Cherry Creek commands the highest home prices in Denver for good reason. The neighborhood combines genuine walkability with refined residential living—a pairing that's surprisingly rare in American cities. You can stroll to morning coffee, walk to dinner at a James Beard-nominated restaurant, and return home without starting your car. Yet step off the main commercial streets, and you'll find tree-lined blocks with the kind of quiet that lets you hear birds in the morning.

That combination has made Cherry Creek Denver's premier luxury address for decades, and recent market data confirms the neighborhood's enduring appeal. The median home price currently hovers around $1.5 million, with properties ranging from $700,000 entry-level condos to penthouses exceeding $10 million. For buyers and sellers navigating this market in 2026, understanding current conditions, pricing by property type, and strategic considerations can mean the difference between a successful transaction and a frustrating experience.

This guide breaks down everything you need to know about Cherry Creek real estate: current market conditions, what different property types actually cost, new developments reshaping the neighborhood, and practical advice whether you're buying or selling. For a comprehensive look at Cherry Creek lifestyle, dining, and community character, see our complete Cherry Creek Denver neighborhood guide.

Cherry Creek Housing Market: Where Things Stand in 2026

The Cherry Creek market has shifted from the frenzied seller's conditions of 2021-2022 toward more balanced territory. Buyers have more options and negotiating power than they've had in years, while sellers who price realistically are still achieving strong results.

Current market snapshot:

• Median home price: $1.4-1.5 million (up 2-3% year-over-year)

• Cherry Creek North specifically: $2.0 million median (up 14% YoY)

• Days on market: 43-49 days average (down from 53-98 days last year)

• Active inventory: Up 30% compared to last year

• Sale-to-list ratio: Approximately 91%

That last number is telling. When homes sell for 91% of asking price on average, there's room for negotiation—something buyers haven't had in Cherry Creek for years. About two-thirds of listings have seen price reductions, and sellers are offering concessions that would have been unthinkable during the pandemic boom.

For context, Cherry Creek's median price runs roughly 2.5 times the Denver metro average of $599,000. That premium reflects the neighborhood's walkability, established prestige, and constrained supply—factors that have supported values through multiple market cycles.

The shift toward balance doesn't signal weakness. Annual appreciation of 2-4% represents healthy, sustainable growth after years of unsustainable spikes. Cherry Creek's fundamentals—location, limited developable land, affluent buyer base—remain intact.

Condos vs. Townhomes vs. Single-Family: What's Available

Cherry Creek offers distinct experiences at different price points, and understanding what each property type delivers helps buyers target their search effectively.

Condominiums

Condos represent the most accessible entry point into Cherry Creek and the most common property type in Cherry Creek North's walkable core.

Current market:

• Median listing price: $745,000

• Price range: $325,000 (Cherry Creek Village) to $21 million (trophy penthouses)

• Current inventory: 28-59 units

• Average days on market: 88 days

Notable buildings include The Laurel (where a penthouse sold for $10.1 million in October 2025), 250 Columbine, North Creek Residences, and Cherry Creek Towers. Full-service buildings with doormen, concierge, and managed amenities command premiums but offer lifestyle convenience that appeals to busy professionals and frequent travelers.

Buyer considerations: Investigate HOA governance, reserve funds, and building maintenance history before purchasing. Poorly managed HOAs become expensive problems. Monthly HOA fees in luxury buildings often run $800-1,500+, covering amenities and exterior maintenance. For what to expect with condo ownership, see our guide to Cherry Creek home maintenance costs.

Townhomes

Townhomes occupy the sweet spot for buyers wanting more space than condos without single-family home maintenance demands.

Current market:

• Median listing price: $1.7 million

• Price range: $800,000 to $4.5+ million

• Current inventory: 27-36 units

• Average days on market: 53 days

Typical features include open layouts, rooftop patios with city or mountain views, private garages, and 2,500-4,000 square feet of living space. Cherry Creek North townhomes command the highest prices due to walkability, while those in greater Cherry Creek offer more space at lower price points.

Buyer considerations: Townhomes involve exterior maintenance responsibility—roofs, facades, landscaping—unlike full-service condos. HOA coverage varies significantly; some handle exteriors while others cover only common areas. Clarify responsibilities before purchasing.

Single-Family Homes

Single-family homes are the scarcest property type in Cherry Creek, and the most expensive.

Current market:

• Typical price range: $2 million to $10+ million

• Limited inventory (fewer than 100 sales annually neighborhood-wide)

• Often involves custom construction or substantial renovation

Architectural styles lean "neo-eclectic"—creative combinations of Tudor, mission, prairie, and post-modern elements. Half-brick, half-stucco facades, arched doorways, and large windows predominate. Many buyers purchase older homes, demolish them, and build custom residences on the valuable lots.

Buyer considerations: Single-family ownership in Cherry Creek means full responsibility for property maintenance—landscaping, exterior systems, seasonal upkeep. Our Cherry Creek home maintenance checklist covers what owners need to manage.

Cherry Creek North vs. Cherry Creek: Understanding the Distinction

One of the most common points of confusion for buyers is the relationship between "Cherry Creek North" and "Cherry Creek." They're related but distinct, with meaningful differences in pricing, lifestyle, and property types.

Cherry Creek North is a 16-block outdoor shopping and dining district—the walkable commercial heart where galleries, boutiques, restaurants, and social energy concentrate. Housing here consists primarily of luxury condominiums and townhomes that put residents within walking distance of everything. These properties command the highest prices in the neighborhood, with medians around $2 million, because walkability to Cherry Creek North's amenities is the primary value driver.

Greater Cherry Creek extends beyond the commercial district, bounded approximately by University Boulevard to the west, Colorado Boulevard to the east, 6th Avenue to the north, and Cherry Creek Drive South to the south. This broader area includes the Cherry Creek Shopping Center (the large indoor mall, distinct from Cherry Creek North's outdoor retail), plus residential streets with single-family homes, larger lots, and more traditional suburban character.

The practical distinction: Cherry Creek North buyers prioritize walkability and urban convenience; greater Cherry Creek buyers often want more space, single-family living, or lower price points while still accessing the neighborhood's amenities by car.

New Construction: Waldorf Astoria Residences & What's Coming

The most significant development in Cherry Creek real estate is the Waldorf Astoria Residences, which broke ground in November 2025 at 185 Steele Street in Cherry Creek North.

Project details:

• 37 luxury condominiums across 5 stories

• Unit sizes: 690-3,879 square feet (penthouses to approximately 5,000 square feet)

• Pricing: Starting just north of $2 million; penthouses approaching $10 million

• Completion: Q1 2028

• Sales status: 65% sold before construction began

This is the first Waldorf Astoria property in Colorado and the first branded condominium development in Cherry Creek—a significant milestone. Developer Property Markets Group secured $107.5 million in construction financing, signaling institutional confidence in Cherry Creek's luxury market.

Amenities will include a Peacock Alley-inspired lounge, signature restaurant, rooftop pool with bar and lounge areas, wellness center with massage and saunas, and state-of-the-art fitness studio. Hilton Management Services will operate building amenities, bringing hotel-level service to residential ownership.

The Waldorf's success—selling nearly two-thirds of units before breaking ground—reflects several market realities. Cherry Creek has very few new condo developments due to limited land and zoning constraints. Affluent buyers, particularly baby boomers downsizing from larger homes, are seeking turnkey luxury living. And branded residences with professional management appeal to buyers who want hassle-free ownership.

For existing Cherry Creek homeowners, new luxury development generally supports property values by reinforcing the neighborhood's prestige positioning. Limited new supply means existing inventory doesn't face oversupply pressure.

Cherry Creek Price Trends: What the Numbers Tell Us

Understanding price trends helps buyers and sellers set realistic expectations and time decisions appropriately.

Recent appreciation: Cherry Creek prices have appreciated 2-4% annually in recent periods—a notable cooling from the double-digit gains of 2020-2022 but still healthy growth. The neighborhood's long-term track record shows consistent appreciation through multiple market cycles, supported by constrained supply and sustained demand.

Price per square foot: Current data shows $406-519 per square foot depending on property type and specific location, with Cherry Creek North luxury properties averaging $896 per square foot. Year-over-year increases of 10-20% in price per square foot reflect both market strength and the mix of properties selling.

Days on market: Properties now average 43-49 days on market, down significantly from 53-98 days last year. This improvement reflects sellers pricing more realistically and buyers having confidence to act. Well-priced properties in desirable buildings or prime locations still move quickly—sometimes within three weeks.

Inventory and negotiating dynamics: Active listings are up approximately 30% year-over-year, with months of supply around 10 months (up from 6 months). This shift gives buyers more choices and creates room for negotiation. The 91% sale-to-list ratio indicates most transactions involve some price reduction or concession.

2026-2027 forecast: Market observers expect continued moderation—healthy appreciation in the 2-4% range, stable days on market, and balanced buyer-seller dynamics. Cherry Creek's fundamentals support sustained demand, but the frenzied conditions of 2021-2022 are unlikely to return given mortgage rate levels and broader economic factors.

Buying a Home in Cherry Creek: What You Need to Know

Current market conditions favor prepared buyers more than any time in recent years. Here's how to approach a Cherry Creek purchase strategically.

Get financing squared away early. Pre-approval is table stakes, but Cherry Creek's luxury market often involves cash buyers or buyers with substantial equity. If you're financing, ensure your lender can close on luxury price points and understands jumbo loan requirements. Some buyers obtain pre-approval for the maximum amount, then decide on cash versus financing based on specific opportunities.

Understand what different price points deliver:

• $700,000-$900,000: Entry-level condos, often smaller units or buildings without full-service amenities

• $1-1.5 million: Mid-range condos in good buildings, smaller townhomes

• $1.5-2.5 million: Larger condos, quality townhomes, Cherry Creek North locations

• $2.5 million+: Premium townhomes, single-family homes, new construction, trophy properties

Property-type specific considerations:

For condos, scrutinize HOA financials. Request reserve studies, meeting minutes, and information about pending assessments or litigation. A building with deferred maintenance or underfunded reserves will cost you eventually—either through special assessments or difficulty selling.

For townhomes, clarify exactly what the HOA covers versus your responsibility. Some associations handle roofs and exteriors; others cover only common areas. Get this in writing before making offers.

For single-family homes, budget for ongoing maintenance. These properties require attention to landscaping, exterior systems, and seasonal upkeep. Factor these costs into your purchase decision.

Work with agents who know Cherry Creek. The neighborhood's micro-markets, building quality variations, and pricing nuances reward local expertise. An agent who specializes in Cherry Creek will know which buildings have issues, which streets command premiums, and how to structure competitive offers.

For comprehensive relocation guidance, see our Moving to Cherry Creek guide.

Selling Your Cherry Creek Home: Market Strategies for 2026

Sellers in today's market face more competition than during the pandemic boom, but well-prepared properties priced appropriately are still achieving strong results.

Price realistically from day one. With two-thirds of listings seeing price reductions and sale-to-list ratios around 91%, the market punishes overpricing. Properties that linger develop stigma. Work with an agent to analyze recent comparable sales—not aspirational pricing based on peak 2022 levels.

Prepare your property. Buyers in this price range expect move-in ready condition. Address deferred maintenance, update dated finishes where ROI justifies investment, and stage thoughtfully. Our Cherry Creek home maintenance checklist covers preparation priorities.

Understand what buyers want:

• Turnkey condition with quality finishes

• Functional layouts for modern living (home offices, open kitchens)

• Outdoor space (balconies, patios, rooftops)

• Parking (garages, assigned spaces)

• Building quality and HOA health (for condos)

Be prepared for negotiation. Today's buyers expect some flexibility on price or concessions toward closing costs, rate buydowns, or repairs. Building this expectation into your pricing strategy avoids surprises.

Timeline expectations: Plan for 45-60 days on market as a baseline, though well-priced properties may move faster. Luxury listings often take longer as buyer pools narrow at higher price points.

Cherry Creek as an Investment: What the Data Shows

For investors evaluating Cherry Creek, several factors support the neighborhood's long-term value proposition.

Appreciation track record: Cherry Creek has consistently outperformed broader Denver appreciation over multi-decade periods. Limited land, zoning constraints on new development, and sustained demand from affluent buyers create structural support for values.

Rental demand: Cherry Creek's walkability, dining, and shopping attract renters willing to pay premium rates. Luxury rentals perform well, particularly in full-service buildings that appeal to corporate relocations, traveling professionals, and those testing the neighborhood before buying.

Cash buyer activity: Significant cash buyer presence reduces market volatility. Cash purchasers are less sensitive to interest rate fluctuations, providing baseline demand even when financing becomes expensive.

Constrained supply: Unlike suburban markets where developers can build indefinitely, Cherry Creek is essentially built out. New development is limited to infill sites at premium land costs, ensuring supply never overwhelms demand.

Considerations and risks: Cherry Creek's premium pricing means smaller percentage gains translate to meaningful absolute appreciation. Luxury markets can experience sharper corrections during economic downturns. And management-intensive properties (single-family, smaller buildings) require hands-on attention or professional management.

Cherry Creek Sub-Areas: Finding Your Fit

Cherry Creek contains distinct micro-markets with different characters and price points.

Cherry Creek North offers the most urban experience—walkable to everything, predominantly condos and townhomes, highest prices, and appeal for buyers prioritizing lifestyle convenience over space.

Eastern Cherry Creek (near the Cherry Creek Shopping Center) provides more residential character with some single-family homes, easier parking, and somewhat lower prices while maintaining neighborhood access.

Adjacent areas like Polo Club and streets bordering Denver Country Club offer single-family homes with larger lots at premium prices, appealing to families wanting Cherry Creek proximity with more traditional residential character.

For families with children, school assignments vary by specific address. Cherry Creek feeds into Denver Public Schools, though many families in this price range consider private education. See our guide to Cherry Creek's best private schools for comprehensive coverage.

If you're also considering other Denver luxury neighborhoods, our comparison of Cherry Creek vs. Washington Park and overview of Denver's most desirable neighborhoods provide useful context.

Frequently Asked Questions

What is the average home price in Cherry Creek Denver?

The median home price in Cherry Creek is approximately $1.5 million, though prices vary significantly by property type. Entry-level condos start around $700,000, townhomes average $1.7 million, and single-family homes typically range from $2 million to well over $10 million. Cherry Creek North specifically commands higher prices, with a $2 million median, due to walkability premiums.

Is Cherry Creek a good place to buy real estate in Denver?

Cherry Creek consistently ranks as Denver's most desirable luxury neighborhood. Its walkability, established prestige, and constrained supply have supported steady appreciation over decades. The neighborhood attracts affluent buyers, cash purchasers, and investors seeking stability. While entry costs are high, Cherry Creek's fundamentals—location, limited new supply, quality of life—provide resilience that newer neighborhoods can't match.

What's the difference between Cherry Creek and Cherry Creek North?

Cherry Creek North is the 16-block walkable commercial district featuring boutiques, restaurants, galleries, and outdoor retail. The broader "Cherry Creek" neighborhood encompasses this district plus surrounding residential areas including streets near the Cherry Creek Shopping Center (the indoor mall). Cherry Creek North commands the highest prices due to walkability; greater Cherry Creek offers more space and property types at varied price points.

Are there new condos being built in Cherry Creek?

Yes—the Waldorf Astoria Residences broke ground in November 2025 at 185 Steele Street, bringing 37 luxury condominiums to Cherry Creek North. Units start just over $2 million with penthouses approaching $10 million. Completion is expected Q1 2028. This is the first branded condo development in Cherry Creek and the first Waldorf Astoria property in Colorado. The project was 65% sold before construction began.

How long do homes stay on the market in Cherry Creek?

Cherry Creek homes currently average 43-49 days on market, an improvement from 53-98 days last year. Well-priced properties in desirable buildings or locations sell faster—sometimes within three weeks. Luxury listings at higher price points may take longer as buyer pools narrow. The data indicates a market rewarding realistic pricing.

Is now a good time to buy in Cherry Creek?

Current conditions favor prepared buyers more than any time since 2019. Inventory is up 30% from last year, providing more choices. Sale-to-list ratios around 91% indicate negotiating room. Sellers are offering concessions. Mortgage rates have stabilized in the mid-6% range. For buyers with strong financing or cash positions, 2026 offers better leverage than the hyper-competitive markets of 2021-2022 while Cherry Creek's long-term fundamentals remain intact.

Protecting Your Cherry Creek Investment

Whether you're purchasing a full-service condo, a townhome with rooftop views, or a custom single-family residence, Cherry Creek properties represent significant investments that deserve thoughtful ongoing care.

The maintenance considerations vary by property type. Condo owners benefit from professional building management but should stay engaged with HOA governance. Townhome owners balance shared and individual maintenance responsibilities. Single-family homeowners bear full responsibility for property upkeep—landscaping, exterior systems, seasonal maintenance, and everything in between.

Understanding these obligations before you buy prevents surprises. Managing them effectively after purchase protects your investment's value.

At Willow, we help Cherry Creek homeowners navigate property care so they can focus on enjoying the neighborhood's exceptional lifestyle. From coordinating seasonal maintenance to managing renovation projects, our home concierge services provide professional support for Denver's most discerning homeowners.

Already own in Cherry Creek? Our Denver luxury home maintenance guide covers what these properties require and what smart owners prioritize.

Contact Willow to discuss how we can help protect your Cherry Creek investment.

Cherry Creek commands the highest home prices in Denver for good reason. The neighborhood combines genuine walkability with refined residential living—a pairing that's surprisingly rare in American cities. You can stroll to morning coffee, walk to dinner at a James Beard-nominated restaurant, and return home without starting your car. Yet step off the main commercial streets, and you'll find tree-lined blocks with the kind of quiet that lets you hear birds in the morning.

That combination has made Cherry Creek Denver's premier luxury address for decades, and recent market data confirms the neighborhood's enduring appeal. The median home price currently hovers around $1.5 million, with properties ranging from $700,000 entry-level condos to penthouses exceeding $10 million. For buyers and sellers navigating this market in 2026, understanding current conditions, pricing by property type, and strategic considerations can mean the difference between a successful transaction and a frustrating experience.

This guide breaks down everything you need to know about Cherry Creek real estate: current market conditions, what different property types actually cost, new developments reshaping the neighborhood, and practical advice whether you're buying or selling. For a comprehensive look at Cherry Creek lifestyle, dining, and community character, see our complete Cherry Creek Denver neighborhood guide.

Cherry Creek Housing Market: Where Things Stand in 2026

The Cherry Creek market has shifted from the frenzied seller's conditions of 2021-2022 toward more balanced territory. Buyers have more options and negotiating power than they've had in years, while sellers who price realistically are still achieving strong results.

Current market snapshot:

• Median home price: $1.4-1.5 million (up 2-3% year-over-year)

• Cherry Creek North specifically: $2.0 million median (up 14% YoY)

• Days on market: 43-49 days average (down from 53-98 days last year)

• Active inventory: Up 30% compared to last year

• Sale-to-list ratio: Approximately 91%

That last number is telling. When homes sell for 91% of asking price on average, there's room for negotiation—something buyers haven't had in Cherry Creek for years. About two-thirds of listings have seen price reductions, and sellers are offering concessions that would have been unthinkable during the pandemic boom.

For context, Cherry Creek's median price runs roughly 2.5 times the Denver metro average of $599,000. That premium reflects the neighborhood's walkability, established prestige, and constrained supply—factors that have supported values through multiple market cycles.

The shift toward balance doesn't signal weakness. Annual appreciation of 2-4% represents healthy, sustainable growth after years of unsustainable spikes. Cherry Creek's fundamentals—location, limited developable land, affluent buyer base—remain intact.

Condos vs. Townhomes vs. Single-Family: What's Available

Cherry Creek offers distinct experiences at different price points, and understanding what each property type delivers helps buyers target their search effectively.

Condominiums

Condos represent the most accessible entry point into Cherry Creek and the most common property type in Cherry Creek North's walkable core.

Current market:

• Median listing price: $745,000

• Price range: $325,000 (Cherry Creek Village) to $21 million (trophy penthouses)

• Current inventory: 28-59 units

• Average days on market: 88 days

Notable buildings include The Laurel (where a penthouse sold for $10.1 million in October 2025), 250 Columbine, North Creek Residences, and Cherry Creek Towers. Full-service buildings with doormen, concierge, and managed amenities command premiums but offer lifestyle convenience that appeals to busy professionals and frequent travelers.

Buyer considerations: Investigate HOA governance, reserve funds, and building maintenance history before purchasing. Poorly managed HOAs become expensive problems. Monthly HOA fees in luxury buildings often run $800-1,500+, covering amenities and exterior maintenance. For what to expect with condo ownership, see our guide to Cherry Creek home maintenance costs.

Townhomes

Townhomes occupy the sweet spot for buyers wanting more space than condos without single-family home maintenance demands.

Current market:

• Median listing price: $1.7 million

• Price range: $800,000 to $4.5+ million

• Current inventory: 27-36 units

• Average days on market: 53 days

Typical features include open layouts, rooftop patios with city or mountain views, private garages, and 2,500-4,000 square feet of living space. Cherry Creek North townhomes command the highest prices due to walkability, while those in greater Cherry Creek offer more space at lower price points.

Buyer considerations: Townhomes involve exterior maintenance responsibility—roofs, facades, landscaping—unlike full-service condos. HOA coverage varies significantly; some handle exteriors while others cover only common areas. Clarify responsibilities before purchasing.

Single-Family Homes

Single-family homes are the scarcest property type in Cherry Creek, and the most expensive.

Current market:

• Typical price range: $2 million to $10+ million

• Limited inventory (fewer than 100 sales annually neighborhood-wide)

• Often involves custom construction or substantial renovation

Architectural styles lean "neo-eclectic"—creative combinations of Tudor, mission, prairie, and post-modern elements. Half-brick, half-stucco facades, arched doorways, and large windows predominate. Many buyers purchase older homes, demolish them, and build custom residences on the valuable lots.

Buyer considerations: Single-family ownership in Cherry Creek means full responsibility for property maintenance—landscaping, exterior systems, seasonal upkeep. Our Cherry Creek home maintenance checklist covers what owners need to manage.

Cherry Creek North vs. Cherry Creek: Understanding the Distinction

One of the most common points of confusion for buyers is the relationship between "Cherry Creek North" and "Cherry Creek." They're related but distinct, with meaningful differences in pricing, lifestyle, and property types.

Cherry Creek North is a 16-block outdoor shopping and dining district—the walkable commercial heart where galleries, boutiques, restaurants, and social energy concentrate. Housing here consists primarily of luxury condominiums and townhomes that put residents within walking distance of everything. These properties command the highest prices in the neighborhood, with medians around $2 million, because walkability to Cherry Creek North's amenities is the primary value driver.

Greater Cherry Creek extends beyond the commercial district, bounded approximately by University Boulevard to the west, Colorado Boulevard to the east, 6th Avenue to the north, and Cherry Creek Drive South to the south. This broader area includes the Cherry Creek Shopping Center (the large indoor mall, distinct from Cherry Creek North's outdoor retail), plus residential streets with single-family homes, larger lots, and more traditional suburban character.

The practical distinction: Cherry Creek North buyers prioritize walkability and urban convenience; greater Cherry Creek buyers often want more space, single-family living, or lower price points while still accessing the neighborhood's amenities by car.

New Construction: Waldorf Astoria Residences & What's Coming

The most significant development in Cherry Creek real estate is the Waldorf Astoria Residences, which broke ground in November 2025 at 185 Steele Street in Cherry Creek North.

Project details:

• 37 luxury condominiums across 5 stories

• Unit sizes: 690-3,879 square feet (penthouses to approximately 5,000 square feet)

• Pricing: Starting just north of $2 million; penthouses approaching $10 million

• Completion: Q1 2028

• Sales status: 65% sold before construction began

This is the first Waldorf Astoria property in Colorado and the first branded condominium development in Cherry Creek—a significant milestone. Developer Property Markets Group secured $107.5 million in construction financing, signaling institutional confidence in Cherry Creek's luxury market.

Amenities will include a Peacock Alley-inspired lounge, signature restaurant, rooftop pool with bar and lounge areas, wellness center with massage and saunas, and state-of-the-art fitness studio. Hilton Management Services will operate building amenities, bringing hotel-level service to residential ownership.

The Waldorf's success—selling nearly two-thirds of units before breaking ground—reflects several market realities. Cherry Creek has very few new condo developments due to limited land and zoning constraints. Affluent buyers, particularly baby boomers downsizing from larger homes, are seeking turnkey luxury living. And branded residences with professional management appeal to buyers who want hassle-free ownership.

For existing Cherry Creek homeowners, new luxury development generally supports property values by reinforcing the neighborhood's prestige positioning. Limited new supply means existing inventory doesn't face oversupply pressure.

Cherry Creek Price Trends: What the Numbers Tell Us

Understanding price trends helps buyers and sellers set realistic expectations and time decisions appropriately.

Recent appreciation: Cherry Creek prices have appreciated 2-4% annually in recent periods—a notable cooling from the double-digit gains of 2020-2022 but still healthy growth. The neighborhood's long-term track record shows consistent appreciation through multiple market cycles, supported by constrained supply and sustained demand.

Price per square foot: Current data shows $406-519 per square foot depending on property type and specific location, with Cherry Creek North luxury properties averaging $896 per square foot. Year-over-year increases of 10-20% in price per square foot reflect both market strength and the mix of properties selling.

Days on market: Properties now average 43-49 days on market, down significantly from 53-98 days last year. This improvement reflects sellers pricing more realistically and buyers having confidence to act. Well-priced properties in desirable buildings or prime locations still move quickly—sometimes within three weeks.

Inventory and negotiating dynamics: Active listings are up approximately 30% year-over-year, with months of supply around 10 months (up from 6 months). This shift gives buyers more choices and creates room for negotiation. The 91% sale-to-list ratio indicates most transactions involve some price reduction or concession.

2026-2027 forecast: Market observers expect continued moderation—healthy appreciation in the 2-4% range, stable days on market, and balanced buyer-seller dynamics. Cherry Creek's fundamentals support sustained demand, but the frenzied conditions of 2021-2022 are unlikely to return given mortgage rate levels and broader economic factors.

Buying a Home in Cherry Creek: What You Need to Know

Current market conditions favor prepared buyers more than any time in recent years. Here's how to approach a Cherry Creek purchase strategically.

Get financing squared away early. Pre-approval is table stakes, but Cherry Creek's luxury market often involves cash buyers or buyers with substantial equity. If you're financing, ensure your lender can close on luxury price points and understands jumbo loan requirements. Some buyers obtain pre-approval for the maximum amount, then decide on cash versus financing based on specific opportunities.

Understand what different price points deliver:

• $700,000-$900,000: Entry-level condos, often smaller units or buildings without full-service amenities

• $1-1.5 million: Mid-range condos in good buildings, smaller townhomes

• $1.5-2.5 million: Larger condos, quality townhomes, Cherry Creek North locations

• $2.5 million+: Premium townhomes, single-family homes, new construction, trophy properties

Property-type specific considerations:

For condos, scrutinize HOA financials. Request reserve studies, meeting minutes, and information about pending assessments or litigation. A building with deferred maintenance or underfunded reserves will cost you eventually—either through special assessments or difficulty selling.

For townhomes, clarify exactly what the HOA covers versus your responsibility. Some associations handle roofs and exteriors; others cover only common areas. Get this in writing before making offers.

For single-family homes, budget for ongoing maintenance. These properties require attention to landscaping, exterior systems, and seasonal upkeep. Factor these costs into your purchase decision.

Work with agents who know Cherry Creek. The neighborhood's micro-markets, building quality variations, and pricing nuances reward local expertise. An agent who specializes in Cherry Creek will know which buildings have issues, which streets command premiums, and how to structure competitive offers.

For comprehensive relocation guidance, see our Moving to Cherry Creek guide.

Selling Your Cherry Creek Home: Market Strategies for 2026

Sellers in today's market face more competition than during the pandemic boom, but well-prepared properties priced appropriately are still achieving strong results.

Price realistically from day one. With two-thirds of listings seeing price reductions and sale-to-list ratios around 91%, the market punishes overpricing. Properties that linger develop stigma. Work with an agent to analyze recent comparable sales—not aspirational pricing based on peak 2022 levels.

Prepare your property. Buyers in this price range expect move-in ready condition. Address deferred maintenance, update dated finishes where ROI justifies investment, and stage thoughtfully. Our Cherry Creek home maintenance checklist covers preparation priorities.

Understand what buyers want:

• Turnkey condition with quality finishes

• Functional layouts for modern living (home offices, open kitchens)

• Outdoor space (balconies, patios, rooftops)

• Parking (garages, assigned spaces)

• Building quality and HOA health (for condos)

Be prepared for negotiation. Today's buyers expect some flexibility on price or concessions toward closing costs, rate buydowns, or repairs. Building this expectation into your pricing strategy avoids surprises.

Timeline expectations: Plan for 45-60 days on market as a baseline, though well-priced properties may move faster. Luxury listings often take longer as buyer pools narrow at higher price points.

Cherry Creek as an Investment: What the Data Shows

For investors evaluating Cherry Creek, several factors support the neighborhood's long-term value proposition.

Appreciation track record: Cherry Creek has consistently outperformed broader Denver appreciation over multi-decade periods. Limited land, zoning constraints on new development, and sustained demand from affluent buyers create structural support for values.

Rental demand: Cherry Creek's walkability, dining, and shopping attract renters willing to pay premium rates. Luxury rentals perform well, particularly in full-service buildings that appeal to corporate relocations, traveling professionals, and those testing the neighborhood before buying.

Cash buyer activity: Significant cash buyer presence reduces market volatility. Cash purchasers are less sensitive to interest rate fluctuations, providing baseline demand even when financing becomes expensive.

Constrained supply: Unlike suburban markets where developers can build indefinitely, Cherry Creek is essentially built out. New development is limited to infill sites at premium land costs, ensuring supply never overwhelms demand.

Considerations and risks: Cherry Creek's premium pricing means smaller percentage gains translate to meaningful absolute appreciation. Luxury markets can experience sharper corrections during economic downturns. And management-intensive properties (single-family, smaller buildings) require hands-on attention or professional management.

Cherry Creek Sub-Areas: Finding Your Fit

Cherry Creek contains distinct micro-markets with different characters and price points.

Cherry Creek North offers the most urban experience—walkable to everything, predominantly condos and townhomes, highest prices, and appeal for buyers prioritizing lifestyle convenience over space.

Eastern Cherry Creek (near the Cherry Creek Shopping Center) provides more residential character with some single-family homes, easier parking, and somewhat lower prices while maintaining neighborhood access.

Adjacent areas like Polo Club and streets bordering Denver Country Club offer single-family homes with larger lots at premium prices, appealing to families wanting Cherry Creek proximity with more traditional residential character.

For families with children, school assignments vary by specific address. Cherry Creek feeds into Denver Public Schools, though many families in this price range consider private education. See our guide to Cherry Creek's best private schools for comprehensive coverage.

If you're also considering other Denver luxury neighborhoods, our comparison of Cherry Creek vs. Washington Park and overview of Denver's most desirable neighborhoods provide useful context.

Frequently Asked Questions

What is the average home price in Cherry Creek Denver?

The median home price in Cherry Creek is approximately $1.5 million, though prices vary significantly by property type. Entry-level condos start around $700,000, townhomes average $1.7 million, and single-family homes typically range from $2 million to well over $10 million. Cherry Creek North specifically commands higher prices, with a $2 million median, due to walkability premiums.

Is Cherry Creek a good place to buy real estate in Denver?

Cherry Creek consistently ranks as Denver's most desirable luxury neighborhood. Its walkability, established prestige, and constrained supply have supported steady appreciation over decades. The neighborhood attracts affluent buyers, cash purchasers, and investors seeking stability. While entry costs are high, Cherry Creek's fundamentals—location, limited new supply, quality of life—provide resilience that newer neighborhoods can't match.

What's the difference between Cherry Creek and Cherry Creek North?

Cherry Creek North is the 16-block walkable commercial district featuring boutiques, restaurants, galleries, and outdoor retail. The broader "Cherry Creek" neighborhood encompasses this district plus surrounding residential areas including streets near the Cherry Creek Shopping Center (the indoor mall). Cherry Creek North commands the highest prices due to walkability; greater Cherry Creek offers more space and property types at varied price points.

Are there new condos being built in Cherry Creek?

Yes—the Waldorf Astoria Residences broke ground in November 2025 at 185 Steele Street, bringing 37 luxury condominiums to Cherry Creek North. Units start just over $2 million with penthouses approaching $10 million. Completion is expected Q1 2028. This is the first branded condo development in Cherry Creek and the first Waldorf Astoria property in Colorado. The project was 65% sold before construction began.

How long do homes stay on the market in Cherry Creek?

Cherry Creek homes currently average 43-49 days on market, an improvement from 53-98 days last year. Well-priced properties in desirable buildings or locations sell faster—sometimes within three weeks. Luxury listings at higher price points may take longer as buyer pools narrow. The data indicates a market rewarding realistic pricing.

Is now a good time to buy in Cherry Creek?

Current conditions favor prepared buyers more than any time since 2019. Inventory is up 30% from last year, providing more choices. Sale-to-list ratios around 91% indicate negotiating room. Sellers are offering concessions. Mortgage rates have stabilized in the mid-6% range. For buyers with strong financing or cash positions, 2026 offers better leverage than the hyper-competitive markets of 2021-2022 while Cherry Creek's long-term fundamentals remain intact.

Protecting Your Cherry Creek Investment

Whether you're purchasing a full-service condo, a townhome with rooftop views, or a custom single-family residence, Cherry Creek properties represent significant investments that deserve thoughtful ongoing care.

The maintenance considerations vary by property type. Condo owners benefit from professional building management but should stay engaged with HOA governance. Townhome owners balance shared and individual maintenance responsibilities. Single-family homeowners bear full responsibility for property upkeep—landscaping, exterior systems, seasonal maintenance, and everything in between.

Understanding these obligations before you buy prevents surprises. Managing them effectively after purchase protects your investment's value.

At Willow, we help Cherry Creek homeowners navigate property care so they can focus on enjoying the neighborhood's exceptional lifestyle. From coordinating seasonal maintenance to managing renovation projects, our home concierge services provide professional support for Denver's most discerning homeowners.

Already own in Cherry Creek? Our Denver luxury home maintenance guide covers what these properties require and what smart owners prioritize.

Contact Willow to discuss how we can help protect your Cherry Creek investment.