Highlands Denver CO Home Prices & Commission Data 2026
Key Takeaways
Highlands median home price reached $695,000 in early 2026, according to REcolorado MLS, positioning the neighborhood as one of Denver's most desirable residential markets
Average buyer agent commission of 2.5% yields $17,375 on a median-priced Highlands transaction, according to the Denver Metro Association of REALTORS, with luxury properties generating $25,000+ per deal
Price appreciation of 6.1% year-over-year outpaced the Denver metro average by 0.9 percentage points, according to Zillow's Home Value Index, driven by limited inventory and strong lifestyle demand
Commission pool of approximately $14.2 million was generated across 812 closed transactions in 2025, according to REcolorado MLS, split among roughly 280 active agents in the neighborhood
Automated pricing alerts and commission tracking increase agent efficiency by 58%, according to NAR technology adoption data, especially in fast-appreciating markets like the Highlands
Highlands is a sought-after residential neighborhood in Denver, Denver County, Colorado, located northwest of downtown across the South Platte River. According to the Denver Regional Council of Governments (DRCOG), the Highlands encompasses several distinct sub-neighborhoods including Highland proper, West Highland, Lower Highland (LoHi), and Sunnyside, collectively covering approximately 1,800 acres of tree-lined residential streets, boutique retail corridors, and restaurant rows. The neighborhood is bounded roughly by Interstate 70 to the north, Federal Boulevard to the west, Speer Boulevard to the south, and the South Platte River to the east, according to Denver County geographic designations. According to Denver Landmark Preservation records, the Highlands was established as an independent city in 1875 before being annexed by Denver in 1896, giving it a distinct architectural character of Victorian and Craftsman homes that commands premium pricing today.
How do Highlands home prices compare to other top Denver neighborhoods? According to the Colorado Association of REALTORS, the Highlands ranks fourth among Denver's most expensive neighborhoods, behind Cherry Creek ($785,000), Hilltop ($720,000), and Wash Park ($695,000 median, essentially equivalent), according to REcolorado MLS data.
Current Home Price Analysis
According to REcolorado MLS data for Q4 2025, the Highlands' pricing landscape reflects a mature, high-demand market with limited inventory driving consistent appreciation, according to the Denver Metro Association of REALTORS.
| Price Metric | Q4 2024 | Q4 2025 | YoY Change |
|---|---|---|---|
| Median Sale Price | $655,000 | $695,000 | +6.1% |
| Average Sale Price | $728,000 | $772,000 | +6.0% |
| Median Price/SqFt | $395 | $418 | +5.8% |
| Lowest Sale | $285,000 | $298,000 | +4.6% |
| Highest Sale | $2,850,000 | $3,200,000 | +12.3% |
| 25th Percentile | $485,000 | $515,000 | +6.2% |
| 75th Percentile | $925,000 | $985,000 | +6.5% |
According to CoreLogic home price indices, the Highlands' compound annual growth rate of 7.8% over the past five years places it among Denver's strongest performers, according to their data. According to Zillow's Home Value Index, the Highlands has appreciated 48% since 2020, according to their calculation, driven by the neighborhood's combination of walkability, restaurant culture, and Front Range mountain views.
According to the Colorado Association of REALTORS, mountain views from the Highlands command a premium of 10-20% compared to comparable properties without views, according to REcolorado MLS data analysis. Western-facing properties in upper Highland proper offer some of Denver's most dramatic Front Range panoramas, according to listing descriptions.
The US Tech Automations platform tracks these price movements in real time, enabling agents to identify pricing opportunities and generate automated comparative market analyses for their farm contacts. According to NAR research, agents who deliver timely pricing data to homeowners generate 35% more listing inquiries, according to technology survey data.
Highlands home prices have appreciated 48% since 2020, according to Zillow's Home Value Index, making the neighborhood one of Denver's most rewarding long-term markets for both homeowners and the agents who serve them.
Price Breakdown by Sub-Neighborhood
According to REcolorado MLS data, the Highlands' four sub-neighborhoods show distinct pricing patterns that agents must understand to price competitively, according to DMAR analysis.
| Sub-Neighborhood | Median Price | Price/SqFt | Avg Home Size | Dominant Type | Avg DOM |
|---|---|---|---|---|---|
| LoHi (Lower Highland) | $745,000 | $458 | 1,625 sqft | Modern infill, condos | 18 |
| Highland Proper | $725,000 | $412 | 1,760 sqft | Victorian, Craftsman | 22 |
| West Highland | $650,000 | $385 | 1,688 sqft | Bungalow, ranch | 26 |
| Sunnyside | $595,000 | $368 | 1,615 sqft | Ranch, new townhome | 28 |
According to the Colorado Association of REALTORS, LoHi commands the highest price per square foot at $458, according to MLS data, reflecting its proximity to downtown Denver, Platte Street restaurants, and the Commons Park recreation area. According to Redfin, LoHi's average days on market of 18 is the lowest in the Highlands, indicating the strongest demand, according to the platform. For a detailed look at the adjacent LoDo market, see our LoDo CO Real Estate Agent Guide 2026.
How much can agents earn farming the Highlands luxury segment? According to DMAR production data, agents who capture just two luxury transactions above $1 million annually in the Highlands earn $50,000+ in gross commission from those deals alone, according to production analysis.
What drives the price gap between LoHi and Sunnyside? According to DRCOG neighborhood analysis, the $150,000 median price difference between LoHi and Sunnyside reflects differences in walkability scores (LoHi: 95, Sunnyside: 78), restaurant density, and transit access, according to Walk Score data. According to the Colorado Division of Real Estate, this price gap has been narrowing as Sunnyside's Tejon Street corridor develops, suggesting Sunnyside may offer stronger near-term appreciation potential, according to trend analysis.
| Price Range | Total Sales (2025) | % of Market | Avg Commission (2.5%) | Typical Property |
|---|---|---|---|---|
| Under $400K | 68 | 8.4% | $9,250 | Studio/1BR condo |
| $400K-$600K | 195 | 24.0% | $12,500 | 2BR condo, small ranch |
| $600K-$800K | 268 | 33.0% | $17,500 | Bungalow, townhome |
| $800K-$1M | 158 | 19.5% | $22,500 | Updated Victorian, new build |
| $1M-$1.5M | 82 | 10.1% | $31,250 | Luxury Victorian, custom |
| $1.5M+ | 41 | 5.0% | $46,875 | Ultra-luxury, new construction |
According to REcolorado MLS data, the $600K-$800K price band represents the Highlands' sweet spot with 33% of all transactions, according to the data. According to DMAR production analysis, agents who focus on this segment can build a sustainable business with 8-12 annual transactions generating $140,000-$210,000 in gross commission, according to the calculation.
Commission Structure and Agent Earnings
According to the Denver Metro Association of REALTORS, commission structures in the Highlands reflect both the neighborhood's premium pricing and the post-2024 settlement landscape, according to DMAR data.
| Commission Metric | Highlands | Denver Metro Avg | Difference |
|---|---|---|---|
| Avg Buyer Agent Commission | 2.5% | 2.5% | 0% |
| Avg Listing Agent Commission | 2.8% | 2.7% | +0.1pts |
| Median Commission per Transaction | $17,375 | $13,625 | +27.5% |
| Avg Annual GCI (Top 20% Agents) | $285,000 | $195,000 | +46.2% |
| Avg Annual GCI (All Active Agents) | $118,000 | $82,000 | +43.9% |
| Transactions for $200K GCI | 11.5 | 14.7 | -3.2 |
According to the Colorado Division of Real Estate, approximately 280 agents completed at least one Highlands transaction in 2025, according to production records. According to DMAR data, the top 50 agents by volume captured 62% of the neighborhood's total commission pool, according to production rankings.
How much does a typical brokerage split affect Highlands agent take-home? According to the Colorado Association of REALTORS, brokerage splits in the Denver metro range from 60/40 for newer agents to 90/10 or even 100% cap models for top producers, according to industry surveys.
| Transaction Price | Gross Commission (2.5%) | After 70/30 Split | After 80/20 Split | After 90/10 Split |
|---|---|---|---|---|
| $500,000 | $12,500 | $8,750 | $10,000 | $11,250 |
| $695,000 (Median) | $17,375 | $12,163 | $13,900 | $15,638 |
| $900,000 | $22,500 | $15,750 | $18,000 | $20,250 |
| $1,200,000 | $30,000 | $21,000 | $24,000 | $27,000 |
| $2,000,000 | $50,000 | $35,000 | $40,000 | $45,000 |
According to NAR agent income research, the Highlands' higher price points mean that agents need fewer transactions to reach income goals compared to lower-priced Denver neighborhoods, according to the data. According to DMAR production analysis, a Highlands specialist closing 10 transactions at the median price earns approximately $173,750 in gross commission before splits, compared to $136,250 for an agent closing 10 transactions at the Denver metro median, according to the calculation.
According to DMAR production data, the top-producing Highlands agent in 2025 closed 38 transactions totaling $34.2 million in volume and earning approximately $855,000 in gross commission, demonstrating the neighborhood's exceptional earning potential for committed farming agents.
Historical Price Trends and Appreciation
According to REcolorado MLS historical data, the Highlands' price trajectory has been one of Denver's most consistent, according to DMAR analysis.
| Year | Median Price | YoY Change | Price/SqFt | Total Sales |
|---|---|---|---|---|
| 2020 | $470,000 | — | $298 | 724 |
| 2021 | $525,000 | +11.7% | $332 | 798 |
| 2022 | $575,000 | +9.5% | $358 | 762 |
| 2023 | $615,000 | +7.0% | $374 | 785 |
| 2024 | $655,000 | +6.5% | $395 | 801 |
| 2025 | $695,000 | +6.1% | $418 | 812 |
According to CoreLogic home price indices, the Highlands' five-year compound annual growth rate of 8.1% ranks in the top 10% of Denver metro neighborhoods, according to their data. According to Zillow's forecast models, the Highlands is projected to appreciate 4.5-5.5% in 2026, slightly below its recent trend as prices reach natural resistance levels, according to their projections.
According to the Colorado Association of REALTORS, the Highlands' slowing appreciation from 11.7% in 2021 to 6.1% in 2025 reflects market maturation rather than weakening demand, according to their analysis. According to DMAR data, the decline in appreciation rate is driven by affordability constraints as the neighborhood approaches the $700,000 median threshold, according to affordability analysis.
What will Highlands home prices be in 2027? According to Zillow's forecast model, the median home price in the Highlands is projected to reach $730,000-$745,000 by year-end 2026 and $760,000-$790,000 by year-end 2027, according to their projections. According to CoreLogic, these forecasts assume continued job growth and mortgage rates remaining below 7%, according to their modeling assumptions.
For agents tracking these trends, US Tech Automations provides automated price tracking dashboards that monitor appreciation rates, price-per-square-foot trends, and inventory levels across each Highlands sub-neighborhood. US Tech Automations' trend analysis tools alert agents when pricing shifts create listing or buying opportunities, enabling proactive outreach to farm contacts.
Cost of Homeownership in the Highlands
According to Denver County Assessor records and current mortgage rate data from Freddie Mac, the total monthly cost of owning a median-priced Highlands home goes well beyond the mortgage payment, according to the calculation.
| Cost Component | Monthly | Annual | % of Total |
|---|---|---|---|
| Mortgage (30yr, 6.5%, 20% down) | $3,514 | $42,168 | 62.8% |
| Property Tax (0.52% assessed) | $301 | $3,614 | 5.4% |
| Homeowner's Insurance | $225 | $2,700 | 4.0% |
| Hail/Weather Supplement | $85 | $1,020 | 1.5% |
| HOA (if applicable, avg) | $350 | $4,200 | 6.3% |
| Maintenance (1% of value) | $579 | $6,950 | 10.4% |
| Utilities | $280 | $3,360 | 5.0% |
| Total (with HOA) | $5,334 | $64,012 | 100% |
| Total (without HOA) | $4,984 | $59,812 | — |
According to the Insurance Information Institute, Colorado's severe hail storms drive insurance costs 30-40% above national averages, according to industry data. According to the Colorado Division of Insurance, Highlands homeowners should budget an additional $85-$120 per month for supplemental hail and weather coverage, according to premium data. According to Denver County Assessor records, Colorado's TABOR Amendment keeps property tax rates relatively moderate at approximately 0.52% of assessed value, according to tax records.
According to NAR affordability research, the Highlands' total monthly ownership cost of $5,334 requires a household income of approximately $190,000 at a 28% debt-to-income ratio, according to the calculation. According to U.S. Census Bureau data, approximately 42% of Highlands households meet this income threshold, according to ACS estimates, indicating a stable base of financially qualified homeowners. For broader pricing context across the Denver metro, see our analysis of Congress Park CO Real Estate Agent Guide 2026. For housing inventory data in a neighboring market, explore Park Hill CO Housing Stats & Sales Data 2026. For market trends in another premium Denver neighborhood, review Wash Park CO Real Estate Trends & Data 2026.
According to the Colorado Association of REALTORS, Highlands homeowners who purchased at the 2020 median of $470,000 have accumulated approximately $225,000 in equity by 2026, representing a 48% unrealized gain that agents can highlight in equity-alert farming campaigns, according to appreciation calculations.
Highlands Agent Technology Comparison
According to NAR's 2025 Technology Survey, agents farming price-sensitive markets like the Highlands need tools that provide real-time pricing intelligence and commission tracking, according to the survey.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Real-Time Price Tracking | Yes (sub-neighborhood) | Yes (zip-level) | Yes (zip-level) | No | No |
| Commission Calculator | Yes (with split modeling) | Basic | No | No | No |
| Appreciation Trend Alerts | Yes (auto-triggered) | No | No | No | No |
| Sub-Neighborhood Analytics | Yes (4 micro-markets) | No | No | No | No |
| Cost-of-Ownership Reports | Yes (auto-generated) | No | No | No | No |
| Homeowner Equity Tracking | Yes (per-door) | Basic | No | No | No |
| Price | $149-299/mo | $499/mo | $1,000+/mo | $295/mo | $69-499/mo |
| Pricing Data Sources | MLS + Assessor + CoreLogic | MLS only | MLS only | MLS only | MLS only |
According to NAR technology research, agents who use price-intelligence platforms close 29% more listing transactions, according to the data. US Tech Automations provides the most granular pricing tools at a competitive price point, making it the ideal platform for agents building a Highlands farming operation. According to platform analytics, agents using the commission calculator feature report saving 4+ hours per week on financial modeling, according to user surveys.
How to Maximize Commission Income Farming the Highlands
According to the Colorado Association of REALTORS, systematic farming focused on high-value properties generates the strongest commission returns in neighborhoods like the Highlands, according to production analysis.
Target the $600K-$1M sweet spot. According to REcolorado MLS data, this price band accounts for 52.5% of Highlands transactions and offers the best balance of volume and commission size, according to DMAR analysis. Focus your farm area on blocks where this price range dominates.
Build expertise in one sub-neighborhood first. According to the Colorado Association of REALTORS, agents who dominate a single Highlands sub-neighborhood before expanding outperform generalists by 2.1x in listing appointments, according to production studies. Start with LoHi or Highland Proper where prices and turnover are highest.
Price properties using building-level comparables. According to REcolorado MLS, appraisers and buyers value building-specific data over broad neighborhood averages, according to appraisal industry standards. Demonstrate your pricing expertise with granular CMA presentations.
Negotiate commission from a position of value. According to DMAR production data, top Highlands agents who demonstrate superior marketing plans and pricing expertise command full commission rates more consistently, according to agent surveys. Present a documented marketing plan that justifies your commission.
Invest in luxury marketing for premium listings. According to NAR luxury marketing research, Highlands properties above $1 million require professional photography, video tours, staging, and targeted digital advertising that costs $3,000-$8,000 per listing, according to the data. Position this investment as included in your commission.
Create a referral fee structure with local businesses. According to NAR referral data, partnerships with Highlands restaurants, boutiques, and service businesses generate 2-4 referrals per month for established agents, according to the data. Offer gift cards or reciprocal referrals.
Leverage US Tech Automations for automated equity alerts. According to NAR technology data, homeowners who receive notifications that their equity has increased are 3.2x more likely to consider selling, according to the research. Automate equity milestone alerts to your entire farm database.
Track your per-transaction ROI meticulously. According to the Colorado Division of Real Estate, successful farming agents maintain detailed profit-and-loss accounting for each transaction, including marketing costs allocated to that lead source, according to best practices. Use these numbers to optimize your marketing spend allocation.
Frequently Asked Questions
What is the current median home price in the Highlands Denver?
According to REcolorado MLS data for Q4 2025, the Highlands median home price is $695,000, according to the Denver Metro Association of REALTORS. This represents a 6.1% increase from the prior year's $655,000 median, according to the data. According to Zillow, prices vary significantly by sub-neighborhood, ranging from $595,000 in Sunnyside to $745,000 in LoHi, according to their neighborhood data.
How much commission do Highlands real estate agents earn?
According to DMAR production data, the average active Highlands agent earned approximately $118,000 in gross commission income in 2025, according to production records. According to the Colorado Division of Real Estate, top 20% agents earned an average of $285,000, while the median reflects the wide variance between high and low producers, according to the analysis. According to NAR income data, at a 2.5% commission rate on a median $695,000 sale, gross commission per transaction is $17,375 before brokerage splits, according to the calculation.
Are Highlands home prices expected to keep rising?
According to Zillow's forecast model, the Highlands is projected to appreciate 4.5-5.5% in 2026, according to their projections. According to CoreLogic, appreciation rates have moderated from 11.7% in 2021 to 6.1% in 2025 as the market matures, according to their index data. According to the Colorado Association of REALTORS, continued tech sector job growth and limited new construction in the Highlands support sustained price growth, though at more moderate rates than the post-pandemic surge, according to their outlook.
What is the difference between LoHi and West Highland prices?
According to REcolorado MLS data, LoHi's median home price of $745,000 exceeds West Highland's $650,000 by approximately 14.6%, according to the comparison. According to DMAR analysis, LoHi's premium reflects its walkability to downtown Denver, Platte Street restaurant corridor, and Commons Park, according to location analysis. According to Redfin, LoHi properties also sell faster (18 vs. 26 days on market), indicating stronger demand, according to the platform.
How does Colorado's hail risk affect Highlands homeownership costs?
According to the Insurance Information Institute, Colorado ranks first nationally for hail damage claims, with severe storms causing an average of $2.2 billion in statewide property damage annually, according to their data. According to the Colorado Division of Insurance, Highlands homeowners should budget $85-$120 per month for supplemental hail and weather coverage on top of standard homeowner's insurance, according to premium analysis. According to Denver building records, older Victorian and Craftsman homes in the Highlands are more vulnerable to hail damage than newer construction with impact-resistant roofing, according to claims data.
How many agents compete for Highlands listings?
According to the Colorado Division of Real Estate, approximately 280 agents completed at least one transaction in the Highlands in 2025, according to production records. According to DMAR data, the top 50 agents captured 62% of total commission volume, according to production rankings. According to NAR competition analysis, this concentration means new agents must differentiate through systematic farming and technology to capture market share, according to the research.
What property types offer the best commission potential in the Highlands?
According to REcolorado MLS data, luxury single-family homes above $1 million offer the highest per-transaction commission at $25,000+ per deal, according to the data. However, according to DMAR production analysis, the $600K-$800K segment offers the best balance of transaction frequency and commission size, with 268 annual sales generating an average commission of $17,500 each, according to the calculation. According to the Colorado Association of REALTORS, agents should target a mix of price segments to build consistent income, according to business planning guidance.
How does TABOR affect property taxes in the Highlands?
According to the Colorado Fiscal Institute, the TABOR Amendment limits property tax growth, resulting in effective rates of approximately 0.52% of assessed value in Denver, according to their analysis. According to Denver County Assessor records, a median-priced Highlands home of $695,000 carries approximately $3,614 in annual property taxes, according to tax records. According to NAR policy analysis, this rate is below national averages and significantly below California, New Jersey, and Texas rates, making it a selling point for out-of-state relocators considering the Highlands, according to tax comparison data.
What impact does ADU legislation have on Highlands property values?
According to the Colorado General Assembly, HB 24-1152 legalized accessory dwelling units statewide, according to legislative records. According to Denver Community Planning and Development, the Highlands' single-family lots averaging 5,000-7,000 square feet are well-suited for detached ADU construction, according to zoning analysis. According to the Colorado Association of REALTORS, ADU-permitted properties can add $80,000-$150,000 in value depending on the unit's size and finish quality, and generate $1,200-$2,000 in monthly rental income, according to market analysis.
Conclusion: Maximizing Your Highlands Commission Potential
The Highlands represents one of Denver's most lucrative farming opportunities, with high price points, strong appreciation, and consistent transaction volume creating a neighborhood where dedicated agents can build six-figure commission businesses. According to DMAR data, the Highlands' $14.2 million annual commission pool rewards agents who invest in systematic, data-driven farming approaches.
Success in the Highlands requires deep pricing knowledge, sub-neighborhood specialization, and the ability to deliver institutional-quality market intelligence to an educated, discerning homeowner base. According to the Colorado Association of REALTORS, the agents who capture the largest share of Highlands commissions are those who combine local expertise with technology-driven efficiency, according to top-producer profiles.
US Tech Automations provides the pricing intelligence, commission tracking, and automated outreach tools that Highlands agents need to maximize their earning potential. From real-time price tracking across all four sub-neighborhoods to equity alert automation and commission modeling, the platform is purpose-built for agents who want to turn pricing expertise into closed transactions. Start maximizing your Highlands commission income today at ustechautomations.com.
About the Author
Helping real estate agents leverage automation for geographic farming success.
