by Valley Gadfly | Dec 15, 2025 | Main Articles
Slight Metro Rent Rate Up-Tick Expected; Denver Ranks 20th Among Nation’s Rental Markets
by Glen Richardson
Unclear Market: The Denver rental market is in flux which has rental property owners of all price points concerned.
Denver’s year-end rents will surge slightly — forecasts to be up 0.8% — as 2025 comes to a close. The upbeat is being supported by an improving supply-demand balance.
Metro rental rates, however, are down $71 since the second quarter of 2024, and $46 lower than the same period in 2023. Denver ranks 20th among the nation’s metro rental markets, with median rent for a one-bedroom at $1,760.
Property management company Keyrenter Denver says, “The Mile High’s rental market lately is like trying to hit a moving target. Vacancy numbers, rent trends, and development stats are shifting fast. Many landlords are noticing the ripple effects firsthand with slower lease-ups, more tenant inquiries, and a noticeable change in momentum.”
Upturn In 2026?
Downtown Digs: CoLab Apartments on Osage St. downtown has units for rent ranging from $935 to $2,176.
As of October 2025, the average rent in Denver was $1,627 per month. The national average rent price in the U.S. is currently $1,629 per month, which puts Denver rent prices $2 lower than the national average.
According to MMG Real Estate Advisors, Denver’s rental market is expected to shift from softness in 2025 to a moderate rent recovery by early 2026. They forecast a 2% to 3% annual rent growth.
Mountain region cities have seen a significant drop in rent costs over the last year, with prices in Denver down more than most. According to a report by rental website Zumper, rent prices in the Mile High City have gone down by 7.3% since September 2024.
Supply Surge
Ventana Venture: The Ventana at Colorado Station has studios to 3-bedrooms with rates at $872 to $2,315 per month.
The first half of 2025 reshaped Denver’s rental landscape. Apartment vacancies climbed to around 7%, marking the highest level since 2010. The spike was driven by an unprecedented flood of inventory — 20,000 new units were delivered in 2024 alone, with another 8,000 hitting the market in early 2025.
As supplies surged, average rents fell by around 3.6% year-over-year, with figures ranging from $1,733 to $1,824, depending on location and unit type.
Cushman & Wakefield even ranked Denver’s second quarter absorption among the top six quarters ever recorded nationally. Denver’s appeal as a relocation destination is holding firm.
Mobile Market
Glendale Glamor: The Phenix at Infinity Park on E. Mississippi Ave. in Glendale has 1 & 2-bedrooms renting from $999 to $1,669 per month.
Renters in Denver aren’t staying put for long. More than half move to a new place in less than two years, making the metro one of the most mobile rental markets in the U.S., according to RentCafe.com.
Denver ranks 5th among the nation’s “move-easy” hotspots. In Denver, 53% of renters move to a different apartment within two years. That’s up 19% in five years, even as the renter population dipped slightly. The local housing supply grew by nearly 10%, giving renters more choices and flexibility.
In Denver, Gen Z renters (78%) move the most, though they’reswitching their homes slightly less often than before. Moreover, Millennials (60%) remain just as mobile as before.
Safety Comes First
Creek Contrast: Rental options in Cherry Creek North range from Clayton Lane where 2-bedrooms bring $3,800 to 205 Columbine St. where 2-bedrooms are $6,500.
Most renters’ ideal apartment is one that offers style plus suburban comfort (41%). That’s followed by mixed-use convenience (33%), and eco-friendly living (28%).
When choosing neighborhoods, renters say safety comes first at 54%. Walkability and proximity to shopping and public transportation are also high on their list.
Budget-friendly neighborhoods (40%) adds to rentability — whether quiet or lively — where affordability meets comfort.
Stiff Competition
Despite the softening in rent and rising vacancies, leasing activity has remained robust. MMG Real Estate Advisors and CBRE — a real estate service & investment company — reported nearly 6,000 net absorbed units in the first half of the year.
Data from Institutional Property Advisors and MMG shows that older apartment buildings and C-class condos — especially those without amenities or recent updates — are struggling the most.
These units face stiff competition from newer, more incentivized alternatives, and are often where vacancy has climbed the fastest. Rent compression in these segments has been sharper, and in some submarkets, leasing speed has slowed considerably.
Pipeline Shrinks
Buildup Boom: More than 8,000 new condo-apartment units hit the Denver market in early 2025, reshaping Denver’s rental landscape.
A key turning point this year is how Denver’s construction pipeline is finally shrinking, albeit from previously record-breaking levels.
Denver-based CoStar Group — a commercial real estate data & analytics company — says that while approximately 19,000 new apartment units were delivered in 2024, the forecast for 2025 was a sharp drop to around 6,600 completions.
Upshot: The oversupply wave is receding, but not overnight. With 2025 completions expected to be nearly two-thirds lower than the previous year, inventory pressure was expected to begin easing by the fourth quarter. That shift — if actual — sets the stage for stabilization and early 2026 rent recovery.
Upgrades Help
For rental property owners, the next six months will be ideal for making smart, cost-effective improvements that boost tenant satisfaction and property performance. Whether it’s replacing aging fixtures, improving curb appeal, or upgrading outdated appliances, small enhancements can set a property apart.
Owners, property professionals suggest, should reach out directly to current tenants and ask if there are any minor upgrades they would like, items such as fresh bathroom flooring or better lighting.
Sometimes, they point out, low-cost improvements are all it takes to encourage a long-term renewal. That they note, can save far more than a full turnover. That’s especially true in today’s competitive environment.
Occupancy Drops
Metro apartment supply jumped 1.67%, more than double the 0.75% increase recorded last year. For renters, that meant more listings to choose from. As a result, 57% of renters renewed their leases, 0.9% fewer than last year.
The added supply was enough to pull occupancy down to 91.8%, compared to 94.3% a year ago. This season, seven renters competed for each available apartment, down from 10 last year. Apartments leased in 41 days on average, compared to just 35 a year ago.
Denver’s Rental Competitiveness Index (RCI) dropped to 67.9, down from 78, showing that the market is still competitive but significantly less intense than a year ago.
Rental Rates
The vacancy rate in Denver is the highest in the metro at 7.7%. The metro vacancy rate — the percentage of empty apartments on the market — is higher than at any time in the past 15 years.
Near the end of 2025 there were a total of 440,521 rentable units on the market. Nearly 31,000 apartments were unoccupied on any given day. Most often, vacant units are ready and waiting for their next tenant. The higher the vacancy rate, the better the deal for renters.
Median rent in the city of Denver for a two-bedroom apartment is $1,653. Apartments built before the 1970s are averaging $1,586, while newer units with more amenities are averaging as much as $2,340 a month.
by Valley Gadfly | Dec 15, 2025 | Valley Gadfly
Valley Gadfly
Wipe the slate clean, it’s 2026! Time to start from scratch and make a fresh start, make a new beginning. Who knows, this January could be your lucky penny, your four-leaf clover.
It’s a chance to motivate yourself, uplift others, set new goals, and embrace exciting opportunities ahead. You don’t have to be perfect, just be yourself, and that is enough.
January is not about expecting, hoping, and wishing; it’s about doing, being, and becoming. Here are our “chasing dreams” shopping, dining, and entertainment choices:
There’s still time to see the holiday tradition Blossoms of Light®, celebrating 40 years at the Denver Botanic Gardens through January 12. The event showcases the plant collections during the winter months. Information: 720-865-3500.
Guitar virtuoso group the Stanley Jordan Trio show off their “touch technique” and music at Dazzle Denver January 9, 6:30 & 9 p.m. Information: 303-839-5100.
The symphony plays Rachmaninoff Rhapsody for piano and orchestra at Boettcher Concert Hall Jan. 9-11, 7:30 p.m., Sun. 1 p.m. Information: 720-865-4220.
Looking for BBQ with richness and flavor? Riot BBQ’s thin al pastor ribs, and brisket tacos on bison tallow tortillas feature rich, bold flavors. The laid-back atmosphere is a memorable smokehouse experience. Information: 303-872-6862.
Want to add a fun, fitness element to your life this year? Participate in Glendale Sports Center’s adult coed soccer, volleyball, men’s basketball, table tennis, and pickleball leagues. Call Kelly Legler for dates, times. Information: 303-630-4711.
Catch the music of Grammy-winning mandolinist and singer Chris Thile playing at the Newman Center January 15, 7:30 p.m. Information: 303-871-7720.
Hairball brings their Rock & Roll concert with lights, sound, and smoke to the Paramount Theater January 16, 8 p.m. Information: 720-577-6884.
Montana quartet Kitchen Dwellers plays a fusion of bluegrass, folk, and rock music at the Mission Ballroom January 24, 7:30 p.m. Information: 303-377-1666.
Attend this year’s Denver Animal Shelter’s strongman event, Battle in Mile High. Event is being held January 24, 8 a.m. at Prost Brewery. Shelter is raising funds to help animals in need, and every dollar counts. The Denver Animal Shelter is an adoption center and shelter for dogs and cats. Information: 720-913-1311.
Snow falls to the ground soft and white. Sometimes it falls all through the night, wintertime is here. January is a month of reflection, transition, and emotional contrast.
The truth is that January makes everyone a little bit demoralized. Whether it’s because of the cold, shorter days, or the end of the holidays, it’s tough to maintain a positive attitude.
A New Year’s Resolution is something that goes in one year and out the other. What happened to the man who shoplifted a calendar on New Year’s Eve? He got 12 months.
— Glen Richardson
The Valley Gadfly can be reached at newspaper@glendalecherrycreek.com.
by Valley Gadfly | Nov 17, 2025 | Main Articles
They Can Capture Audio, Video Images; Denver Police To Use As First Responders
by Glen Richardson
Drone Duo: Denver Police Sgt. Jeremy Cain (left) and Det. Jeremy Casias fly a drone outside of the Cherokee St. headquarters.
Already using Flock license plate cameras at intersections, the Denver Police Department appeared set to launch Flock’s “Aerodome” flying drones by December. Neither Denver nor Colorado regulates how police use drones.
The Denver Police Department has signed a free trial contract with Flock to use the company’s Aerodome flying drones — a “fully automated air support system” — that can reach crime scenes faster than police can often arrive. By deploying a drone to an incident scene ahead of ground units, it can provide real-time information.
Should you call 911, a drone would likely show up before an officer does. That’s especially true if the scene is being managed or secured by officers. Police drones are also used in specific scenarios, such as monitoring large events or providing aerial support in ongoing operations.
First Responders
The Denver Police Department has been exploring the utility of drones as a “First Responder” program. The department wants to improve its capacity to provide public safety services to the Mile High City.
“We saw benefit in these opportunities and have entered into a no-cost contract with Flock for a pilot package to evaluate its program,” according to a department spokesperson. The Denver Police Department is also in contract discussions with other venders to support a pilot program.”
The Flock drones are capable of capturing audio, video images, and other data that will be retained for 30 days. They look similar to consumer drones, with four propellers and a camera unit.
Dashboard Data
According to the contract, recorded images will be subject to Colorado Open Records Act requests. Once the police begin using the drones, the department plans to create a dashboard showing data about drone flights. Drones can be used to search for missing persons, respond to emergencies, document crime and crash scenes, and assist with bomb threats or “high-risk tactical situations,” among other uses. In some cases, they might be used to chase suspects.
In addition to surveillance, police can use drones for monitoring large crowds, assist in search and rescue operations, and gathering evidence. Federal and state laws govern the legality and extent of surveillance use. A warrant is often required for targeted surveillance, but permitting can be crucial in many circumstances, and state laws play a significant role in defining limits.
Thus far, about 65% of drone deployments are to assist in searches for suspects and during investigations. They have also been used in searches for missing people about 12% of the time.
Privacy Concerns
According to information obtained through an open records request by Denverite — Colorado Public Radio’s news website — the most recent contract with Flock will run through next August. If the city likes the product, it would begin to pay for Flock drones starting in 2026.
The company claims the technology makes policing more efficient and safer. However, advocacy groups argue the use of drone first responders — especially connected to a network of license plate readers — raises privacy concerns.
Moreover, the Electronic Frontier Foundation — a non-profit digital rights group based in San Francisco — argues that “integration of Flock’s ALPR technology with its Aerodome drone equipment is a police surveillance combo poised to elevate privacy threats to civilians.”
Sound, Lighting
Homeowners can often identify a police drone by its maneuverability, quieter, higher-pitched sound, and specific lighting. Police drones can make sudden, sharp movements, unlike planes and helicopters.
They often have a single, less-visible anti-collision light compared to the standard flashing lights on manned aircraft. In high-tech situations, police may also be using specialized equipment, and you might see them using a “Drone as First Responder” program, where the drone is deployed to a scene before officers arrive.
Police drones may be equipped with specialized payloads like thermal cameras or high-resolution zoom lenses for specific tasks like crime scene mapping. These programs deploy a drone to an incident scene ahead of ground units to provide real-time information.
Night Identity
Unmanned Aircraft: Remotely piloted police drones can make sudden, sharp movements, unlike planes and helicopters. Photo: Denver Police Department
At night, surveillance drones can look like moving lights, sometimes with steady white lights or flashing red and green ones. They may also appear as a heat signature to thermal cameras, even in complete darkness.
Drones can be distinguished from stars and planes by their movement patterns. They may hover, move in strange ways, or follow specific, repetitive paths that aircraft cannot.
Some drones can hear conversations, especially through an open window or with specialized equipment, but most standard drones cannot eavesdrop through walls and have difficulty recording clear audio over their own rotor noise. Some commercial drones can record audio. Police or military drones may use advanced directional microphones to listen in, though these are not common.
Data Sharing?
Denver Police Drone: These small, unmanned, weapon-free aircraft support a variety of missions in Denver.
Earlier this year, Denver City Council refused to renew a contract with Flock after members raised concerns about the company’s data-sharing policies. Flock’s CEO came to Denver to lobby lawmakers about the technology.
However, Mayor Mike Johnston’s administration renewed the contract for less than the monetary amount that triggers a council vote, and the council may yet reconsider the larger contract.
Some groups — including the Party for Socialism & Liberation — have been rallying for the city to cut contracts with Flock, citing civil liberties concerns. Supporters, however, say they appreciate how police can use the technology to solve crimes. Arvada police officers recently used Flock cameras to track a stolen car after a carjacking and shooting.
by Valley Gadfly | Nov 17, 2025 | Glendale City News
District Is Bustling With Fun, Excitement; Santa’s In The Loop For Saturday Night Lights
by Glen Richardon
Santa Sightings: Santa and local landmarks are among the sights you’ll see as drones soar across the sky all month long, 7 p.m.
There’s no place like Glendale-Cherry Creek North, and the Mile High City during the holidays. Cherry Creek’s over-the-top festivities are bright and jolly enough to convert even the biggest grinch.
With a cup of hot chocolate or mulled wine in hand, take in the decorative window displays, dazzling lights, holiday markets, and family-friendly activities happening in Cherry Creek and throughout the Mile High City.
Whether you’re indulging in festive Cherry Creek dining, cozying up with a cocktail at the Mistletoe Lounge on Fillmore Plaza, or simply taking in the view, the district is a must-see holiday destination. A million dazzling lights are wrapped around more than 600 trees, illuminating the entire neighborhood.
Holiday Market
Creek Magic: Take the family to Cherry Creek North to see the decorative window displays, dazzling lights, and holiday market.
As December blankets Cherry Creek in a frosty glow, the district comes alive with the spirit of the holidays. Christmas, Hanukkah, and New Year’s celebrations that are nothing short of magical. Experience the joy of the season with Winter Wanderland, a collection of free outdoor events for all to enjoy.
The Cherry Creek Holiday Market is open on Fillmore Plaza through Dec. 24. Spend the day shopping under dazzling lights, listening to live music, and getting into the seasonal spirit.
You’ll discover one-of-a-kind pieces from 50+ local makers, designers, and creators. There’s also “Giving Machines” through Jan. 4 that don’t dispense snacks or drinks, but instead, opportunities to donate to those in need. It’s also where the Mistletoe Lounge — a Christmas bar with festive drinks — is located.
Festivities also include “Saturday Night Lights,” Dec. 6, 13, and 20. On those dates you can enjoy complimentary treats, and the kids can meet Santa and Mrs. Claus. There’s also a Chanukah Celebration on Sunday, Dec. 14 hosted by Chabad of Cherry Creek. Families and guests of all ages will enjoy a fun “festival of lights” with face painting, fire juggling, festive treats, and crafts.
Blossom Of Lights
Bright Nights: Blossoms of Light at the Denver Botanic Gardens through Jan. 11 is one of the nation’s top light shows.
While in the Cherry Creek area, don’t miss the Blossoms of Light at the Denver Botanic Gardens, Nov. 21-Jan. 11. It’s consistently lauded as one of the top holiday light shows in the nation. Wander a mile-long path through immersive, luminous displays that accentuate and highlight the plant collections. A cherished holiday tradition for nearly four decades, Blossoms of Light is constantly evolving to inspire wonder and delight for visitors.
Zoo Lights, the Denver Zoo’s 30th annual “wildest winter wonderland” is Nov. 23-Jan. 5. A holiday treat for the kids and grown-ups alike, the zoo has some 3,500 animals, including almost 650 species. During the festival, the zoo is decorated as a winter wonderland where you can stroll illuminated paths enjoying holiday entertainment, music corners, warming stations, plus food and drinks.
Stroll over to the City & County Building in Civic Center Park to watch the lights display running all season long! The light and music show repeats nightly from at 5:45 pm and 6:45 pm, except for December 6 and December 21. Added dazzle: Look up in the sky now through Dec. 31 for this year’s Mile High Drown Show “Grand Illumination.” The display of 400 drones will soar across the sky every night from the Tivoli Quad at 7 p.m. You’ll see everything from Santa and his reindeer, to iconic Denver landmarks like the Mile High Tree and Union Station.
Dashing Thru LoDo
Just steps apart, Dairy Block, McGregor Square, and Union Station are brimming with festive activities, dazzling lights, and family fun. Celebrate the magic of the season with Holiday on the Block, an extensive line-up of festive events on the Dairy Block including a local makers market, entertainment, live music, plus winter art installations.
Festive Sights: With a 40-ft.-tall Christmas tree out front, Denver’s Union Station is a popular holiday destination.
Over at Union Station, the Grand Illumination is a can’t-miss spectacular, lighting up the historic landmark. The sparkling displays are perfect for capturing holiday memories, and the ongoing lights make every night feel like a celebration.
McGregor Square is also a winter wonderland this season, offering ice skating under the twinkling lights, festive cocktails to warm your spirits, and special visits with Santa himself. It’s an ideal spot to soak up the holiday magic with friends and family.
Hanukkah
The Jewish holiday “Festival of Lights” known as Hanukkah — also spelled Chanukah — is December 14 to 22 this year.
The Jewish Community Center’s annual “Latkes & Lights” is Dec. 7, 10 a.m. to 1 p.m. The event will feature themed games, jamming to live music, and tasting latkes from Denver restaurants, plus those made by community members. There will also be voting by attendees on handmade menorahs.
Chanukah @ The Capitol is also on Dec. 7, 5 p.m. to 11:50 p.m. The event features a 10-foot Menorah, a Dreidel Drop, plus free barbecue. Temple Emanuel hosts Hanukkah Hoopla Dec. 27, 5 p.m. to 8 p.m. There’s a community menorah lighting followed by service, a dinner, and a concert. Finally, Chabad of Cherry Creek is hosting a second Chanukah Celebration Dec. 29, 3:30 p.m. to 5:30 p.m. There will be Chanukah activities at participating neighborhood stores, a Grand Menorah lighting, plus Fire Show.
New Year’s Eve
Mall Fireworks: See fireworks on the 16th St. Mall New Year’s Eve, 9 p.m. and again at midnight.
The two-night electronic dance music festival Decadence is at the Convention Center Dec. 30 and 31. Zeds Dead, Subtronics, and Tape B will perform together for the first time ever Dec. 30.
Noon Year’s Eve returns to the Children’s Museum featuring the glitz and glam of New York City’s Times Square before bedtime! There’s a ball drop at the top of every hour from 10 a.m. to 3 p.m., plus music, and treats. Dazzle’s New Year’s Eve extravaganza “Nostal-Jazz” rings in the New Year at the Performing Arts Complex downtown 10 p.m.
The New Year’s Eve bash “Fire & Ice” is at the Fire Restaurant’s outdoor rooftop patio in the Art Hotel, Dec. 31, 8 p.m. A Night in Vienna returns to Boettcher Concert Hall New Year’s Eve playing rousing polkas, waltzes, and marches, 7 p.m. See the New Year’s Eve Fireworks on the 16th St. Mall Dec. 31 at 9 p.m. and again at midnight.
by Valley Gadfly | Nov 17, 2025 | Valley Gadfly
Valley Gadfly
December is the official start of winter, colder weather, holidays, family gatherings, and the last month of the year. Shorter days, the nights are colder, and most of the trees are bare.
Ho, ho, ho: ‘Tis the season of snowy peaks, mistletoe, wrapped gifts, hot chocolate, and holiday music. Households in the Mile High City begin putting up holiday decorations.
The peace and serenity of Denver’s mild weather helps us enjoy holiday festivities. Here are our Christmas time’s a-coming choices for shopping, dining, and entertainment:
The Nutcracker returns to the stage at the Ellie Caulkins Opera House for Colorado Ballet’s 65th season Dec. 1-28. There’s dancing mice, sugar plums, swirling snowflakes, and Tchaikovsky’s beloved score. Information: 720-865-4220.
Charlie, Snoopy, Linus, & Lucy do A Charlie Brown Christmas at Boettcher Dec. 6-7, 7:30 p.m., Sun. 2:30 p.m. Information: 303-623-7876.
Join Christy Wessler’s 21st annual Holiday Sing Along at Swallow Hill’s Daniels Hall Dec. 13, 7 p.m. Information: 303-777-1003.
Hungry for crepes before Christmas? Wash Park West’s Bon Ami Bistro & Creperie on the corner of Alameda Ave. & Pennsylvania St. has nearly 20 to choose from. Open for brunch all week long. Information: 303-862-4959.
See the newest — and perhaps the most unique — addition at Wings Over The Rockies, the AV-8B Harrier. It was the first vertical-short take-off and landing aircraft to enter service with the U.S. military. Information: 303-360-5360.
The Rock & Roll Playhouse plays the Music of Taylor Swift at the Bluebird Theatre Dec. 13, 11 a.m. Information: 303-777-1666.
Catch the musical tribute A John Denver Christmas playing in the Paramount Theatre Dec. 17, 7 p.m. Information: 720-577-6884.
End this year at A Night In Vienna listening to polkas, waltzes, and marches at Boettcher Concert Hall Dec. 31, 7 p.m. Information: 303-623-7876.
Party with a purpose this month by attending the 5th Annual Denver Winter Ball at The University Club December 13, 7 p.m. The Fire & Ice themed night of elegance, and dancing, raises money to help Denver children and families facing hunger. All profits go to the Food Bank of the Rockies. Information: 303-349-9262.
The final month of the year brings a unique blend of holiday cheer, winter wonder, and reflective moments. It’s the perfect backdrop as you anticipate opening all of those gifts.
Year’s end is neither an end nor a beginning but a going on, with all the wisdom that experience can instill in us. Cheers to a new year and another chance for us to get it right.
As the year comes to a close, it’s time to be jolly with the holiday spirit in the air and the atmosphere being a celebratory one. What’s the snow man’s favorite relative? Aunt Arctica.
— Glen Richardson
The Valley Gadfly can be reached at newspaper@glendalecherrycreek.com.
