Can LoDo Stay Hot in a Cooling Market?
Inventory at 15+ months and DOM up 120%, but condos near Union Station and Coors Field still command premium positioning. A clear buyer's market — for now.
The bottom line
LoDo's condo market has shifted decisively into buyer's market territory.
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The quick read
Inventory at 15+ months and DOM up 120%, but condos near Union Station and Coors Field still command premium positioning. A clear buyer's market — for now.
What this means if you're buying
- You're in the driver's seat. With 15+ months of supply, you have time to compare buildings, HOAs, and views without losing the right unit overnight.
- Target value-add opportunities and stay alert for off-market listings. Sellers facing extended DOM are increasingly open to creative terms.
- Vet the building, not just the unit. HOA financials, capital projects, and insurance trends now meaningfully affect long-term value.
What this means if you're selling
- Price proactively before inventory builds further. Anchoring to 2022–23 comps is the fastest way to stall — list into the active competition.
- Presentation is non-negotiable. Pro photography, staging, and a tight feature story separate the homes that close from the ones that linger.
- Use credits and concessions before deep price cuts. A targeted rate-buydown credit often nets the buyer more monthly relief while preserving your headline number.
The Numbers Behind the Read
Supporting data for the signals above.
Median Sold Price
Falling1.1%$592.5K
June 2025
Median Estimated Value
Falling1.1%$675.46K
-5.2% YoY
Months of Inventory
15.14
+60% YoY
Sold-to-List Ratio
97.1%
Median Days on Market
Rising120.0%55
Market Type
Buyer's market
Buyer Demand Indicator
Selective, patient
Seller Positioning Signal
Price proactively
Sold-to-list ratio
97.1%
Mild discount
At a glance: Buyers are negotiating modest discounts off list.
Days on market
Slow pace
55
median days
At a glance: A slower market — well-priced, well-prepped homes still move. About 23 days slower than the metro average.
Buyer / Seller Tilt
Buyer leaning
Index
30
At a glance: Buyers have a slight edge — well-prepared offers can win without overpaying.
Median Sold Price · 6 mo
Source: local MLS data as of August 6, 2025. Deemed reliable but not guaranteed. Educational use only — not an appraisal or valuation of any specific property.
Deeper ReadRead more
LoDo's condo market has shifted decisively into buyer's market territory. July 2025 inventory sits at 15.14 months — up nearly 60% year over year — well above the balanced range.
Median estimated value is $675,460 (-1.1% MoM, -5.2% YoY), while June's median sold price came in at $592,500 (-1.09% MoM) with sold-to-list at 97.1% and DOM stretching to 55 days (+120% MoM). Much of the adjustment reflects recalibrated expectations after a rapid post-pandemic run-up.
Fundamentals remain strong — walkability, transit, skyline views, and a deep cultural anchor — but turnkey, well-priced, well-marketed homes are the only ones moving briskly. Sellers need standout marketing and pricing strategy; buyers have real room to negotiate.
Neighborhood context
LoDo is Denver's oldest and most historically layered neighborhood — a fusion of restored red-brick warehouses, Beaux-Arts grandeur, and modern glass towers. The arc runs from frontier outposts at the confluence of Cherry Creek and the South Platte (1858–60), through the railroad and warehouse boom of the 1880s, the opening of Union Station in 1914, decades of decline through the 1980s, and the 1988 historic preservation ordinance and Dana Crawford's Larimer Street efforts that kicked off the LoDo renaissance — including Wynkoop Brewing Company, Colorado's first brewpub. Coors Field opened in 1995, the Pepsi Center (now Ball Arena) in 2000, and Union Station's 2014 reimagining cemented LoDo as a multimodal urban hub. The current chapter is vertical luxury: McGregor Square next to Coors Field (103 luxury condos plus retail and the Rally Hotel), The Coloradan (a 334-unit high-rise beside Union Station with residences from $500K to $1M+), and 18th & Market (under construction with luxury condos from the low $600Ks, completing late 2025). Limited land and high desirability continue to drive amenity-rich vertical living, even as today's cycle gives buyers a rare window of leverage.
Frequently asked
Is LoDo really a buyer's market?
Yes. Condo inventory at 15.14 months is up nearly 60% year over year, sold-to-list sits at 97.1%, and median DOM has stretched to 55 days. Buyers have meaningful negotiation room.
Why have values dropped 5.2% year over year?
Mostly recalibration after a rapid post-pandemic run-up, layered with rate sensitivity and a flood of relisted units from earlier in the year. Fundamentals — walkability, transit, lifestyle — remain strong.
What buildings should I focus on?
McGregor Square (next to Coors Field), The Coloradan (beside Union Station), and the upcoming 18th & Market are the headline new-construction options. For resale, prioritize buildings with healthy HOA financials and minimal deferred maintenance.
How should sellers approach this market?
Price proactively against active competition, invest in presentation (staging and pro photography), and prefer targeted credits over deep price cuts to preserve the headline number while still moving the home.
Explore planning toolsOpen
Tools & Resources
Run the numbers, then keep reading.
Four calculators sized to LoDo's typical price band. Pick the question you're working through. All educational.
Payment snapshot
30-year fixed · Principal & interest
$2,996/mo
Loan amount
$474,000
Down cash
$118,500
Rate used
6.50%
Estimate excludes taxes, insurance, HOA, and closing costs. For planning only, not a loan offer.
Quick references
Glossary
Real estate terms, plain-English.
Sold-to-list, days on market, months of inventory — what they mean and why they move.
ReadBuyer checklist
Before your first tour.
What to have lined up — pre-approval, inspection priorities, the price band that matters.
ReadSeller checklist
Before you list.
Prep that consistently improves early activity — without overspending on renovations.
ReadNew construction
How builders structure incentives.
Rate buy-downs, design-center upgrades, and metro district disclosures to read first.
ReadCalculators are for planning only. Figures are estimates and not a loan, rental, valuation, or closing statement. Always confirm with a licensed lender or financial professional.
Tools & Resources
Run the numbers, then keep reading.
Four calculators sized to LoDo's typical price band. Pick the question you're working through. All educational.
Payment snapshot
30-year fixed · Principal & interest
$2,996/mo
Loan amount
$474,000
Down cash
$118,500
Rate used
6.50%
Estimate excludes taxes, insurance, HOA, and closing costs. For planning only, not a loan offer.
Quick references
Glossary
Real estate terms, plain-English.
Sold-to-list, days on market, months of inventory — what they mean and why they move.
ReadBuyer checklist
Before your first tour.
What to have lined up — pre-approval, inspection priorities, the price band that matters.
ReadSeller checklist
Before you list.
Prep that consistently improves early activity — without overspending on renovations.
ReadNew construction
How builders structure incentives.
Rate buy-downs, design-center upgrades, and metro district disclosures to read first.
ReadCalculators are for planning only. Figures are estimates and not a loan, rental, valuation, or closing statement. Always confirm with a licensed lender or financial professional.
About the author
Written by Jackson Granger.
Broker Associate · REALTOR® Coldwell Banker Realty · License FA.100105702. Jackson writes The Granger Report each week from his work across Denver Metro and the Front Range.
The Granger Report is provided for educational and informational purposes only and is not legal, financial, or tax advice. Market data is deemed reliable but not guaranteed and should be verified before making real estate decisions. Market conditions can change.
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