The Cherry Hills Village real estate market 2026 continues to be one of the most coveted luxury home markets along Colorado’s Front Range. With its sprawling estates, tree-lined streets, and proximity to downtown Denver, Cherry Hills Village remains the gold standard for affluent living in the South Denver metro. Whether you’re a seasoned investor eyeing a trophy property or a move-up buyer ready for the next chapter, understanding the current market dynamics in this exclusive community is essential.
In this comprehensive market report, we’ll break down everything you need to know about Cherry Hills Village real estate in 2026—from median home prices and inventory trends to neighborhood-by-neighborhood insights and what luxury buyers should expect heading into the spring selling season.
Cherry Hills Village Real Estate Market 2026: Current Conditions at a Glance
Cherry Hills Village has long been synonymous with prestige. Incorporated in 1945, this 6.5-square-mile city sits just south of Denver proper, bordered by Belleview Avenue to the north, University Boulevard to the east, Hampden Avenue to the northeast, and the High Line Canal trail weaving through its western edges. The community is home to roughly 6,500 residents and approximately 2,400 single-family homes—many of which sit on lots ranging from one to five acres.
As of early 2026, the Cherry Hills Village real estate market 2026 reflects a market that is stable but competitive. Here are the key metrics:
- Median Home Sale Price: $2.45 million (up 4.2% year-over-year)
- Average Price Per Square Foot: $415
- Active Listings: 35–45 homes at any given time
- Average Days on Market: 62 days
- Inventory Level: Approximately 3.8 months of supply
While the broader Denver metro has seen some cooling in certain price brackets, the luxury tier in Cherry Hills Village remains resilient. Buyers in this bracket tend to be less sensitive to interest rate fluctuations, and the limited land supply ensures that well-maintained and updated properties continue to appreciate steadily.
For context on how Cherry Hills compares to its neighbor to the east, check out our Cherry Hills Village vs. Greenwood Village comparison guide.
Cherry Hills Village Real Estate Market: Price Trends and Sales Activity in 2026
Let’s dig into the numbers. The Cherry Hills Village market has shown consistent upward price movement over the past several years, with 2025 closing out strong and 2026 picking up right where it left off.
2024–2026 Price Trajectory
- 2024 Median Sale Price: $2.18 million
- 2025 Median Sale Price: $2.35 million (+7.8%)
- 2026 YTD Median Sale Price: $2.45 million (+4.2%)
The top end of the market has been especially active. In the last twelve months, Cherry Hills has seen 14 sales above $4 million, including three transactions north of $6 million. One notable sale on Cherryridge Drive closed at $7.2 million for a newly constructed 11,000-square-foot estate on 2.5 acres—a a sign of the appetite for turnkey luxury in this market.
Sales Volume
Total closed transactions in Cherry Hills Village for 2025 came in at approximately 142 sales, a slight increase from 2024’s 134. The pace of sales in early 2026 suggests we’re on track for a similar or slightly higher number this year, driven by pent-up demand from buyers who sat on the sidelines during the rate uncertainty of 2024.
Homes priced between $1.8 million and $3.2 million represent the sweet spot of the market, accounting for roughly 55% of all transactions. Properties above $4 million tend to sit longer—averaging 90+ days—but ultimately trade close to asking price when they’re properly positioned.
Inventory and Supply: Why Cherry Hills Stays Tight
One of the defining characteristics of the Cherry Hills Village real estate market in 2026 is persistently low inventory. With only about 2,400 homes in the entire city and minimal new construction opportunity, supply remains structurally constrained.
What’s Driving Low Inventory?
- Zoning restrictions: Cherry Hills Village maintains strict zoning that requires minimum 2.5-acre lots in many areas, making subdivision or densification virtually impossible.
- Long-term ownership: Many homeowners have lived in Cherry Hills for decades. Average tenure is estimated at 15+ years, meaning turnover is naturally low.
- Lock-in effect: Homeowners who locked in mortgage rates below 3.5% during 2020–2021 have little financial incentive to sell, even in a strong market.
- No new land: Unlike areas further south in Douglas County, there’s essentially no vacant developable land in Cherry Hills Village.
The result? Buyers need patience and preparation. When a well-priced property hits the market—especially one with updated finishes and a desirable lot—it can attract multiple offers within days, even at the $2–3 million price point.
Luxury Segment Analysis: The $3M+ Market in Cherry Hills Village
The ultra-luxury segment (homes priced $3 million and above) deserves special attention, as it operates somewhat independently from the broader market.
What Luxury Buyers Are Looking For in 2026
- New construction or major renovations: Buyers in this tier overwhelmingly prefer move-in-ready homes. Properties built or fully renovated within the last five years command significant premiums—often 20–30% more per square foot than comparable homes with dated finishes.
- Indoor-outdoor living: Colorado’s 300+ days of sunshine make outdoor living spaces a top priority. Covered patios, outdoor kitchens, heated pools, and sport courts are no longer nice-to-haves—they’re expected.
- Home offices and flex spaces: The remote work revolution has permanently changed how luxury buyers evaluate floor plans. Dedicated home offices with built-in cabinetry, separate entrances, and high-speed wiring are now standard requests.
- Equestrian facilities: Cherry Hills Village has a proud equestrian heritage. Properties with horse facilities—barns, riding arenas, paddocks—carry a premium, particularly along Happy Canyon Road and the areas south of Quincy Avenue.
- Mountain views: Unobstructed Front Range views remain one of the most valuable features in Cherry Hills real estate. West-facing lots along the higher elevations near Glenmoor Country Club can add $500K+ to a property’s value.
Notable Recent Luxury Sales
- $7.2M – Cherryridge Drive, 11,000 sq ft, new construction on 2.5 acres
- $5.8M – Meade Lane, 9,200 sq ft, fully renovated Tudor estate
- $4.9M – Happy Canyon Road, 7,500 sq ft on 3.1 acres with equestrian facilities
- $4.4M – Old Wagon Trail, 8,100 sq ft, contemporary build with panoramic mountain views
If you’re also considering other luxury neighborhoods in the area, our Belcaro neighborhood guide covers another prestigious Denver option worth exploring.
Neighborhood-by-Neighborhood Breakdown Within Cherry Hills Village
Cherry Hills Village isn’t monolithic—different pockets of the community have distinct characters, price ranges, and appeal. Here’s a look at the key sub-areas:
Cherry Hills Park (North of Quincy Avenue)
This is the heart of historic Cherry Hills Village. Streets like Cherryridge Drive, Meade Lane, and Cherry Lane Drive are lined with mature elm and cottonwood trees, and many lots back up to the Cherry Hills Country Club golf course. Homes here tend to be older (1950s–1980s vintage) but on generous lots of 1–3 acres. Prices range from $1.8M to $5M+, with the higher end reserved for renovated or rebuilt properties with club proximity.
This area is popular with families drawn to the prestige of the Cherry Hills Country Club address and easy access to Kent Denver School, one of the region’s most respected private schools.
Cherry Hills Farm (University Blvd & Belleville Ave Area)
Cherry Hills Farm is an established residential subdivision in the northeastern portion of Cherry Hills Village, centered around Cherry Hills Farm Drive and Cherry Hills Farm Court near South University Boulevard and East Belleville Avenue. This is a well-defined neighborhood of upscale single-family homes on manicured lots.
Homes in Cherry Hills Farm are substantial, typically 5,000 to 6,500+ square feet on lots ranging from roughly half an acre to just under an acre. You will find a mix of custom-built residences from the 1990s and 2000s alongside tastefully renovated properties, with architectural styles ranging from traditional brick to contemporary designs. Prices generally fall in the $2.5M to $4M+ range, with newer construction and fully renovated homes commanding the higher end.
The appeal of Cherry Hills Farm lies in its combination of a tight-knit neighborhood feel with all the prestige of a Cherry Hills Village address. Residents enjoy mature landscaping, quiet tree-lined streets, and convenient access to both the Denver Tech Center corridor and Cherry Creek shopping. It is particularly popular with families who want the Cherry Hills lifestyle without the maintenance demands of a multi-acre estate.
Glenmoor (Western Edge)
Glenmoor is anchored by the Glenmoor Country Club and features a mix of custom homes from the 1970s through the 2000s. Lots tend to be slightly smaller here (0.5 to 1.5 acres), and the area has a more manicured, suburban feel compared to the estate-style properties further east.
Prices in Glenmoor typically range from $1.5M to $3.5M, making it one of the more accessible entry points into Cherry Hills Village. The proximity to the Highline Canal trail is a major draw for outdoor enthusiasts.
Old Cherry Hills (Belleview Avenue Corridor)
The area along and just south of Belleview Avenue represents the northern gateway to Cherry Hills Village. Properties here benefit from easy access to Cherry Creek shopping, Belleview Avenue restaurants, and I-25. Homes are a mix of mid-century ranches and newer rebuilds on lots typically between 0.75 and 2 acres.
This corridor is seeing significant scrape-and-rebuild activity, with developers purchasing older homes in the $1.5–2M range and constructing new homes that list for $3.5–5M+. For buyers, this means the streetscape is evolving quickly, and buying an unrenovated home in this area represents a strong value play if you plan to build new.
For a deeper dive into what makes this community special beyond just the numbers, visit our comprehensive Cherry Hills Village community guide.
What Buyers Should Know Before Entering the Cherry Hills Market in 2026
Buying in Cherry Hills Village isn’t like buying in a typical Denver suburb. Here are some practical considerations that can make or break your experience:
1. Work with a Local Luxury Specialist
This is not a market where you want a generalist agent. Cherry Hills has unique zoning rules, architectural review requirements, and community dynamics that a non-specialist may not understand. Many of the best properties in Cherry Hills trade off-market or through private networks, so having an agent with deep local connections is essential.
2. Understand the Zoning
Cherry Hills Village has some of the most restrictive residential zoning in the Denver metro. Minimum lot sizes of 2.5 acres are common, and there are strict rules governing everything from building height and setbacks to exterior lighting and fencing. If you’re planning to renovate or build, expect a thorough architectural review process.
3. Budget for Property Taxes
Arapahoe County property taxes on a $2.5 million Cherry Hills home run approximately $12,000–$16,000 annually, depending on the specific mill levy for your location. Colorado’s Gallagher Amendment and recent TABOR-related adjustments have created some variability, so it’s worth getting a precise estimate before making an offer.
4. Be Prepared to Move Quickly—or Wait Patiently
The Cherry Hills market moves in waves. Some months you’ll see a cluster of listings; others, the market goes quiet. The best strategy is to get fully pre-approved, define your must-haves clearly, and be ready to make a strong offer when the right property appears. In this market, hesitation can cost you.
5. Consider the Total Cost of Ownership
Beyond the purchase price, Cherry Hills properties come with significant maintenance costs. Large lots require professional landscaping, mature trees need regular care, and many homes have amenities (pools, tennis courts, guest houses) that add to annual upkeep. Budget $30,000–$80,000+ annually for maintenance on a typical Cherry Hills estate.
If you’re newer to the home buying process and want to understand the fundamentals before jumping into the luxury market, our first-time home buyer guide for South Denver is a great place to start.
Cherry Hills Village Market Forecast: What’s Ahead for the Rest of 2026
Looking ahead through the remainder of 2026, several factors will shape the Cherry Hills Village real estate market:
Interest Rates
The Federal Reserve’s measured approach to rate cuts in late 2025 has brought 30-year fixed rates into the mid-5% range as of early 2026. While this is a meaningful improvement from the 7%+ rates of 2023, the impact on Cherry Hills is somewhat muted—cash purchases account for an estimated 35–40% of transactions in this price bracket.
Spring Selling Season Outlook
Historically, Cherry Hills Village sees the majority of its listing activity between March and June. Early indicators suggest that the spring 2026 season will bring modestly higher inventory compared to 2025, as some long-term homeowners who have been waiting for market conditions to stabilize finally decide to list. However, don’t expect a flood—we’re talking about perhaps 10–15 additional listings over the season compared to last year.
Price Forecast
We expect the median sale price in Cherry Hills Village to end 2026 in the $2.5–$2.6 million range, representing a 5–7% increase over 2025. The ultra-luxury segment ($5M+) may see slightly softer appreciation as longer days on market in that tier create more negotiating room for buyers.
New Construction Trends
The scrape-and-rebuild trend that has defined Cherry Hills over the past decade shows no signs of slowing down. Expect to see continued activity along the Belleview corridor and in Cherry Hills Park, where aging 1960s and 1970s homes on premium lots are being replaced with modern 6,000–10,000 square foot residences. These new builds are increasingly incorporating sustainable design elements—geothermal heating, solar arrays, EV charging infrastructure—reflecting buyer preferences in 2026.
For comparison, see what’s happening in the neighboring market with our Greenwood Village community guide.
Frequently Asked Questions About Cherry Hills Village Real Estate
What is the average home price in Cherry Hills Village in 2026?
As of early 2026, the median home sale price in Cherry Hills Village is approximately $2.45 million, with the average sale price slightly higher at around $2.8 million due to ultra-luxury sales pulling the average up. Prices range widely from around $1.5 million for older, unrenovated homes on smaller lots to $7 million or more for new construction estates on prime acreage.
Is Cherry Hills Village a good investment in 2026?
Cherry Hills Village has historically been one of the most stable and appreciating real estate markets in the Denver metro. The combination of limited land supply, strict zoning that prevents overdevelopment, and consistent demand from high-net-worth buyers creates strong long-term fundamentals. Over the past decade, Cherry Hills properties have appreciated at an average annual rate of approximately 6–8%, outpacing the broader Denver market.
How long do homes take to sell in Cherry Hills Village?
The average days on market in Cherry Hills Village is currently around 62 days, though this varies significantly by price point. Homes priced under $3 million in good condition typically sell within 30–45 days, while properties above $4 million average 90+ days. Well-priced new construction can sell even faster, sometimes within weeks of listing.
What schools serve Cherry Hills Village?
Cherry Hills Village is served by the Cherry Creek School District, one of the top-rated districts in Colorado. Public schools include Cherry Hills Village Elementary, West Middle School, and Cherry Creek High School. The area is also home to prominent private schools including Kent Denver School and St. Mary’s Academy, both of which are major draws for families moving to the area.
Are there HOA fees in Cherry Hills Village?
Most properties in Cherry Hills Village are not part of a traditional HOA. The city itself functions as the governing body, with municipal taxes covering road maintenance, police services, and parks. However, some newer enclaves and gated communities within Cherry Hills may have modest HOA fees ranging from $200 to $800 per month. The absence of HOA restrictions on most properties is actually one of the community’s selling points—homeowners enjoy significant freedom in how they use and maintain their properties, subject to city zoning and architectural review guidelines.
Final Thoughts: Is 2026 the Right Time to Buy in Cherry Hills Village?
The Cherry Hills Village real estate market in 2026 offers a compelling mix of stability, appreciation potential, and lifestyle value. While prices are undeniably at premium levels, the fundamentals supporting this market—limited supply, strong demand, exceptional schools, and an unmatched quality of life—remain firmly in place.
For buyers, the key is preparation. Get your financing in order (or your cash reserves lined up), partner with an agent who knows Cherry Hills inside and out, and be ready to act decisively when the right property comes along. The spring selling season is shaping up to bring fresh inventory, and modestly lower interest rates are creating a slightly more favorable environment than we’ve seen in the past two years.
For sellers, 2026 presents an excellent window. Buyer demand remains robust, and properties that are properly prepared and priced are achieving strong results. If you’ve been considering a move, the current market conditions are working in your favor.
Whatever your real estate goals, Cherry Hills Village continues to stand as one of the finest residential communities in Colorado—a place where luxury, privacy, and natural beauty converge just minutes from everything Denver has to offer.
Explore more South Denver neighborhoods and market insights: Browse our complete collection of neighborhood guides, comparison articles, and market reports to find the perfect South Denver community for your next chapter.
Frequently Asked Questions
What are the current real estate market trends in Cherry Hills Village?
Cherry Hills Village remains one of the most exclusive luxury markets in Colorado, with median home prices typically exceeding $2.5 million. The market tends to move slower than surrounding areas due to the high price point, but well-priced properties in prime locations still attract strong buyer interest. Inventory remains limited, keeping values stable.
How long do homes typically stay on the market in Cherry Hills Village?
Homes in Cherry Hills Village generally average 60 to 90 days on market, though this varies significantly by price range and property condition. Luxury estates priced above $5 million may take longer, while updated homes near Glenmoor Country Club or Kent Denver School tend to sell more quickly.
What is the price range for luxury homes in Cherry Hills Village?
Luxury homes in Cherry Hills Village typically range from $2 million for smaller or older properties to $10 million or more for expansive estates on large lots. The community is known for its minimum lot sizes of 2.5 acres in many areas, contributing to the exclusivity and premium pricing of the real estate market.