This week, I want to highlight Park Hill, speak to the neighborhood boundaries and provide a side-by-side comparison of each.
The city of Denver divides Park Hill into three areas: Northeast, North and South. On my maps, I divide park Hill into four areas: North, Central, South and East.
As I have studied central Denver real estate and statistics over the years, I like to look at neighborhoods with many factors to determine whether I agree or disagree with the common borders outlined by the city. In most cases, I agree – the city’s borders are on par with my experience of the neighborhood. But Park Hill is the neighborhood where I disagree the most. Here’s why:
As I study Park Hill, I look at some of the following factors in making border decisions: consistency of homes, number and height of trees, character of homes, walkability, desirability, average purchase price, size of homes, proximity to other neighborhoods with similar or different characteristics, and many more, including a “gut” feeling based on experience with clients.
For detached homes, the average home prices range from $553,000 (south) to $272,000 (north), and this alone speaks to differences.
Park Hill South (Colfax to 26th Avenue and Colorado Boulevard to Monaco Street): This area has many mature trees, lots of character, consistent homes, well-maintained yards, and two great town centers close by. (22nd and Kearney Streets and 23rd and Cherry Streets).
Park Hill Central (26th to 29th Avenues and Colorado Boulevard to Monaco Street): This is the transition area from Park Hill South to Park Hill North. Homes are smaller and prices are lower, but the neighborhood still has nice trees, character and consistent homes. Never heard of Park Hill Central? This is an area I created myself to help study the stats in the transition from Park Hill South to Park Hill North.
Park Hill East (Colfax to 29th Avenues and Monaco to Quebec Streets): Homes in Park Hill East are similar to Park Hill North – about 1100 to 1200 square feet, with one story and minimal character (compared to Park Hill South). East Park Hill has a nice walkable town center and is sandwiched between Park Hill South and Stapleton, both with home prices averaging over $500,000. In addition, a portion of Park Hill East is within the Stapleton school boundary. All of these factors contribute to higher prices than Park Hill North.
Park Hill North (29th to 38th Avenues and Colorado Boulevard to Quebec Street): The southern border is 29th Avenue – it’s not a perfect line, but this is where I feel the transition from Park Hill South and Central to Park Hill North becomes more distinct. The number of trees starts to diminish and the character of homes starts to fade. Prices are very affordable and, as a result, Park Hill North has appreciated with the highest percent over the past 5 years – averaging almost 15 percent.
The goal with my boundaries has been to present the diverse options of Denver real estate to clients so they can see the various options of Denver – and, more specifically, Park Hill.
Here is a side-by-side comparison of the four neighborhoods:
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