Cherry Hills Village
Homes on an acre or more, bridle trails and quiet, 10 minutes from Cherry Creek. This year, the most instructive market in the region on what price does.
Cherry Hills Village is a 6-square-mile city of homes on an acre or more, just south of the Denver line between University and Holly, 10 minutes from Cherry Creek and 20 from downtown. Cherry Creek Schools serve the whole city, and Kent Denver and St. Mary's Academy sit inside it. No shops or restaurants are zoned within the city limits. 82 homes sold in the 12 months to September 21, 2026 at a median of $3.79M and $569 a finished square foot, in a median of 28 days. The typical home has doubled in value in 10 years and rose 14% through the 3 years of high mortgage rates.
Doubled in 10 years. Up 14% since the rate shock.
No city in the south metro has held value like this one. The typical Cherry Hills home is worth 38% more than 5 years ago and has kept rising through 3 years of 7% mortgages, while the typical Denver home gave back 7% over the same 3 years. Land on an acre inside the city is the reason.
The index and the MLS agree on direction this year, but only just. The typical home is up 5.9% on the index, the 6-month median moved only a little, and the per-foot figure slipped 5.0%, because a different set of homes sold. That's the trap of a market of 82 sales a year. Which homes closed moves the median more than the market does, so I price a Cherry Hills home against its own part of the Village and homes of its age, never against the city figure.
The market is telling sellers where the line is.
As of September 21, 2026
Asking prices sit well above what closes. The homes for sale carry a median ask of $5.2M and have been on the market a median of 38 days so far. Above $4M, 21 homes are for sale against 35 sold in a year, 7.2 months of supply. Between $2M and $4M it's 8 against 39, 2.5 months, and that band is where the Village is moving.
The pattern is consistent. Homes priced on the closed sales went under contract in about a week. 48% of the year's sales took more than 30 days, and across the year homes closed at a median of 93.5% of their original asking price. The gap between that and the final list price is the reductions.
Policy to watch. Council has referred a home-rule charter amendment on land use to the November 3 ballot and extended its moratorium on new subdivision applications. Both bear on what can be built on larger lots, and therefore on what the land is worth.
How I price a home here. Land value by sub-market first, then the house by age and condition, then a hard look at concurrent competition. When the right ones go in a week, the buyers you want have already seen everything else on the market.
Three markets inside one city.
Under $2M is a handful of original ranches on their first lots. $2M to $4M is where most of the Village trades. Above $4M is where the supply is.
| Price band | Sales, 12 mo | Median close | $/sq ft | Days on market | Inside a week | Sold vs asking | For sale | Months of supply |
|---|---|---|---|---|---|---|---|---|
| Under $2M | 8 | $1,537,500 | $426 | 57 | 25% | 95.2% | 2 | 3.0 |
| $2M to $4M | 39 | $2,900,000 | $513 | 30 | 31% | 96.4% | 8 | 2.5 |
| $4M and up | 35 | $5,750,000 | $643 | 20 | 43% | 96.9% | 21 | 7.2 |
| Cherry Hills Village, all | 82 | $3,789,062 | $569 | 28 | 35% | 96.6% | 31 | 4.5 |
10 minutes from Cherry Creek, and quiet enough to hear the horses.
The Village sits between University and Holly, just south of the Denver line, which is why a house on an acre here can be closer to downtown than a townhome in the Tech Center. No shops or restaurants are zoned inside the city, so dinner is a short drive in any direction.
Getting around
- Cherry Creek Northup University Blvd10 min
- Downtown DenverUniversity or I-2520 min
- Denver Tech CenterBelleview east15 min
- Denver InternationalI-25 to I-225 and Peña40 to 45 min
- University of Denverand the Newman Center5 min
- Swedish Medical CenterPorter in 105 min
Close by
- Cherry Hills Country Club and Glenmoor Country Club
- The High Line Canal along the southern edge, and the city's bridle trails
- Kent Denver's 200-acre campus at the center of town
- Three Pond Park and Quincy Farm
- The Streets at SouthGlenn, 10 minutes
- Wellshire public golf course on the north edge
- The Landmark and Belleview Station, 10 minutes
Schools
- Cherry Creek Schools throughout. Cherry Hills Village Elementary, West Middle, Cherry Creek High
- Inside the city Kent Denver (grades 6 to 12) and St. Mary's Academy
- Within 15 minutes, Graland, Colorado Academy, Regis Jesuit and Denver Academy
- Boundaries follow streets. I check the attendance map for every home and confirm with the district before you write
Land, privacy and time.
Cherry Hills Village is what the rest of the south metro is priced against, with acre-plus zoning across most of the city, a network of bridle and walking trails, the High Line Canal along its southern edge, Glenmoor and Cherry Hills country clubs, and Kent Denver's 200-acre campus at its center. Homes range from 1950s ranches on their original lots to 10,000-square-foot houses on two acres, and the land under a modest house is often worth more than the house.
Sub-markets matter here. Old Cherry Hills and the streets off University Boulevard trade on lot and location. Cherry Hills Farm and Glenmoor trade on newer construction and club adjacency. The eastern edge near Holly and Belleview trades on proximity to The Preserve and Greenwood Village. Each has a different buyer and a different comparable set.
Schools
Cherry Creek Schools throughout, with Cherry Hills Village Elementary, West Middle and Cherry Creek High serving most of the city, and Kent Denver and St. Mary's Academy inside it. District boundaries follow streets, and I check the district's published map for every home.
Questions I get about it.
Sourced the same way as everything else here. Ask me the one that isn't listed.
What's the median home price in Cherry Hills Village?
$3.79M for the 82 homes that sold in the 12 months to September 21, 2026, at $569 a finished square foot and 96.6% of final list, with a median of 28 days on the market. Every one of them was a detached house, most on an acre or more, so it's a fair figure for the Village, and Zillow's index for the typical home puts it at $3.24M. The last 6 months ran 1.7% above the 6 before, and which homes sold moves that more than the market does.
What school district is Cherry Hills Village in?
Cherry Creek Schools throughout, with Cherry Hills Village Elementary, West Middle and Cherry Creek High serving most of the city. Kent Denver (grades 6 to 12) and St. Mary's Academy are inside the city limits, and Graland, Colorado Academy, Regis Jesuit and Denver Academy are within 15 minutes. Boundaries follow streets, so I check the attendance map for every home.
What's the minimum lot size in Cherry Hills Village?
About an acre across most of the city, and larger on the west side. That zoning, the bridle and walking trails, the High Line Canal along the southern edge and the two country clubs are why the Village is what the rest of the south metro is priced against. Homes range from 1950s ranches on their original lots to 10,000-square-foot houses on two acres, and the land under a modest house is often worth more than the house.
How much have Cherry Hills Village home values gone up?
The typical home has doubled in 10 years, up 104% on Zillow's index, and is up 38% in 5 years and 14% over the 3 years since mortgage rates jumped. The city of Denver's typical home fell 7% over those same 3 years. No city in the south metro has held value like this one, and land on an acre inside the city is the reason.
How far is Cherry Hills Village from Cherry Creek, downtown and the airport?
Cherry Creek North is 10 minutes up University Boulevard, downtown is 20, the Denver Tech Center is 15 minutes east on Belleview, and Denver International is 40 to 45 minutes by I-25 and I-225. The University of Denver and Swedish Medical Center are 5 minutes. Rush hour adds 10 to 20 minutes.
Are there restaurants or shops in Cherry Hills Village?
No. No shops or restaurants are zoned inside the city limits, which is a large part of why it's quiet. Dinner is a short drive in any direction, to Cherry Creek North, the Landmark and Belleview Station in Greenwood Village, or the Streets at SouthGlenn. The country clubs, Kent Denver and the trails are the amenities inside the city.
Do Cherry Hills homes have septic systems?
Some of the older lots still do, and some keep irrigation wells, which is one of the things I check before you write. Most of the city has no HOA; Cherry Hills Farm and Glenmoor have their own. The city's share of the property tax is higher than Greenwood Village's, so the full bill goes in the offer analysis rather than the fine print.
Curious what your Cherry Hills home would bring?
A range for your home, priced off land value in your part of the Village and this summer's closings, not a portal median. No obligation. A broker's valuation, not an appraisal.
Jake KlimasReal Estate Advisor, Corcoran Perry & Co.