by Valley Gadfly | Apr 17, 2026 | Valley Gadfly
Valley Gadfly
There will be not one, but two, Full Moons over the Mile High City in May! The first moon, the Full Flower Moon, reaches its peak over Denver on Friday, May 1 at 11:23 a.m.
The second full moon, the Blue Moon, occurs on May 31 at 2:45 a.m. local time. Once in a Blue Moon is an idiom that refers to an event that happens vary rarely, or almost never.
With Earth precisely sandwiched between the Sun and the Moon this month, here are our choices for shopping, dining, and entertainment, so you will enjoy brighter days ahead:
Kevin John Edusei conducts Stravinsky’s The Rite of Spring, and Jess Gillam plays the saxophone for the concerto. The program, The Rite of Spring, is in DCPA’s Buell Theatre May 1, 7:30 p.m. Information: 720-865-4220.
Don’t miss multiple Grammy-winning singer Alejandro Fernandez entertaining at Red Rocks May 7, 8 p.m. Information: 720-865-2494.
Catch Swedish indie folk singer, guitarist Jose Gonzalez playing at the Mission Ballroom May 11, 8 p. m. Information: 720-577-6884.
Try the recently opened Chicken Riot located in the former Truffle cheese shop on E. 6th Ave. Eatery marries Texas barbecue’s bold techniques with the tasty traditions of Northern Mexico. Information: 720-967-7678.
Freshen up your home for spring with interior plaster and drywall repair by The Wall Rebuilders. They will repair any age house, old or new. Phone for free estimates. Information: 303-698-1057.
The 16- to 18-piece Count Basie Orchestra entertains at the Lone Tree Arts Center, May 13, 1:30 p. m. Information: 720-509-1000.
Pianist, vocalist, and composer Dawn Clement plays at Dazzle Denver in the DCPA complex, May 17, 5 p.m. Information: 303-839-5100.
Grammy-nominated musician Jontavious Willis plays in Swallow Hill’s Tuft Theatre, May 22, 8 p.m. Information: 303-777-1003.
Support Ronald McDonald House Charities by attending the Storybook Ball at Wings Over the Rockies, May 8, 6 p.m. The Snoopy fundraiser takes you into a world where doghouses become airplanes, scarves flutter in the wind, and guests become part of a soaring story of help and hope. Information: 303-832-2667.
May is the time when the flowers bloom, the birds sing, and the Cherry Creek Valley awakens from its winter slumber. Lawns along neighborhood streets are turning green.
The merry month of May in Denver brings a mix of warm temperatures, occasional rain, and beautiful sunny days. It is an ideal time to explore the Mile High City’s natural surroundings.
Allow the Full Moons in May to be a symbol of calm, consistency, and a guiding light this month. Do you know who conducts the spring orchestra this month? The May-stro.
— Glen Richardson
The Valley Gadfly can be reached at newspaper@glendalecherrycreek.com.
by Valley Gadfly | Apr 1, 2026 | Uncategorized
More Homes Are Changing Hands, Even If Prices Aren’t Jumping Significantly
by Glen Richardson
Wash Park Charm: Denver’s Wash Park neighborhood is highly sought after. This York Street charmer sold for $4 million.
In February of this year (2026), the time required for a typical home to find a buyer in the Denver market fell to 33 days, down almost 38% from January. Realtors say that since the new year, they’ve been extremely busy; “almost like back to 2022 levels.”
A dip below the 6% threshold in 30-year mortgage rates is nudging homebuyers back into making offers. This is the first-time rates have dropped below 6% since 2022.
The median price of a detached home in the 11-county Denver area rose 2.44% over the past 30 days. Moreover, pending home sales rose 29.26% from January. Prices had been falling slightly during the slow months of late 2025 and at the start of 2026. Denver’s median sales price is 34% higher than the national average.
Quick, Pricey Sell: This home on Race Street in the Denver Country Club sold to a cash buyer in only nine days for $8,595,000.
Pricey Homes
According to data from the Denver Metro Association of Realtors, 5,567 properties sold for at least $1 million in 2025 in the 11-county region the association considers the Denver metro area. Those sales totaled $9.1 billion.
That represented a 5% increase in the number of properties sold and a 7% increase in the in the overall value of luxury home sales compared with 2024.
The latest numbers from Denver’s Metro Association of Realtors shows the median sales prices in the Denver area are down 2%. It’s now just under $600,000, and the actual number of homes sold was down every month in 2025 compared to 2024.
Average Price
The realtor group says the overall median home price in metro Denver sits at around $599,000. Detached single-family homes are averaging $650,000 to $666,000. Attached homes — condos and townhomes — are averaging about $390,000 to $400,000.
Luxury Builds: Classic architecture paired with tree-lined streets in popular neighborhoods attracts buyers.
Detached homes traditionally make up the majority of sales in Denver. These properties are holding their value relatively well, only seeing small seasonal fluctuations. In popular neighborhoods like Wash Park, Hilltop, and Sloan’s Lake, prices can still exceed $1 million for updated or larger homes.
Attached Homes are feeling the most downward price pressure. With increased insurance and HOA costs, plus affordability challenges, buyers are more cautious. Still, condos remain an attractive option for first-time buyers or those seeking low-maintenance living.
Above U.S. Median
The average home price in Denver in 2025 hovered around $599,000, with detached homes in the mid-$600,000 range and condos-townhomes closer to $390,000. The Denver real estate market has cooled from its pandemic highs but remains strong relative to the rest of the U.S.
Year-to-date, 2026 is lagging 2025, with sales volume down 13.17% and the median price down 2.21%. The general consensus among realtors is that home prices are likely to remain relatively flat in 2026. What is expected, however, is a higher number of closed transactions. In other words, more homes changing hands, even if prices aren’t jumping significantly.
As interest rates drop slightly, realtors are seeing the buyer pool expand. More qualified buyers are stepping back into the market, which naturally leads to more activity and competition for well-priced homes.
$1 million+ market
Humboldt Heaven: Bungalows with a covered front porch plus front and back yard attract young families.
In the $1 million+ market, month-over-month closings for detached homes between $1 million and $1.49 million climbed 35.37%, while homes between $1.5 million and $1.9 million surged 65.85%. A slight 2.13% dip in the $2 million+ tier did little to slow overall momentum, as strength in the core price brackets pushed total closing activity up an impressive 36.48%.
Despite the momentum, homes above $1 million are taking longer to sell. Median days in Multiple Listing Service (MLS) hit 26 in February, up 73.33% year-over-year.
Additionally, year-to-date sales volume in this segment was down 13.82% from 2025. Price-per-square-foot landed at $370 last month, below each of the past four years and roughly 6% below 2025 levels. Given the broad price spectrum within this segment, along with a mix of attached and detached homes, this metric likely reflects a combination of softer pricing power and shifts in sales composition, rather than a uniform drop in value.
Local Top Sellers
Highlights from February’s closed transactions include the sale of the highest-priced detached home, which was a six-bedroom, nine-bath, three-car estate at 181 Race Street in Denver Country Club.
That property was purchased by a cash buyer in only nine days, closing at $8,595,000.
The highest attached sale was located at 411 Madison Street. This four-bed, five-bath duplex in Cherry Creek also sold to a cash buyer for $2,925,000.
Home buyers love Wash Park and Cherry Creek neighborhoods because of the proximity to shopping, plus strong school options. Moreover, homes are generally more luxurious with timeless architecture. Larger lots and mature trees are an additional bonus.
Closed Transactions
Classic Choices: Denver’s inventory is growing, giving buyers more options across neighborhoods and price points.
In the seven-county Denver-metro area, the market is seeing a widening gap between buyer interest and closed transactions. While new listings rose 2.2% year over year and pending contracts jumped nearly 8%, closed sales plummeted 14.6%.
The lag suggests that while prospective buyers are engaging, the path to closing is getting increasingly difficult, real estate agents warn. The median sale price in the metro area dipped 2.7% to $550,000, and homes are sitting on the market for an average of 80 days — a 21% increase from last year.
“Homes priced realistically and presented well are still selling, agents report. Nevertheless, “listings anchored to prior-cycle expectations are encountering longer marketing timelines and greater resistance,” they warn.
by Valley Gadfly | Apr 1, 2026 | Valley Gadfly
Valley Gadfly
Welcome to April, the first full month of spring! No-fooling, despite starting with April Fool’s Day, this month features 30 days of blooming flowers, patio dining, and April showers.
April in Denver brings a distinct charm as the city awakens from winter. The weather can be quite variable, ranging from pleasant 70-degree sunny days to an occasional snowstorm.
With the soft laughter of April suns and the shadow of April showers, here are our choices for shopping, dining, and entertainment, so spring and happiness will come:
Andrew Lloyd Webber’s Phantom of the Opera is back to thrill Denver audiences featuring Maria Bjornson’s original design. The beautiful, spectacular production is in DCPA’s Buell Theatre April 1, 7:30 p.m. Information: 720-865-4220.
Don’t miss the Los Angeles-based pop rock band Lany entertaining in the Mission Ballroom April 7, 7:30 p.m. Information: 720-577-6884.
Catch comedian, writer, and podcaster Charlie Berens playing at the Paramount Theatre April 11, 5 p. m. Information: 303-623-0106.
After a four-year wait, Uchiko has finally opened in Cherry Creek’s Ginny Williams space, featuring lunch and happy hour specials. Standout space has sunlit dining room, sushi bar, plus lively front bar. Information: 303-444-1922.
Looking for a special space for your special occasion? With an 8,600 sq. ft. ballroom, plus 360 degrees of high-definition screens Infinity Park Event Center will make your event distinctive. Information: 303-248-7100.
Chicago Indie rock band Ratboys and violinist Julia Steiner entertain at the Bluebird Theatre, April 13, 8 p. m. Information: 303-377-1666.
Hip hop duo Black Violin plays the violin and viola at the Paramount Theatre April 21, 7:30 p.m. Information: 303-623-0106.
Vocalist Lucia from Veracruz, Mexico, sings jazz, Latin, and pop at Dazzle, April 28, 8:30 p.m. Information: 303-839-5200.
Hear New York fashion designer Zang Toi at the Brass Ring Luncheon & Fashion Show. Event raises funds for The Guild of the Children’s Diabetes Foundation as it honors type 1 heroes at the in the Sheraton Denver downtown hotel April 7, 11:30 a.m. Information: 303-863-1200.
April is the angel of months, the young love of the new year. It marks the transitional period when the Mile High City shakes off its winter slumber and slowly bursts into bloom.
The days grow warmer, the flowers start to blossom, and the promise of sunny afternoons fill the air. It’s a time to admire the majesty – and quirkiness – of Mother Nature.
Winter’s done, and April’s in the skies. A time for new hope. And of new energy to go after your goals and your dreams. Haven’t you heard the joke about April? April-ly not.
— Glen Richardson
The Valley Gadfly can be reached at newspaper@glendalecherrycreek.com.
by Valley Gadfly | Feb 18, 2026 | Main Articles
New Development Will Bring Some Of Cherry Creek’s Largest Office Floorplates
by Glen Richardson
Street Style: Artist rendering shows how development will give Clayton a more commercial business look.
The Broe Group has launched the second phase of its $200 million Cherry Creek North development with construction underway on a new 175,000-sq.-ft. Class A office tower at 250 Clayton St. Completion is expected in the second quarter of 2028.
The building will serve as the new headquarters for The Broe Group, Broe Real Estate Group, and OmniTRAX. The entities are controlled by controversial businessman Pat Broe who is dispised by many in the Denver business community. The site is directly across from the Clayton Members Club and steps from the proposed Timber 225 tower.
After the full leasing of phase one at 200 Clayton, this second phase will bring some of the largest office floorplates in Cherry Creek North, with sizes from 25,000 to 30,000 sq. ft. The Beck design-build development also includes 10,000 sq. ft. of ground-floor retail.
Home For Affiliates
Outdoor Patio: Project’s many amenities include this 7th floor outdoor patio. Building will also have multiple rooftop features.
The first phase of the Cherry Creek North development comprises 200 Clayton, a 76,000-square-foot office building. The eight-story facility came online in 2023 and is fully leased.
Changing Cherry Creek: The building’s fresh approach will enhance the neighborhood, adding to popularity of the district.
When complete, Broe’s Cherry Creek holdings will exceed $1.5 billion in value. The new building will become the home to key Broe affiliated companies, including OmniTRAX, which collectively account for 24% of the project.
“We continue to invest in our home market and see strong sustained demand for what has become Denver’s top urban market,” suggests Broe Real Estate Group CEO Douglas Wells. “250 Clayton will deliver an unrivaled tenant experience that will redefine Cherry Creek office space,” he declares.
Community Connection
The Broe Group’s core portfolio companies
have already committed to occupying 24% of the new development.
Brianna Broe, a member of the Broe Family Board, reflected on the firm’s long connection to the community.
“For five decades and three generations, The Broe Group and the Broe family have called Cherry Creek home,” she said. “We have taken great care to create a high-quality project that adds to Cherry Creek’s well-earned reputation and inspires what’s to come.”
Amenities
New Headquarters: The building will become the home to key Broe affiliated companies which will collectively account for 24% of the project.
Amenities include outdoor spaces, a building lounge, multiple rooftop features, and a drive-through visitor entry.
The eight-story building will boast floor-to-ceiling windows to showcase the vibrancy of Cherry Creek North.
Advanced sustainability and energy efficiency measures in the project are designed to exceed City of Denver codes
Parking Provided
Transition: The quiet of the older Clayton Street neighborhood look is being updated by the latest Broe development project.
Phase two is larger than phase one, covering 175,000 sq. ft. with 10,000 sq. ft. of ground-floor retail in addition to office spaces. There will be nearly 100 spaces in both above-ground and subterranean parking structures.
In addition to modern office spaces, 250 Clayton will offer tenants curated amenities, including outdoor areas, a building lounge, and rooftop spaces. Projects by the Broe Group in the neighborhood include 200 Clayton, Country Club Towers, and The Seasons of Cherry Creek.
Businesses looking to set up shop in Cherry Creek can also take advantage of the Colorado market’s relative affordability within the U.S. office sector. According to the national office report, Denver is one of just a few markets where listing rates were typically below the national average of $32.81 per sq, ft. in October 2025.
by Valley Gadfly | Feb 18, 2026 | Main Articles
Denver’s Luck Of The Irish Kicks Off March 14 With The Largest Parade West Of The Mississippi Turning Streets Green
by Glen Richardson
Pets Participate: Dress your four-legged furry friend in green for the annual Green Street St. Paddy’s Day Pet Parade on March 14.
As luck would have it, St. Patrick’s Day in Denver centers around the huge annual parade set to start March 14 on Wynkoop Street at 9:30 a.m. and weave through downtown. The actual holiday is Tuesday, March 17.
Presented by Bellco Credit Union, the 2026 theme is Stars, Stripes, and Shamrocks. It is known as the largest St. Patrick’s Day parade west of the Mississippi. Legend has it that the modern-day parade started when pub-goers at the now-defunct Duffy’s Shamrock Bar took to the streets in 1962.
Running for more than 60 years, nearly half a million people are expected to attend the downtown parade. You’ll want to get a good spot in advance since some people arrive at 6 a.m. to find a prime place for spectating. The parade happens regardless of the weather.
Floats, Dancers
Every year the spirit of the Irish seems to dance its way into town and transform the Mile High City into a vibrant sea of green. Downtown overflows with Irish jig leprechauns, four-leaf clover wearers, Irish lovers, plus those with green clothes, and an affection for green beer.
The parade celebrates Irish culture with vibrant floats, dancers, and bagpipers. It has been a hallmark of The Mile High City since 1962, celebrating a deep love for Irish culture. Whether you’re proudly Irish, or just embracing the luck of the Irish for the day, this family-friendly event is a must attend. Gather your friends, bring the whole family, and don’t forget to wear you best green attire.
More than a parade, it’s a celebration of culture, community, and camaraderie that you won’t want to miss!
Uncertain Weather
Runnin’ of the Green: Bagpipe group plays Irish music as runners compete in the classic Irish jog in Washington Park. This year’s event is March 8, 10 a.m. to noon.
March is known for wildly varying weather. The last time measurable snow occurred on St. Patrick’s Day was in 1922. It might be cold, hot, who knows? Dress in layers and bring plenty of water.
To catch the parade entries’ full performance — dancing, full music sets, etc. — the best spot is south of 20th Ave. on Blake St., which will be renamed Tooley St. for the parade. This is one of the most crowded areas of the parade and is standing room only. Folks arrive as early as 6 a.m. to stake out a spot.
During the parade, you can expect to see floats, dancing, live bands, charities, and local celebrities. Attendees can easily find some green beer to drink at one of downtown Denver’s many bars. The parade itself does not provide food or drink, so if you need to grab a snack or use the bathroom, you’ll have to find a restaurant or bar to do so.
Runnin’ Of The Green
To get in shape for this year’s St. Paddy’s Day activities, participate in the 38th annual Runnin’ of the Green in Washington Park, March 8, 10 a.m. to noon. The Classic Irish jog will have live Irish music, Irish dancers, bagpipes, and a beer garden.
The luck o’ the Irish event is a family- friendly 7K and 2 Mile run-walk celebrating Irish traditions, Saint Patrick’s Day, and Spring. The event includes professional timing and online results. Awards will be presented to the top three finishers in each age category.
The awards ceremony is at 10 a.m. The event promises to be a day filled with Irish fun, live music, awards, plus cold beer. Don’t forget your bagpipes!
State’s 150 Birthday
Keggs & Eggs: ViewHouse has a four-day lineup of food and fun beginning with Keggs & Eggs on March 14.
The biggest and best St. Patrick’s Day Parade west of the Mississippi, this year celebrates Colorado’s 150th and the Nation’s 250th Anniversaries.
Arrive early to stake out your favorite spot. The best place for families is at the end of the parade on Blake St. from 23rd to 27th Avenues.
Celebrated around the world, many cities offer unique events to mark the occasion. From the green-lit landmarks of Dublin, to Denver’s festive parade, St Patrick’s Day is a global celebration of Irish culture and heritage. The first St. Patrick’s Day Parade was in 1889, but the event has modernized since the days of gas lamps and the Gilded Age.
Bagpipes, Jigs, Fun
Whether you’re sporting your lucky-charms and shamrocks, or searching for a pint of the finest Irish stout, downtown on parade day is a journey through one of the most celebrated events in Denver. It is a day full of jigs, bagpipes, and fun.
The City of Denver annually paints a green strip down the Blake Street parade path in honor of St. Patrick.
Another custom is the annual changing of the sign, which is when Blake Street is changed to Tooley Street in honor of Dale Tooley, Denver’s former district attorney in the 1970s and 1980s.
Chasing Abbey
Denver’s Dublin Days: The annual parade celebrates Irish culture with vibrant floats, dancers, and bagpipers.
Chasing Abbey, the award-winning trio from Tullamore, Ireland, plays their long-awaited U.S. debut at Globe Hall Bar-B-Q on Logan St. March 6, 8 p.m. With hits like Aris is Airs and Oh My Johnny, the group has earned multiple platinum singles and packed venues across Ireland and the world. Information: 393-296-1003.
Dress your four-legged furry friend in green for the 2nd annual Green Street St. Paddy’s Day Pet Parade on March 14, 2 p.m. The pet parade route runs from 590 29th Street, proceeding down Welton Street, and concluding at Sonny Lawson Park.
The parade will be led by the Denver Brass Band. After the parade, the celebration ends with a bar crawl featuring local establishments, live DJs, performers, and spoken-word artists.
Irishfest Follows
Irishfest Follows: Following the parade, head to the ballpark neighborhood for Irishfest. Dates are March 14 from 8 a.m. to 8 p.m., and March 15 10 a.m. to 5 p.m.
Following the parade, head to the ballpark neighborhood for Irishfest. Dates are March 14 from 8 a.m. to 8 p.m., and March 15, 10 a.m. to 5 p.m. It is a community Irish festival featuring local businesses, community partners, sponsors, vendors, and entertainment.
Event is in Denver’s Ballpark District at 21st Street & Blake in the Rockies parking lot, providing an outlet for parade goers to join the community to keep the festivities going after the last float goes by.
Irishfest will be serving up Irish coffee, other libations, refreshments, and local food starting at 8 a.m. on the corner of 21st and Blake. An all-age Irish festival, it features local food and drink vendors, music, silent discos. Proceeds benefit Ballpark Collective RNO.
