Cost Category	Typical Denver Range	Example on $600K Home
Principal + Interest (6.5%, 20% down)	$2,800-$3,200	$3,000
Taxes	$275-$325	$300
Insurance	$200-$350	$275
HOA (if applicable)	$65-$125	$100
Utilities	$350-$460	$400
Maintenance Reserve	$500-$750	$600
Total	$4,190-$5,210	$4,675

At $4,675 total, you’d need $155,000+ gross income to stay under 36% housing ratio—a household reality for many but a stretch for first-timers.

Run the Math: Three Scenarios for Different Buyers

Scenario 1: First-Time Buyer ($100K Household Income)

Comfortable PITI: $2,300-$2,900 (28-35%).
After taxes/insurance/HOA/utilities/reserves: $600K max purchase, but realistically $450K-$500K for breathing room (condo/townhome in Arvada or Aurora).
Why it works: More inventory means negotiation on $400K attached homes; equity builds despite flat short-term prices.

Scenario 2: Move-Up Family ($175K Income, $100K Down)

PITI room: $4,000-$5,000.
Total budget: $700K-$800K (3-4 bed ranch in Littleton or Centennial).
Key: Prioritize C-470 access and plowing priority—saves time/gas equaling $3,000/year value.

Scenario 3: Relocator/Investor ($250K Income, 20% Down)

PITI up to $7,000.
$1M+ single-family in Highlands Ranch or Cherry Creek North.
Focus: Cap rates 4-5% if renting; 5-7% appreciation long-term in premium pockets.​

Use this formula:
Affordable Price = [Monthly Budget × 12 × Loan Term Factor] / (1 + Tax/Ins/Other %)
Online calculators like NerdWallet adjust for Denver ZIPs, but plug in local insurance/tax estimates.

Neighborhood Choices Stretch Your Dollar

$550K buys:

• Central Denver: 1,500 sq ft condo near light rail (walkable, low maintenance).​
• Arvada/Lakewood: 1970s 3-bed ranch, 20-min DTC drive, mature trees shading AC bills.
• Aurora: Newer townhome, I-225 access, but watch HOA reserves.

$750K unlocks:

• Littleton: Walkable downtown core, Jefferson plowing reliability.
• Highlands Ranch: Master-planned trails/schools, but $1,200 HOA.
• Parker: Space on half-acre, longer C-470 to DTC.

Avoid: Foothill WUI zones (insurance 20-40% higher), flood plains (basement risks), or transient new builds (HOA hikes).

Budget Range	Smart Neighborhood Picks	Why They Hold Value
$400K-$550K	Arvada condos, Aurora townhomes	Transit, low HOA, steady rentals
$550K-$750K	Littleton ranches, Lakewood	Proven stock, plowing priority, schools
$750K+	Highlands Ranch, Centennial	Trails, master plans, family retention

Rates, Reserves, and Colorado Curveballs

At 6.5% rates (late 2025 norm), every 0.5% drop adds $100/month affordability. Lock pre-approval; assumable 3% loans on 2020 buys save thousands.

Beyond PITI:

• Hail reserve: $8K-$12K roofs every 10-15 years (Class 4 shingles standard).
• Freeze-thaw: Driveways heave; budget $4K/decade.
• HOAs: Master plans fund amenities but hike 5-10%/year if reserves thin.​

Cash flow test: After full costs, can you save 10-15% income? If no, downsize location or type.

Timing: Balanced Market Means Buyer Leverage

Inventory up 20-30% year-over-year favors you—days on market 25-35, close-to-list 98-99%. Negotiate credits for inspections (roof, drainage, sewer scopes critical). Spring surges activity; winter offers deals on motivated sellers.​

Long-term: 4-6% compounded appreciation in strong suburbs outpaces inflation, even if 2026 dips 1-3%.​

Make Your Number Personal

1. List income/debts/savings.
2. Add Denver multipliers (tax 0.6%, ins $300/mo, utils $400).
3. Test PITI under 32% gross.
4. Map 20-30 min commute radii.
5. Compare 5 comps per neighborhood.

Tools like Bankrate’s calculator with local inputs nail it.

Conclusion: Affordability Is About Fit, Not Maxing Out

In Denver’s balanced market, affording a home means matching purchase power to sustainable costs and location quality, not chasing median prices. Thoughtful buyers land in resilient spots building equity quietly amid hail, commutes, and growth.

Reach out today for your custom Denver affordability analysis—we’ll crunch your numbers against real listings and show exactly what fits.