"Opportunities like this simply don't come along often in Greenwood Village," Century Communities Regional President Todd Baker said at the June 4 groundbreaking for The Village at Landmark, a gated enclave of 90 detached single-family homes rising on 13 acres directly south of The Landmark entertainment district. He was talking about land. In a city where single-family zoning is tightly held and new construction has been nearly absent from the south I-25 corridor for a decade, a 13-acre parcel clearing the entitlement process is rare enough to make news.
But Baker's opportunity and a Greenwood Village seller's opportunity are not the same thing, and the gap between them is the part worth understanding before you list or write an offer. While the city's headline median price has looked calm through most of 2026, the $1.5 million-and-up single-family tier underneath it has been sitting longer, cutting price more often, and closing further below asking than it has in years. The new construction landing in that exact price band in spring 2027 is not the cause of that softness. It is the thing that will make the softness harder to ignore.
What the Median Actually Hides
A median price is one number standing in for hundreds of very different transactions. In Greenwood Village that number has held close to flat this year, which reads on the portals like stability. Look at the components instead of the average and a different picture appears.
In the most recent monthly read, covering this summer, Greenwood Village's median sale price sat near $1.8 million, up only slightly year over year. But homes are taking roughly 76 days to sell, compared to about 15 days over the same period last year. Transaction volume has thinned too: the most recent monthly count showed 12 closings, down from 15 the year before. None of that shows up in a single median price line. What it shows up as, instead, is a market where sellers above $1.5 million are negotiating harder than the headline number suggests, closing meaningfully below their original asking price more often than they were twelve months ago.
Meanwhile, the entry-level and mid-tier segments of the same city are still moving briskly. That is the actual story: Greenwood Village is not one market cooling, it is at least three markets behaving differently, wearing a single median like a mask.
Three Markets, One Zip Code
| Segment | Typical price range | 2026 behavior |
|---|---|---|
| Attached, DTC-adjacent condos and townhomes | roughly $450,000 to $750,000 | Fast-moving, favors commute-focused buyers over lot size |
| Classic single-family core | roughly $1.1 million to $1.8 million | Softening: longer days on market, more frequent price cuts |
| Estate tier | $3 million and above | Largely insulated, different buyer pool and financing profile |
| Entry-level single-family near E-470 | roughly $800,000 to $950,000 | Still tight, still moving quickly |
The classic single-family core is the segment that overlaps almost exactly with where The Village at Landmark will price, and it is the segment already showing the most strain. A buyer with somewhere around $1.7 to $2 million to spend in spring 2027 will have a genuine choice between a resale home that has already been sitting and a brand-new one with a three-bay garage, a private elevator, and rooftop living space, built by a company headquartered in the same city. That is not a hypothetical future problem for sellers in this band. It is a 2026 decision.
Why the Office Towers Matter More Than the Golf Courses
Every argument for Greenwood Village's luxury pricing rests on one assumption: that the Denver Tech Center keeps generating the executive relocations and corporate transfers that produce $1.5 million-plus buyers. That assumption is worth testing rather than accepting.
In May 2026, the Greenwood Village City Council granted Granite Properties a three-year entitlement extension on a planned 12-story, roughly 325,000-square-foot office tower at 6430 S. Fiddler's Green Circle. The building was originally approved back in July 2023. An extension is not a cancellation, but it is not a sign of urgency either. If the office pipeline that anchors Greenwood Village's executive buyer pool is running on a slower clock than it was three years ago, that helps explain why the resale market above $1.5 million is behaving differently than the broader Denver metro, where inventory is up roughly 8 to 9 percent year over year and the overall median price sits closer to $585,000 to $605,000, a market most agents describe as balanced rather than soft.
Greenwood Village's softness, in other words, is not a symptom of the wider Denver market catching a cold. It is local, it is concentrated in one price band, and it has an identifiable cause sitting in a city council agenda.
The 13 Acres That Sat Empty Since the Crash
The site itself tells part of this story too. According to the Denver Gazette, the parcel on East Berry Avenue had seen little development since the 2008 market crash, caught for years between proposals for denser transit-oriented housing and resident concerns over traffic and infrastructure. City council approval the previous November finally cleared the path, and Century Communities, which is itself headquartered in Greenwood Village, broke ground in June.
The result is 90 detached homes across two collections designed by Godden Sudik Architects, ranging from roughly 3,280 to 4,500 square feet, with basements, three-bay garages, private elevators, and rooftop living spaces. Pricing is expected to run $1.7 million to $3 million, with model homes under construction later this year and sales opening in spring 2027. The location trades on walkability to The Landmark's shopping, dining, and entertainment, including Landmark Theatres, Comedy Works, JING, and Upstairs Circus, along with proximity to Club Greenwood.
It is worth putting this in context against the obvious cross-shop. Buyers comparing Greenwood Village to neighboring Cherry Hills Village typically find Cherry Hills commanding a 15 to 30 percent premium on comparable properties, driven largely by Cherry Hills' larger minimum lot sizes in many of its sections. Buyers choosing Greenwood Village over Cherry Hills are usually choosing walkability and DTC proximity over acreage. The Village at Landmark leans directly into that trade, which is exactly why it competes so closely with the resale core rather than sitting off to the side of it.
What This Means If You Own, or Want to Buy, in the Core
If your home sits in that $1.1 million to $1.8 million classic single-family range, the practical read is straightforward. A 2026 listing competes against a resale market that is already showing its age, but not yet against a builder with fresh model homes and a marketing budget. A 2027 listing competes against both. Pricing against last year's comparable sales, rather than against 2022 peak numbers, matters more in this band than in almost any other segment of the city right now.
If you are buying in this range, the current environment gives you room that has not existed here since before the pandemic. Sellers are more open to closing cost concessions, rate buydowns, and real inspection credits than they were even a year ago. Waiting for spring 2027 to buy new construction means competing at builder pricing with every other buyer who saw the same press release. Buying resale now, from a seller who has already had a home sit for two months or more, is often the friendlier negotiation.
Ninety homes absorbed over several sales seasons will not reshape Greenwood Village broadly. The entry-level segment near E-470 and the true estate tier above $3 million are largely unaffected. But inside the $1.7 million to $3 million band specifically, and in the resale core just below it, the timing question is real, and it has a date attached to it now.
Frequently Asked Questions
Does this mean Greenwood Village home prices are falling across the board? No. The softness is concentrated in the $1.5 million-and-up single-family segment. Entry-level single-family homes and attached product near the Denver Tech Center have continued to move quickly through 2026.
How does buying at The Village at Landmark compare to buying in Cherry Hills Village? Cherry Hills typically commands a 15 to 30 percent premium over comparable Greenwood Village properties, largely because of its larger minimum lot sizes. The Village at Landmark trades lot size for walkability to The Landmark district and Denver Tech Center proximity, which suits a different priority than acreage.
Should I wait for the new construction instead of buying resale now? Waiting means buying at builder pricing in spring 2027, alongside every other buyer responding to the same announcement. A resale home that has already been on the market for two months or more today often comes with more room to negotiate on price, concessions, and timeline.
Every neighborhood in Greenwood Village is telling a slightly different story right now, and the median price is the last place you will find it. If you are weighing a 2026 listing against a 2027 one, or trying to figure out where your specific street sits inside these three markets, Ben Rule and Erin can walk through the comparable sales that actually apply to your home, not the citywide average. Connect with Ben and Erin for a tailored market valuation.