Trying to choose between a condo, townhome, or single-family home in Cherry Creek? You are not alone. This neighborhood offers a wide range of options, and the right fit often comes down to your lifestyle, budget, and how much maintenance you want to handle. In this guide, you will compare costs, daily living trade-offs, and key due diligence steps tailored to Cherry Creek so you can move forward with confidence. Let’s dive in.
Cherry Creek at a glance
Cherry Creek sits just east of downtown Denver and blends tree-lined residential streets with a lively shopping and dining core. Cherry Creek North is the denser, boutique district from roughly 1st to 6th Avenues. It is known for galleries, restaurants, and events.
You will find strong pedestrian and bike access throughout the area. Cherry Creek connects directly to the popular Cherry Creek Trail toward downtown and south, and it scores high for walkability and trail access. The housing mix ranges from older bungalows and custom luxury builds to mid-rise and high-rise condos and boutique townhome enclaves.
A quick school note. The Cherry Creek neighborhood is served by Denver Public Schools, not the separate Cherry Creek School District in the suburbs. Always verify school boundaries with DPS for a specific address.
Price ranges by type
Cherry Creek includes several micro-markets and a wide span of pricing. These general ranges reflect recent local listing snapshots and can shift with season and building-specific features.
- Condos: roughly $300,000 to $3 million-plus, with most inventory clustering between $400,000 and $1.2 million. In mid-rise buildings, many monthly HOA dues fall in the $500 to $700 range, while full-service towers with amenities can exceed $1,000 per month.
- Townhomes: roughly $600,000 to $2 million-plus, with premium brownstone-style options in Cherry Creek North reaching several million. HOA dues vary widely depending on what the association maintains.
- Single-family homes: roughly $1.5 million to $10 million-plus. Scarce lots and custom builds drive pricing, and many older homes are candidates for remodel or rebuild.
Market conditions in Cherry Creek can shift between more balanced and still competitive, especially in the luxury segment. Expect month-to-month changes and building-level nuances as you shop.
Condos: fit, budget, pros
Condos often offer the most attainable entry to a Cherry Creek North address and a true lock-and-leave lifestyle.
- Who they fit: You want walkability, low exterior maintenance, and possibly building amenities. You may be a frequent traveler or live part time elsewhere.
- Typical costs: Lower upfront price compared with townhomes and single-family homes at the same location. Plan for monthly HOA dues that cover exterior upkeep, common spaces, and building insurance. For your interior and any gaps, you will carry an HO-6 policy. Learn more about what condo association insurance covers.
- Pros: Minimal exterior maintenance, convenient amenities in some buildings, strong location near shopping and dining, good lock-and-leave option.
- Considerations: HOA dues and possible special assessments, building rules on pets and rentals, limited private outdoor space compared with a yard.
Townhomes: fit, budget, pros
Townhomes split the difference on space and price, and many live like a single-family home.
- Who they fit: You want more interior space, a garage, and a private patio or small yard while staying close to the core amenities.
- Typical costs: Purchase price usually sits between condos and single-family homes. HOA scope varies. Some associations handle exterior maintenance and landscaping, while others shift more to owners. Dues can range from roughly $375 per month to $1,000-plus depending on coverage.
- Pros: More space and privacy than many condos, often with outdoor areas and multi-level living, still walkable to neighborhood highlights.
- Considerations: Shared walls are common, HOA rules and dues still apply, and coverage for roof or exterior may vary by community.
Single-family: fit, budget, pros
Single-family homes deliver the most privacy and control, along with the highest ownership responsibility.
- Who they fit: You want a yard, full control over renovations and exterior choices, and long-term value on a limited lot in a premium location.
- Typical costs: Higher purchase price and no or minimal HOA in most cases. Budget ongoing maintenance at about 1 to 4 percent a year of the home’s value, with older homes trending toward the higher end.
- Pros: Privacy, yard and garage, freedom to customize, potential long-term scarcity value on land.
- Considerations: You carry all maintenance and landscaping. Older homes may need updates or full renovation.
Ownership costs to plan
- HOA dues and assessments: Condos and many townhomes include exterior care, common area utilities, and reserves. Dues rise with amenities. Ask about any planned projects or special assessments.
- Insurance: Condo buildings typically carry a master policy. You carry an HO-6 for your interior and loss assessment coverage. Townhome and single-family needs vary by HOA scope and structure type.
- Property taxes: Denver uses an assessed value percentage and a combined mill levy to calculate your bill. Use the Denver Assessor to estimate taxes for a specific property.
- Short-term rentals: Denver requires a license and limits STRs to your primary residence. HOAs can still prohibit them. Review the Denver short-term rental licensing rules and the HOA’s rental language.
Cherry Creek buyer checklist
Use this quick checklist for every listing you consider.
- Association coverage: Confirm what the HOA covers versus owner responsibility, including roof, exterior, windows, balconies, snow removal, and parking. For condos, review the master policy and your HO-6 needs. See an overview of what condo association insurance covers.
- HOA health: Request the resale or estoppel certificate, recent board minutes, budgets, and reserve study. Look for pending projects or assessments and the reserve funding level.
- Dues and assessments: Note current monthly dues, the past two years of increases, and any special assessment history. Ask about upcoming capital projects.
- Parking and storage: Verify whether spaces are deeded or assigned, and check storage lockers or bike rooms. Do not assume details without documents.
- Zoning and lot potential: Cherry Creek lots are valuable. If you plan to add or rebuild, confirm zoning, setbacks, and guidelines with the city before you rely on that potential.
- Schools: The neighborhood is in Denver Public Schools. Confirm current attendance boundaries for the specific property.
- Property taxes: Use the Denver Assessor to view assessed values and mill levies, then calculate estimated annual taxes.
- Rental rules: If you are considering any rental income, match plans with both the Denver STR rules and the HOA’s bylaws.
How to decide your best fit
If you love walking to dinner and want low upkeep, a condo near Cherry Creek North may be ideal. If you want a private entrance, garage, and more space without full yard work, a townhome is a strong middle path. If a yard, privacy, and long-term control matter most, focus on single-family homes and budget for ongoing maintenance.
Your goals, travel habits, and budget should guide your pick. If you are comparing options, our team can help you translate monthly HOA dues, taxes, and maintenance into an apples-to-apples view so your choice is clear.
Ready to explore the right Cherry Creek home for your life and budget? Connect with Carol Hoffman for local guidance and a clear plan.
FAQs
How walkable is Cherry Creek without a car?
- Cherry Creek is one of Denver’s most walkable neighborhoods and connects to the Cherry Creek Trail for biking and walking access to downtown and south. See a local overview of walkability and trail access.
Are Cherry Creek schools part of Cherry Creek School District?
- No. The neighborhood is served by Denver Public Schools. Always confirm the exact attendance boundaries for any address with DPS before you decide.
What are typical condo HOA dues in Cherry Creek?
- Many mid-rise buildings show dues around $500 to $700 per month, while full-service luxury towers with more amenities can exceed $1,000 per month. Always review what the dues include and whether any assessments are planned.
How much should I budget for house maintenance?
- A common planning rule of thumb is about 1 to 4 percent of the home’s value per year, with older homes trending higher. Budget extra for big systems like roof or HVAC when they near end of life.
Can I short-term rent a Cherry Creek condo or townhome?
- Denver limits short-term rentals to your primary residence and requires a license. HOAs can prohibit STRs even if the city allows them. Review the city’s STR rules and the HOA documents.
How do Denver property taxes work for Cherry Creek homes?
- Denver uses an assessed value percentage and the area’s combined mill levy to calculate your bill. Look up a property and estimate taxes through the Denver Assessor.
What is the difference between Cherry Creek and Cherry Creek North?
- Cherry Creek North is the denser retail and dining core with galleries and events. The broader Cherry Creek neighborhood surrounds it with a mix of condos, townhomes, and single-family streets that feel more residential.
