Comparable homes in Washington Park and Bonnie Brae are selling on three distinct tracks, and mixing the tracks is the most common pricing error in 80209. Older unrenovated homes trade near the sampled ratio, illustrated at about 634,000 dollars against a 1,800,000 dollar new build (Frontier Capitals, 2026), the overall market median sits near 1,100,000 dollars (Redfin, 2026), and new construction reaches 2,400,000 dollars (Redfin, 2026).
A comparable only earns its name when it matches the subject home on the things buyers here actually price: lot, block position, condition and buyer type. This report builds the three tracks from the closed record so a seller can see which track their house belongs on before anyone quotes them a number.
Key Findings
- The three tracks are older stock near the 35.2 percent ratio, a blended median near 1,100,000 dollars, and new builds at 1,400,000 to 2,400,000 dollars (Frontier Capitals, 2026; Redfin, 2026).
- Recorded deeds, not listings, define each track, because they show the price, date and buyer behind every closing (Denver Clerk and Recorder, 2026).
- Builders took 18 of 24 sampled older homes, so most older stock comparables are builder transactions (Frontier Capitals, 2026).
- Closings land at 98 to 99 percent of asking on average, which keeps honest comparables and final prices close (Redfin, 2026).
- Lot size and width separate comparables that look identical on living area, a recurring pattern on these compact lots (Denver Assessor, 2026).
What makes a sale genuinely comparable in this district?
Comparability here is a lot test before it is a house test. Block position matters next, with homes nearest Washington Park carrying premiums that show in new build closings. Only after lot and block should condition and renovation enter the comparison, in that order.
The public file on any Washington Park or Bonnie Brae address is richer than most owners realise, and it bears directly on what comparable homes are selling for in Washington Park and Bonnie Brae. Assessment and parcel records fix the lot size, the year built and the assessment trail for the property (Denver Assessor, 2026). Deeds recorded with the city show the consideration and the parties for each past transfer, letting a seller verify a claimed comparable instead of trusting a summary (Denver Clerk and Recorder, 2026). On comparable sales, Owners who keep a simple file, one folder for parcel facts and one for deeds, find that pricing conversations shorten considerably. Working from records first also changes the tone of negotiation, since questions become checks against documents rather than arguments about opinion.
Character is the visible half of what comparable homes are selling for in Washington Park and Bonnie Brae; geometry is the decisive half. For the comparable set, The district stock runs to brick bungalows from the 1920s and one and a half story Tudors, almost all on compact, standardised lots (Frontier Capitals, 2026). In this comparison exercise, That stock has supported a mature acquisition market for decades, through waves of pop top additions and full rebuilds that reset expectations street by street. When tracks are sorted, because the lots are compact, the buildable width and the fit of a contemporary plan with a two car garage dominate a builder reading of value. A seller weighing what comparable homes are selling for in Washington Park and Bonnie Brae should therefore measure the lot with the same care they give to counting bedrooms. Readers working through what comparable homes are selling for in Washington Park and Bonnie Brae can set this beside the evidence on what builders pay for older houses for the companion evidence on the neighbouring question.
What are the older stock comparables selling for?
Older stock comparables are mostly builder closings, and they cluster around the land based relationship the sample measured. The worked example, roughly 634,000 dollars for the older bungalow against a 1,800,000 dollar new build on a comparable lot, is the clearest single illustration in the research. Around that anchor, individual results move with lot width, block and the state of the structure as a clearance or retention question. A seller comparing an unrenovated home against renovated household sales is reading the wrong track, and the market will correct the error publicly.
Local evidence on what comparable homes are selling for in Washington Park and Bonnie Brae comes from 24 sampled older homes, of which builders acquired 18 and other buyers took six (Frontier Capitals, 2026). For this pricing evidence, A 75.0 percent builder share is high by any standard, and it tells an owner which audience is most likely to set the marginal price for older stock. On the three track picture, yet the same file is candid that this is the smallest sample in its set, so the composite rank sits at 27 of 189 once sample size is weighed alongside the raw rate (Frontier Capitals, 2026). The six household purchases deserve equal attention, since they show where character and condition still command a living buyer premium inside the answer to what comparable homes are selling for in Washington Park and Bonnie Brae.
The ratio in the sample does heavy work for what comparable homes are selling for in Washington Park and Bonnie Brae. Across those 24 homes, the average older home price equalled 35.2 percent of the price of new construction on a comparable lot (Frontier Capitals, 2026). The worked example makes the abstraction concrete: where a new build sells for 1,800,000 dollars, the older bungalow on a comparable lot changed hands for roughly 634,000 dollars (Frontier Capitals, 2026). Nearly two thirds of the new home value therefore sits in the land and in the cost of creating the new structure, not in the old rooms. New construction in 80209 has sold in the 1,400,000 to 2,400,000 dollar range depending on block and lot size (Redfin, 2026), which is why the same ratio produces very different dollar answers from one street to the next.
What are household comparables selling for?
Household comparables, the restored bungalows and Tudors bought to live in, sell against the wider market that produced the median near 1,100,000 dollars. Six of the 24 sampled older homes went to non builder buyers, and those sales show the live in track is real where character and condition survive. At the top, new construction comparables run from 1,400,000 to 2,400,000 dollars, and they matter to household sellers mainly as evidence of what the finished product on their street commands. Sorting a comparable set by buyer type is the step that makes these figures usable.
Start with the broad picture that frames what comparable homes are selling for in Washington Park and Bonnie Brae, because a single address only makes sense inside its market. On comparable sales, The published snapshot for 80209 puts the median sale price near 1,100,000 dollars, describes a seller market, and records a sale to list ratio of 98 to 99 percent with 12 to 31 average days on market (Redfin, 2026). For the comparable set, Those four figures together describe a district where presentable homes still move quickly and close close to asking. In this comparison exercise, they also warn against lazy reading, since a median blends a restored bungalow, a large new build and a tired rental into one number that fits none of them exactly. An owner who treats the median as a ceiling or a floor for what comparable homes are selling for in Washington Park and Bonnie Brae will misread the block in front of them.
Residual logic is the engine under what comparable homes are selling for in Washington Park and Bonnie Brae whenever a builder is the likely buyer. When tracks are sorted, The worked illustration starts at a 1,800,000 dollar finished sale, removes about 750,000 dollars of hard and soft construction cost and a margin near 20 percent, and arrives at a residual land value around 680,000 to 780,000 dollars (Frontier Capitals, 2026). For this pricing evidence, from that residual a builder still faces site preparation in the 20,000 to 35,000 dollar range before the lot is ready. On the three track picture, nothing in that chain is secret, and a seller can rebuild it on paper for their own block using recent new build sales (Redfin, 2026). Presented honestly as a simplified illustration, it converts what comparable homes are selling for in Washington Park and Bonnie Brae from a guessing game into a bounded calculation. The neighbouring evidence sits in the test of whether an older house is worth more as land, which treats the adjacent side of what comparable homes are selling for in Washington Park and Bonnie Brae in the same record based way.
Several wider records sharpen the local picture before a conclusion is drawn on what comparable homes are selling for in Washington Park and Bonnie Brae. Automated valuation pages cover these same addresses and offer a starting estimate for what comparable homes are selling for in Washington Park and Bonnie Brae that a seller can test against deeds (Zillow, 2026). Federal context helps calibrate what comparable homes are selling for in Washington Park and Bonnie Brae as well, since Denver city demographics and housing data give the household side of the market a measurable shape (U.S. Census Bureau, 2025). National builder context is modest but real: 6.9 percent of new single family detached homes nationally were builder acquisitions in 2024, a share this district exceeds many times over in its own sample (National Association of Home Builders, 2024). None of those wider sources replaces the deed file for this ZIP, but each one disciplines a different assumption a seller might otherwise carry into what comparable homes are selling for in Washington Park and Bonnie Brae untested.
How should a seller adjust a comparable set before pricing?
Adjust in a fixed order and write the adjustments down. Start with lot size and width from the parcel record, then block position relative to Washington Park, then buyer type, then condition and renovation, then date of sale. Discard any comparable that fails the deed check or sits on a materially different lot, however flattering its price. What survives that discipline is usually a tight range, and a list price set inside a tight, documented range is the kind that the 98 to 99 percent sale to list pattern rewards.
Two layers of regulation press on what comparable homes are selling for in Washington Park and Bonnie Brae from above. The first is ordinary zoning: form based overlays, height limits, bulk plane rules and setbacks that fix the envelope a replacement home must fit inside (Denver Community Planning and Development, 2026). The second, on designated blocks, is landmark control, under which exterior changes need a Certificate of Appropriateness and the rules travel with the land to each new owner (City and County of Denver, 2026). Neither layer makes a lot worthless; both make its value specific. A seller who knows which layer applies to their address can explain their price instead of merely asserting it.
There is a quieter figure behind what comparable homes are selling for in Washington Park and Bonnie Brae: what the seller actually keeps. On comparable sales, Start at 800,000 dollars and subtract commission of 40,000 to 48,000 dollars at 5 to 6 percent (National Association of Realtors, 2025), then seller closing costs at 1 to 2 percent, then the repair credits of 10,000 to 25,000 dollars that inspections on century old bungalows commonly produce. For the comparable set, add holding costs of 15,000 to 35,000 dollars across a three to six month market cycle and the net lands in the high 600,000s, before any price cut. In this comparison exercise, That arithmetic does not argue for one route over another. It argues that what comparable homes are selling for in Washington Park and Bonnie Brae should always be answered net of the costs each route carries.
When tracks are sorted, A short records note completes the evidence base before the terms are considered. The Denver Metro Association of Realtors record also forms part of the evidence consulted for what comparable homes are selling for in Washington Park and Bonnie Brae (Denver Metro Association of Realtors, 2026).
How do off market terms change the comparable calculation?
Whatever figure what comparable homes are selling for in Washington Park and Bonnie Brae finally produces, the route taken to reach it changes what the seller lives through and what the seller keeps.
For this pricing evidence, Privacy leads the list for a reason specific to this district. On the three track picture, with zero showings, zero open houses and no public marketing period, a direct sale stays off the street entirely until the deed records. On comparable sales, On blocks where everyone knows every listing, that discretion protects both dignity and negotiating position.
For the comparable set, Timing is the second benefit, and it is fully in the seller hands. In this comparison exercise, direct closings run 7 to 21 days when a fast exit helps, or months out with a leaseback when it does not. When tracks are sorted, The listed alternative commonly stretches to 60 to 120 plus days once the marketing period is included. Owners weighing what comparable homes are selling for in Washington Park and Bonnie Brae should price that certainty honestly.
For this pricing evidence, The third benefit is the absence of commission. On the three track picture, at the typical 5 to 6 percent (National Association of Realtors, 2025), an 800,000 dollar sale carries 40,000 to 48,000 dollars of commission, and a direct sale removes that line entirely. On comparable sales, research on seller behaviour shows how rarely those terms get challenged in ordinary sales, which makes the saving structural rather than negotiable in most listed deals.
For the comparable set, The fourth benefit removes seller closing costs of 1 to 2 percent. In this comparison exercise, combined with commission, the two lines commonly take 6 to 8 percent, about 48,000 to 64,000 dollars on an 800,000 dollar sale. Removing both lines is why a direct offer below a list price can still net more, a point sellers testing what comparable homes are selling for in Washington Park and Bonnie Brae should verify with their own figures.
When tracks are sorted, Fifth, the sale is as is, with no inspection driven repair list and no pre closing work. For this pricing evidence, repair credits of 10,000 to 25,000 dollars are a routine outcome when buyers document sewer and foundation findings on homes of this age. Avoiding that renegotiation is a concrete financial benefit inside what comparable homes are selling for in Washington Park and Bonnie Brae, quite apart from avoiding months of contractor management. For the adjacent angle, see the companion analysis of values in this district, where the same district evidence is applied to the next question a seller usually asks.
How can a seller verify a buyer citing comparables?
Verification is a short checklist, and it applies to what comparable homes are selling for in Washington Park and Bonnie Brae whatever the headline price discussion produced. On the three track picture, Proof of funds should be in the buyer name, dated within 30 days, and sufficient for the full purchase price. On comparable sales, The buying entity past closings can be checked in recorded deeds at the Denver Clerk and Recorder (Denver Clerk and Recorder, 2026). For the comparable set, Earnest money at 1 percent or more signals a contract meant to close, and the opposite signal is just as clear: an assignment clause combined with a token deposit.
In this comparison exercise, The same standard governs how Frontier Capitals describes itself. When tracks are sorted, Frontier Capitals is a wholesaler that sources off market deals to builders; it is not a builder and does not present itself as one. For this pricing evidence, Sellers deserve that clarity before they sign anything, along with the documents above, and any buyer unwilling to provide them has answered the verification question by refusing it.
Sellers can also review the contact page on this site while weighing what comparable homes are selling for in Washington Park and Bonnie Brae, alongside the documents listed above.
Methodology and limitations
Comparable tracks in this report are built from the closed record for 80209 (Redfin, 2026; Denver Clerk and Recorder, 2026), the parcel facts that define lot comparability (Denver Assessor, 2026) and the builder acquisition sample that identifies buyer type across 24 older homes (Frontier Capitals, 2026).
The limits are the usual ones for a small, high value district. Comparable sets here are thin, the older home sample is the smallest in its comparison set, and no two lots are truly identical, so ranges are quoted instead of false precision. Buyer type is inferred from the sample and the deed record, not from interviewing every purchaser.
Conclusion
Comparable homes here sell on three tracks, and the whole craft of pricing in 80209 is choosing the right track before choosing a number. Deeds sorted by buyer type, adjusted for lot and block, give a seller that choice on evidence rather than on the loudest opinion in the room.
Owners who would like these ranges applied to a specific property can telephone Frontier Capitals at 401-219-4207 or email [email protected] for a direct conversation about what comparable homes are selling for in Washington Park and Bonnie Brae.
Of the recent sales near your home, how many were bought by people who moved in, and how many by people who rebuilt?
Frequently Asked Questions
What is the clearest comparable example in the research?
An older bungalow near 634,000 dollars on a lot comparable to a 1,800,000 dollar new build, at the 35.2 percent ratio (Frontier Capitals, 2026).
What is the overall median I keep hearing about?
Near 1,100,000 dollars across all sales in the ZIP, blending every track into one figure (Redfin, 2026).
Where do I verify a comparable sale?
In recorded deeds, which confirm the price, date and parties for each closing (Denver Clerk and Recorder, 2026).
Do new build sales count as comparables for my bungalow?
They count for land value through the ratio, not as direct price evidence for the house itself (Frontier Capitals, 2026).
Why does lot size matter so much in comparisons?
Parcel records show compact standardised lots where width decides the fit of a modern plan (Denver Assessor, 2026).
Sources
- Frontier Capitals, 2026. 189 neighborhood builder acquisition sample: 24 homes sampled in 80209, 18 acquired by builders, average older home price 35.2 percent of new build. Market data.
- Redfin, 2026. Recently sold homes and new construction, ZIP code 80209, Denver CO. Market data.
- Denver Clerk and Recorder, 2026. Recorded deeds and transaction records, Denver CO. Official record.
- Denver Assessor, 2026. Parcel and assessment records, Denver CO. Official record.
- Zillow, 2026. Home values and recently sold, 80209. Market data.
- U.S. Census Bureau, 2025. QuickFacts: Denver city, Colorado. Government data.
- National Association of Realtors, 2025. Typical seller commission structures, Denver-Aurora market. Industry report.
- Denver Community Planning and Development, 2026. Zoning, permit, and historic district records, Denver CO. Official record.
- Denver Metro Association of Realtors, 2026. September 2026 market update. Market data.
- National Association of Home Builders, 2024. Eye on Housing, Builder Practices Survey: 6.9 percent of new single-family detached homes were builder acquisitions in 2024. Industry report.