Denver attracts buyers nationwide with its outdoor lifestyle, and stunning Rocky Mountain views. With over 2,000 homes for sale in Denver, you have plenty of options. But you must get preapproved, check neighborhoods, and attend open houses.
With Houzeo, Denver’s best home buying website, managing your home search is simple. You can look through the latest listings in the Mile High City, save your favorites, schedule showings, and submit offers, all at your fingertips.
👉 Download the Houzeo mobile app to simplify your Denver home search.
At a Glance:
- Determine whether you’re purchasing a primary home, a vacation getaway, or a rental property, and choose the best neighborhoods in Denver that match your goals.
- Set aside 30–45 days for mortgage pre-approval. Aim for a credit score of 620+ to stay competitive in Denver’s fast-moving market.
- Explore FHA, VA, or USDA loans, and apply for Colorado programs like CHFA.
- Use platforms like Houzeo to search Denver homes by city, price, or must-have features like pools or parking.
- Schedule inspections for the roof, HVAC, and plumbing.
- Expect 2%–5% in closing costs. After purchase, file for Colorado’s Homestead Exemption to reduce your property taxes.
7 Steps for Buying a Home in Denver⛰️
Buying a house in Denver, Colorado, doesn’t have to be complicated. Whether you’re just starting your search or are already browsing homes for sale in Cherry Creek, these 7 simple steps will help you move forward with confidence:
Step 1: Decide Your Homebuying Purpose
Whether you’re looking for a getaway or seeking an investment, knowing why you’re buying real estate in Denver is essential. It sets your expectations and helps you make smarter choices. Here’s what you should keep in mind:
- Primary Residence vs. Investment: Choose places that fit your lifestyle, whether it’s a vibrant urban area like LoDo or a quieter suburb like Lakewood. For investment properties, consider homes for sale in Capitol Hill, where tourism drives demand.
- Short-Term or Long-Term: If you plan to live in the house for only a few years, focus on neighborhoods with strong resale value and upward market trends. Check out homes for sale in Highland or Washington Park, where the housing market continues to grow.
- Space Requirements: If you’re looking for larger lots or big backyards, consider suburban areas like Centennial or Parker. But if you prefer something easier to manage, condos in places like downtown Denver can be a smart option. However, they often have smaller lots.
Calculate the cost of living in Denver to get a detailed breakdown of expenses like housing, utilities, transportation, and more. 🏡
Step 2: Explore Financing Options
Before making a purchase, it’s important to understand the financing options available for you to make an informed decision. Here’s what you need to do:
1. Prepare Financially
- Check Your Credit Score: Lenders will check your credit score to determine if you’re eligible for a loan. Aim for a score of 500+ for an FHA loan and 620+ for a conventional loan.
- Calculate Your Debt-to-Income (DTI) Ratio: Lenders often use your DTI ratio to assess how much home you can afford. Keep your DTI below 36%, especially if you want a home in an expensive region like Washington Park or the Highlands.
- Set Your Budget: Ensure your budget includes property taxes, homeowners’ insurance, and HOA fees.
👉 Use a Colorado mortgage calculator to estimate how much property you can afford in the Centennial State.
2. Explore Loans and Assistance Programs
Down payments in Denver usually range between 10% and 20%, but often vary based on the financing option you choose. You can also look for suitable Down Payment Assistance Programs (DPAs) to help you cover part or all of your down payment.
| Program | Description |
| FHA Loans | Require just 3.5% down and are ideal if you’re a first time home buyer in Denver. |
| VA & USDA Loans | Offer 0% down with lower interest rates. Perfect for veterans or those purchasing homes in rural areas. |
| CHFA Down Payment Assistance | The Colorado Housing and Finance Authority provides down payment and closing cost assistance through grants or second mortgage loans for eligible buyers across the state, including Denver. |
| MetroDPA Program | A Denver metro–specific program that offers up to 5% of the loan amount as down payment assistance; forgivable after three years if you stay in the home. |
| City of Denver Programs (OED) | The Office of Economic Development partners with lenders to provide grants and low-interest loans for income-qualified buyers purchasing within city limits. |
Step 3: Get Pre-Approved for a Mortgage
The Denver housing market is competitive, so get a mortgage pre-approval to show sellers you’re a serious buyer. In fact, 86% of sellers prefer buyers who are pre-approved. It also helps you negotiate better, and reduces delays in the transaction.
Shop around to find the best Denver mortgage lenders—compare their programs, rates and terms. Once you’ve narrowed down your options, get pre-approved by submitting documents like proof of income, credit history, bank statements, and your ID proof.
Step 4: Dive Into the Denver Market
Whether you’re looking at houses for sale in Union Station or anywhere else in the Mile High City, here’s how to buy smart:
- Online Listings: If you’re wondering how to buy a house, starting with online listings is a good first step. Use platforms like Houzeo to search homes for sale by price, zip code, and more. You can also filter for must-haves like a backyard, waterfront view, etc.
- FSBO (For Sale By Owner) Homes: Explore FSBO listings, as they often offer more flexibility in price negotiations. This is because sellers aren’t paying 5% to 6% in agent fees.
La Junta is the nicest and cheapest place to live in Colorado. The number of homes for sale in La Junta is on the rise, thanks to its safe neighborhoods and diverse job opportunities.
Step 5: Make a Competitive Offer
In Denver’s competitive housing market, homes tend to sell fast. Make sure you focus on real estate comps for a more accurate picture. Here’s a checklist to help you craft a strong offer:
- Seller’s Name and Address: Don’t forget the basics—include the seller’s legal name and property address.
- Price and Terms: Offer a price based on Fair Market Value (FMV) and comparable sales. In high-demand areas like Washington Park, you might need to offer above the asking price to stand out.
- Down Payment: In Denver, down payments usually range from 3% to 20%. In competitive markets like LoDo, a larger down payment can strengthen your offer.
- Earnest Money: Boost your earnest money deposit to show you’re serious, especially in hotspots like Sloan’s Lake or Five Points, where homes can go fast.
- Contingencies: Include protections like home inspection, financing, and appraisal contingencies. In Denver, it’s also smart to account for hail damage and aging roofs due to the city’s frequent storms.
- Concessions: Request the seller to cover some closing costs. It’s common to negotiate repairs after the inspection, such as roof issues, HVAC problems, or plumbing leaks.
- Deadline for Seller’s Response: Set a 24- to 72-hour deadline to encourage a prompt reply. This helps prevent delays and keeps you on track for Colorado’s average 44-day closing timeline.
- Closing Costs: Expect closing costs around 2% to 5% of the home’s price, including title insurance, property taxes, and lender fees.
Step 6: Conduct Inspections and Appraisals
A standard home inspection in Colorado should cover:
- HVAC System: Ensure the heating and cooling system can handle Denver’s heat and cold winters. This is essential for year-round comfort at high altitude.
- Plumbing: Check for leaks, corrosion, and pressure issues, especially in pre-1980s homes that may have outdated galvanized pipes prone to failure.
- Electrical System: Verify everything is up to code and can withstand storm-related power surges, which are common in Colorado.
- Roof Condition: Inspect for hail damage, missing shingles, or general wear. Denver’s frequent hailstorms make roof condition a top priority.
- Foundation and Structure: Watch for cracks or settling, especially in areas with sandy or shifting soil common across the Front Range.
If you’re browsing homes for sale in Denver or elsewhere, ensure that you get a wind mitigation inspection for any risk. Also, if you have a condo over 30 years old and higher than two stories, make sure you get a Milestone Inspection for structural safety.
Once the inspection is complete, your lender will order a home appraisal to confirm the property’s market value. This step ensures the loan amount aligns with what the home is actually worth. It can impact final loan approval, especially if the appraisal comes in low.
Step 7: Close on Your Denver Home
Almost there! Closing usually takes 30–45 days, from signing the contract to getting the keys in your hand. Here’s what you can expect:
- Final Walkthrough: Make sure all repairs have been completed, and the home is in the agreed-upon condition.
- Buyer Closing Costs: Expect to pay 2%–5% of the home price. This includes title fees and lender charges, plus prepaid taxes or insurance.
Once you sign the dotted line and transfer the escrow—congratulations, you’re officially a homeowner. Grab those keys and cue your happy dance! 🎉
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the home is your primary residence, apply for Colorado’s Homestead Exemption to reduce your property taxes. You could get up to a $75,000 reduction in taxable value.
- Set Up Utilities: Arrange for water, electric, internet, and trash service through local providers like Xcel Energy. Because of Denver’s dry climate, many homeowners also install irrigation systems or sprinklers to maintain their lawns.
- Get Insurance: Homeowners insurance is required if you’re financing. In Denver, make sure your policy covers hail, snow, and wind damage, as these are common weather-related risks.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae build-up. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Denver Without a Realtor?
To buy a home in Denver, start by researching neighborhoods and browsing listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Should You Buy a House in Denver, Colorado?
Absolutely! Denver offers incredible opportunities for homeowners, whether you’re buying for investment, residence, or vacation. Moreover, with more homes being sold below the list price, now’s the best time to buy a house in Colorado.
Whether you’re drawn to LoDo’s vibrant nightlife or the mountain views in Highlands Ranch, Denver has it all. There’s a spot to match every lifestyle and budget. So if you’re on the hunt, check out our list of the best places to live in Colorado!
