80202 Condo Market Report: Downtown Denver Building by Building Trends, Concessions, and Days on Market
Updated February 2026. Based on a 365 day lookback of listing outcomes in Downtown Denver (ZIP code 80202).
Summary: This 80202 Condo Market Report analyzes a 365-day lookback of closed, expired, and withdrawn condo listings in Downtown Denver (ZIP code 80202). The data shows the market is highly segmented by building, with major differences in days on market, close-to-list price ratios, seller concessions, and pulled-off-market pressure. Some towers maintain pricing strength and faster absorption, while others require concessions or experience higher expiration levels. The findings were reviewed and collaborated by Jenny Usaj, Broker Owner of Usaj Realty and holder of a Master’s in Global Finance, International Trade and Economics from the University of Denver, providing an economic framework for interpreting building-level negotiation patterns and pricing discipline.
Why Buyers and Sellers Need This Report
Downtown Denver is not one condo market. It is a collection of building-level micro markets. A tower can clear in 45 to 60 days while another takes 140 to 200+. One building holds pricing near list price, while another relies on seller concessions to close deals.
This report is outcome-based. It includes only listings that reached a final status in the dataset: Closed, Expired, or Withdrawn. There are no active or pending listings included. That makes this a “what actually happened” analysis rather than a “what sellers hoped for” snapshot.
The data was reviewed and collaborated by Jenny Usaj, Broker Owner of Usaj Realty, who holds a Master’s in Global Finance, International Trade and Economics from the University of Denver.
Market Snapshot (365 Day Lookback)
- Geography: ZIP code 80202 only
- Time window: 365 day lookback (most recent year included in the dataset)
- Included outcomes: Closed, Expired, Withdrawn (no active or pending)
This dataset structure is important. Because we can see which listings closed and which were pulled off market, we can measure market pressure in a way that simple “median price” articles usually miss.
Days on Market: How Fast Condos Actually Sell in 80202
Days on market (DOM) is one of the clearest indicators of negotiating leverage. When DOM is higher, buyers typically have more options and more ability to structure concessions or negotiate price. When DOM is lower, buildings tend to hold pricing and clear more efficiently.
Downtown Denver is segmented by building. Selling speed varies tower by tower.
Concessions: The Hidden Discount
In 80202, negotiation frequently shows up through seller-paid credits instead of headline price cuts. Concessions may include rate buydowns, HOA prepayments, or credits for repairs and improvements. This can make pricing appear “sticky” even while deals are being negotiated meaningfully.
Buildings vary significantly in how often they close with seller credits.
Close to List Ratio: Pricing Power by Building
Close to list ratio is a clean way to quantify pricing power. Higher ratios typically indicate stronger demand relative to supply within a building’s buyer pool. Lower ratios often indicate consistent negotiation or more competition within the building.
Even when prices appear stable, negotiation shows up in the spread between list and close.
Monthly Momentum: How Selling Speed Shifted Over the Year
Markets move seasonally. Downtown condos also move in building-specific waves. This chart shows monthly median DOM trends for buildings with enough closings to observe directionally.
Note: monthly samples can be small. Use this chart for directional momentum rather than absolutes.
Listings Pulled Off the Market: Expired and Withdrawn Pressure
Because this dataset includes expired and withdrawn outcomes, we can measure “pulled off market pressure.” A higher pulled-per-close ratio indicates repeated pricing mismatch, where listings fail to clear and are removed.
This chart highlights where listings frequently did not sell at initial pricing.
Building-By-Building Performance (80202)
Below are building summaries designed for real-world decisions. These are not “opinions.”
They reflect negotiation patterns observed in the 365-day dataset.
Spire (891 14th Street)
- Closed sales in dataset: 32
- Median days on market: 74.5
- Median close-to-list: 98.07%
- Concession frequency: 28.1% of closings
Interpretation: Spire shows strong pricing discipline relative to other major towers. Negotiation exists, but this building tends to hold closer to list price than many peers.
Buyer strategy: Compare active competition inside the building and negotiate using DOM and concession norms rather than expecting deep headline price cuts.
Glass House (1700 Bassett Street)
- Closed sales in dataset: 22
- Median days on market: 49
- Median close-to-list: 97.27%
- Concession frequency: 27.3% of closings
Interpretation: Glass House clears faster than most major buildings in the dataset. Concessions appear but are not the dominant clearing mechanism.
Seller strategy: Stronger relative demand suggests pricing precision is rewarded. Overpricing still gets punished, but the building shows healthier absorption.
The Coloradan (1750 Wewatta Street)
- Closed sales in dataset: 20
- Median days on market: 88
- Median close-to-list: 96.17%
- Recorded concession frequency: 5%
Interpretation: The Coloradan shows more price negotiation (lower close-to-list) and longer DOM than some peer towers in this dataset. Recorded concessions are rare, which may indicate negotiation occurs more through price reductions than credits.
Buyer strategy: Use DOM + close-to-list trends to justify price positioning. If the seller resists price, consider requesting credits as an alternative path to affordability.
Barclay Towers (1625 Larimer Street)
- Closed sales in dataset: 13
- Median days on market: 39
- Median close-to-list: 97.75%
- Concession frequency: 61.5% of closings
Interpretation: Barclay is the clearest “credit culture” building in the dataset. Deals often clear through seller-paid credits (payment relief) rather than headline price cuts.
Buyer strategy: Ask for seller credits early. This building’s history suggests concessions are a normal part of successful deal structure.
Brooks Tower (1020 15th Street)
- Closed sales in dataset: 19
- Median days on market: 74
- Median close-to-list: 96.88%
- Concession frequency: 31.6% of closings
Interpretation: Brooks Tower is more negotiable in this dataset. Both price negotiation and concessions show up with meaningful frequency.
Seller strategy: Lead with competitive pricing. The dataset suggests overpricing increases the risk of expiration rather than “eventual close.”
One Lincoln Park (2001 Lincoln Street)
- Closed sales in dataset: 8
- Median days on market: 200.5
- Median close-to-list: 95.96%
- Pulled-off-market pressure: High relative to closes
Interpretation: This is a thinner, higher-end buyer pool. Longer DOM suggests price discovery takes time and buyers negotiate more aggressively when inventory is available.
Buyer strategy: Patience can be rewarded. Use longer marketing time as leverage, especially if there are competing listings within the building.
McGregor Square Residences (1901 Wazee Street)
- Closed sales in dataset: 8
- Median days on market: 140.5
- Median close-to-list: 96.42%
Interpretation: Higher-end product, lifestyle-specific demand, and cost structure can extend timelines. Negotiation appears through both time and price positioning.
Seller strategy: Presentation and pricing have to match the buyer’s “luxury expectation.” The market is selective, not emotional.
Note on “Riverfront Park” in the charts
“Riverfront Park” in this dataset is not Glass House. It reflects Little Raven Street addresses and nearby Riverfront Park properties in 80202. Glass House is recorded separately as 1700 Bassett Street.
What This Means for Buyers
- Negotiate by building: use each tower’s DOM and concession norms.
- Ask for credits when appropriate: some buildings clear through concessions more than price cuts.
- Time your leverage: listings that sit longer typically offer better terms.
- Think resale: buildings with healthier absorption often protect exit value better.
What This Means for Sellers
- Price precisely early: overpricing often ends in expiration or withdrawal, not “eventual sale.”
- Use concessions strategically: credits can preserve headline price while improving affordability.
- Compete inside your building: condo buyers compare directly within the tower.
Frequently Asked Questions About the 80202 Condo Market
Is the Downtown Denver condo market in 80202 declining?
The 80202 condo market is not uniformly declining, but it is highly segmented by building. Some towers maintain stronger pricing and faster absorption, while others require concessions or show higher pull-off-market pressure. The 365-day lookback suggests negotiation and selectivity rather than a broad crash.
How long does it take to sell a condo in 80202?
It depends heavily on the building. Some towers close in under 60 days, while others exceed 140 to 200+ days. The overall “zip code average” hides building-level performance differences.
Are seller concessions common in Downtown Denver condos?
Yes. Seller-paid credits are a normal closing tool in many 80202 buildings. Concessions may include rate buydowns, HOA prepayments, or credits for repairs and improvements.
Why are so many 80202 condos expiring instead of selling?
Expired and withdrawn listings often indicate pricing misalignment. In a building-level market, buyers compare closely within the same tower. Overpricing tends to be punished quickly through longer DOM and failed listing outcomes.
Is Riverfront Park the same as Glass House?
No. In this dataset, Riverfront Park reflects Little Raven Street and nearby Riverfront Park properties in 80202. Glass House is separately identified as 1700 Bassett Street.
Methodology and Notes
- Geography: ZIP code 80202 only.
- Time window: 365 day lookback based on the most recent year of listing outcomes included in the REColorado dataset.
- Included statuses: Closed, Expired, Withdrawn. No active or pending listings were included.
- Concessions: Seller-paid credits as recorded in MLS (may include rate buydowns, HOA prepayments, or unit improvements). Concession types are not specified.
- Review: Findings reviewed and collaborated by Jenny Usaj (Master’s in Global Finance, International Trade and Economics, University of Denver).
