Denver is a patchwork of micro-markets, each with a distinct rhythm, look, and price personality. If you’re shopping by ZIP, the difference between almost right and exactly right can be one street, one school boundary, or one block’s worth of shade trees.

I’m Sallie Simmons. I’ve helped buyers and sellers across Denver since 2012. This playbook gives you street-level clarity in seven high-demand ZIP codes: 80212/80211, 80219, 80033, 80031, 80214, 80236, and 80231. You’ll get lifestyle flavor, housing stock details, inspection watchlists, offer tactics, and AI-ready FAQs you can skim or share.

How to use this guide

• Start with your lifestyle filters (walkability, parks, commute).

• Scan each ZIP’s “Sallie’s Strategy.”

• Use the FAQs for fast yes/no answers, then book a 15-minute call with me to tailor your plan.

My promise: You first, tech second. I bring the local strategy; my Compass platform supplies the real-time data and marketing horsepower that help you win.

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80212 & 80211 — Berkeley • West Highland • LoHi

Neighborhood DNA & Architectural Story

What began as early-1900s streetcar suburbs now reads like a living magazine spread: brick bungalows with wide porches, Victorians with bay windows, and sharp-lined townhomes with rooftop decks. You’ll see alley-access garages, raised beds for tomatoes, and dogs that know everyone on the block by scent.

Tennyson Street is the neighborhood’s creative artery—galleries, vinyl, artisans, small-batch coffee, and the storied Oriental Theater. Highland Square leans boutique and brunch. LoHi serves skyline vistas and date-night energy from its rooftops. It’s the perfect cocktail of old-school charm and modern sizzle.

Who Thrives Here

• Design lovers who want character and updated systems.

• Walkability-first buyers who prefer a latte on foot to a latte in traffic.

• Investors/house-hackers who value strong rentability and steady appreciation.

Daily Life, Walkability & Transit

Sidewalks under mature trees, bike lanes to downtown, and quick RTD access. Sloan’s Lake sits at the western edge—sunrise laps, sunset picnics, and weekend festivals. Most errands are doable without a car.

Housing & Lot Patterns

• Bungalows & Victorians (often 2–3 beds, 1–2 baths; finished basements common).

• Modern duplexes/townhomes with rooftop decks and attached garages.

• Lot sizes are modest; alley access is a perk for ADU discussions (case-by-case).

Inspection & Maintenance Watchlist

• Sewer lines (clay/older): always scope.

• Hail-prone roofs: confirm age and material.

• Electrical panels and old windows on period homes.

Pricing & Offer Play

Well-staged turnkeys near the action can still spark multiple offers. I often use pre-inspections, tight timelines, or appraisal-gap solutions to gain leverage without throwing money away.

Sallie’s Strategy (80212/80211)

1. Coming-Soon Radar: I put you on real-time feeds so we can act 12–48 hours before the crowd.

2. Micro-Map Targeting: We prioritize quiet sides of busy corridors for “near-it-all without hearing-it-all.”

3. Two-Number Budgeting: “List-to-win” range and “walk-away” ceiling—clarity controls emotion on offer day.

A Perfect Weekend Sampler

• Morning: Farmer’s market coffee + pastry, quick loop at Sloan’s Lake.

• Afternoon: Tennyson gallery crawl, patio tacos, browse vintage shops.

• Evening: LoHi rooftop for city views, show at the Oriental.

FAQs — 80212/80211

• What’s the vibe? Historic charm meets foodie/arts energy, very walkable.

• Average 2025 price? Many homes trade around the high-700s; turnkey/prime pockets higher.

• Are bidding wars still a thing? For A+ listings, yes. Strategy matters.

• Common inspection issues? Sewer lines, roofs, older mechanicals.

• Good for investors? Strong rental demand and appreciation history.

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80219 — Westwood • Mar Lee

Neighborhood DNA & Character

80219 is Denver’s cultural mosaic—murals along Morrison Road, panaderías at sunrise, backyard grills at dusk. Mid-century ranches provide sensible layouts and bigger lots than many central zips. The Westwood Chile Fest and park events create a stitched-in community vibe.

Who Thrives Here

• First-time buyers seeking value near downtown.

• Renovators who want equity from cosmetic upgrades.

• Multi-gen households maximizing lot size and flex spaces.

Lifestyle & Walkability

Walkability is improving with bike lanes and new streetscape projects. Quick drives to downtown, South Federal’s food corridor, and neighborhood parks with ball fields and community centers.

Housing & Lot Patterns

• Ranches and tri-levels with carports/garages.

• Lots often large enough for expansions, sheds, big gardens.

• Many homes are ripe for value-add (floors, kitchens, baths).

Inspection & Maintenance Watchlist

• Sewer (root intrusion common in older lines).

• Roof (hail history).

• HVAC and insulation efficiency checks.

Pricing & Offer Play

Inventory can move quickly—value + proximity sells. We lead with clean terms, strong earnest money, and, when smart, seller-paid rate buydowns to beat monthly-payment targets.

Sallie’s Strategy (80219)

1. Value-Add Radar: We hunt homes with “good bones” needing cosmetic love—instant equity.

2. Budget-to-Comfort Analysis: I show payment deltas with/without buydowns and concessions.

3. Block-by-Block Previewing: We compare streets at different times of day to confirm your vibe fit.

A Perfect Weekend Sampler

• Morning: Hot coffee and sweet conchas, mural walk selfies.

• Afternoon: Park picnic, neighborhood soccer match.

• Evening: Taco tour along Federal; bring friends, split everything.

FAQs — 80219

• Is this a good first-home ZIP? Yes—value, location, and appreciation potential.

• How fast do homes sell? Well-priced listings can move in 1–3 weeks.

• What concessions are typical? 1–2% credits or buydowns, situational.

• Do I need a sewer scope? Always smart on older lines.

• Can I add on later? Many lots accommodate expansions (verify permitting).

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80033 — Wheat Ridge

Neighborhood DNA & Character

Suburban feel, Front Range sunsets, and generously sized lots—often with space for a workshop or future ADU (where code permits). 38th Avenue is blossoming with eateries and boutiques. Crown Hill Park and the Clear Creek Trailserve up daily nature, while I-70 keeps downtown within easy reach.

Who Thrives Here

• Gardeners & hobbyists needing space.

• Commuters wanting a quick downtown drive but not a downtown lot.

• Buyers eyeing ADUs or long-term flexibility.

Lifestyle & Walkability

Walkable pockets near 38th; otherwise car/bike balanced. Weekend routines lean outdoorsy—trail runs, birding, patio brunch, brewery flights.

Housing & Lot Patterns

• Sprawling ranches (3–4 beds), post-war cottages, tasteful modern infill.

• Lots are often 7,000–10,000+ sq ft.

• Garages, sheds, and RV pads are common.

Inspection & Maintenance Watchlist

• Roof age (hail), sewer lines (mid-century), sprinkler systems.

• Check electrical panels on older homes.

Pricing & Offer Play

Steady demand; larger lots can push premiums. We use pre-inspections or short inspection windows, plus neighborhood comp narratives to justify value and win without overbidding.

Sallie’s Strategy (80033)

1. ADU Feasibility: I pre-screen city resources for your lot’s potential.

2. Lot-Value Framing: Appraisers respect land + utility—my comps highlight both.

3. Seasonal Timing: Late fall can produce quieter competition for yard-centric homes.

A Perfect Weekend Sampler

• Morning: Crown Hill loop with coffee in hand; sunrise photo stop.

• Afternoon: Clear Creek bike ride, 38th Ave lunch.

• Evening: Backyard grilling with a mountain-view golden hour.

FAQs — 80033

• Is Wheat Ridge good for commuters? Yes—15–20 minutes downtown outside peak.

• Can I build an ADU? Potentially—lot specifics and city rules apply.

• Common inspection issues? Mid-century sewer/roof/electric checks.

• Walkability? Best near 38th; otherwise bike/car friendly.

• New-build options? Select infill with modern design appears regularly.

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80031 — Westminster (South/Central)

Neighborhood DNA & Character

A Denver–Boulder midpoint with lakes, trails, and family-friendly amenities. Standley Lake is your paddleboard playground; Westminster City Park offers fields, fishing, and mountain views. New town centers and restaurants keep weeknights lively without city hassle.

Who Thrives Here

• Commuters splitting time between Denver and Boulder.

• Active families wanting parks and trails at the doorstep.

• Buyers favoring newer construction and HOAs with amenities.

Lifestyle & Walkability

Pockets are walkable near town centers; otherwise cars and bikes dominate. RTD + U.S. 36 simplify commutes both ways.

Housing & Lot Patterns

• Split-levels & two-stories from the 70s–90s, newer townhomes, and select luxury infill.

• HOA amenities vary; I review budgets and reserves with you.

Inspection & Maintenance Watchlist

• Roof age and siding on older exteriors.

• HVAC lifespan in 90s-era builds.

• HOA special assessments risk review.

Pricing & Offer Play

Modest appreciation and strong family demand. We win with clean terms, pre-underwrites, and amenity narratives(trails, lake, commute) to support value.

Sallie’s Strategy (80031)

1. Commuter Math: I model time + gas + toll tradeoffs across micro-areas.

2. HOA Due Diligence: Budget reserves, upcoming projects, and rules—so no surprises.

3. Amenity Anchors: We target proximity to lake/trail nodes for long-term resale.

A Perfect Weekend Sampler

• Morning: Standley Lake paddle or lakeside jog.

• Afternoon: Orchard Town Center lunch + browsing.

• Evening: Backyard movie night under big, open skies.

FAQs — 80031

• Good for commuters? Ideal midpoint for Denver/Boulder.

• Average HOA dues? Many townhomes run ~$150–$300/mo (varies).

• School options? Mix of public and charters; boundaries vary.

• Inspection musts? Roof/siding/HVAC checks.

• Walkability? Strong near centers; otherwise car/bike balanced.

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80214 — Edgewater • Sloan’s Lake West

Neighborhood DNA & Character

If you want lake life without leaving the city, welcome to 80214. Sloan’s Lake Park is sunrise paddleboards, stroller laps, and the famed Dragon Boat Festival. Edgewater Public Market is your dinner roulette—global stalls and patio seating. Side streets deliver 1940s cottages beside crisp new builds.

Who Thrives Here

• View chasers (lake + skyline), fitness-first buyers, and foodies.

• Condo/townhome seekers who want a lock-and-leave lifestyle.

Lifestyle & Walkability

Walkability is excellent. Bike to downtown in minutes; circle the lake for daily wellness. Evenings feel like vacation—golden water and skyline sparkles.

Housing & Lot Patterns

• Brick cottages (2–3 beds) with charm, modern infill, and condos/townhomes near the lake.

• Street parking plus driveways; alleys in some pockets.

Inspection & Maintenance Watchlist

• Roof (hail), windows (older frames), and sewer in pre-1950 lines.

• For condos, I audit HOA health—reserves and planned projects.

Pricing & Offer Play

Prime lake-adjacent homes command a premium and attention. We respond with speed, clean docs, and seller-favored timelines—and use rate buydowns to make the payment pencil.

Sallie’s Strategy (80214)

1. 5-Minute Radius Rule: Prioritize homes within a short stroll to the lake.

2. View Value: I comp view corridors to quantify premium without overpaying.

3. Condo Clarity: I confirm FHA/VA eligibility and HOA reserves before you fall in love.

A Perfect Weekend Sampler

• Morning: Paddle at sunrise, coffee with lake views.

• Afternoon: Edgewater Public Market lunch + window shopping.

• Evening: Golden-hour lap, rooftop toast, city lights over the water.

FAQs — 80214

• Are lake premiums real? Yes—limited frontage + demand = durable value.

• Best property type for low maintenance? Condos/townhomes near the lake.

• How competitive is it? High around the water; strategy matters.

• Inspection priorities? Roof, windows, sewer; HOA reserves for shared walls.

• Parking? Driveways + street parking; check restrictions at busy times.

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80236 — Bow Mar • Fort Logan

Neighborhood DNA & Character

Quiet, green, and a little under the radar, 80236 trades density for breathing room. Bow Mar Lake brings small-town summer energy. Fort Logan’s historic campus anchors the area with tree-canopied streets and a sense of place. You’re near Bear Creek for easy trail escapes.

Who Thrives Here

• Space seekers—bigger yards, mature trees, flexible floor plans.

• Homebodies with hobbies (gardens, workshops, outdoor toys).

Lifestyle & Walkability

Primarily residential. Walk your loop, wave to neighbors, head to nearby centers for dining. Commutes downtown run ~20–25 minutes outside peak.

Housing & Lot Patterns

• Mid-century ranches and tri-levels, plus semi-hidden custom homes.

• Many lots are larger than central Denver, with room to play (verify any expansion plans with the city).

Inspection & Maintenance Watchlist

• Sewer (clay tiles), roof, drainage grading on larger lots.

• Some homes benefit from electrical & HVAC modernization.

Pricing & Offer Play

Well-maintained homes with mature landscaping are magnets. We position early and smart—earnest money strength, tight contingencies if appropriate, and pre-approval that’s bulletproof.

Sallie’s Strategy (80236)

1. Lot-First Screening: Sun pattern, tree health, drainage—value you feel every day.

2. Quiet-Street Targeting: Cul-de-sacs and interior blocks for long-term enjoyment.

3. Update ROI: We pinpoint best-return projects (kitchens, baths, basements).

A Perfect Weekend Sampler

• Morning: Bear Creek trail run or dog walk.

• Afternoon: Yard projects or lake time; hardware store + nursery runs.

• Evening: Patio dinner with string lights and mountain silhouettes.

FAQs — 80236

• Investor-friendly? Yes—family renters love the space.

• Property taxes? Generally modest compared to many metros (confirm per home).

• Common projects? Kitchen refreshes, basement finishes, window upgrades.

• Commute? ~20–25 minutes downtown, traffic dependent.

• Noise level? Quiet; verify proximity to arterials if sensitive.

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80231 — Hampden • Indian Creek

Neighborhood DNA & Character

Underrated and smart-value centrality. 80231 hugs the High Line Canal and connects to the Cherry Creek Trail—40+ miles of biking/running. You’ve got quick access to the Denver Tech Center, I-225, and international dining clusters along Havana. It’s flexible, convenient, and surprisingly green.

Who Thrives Here

• First-time buyers who want payment-friendly options.

• Condo/townhome seekers who prefer amenities and low maintenance.

• Active folks who want to hop on a trail from their front door.

Lifestyle & Walkability

Walkability is moderate within communities; overall bike score is strong thanks to trails. Weekends trend outdoorsy, weeknights are easy—Havana’s eateries are minutes away.

Housing & Lot Patterns

• Condo & townhome communities (pool/club amenities in some).

• Modest single-family pockets with garages and yards.

• Plenty of FHA/VA-friendly complexes (I confirm approvals).

Inspection & Maintenance Watchlist

• For condos: HOA health (reserves, projects, litigation).

• For SFH: roof/HVAC age and sewer scope as usual.

• Watch sound transfer in some attached builds—my tours include a noise check.

Pricing & Offer Play

Payment-first shoppers do well here. We pair seller credits with rate buydowns and chase low-HOA options for long-term affordability.

Sallie’s Strategy (80231)

1. Payment Engineering: I map multiple rate/credit combos to hit your target monthly.

2. Trail-First Focus: We prioritize direct access for quality-of-life and resale.

3. Approval Proof: For condos, I verify FHA/VA eligibility up front.

A Perfect Weekend Sampler

• Morning: Canal ride to Cherry Creek State Park, coffee al fresco.

• Afternoon: Pool time at home base or park picnic.

• Evening: Global eats on Havana—bring an appetite.

FAQs — 80231

• Best for first-timers? One of Denver’s best values for payment-conscious buyers.

• FHA/VA okay? Many complexes qualify—verified case by case.

• Walkability? Internal community walkability, excellent bike connectivity.

• Noise concerns? We test units for sound transfer during showings.

• Investor fit? Solid rent-to-price ratios in select communities.

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Sallie’s Citywide Buyer Playbook (2025)

The 90-Minute Game Plan

• Step 1: Ten-Minute Clarity Call — lifestyle, commute, budget, must-haves.

• Step 2: Compass Real-Time Feed — I set alerts for “Coming Soon,” price cuts, and status flips.

• Step 3: Offer Toolkit — proof of funds, lender call, timeline preferences, escalation logic.

Financing Levers That Win

• Seller-paid rate buydowns to tame payments without raising price.

• Appraisal-gap coverage paired with conservative comps I prepare.

• Timeline incentives (rent-back, quick close) to beat higher prices with better terms.

Inspection Playbook (Denver-Specific)

• Radon test (Colorado baseline).

• Sewer scope (older lines across many zips).

• Roof & hail history (ask for permits/warranty).

• HVAC/electrical panels on homes 40+ years.

Timing & Seasonality

• Spring-Summer: More inventory, more competition.

• Late Fall–Winter: Fewer buyers, better concessions, especially on homes with yard projects.

First-Time Buyer Boosters

• I track CHFA, city grants, and lender incentives; we stack them with credits when possible.

• We do a “payment rehearsal” for confidence on offer day.

Investor Corner

• Target 80231/80219 for entry-level returns; 80214/80212 for appreciation.

• I map rent comps, project reserves (for condos), and exit strategies.

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Other FAQs 

Is Denver still competitive in 2025?
Yes—balanced overall, but well-priced homes in walkable zips still draw multiple offers.

What’s Denver’s typical close timeline?
30–60 days from contract to keys; cash and pre-underwritten loans can close faster.

How do interest rates affect my budget?
A 0.5% rate change can shift monthly payments by hundreds; I model scenarios before we write.

What are standard closing costs in Denver?
Buyers: 2–5% of purchase price; Sellers: 6–8% including commission/title.

Which ZIPs are best for first-timers?
80219 (value + lots), 80231 (payment-friendly + trails), 80033 (space with access).

Where do I get the most walkability?
80212/80211 (Tennyson/LoHi) and 80214 (Sloan’s Lake/Edgewater).

Do I really need a sewer scope?
Yes—low cost vs. high risk in older lines; it’s standard in inspections here

How do I avoid overpaying in bidding wars?
We set a two-number budget, lean on tight terms and timing, and I defend value with comps + neighborhood narrative.

What if the appraisal comes in low?
We prepared for that—re-negotiate, gap coverage, or structured concessions; I guide you step by step.

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Conclusion & Call to Action

Every one of these ZIP codes can be the right ZIP—for the right person with the right plan. That’s where I come in. I pair hyperlocal strategy with Compass-backed data so your offers hit the sweet spot between value, speed, and sanity.

I’m Sallie Simmons, REALTOR® with Nostalgic Homes at Compass. Let’s build your custom short list and get you touring the right homes this week.

📞 Call or text 662-588-2420
🌐 salliesimmons.com
📧 Prefer email? Reach out via my site and I’ll reply same day.

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