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 Mark Smiley | Jan 16, 2026 | Uncategorized
by Mark Smiley
When it comes to outdoor observation, binoculars are as essential as your boots or backpack, but choosing the right pair is about more than just magnification. Two models that have caught the attention of serious birders, hunters, and nature enthusiasts are the Maven B.3 and the Riton 3 Primal 10×42 HD. Both promise sharp optics and rugged durability, yet they cater to very different needs.
The Maven B.3: Small, Sleek, And Sharp
Maven’s B.3 binoculars are a compact powerhouse, available in 6×30, 8×30, and 10×30 configurations. With fully multi-coated lenses, phase-corrected prisms, and ED glass, they deliver exceptionally clear images for their size. Reviewers praise the edge-to-edge sharpness, especially in the 8×30 variant, and note that the B.3 feels surprisingly sturdy in the hand despite its compact footprint.
Weighing just over a pound and roughly the size of a large smartphone, the B.3 is ideal for hikers, travelers, and anyone who wants premium optics without the bulk. It’s waterproof, fog-proof, and comes with a lifetime unconditional warranty. The trade-off? Its 30mm objectives limit low-light performance, making dawn and dusk spotting slightly more challenging.
The Riton 3 Primal 10×42 HD: Full-Size And High Performance
For those who prioritize light-gathering ability and a more traditional binocular feel, the Riton 3 Primal 10×42 HD delivers. With a 42mm objective lens and 10× magnification, this model excels in low-light conditions. It uses HD/ED glass with fully multi-coated BaK4 prisms, offering high contrast and sharp resolution. The Riton is larger and heavier than the B.3, but its magnesium-alloy body and rubber armor ensure durability in rugged environments.
Priced lower than Maven’s premium compact, the Riton offers strong value, making it a smart choice for hunters and field observers who need dependable optics over long periods of use.
Maven’s B.3 is the winner for lightweight travel and backcountry use, easily slipping into a backpack or jacket pocket. Riton’s 10×42 is bulkier, better suited for t
hose who don’t mind carrying extra weight for superior low-light performance.
Both binoculars offer excellent sharpness, but Maven’s edge-to-edge clarity shines in compact form. Riton’s 42mm objectives excel in low-light conditions, giving it an advantage at dawn or dusk.
The Maven B.3 is ideal for birders, travelers, and anyone who values portability without sacrificing image quality. The Riton 3 Primal 10×42 HD suits hunters, wildlife observers, and those who prioritize low-light performance.
Choosing the right binocular comes down to your adventure style. If every ounce counts and you want a compact, razor-sharp optic, Maven’s B.3 is hard to beat. If you want traditional binocular heft with strong light-gathering capability at a reasonable price, the Riton 3 Primal 10×42 HD is the better bet. Either way, both models deliver exceptional optics that elevate the outdoor experience.
Visit www.mavenoptics.com and www.ritonoptics.com for more details.
by Mark Smiley | Jan 16, 2026 | Uncategorized
by Mark Smiley | Dec 4, 2025 | Uncategorized
By Brittani Trujillo
On November 24, 2025, fans packed Ball Arena for the Bryan Adams concert. The veteran rocker whose career spans decades, brought 
his “Roll With the Punches Tour” to life with energy, nostalgia, and unmistakable heart.
From the moment the lights dimmed and the first chords rang out, Adams, with gravelly voice and enduring charm, launched into a set that balanced rock-classic anthems with newer tracks. The core of the evening’s set drew deeply on his storied catalog: timeless hits like “Run to You,” “Straight From the Heart” and “Heaven” earned raucous sing-alongs, while the newer “Roll With the Punches” and other recent songs showed that Adams has lost none of his urgency or connection to the music.
Electric Nostalgia Meets Fresh Energy
Adams’ voice, still raspy and heartfelt, proved a bridge across generations. Older fans swayed and sang along to decades-old hits, while newer concert-goers, younger, perhaps less familiar with his 1980s and ’90s heyday, found themselves drawn in by the passion. The band was tight and polished, delivering a raw, live-rock sound that felt genuine. A mid-concert acoustic moment stripped things down to just Adams and his guitar, reminding the crowd of the emotional core behind the arena-filling anthems.
A Night That Reminded Us Why We Go
In a time when many legacy rock artists lean on nostalgia alone, Adams proved he still has fire in his guitar strings, and in his voice. There was a sense, throughout the night, that this wasn’t a tired “greatest hits” slog, but a living, breathing concert with heart. Fans left humming, strangers swapped their favorite song memories, and for a couple hours, the soaring and soaring chorus of “oh-oh-oh” felt like something timeless.
Whether you came for “Summer of ’69,” for newer material, or simply for the communal roar of a crowd deeply in love with rock, last night showed that real rock voices don’t fade. They just get louder in your soul.
by Mark Smiley | Aug 25, 2025 | Uncategorized
By Mark Smiley
The legendary horn-driven rock outfit Chicago brought its timeless blend of pop-rock, jazz-fusion, and brass-powered grandeur to Fiddler’s Green Amphitheatre on August 24, 2025—a reliably sunlit Sunday turned electric under the clear Colorado sky. The outdoor venue, with its 7,500 fixed seats and expansive general-admission lawn, provided a lush backdrop for what was shaping up to be a memorable evening.
Doors opened at 6:00 PM, and the show—which kicked off around 7:45 PM—delivered a packed, 2-hour and 15-minute performance (typical of their Summer Tour 2025 run). The setlist offered a mix of nostalgia, emotion, and surprise—with a smooth blend of brass arrangements and vocal harmonies.
Opening with “Introduction” and “Where Were You,” the group quickly had the crowd on its feet, horns cutting sharp against the evening air. Standouts included a heartfelt “If You Leave Me Now,” which turned the venue into a communal singalong, and a fiery encore of “25 or 6 to 4” that sent fans home buzzing.
Midway through the evening, the crowd swayed to heartfelt numbers such as “(I’ve Been) Searchin’ So Long” and the crowd favorite “If You Leave Me Now”—both standing out for their emotional resonance. High-energy spikes came with the explosive “Make Me Smile”, “So Much to Say, So Much to Give”, and even rarities like “Anxiety’s Moment” and “West Virginia Fantasies.”
Unlike some larger stadium shows, this felt intimate despite the 17,000-capacity venue. The audience vibe was friendly, with longtime fans proudly wearing vintage Chicago tour shirts and younger fans discovering the band’s catalog live. Fiddler’s Green’s open-air design gave the night an almost festival-like feel, but with the polish of a world-class concert.
Chicago’s August 24, 2025 Denver show was proof that the band’s unique blend of rock, jazz, and brass-powered spectacle hasn’t lost its magic. For fans, it was both a nostalgic journey and a reminder of how live musicianship can still captivate a massive crowd.
by Mark Smiley | Jul 24, 2025 | Uncategorized
by Mark Smiley
Wood Fired Oven Attachment: Pizzas are ready in 3–5 minutes, with crisp crusts and perfectly browned toppings.
In the June edition of this publication, the Yoder YS640s was reviewed and we mentioned that it is widely regarded as one of the highest-quality pellet grills on the market, particularly for serious backyard pitmasters and even some commercial applications.
The 335-pound grill is made of heavy-duty steel and also built in the United States. They are built in Kansas, which allows for better quality control compared to many imported competitors.
The Yoder YS640s is often considered a tank of a smoker — built for longevity, performance, and consistent results. This smoker is ideal for serious BBQ enthusiasts who want pro-level equipment that lasts decades with proper care.
In our opinion, a must have accessory is the wood fired oven insert which retails for $489. It is a handcrafted attachment for Yoder YS480/YS640 or YS1500 pellet grills, offering restaurant‑style results with push‑button convenience.
In our tests of cooking pizza, it achieved a temperature of 700°F at the cooking stone, while the hood top reached up to 900°F, which was ideal for cooking quick pizzas. We also used the oven attachment to cook a baked ziti which produced the crusty cheese on the top making a delicious Italian meal for the whole family.
Must Have Accessory: The wood fired oven attachment is built with heavy-duty powder‑coated steel and a perforated heat diffuser.
The wood fired oven attachment is built with heavy-duty powder‑coated steel and a perforated heat diffuser for balanced, radiant heat distribution from top and bottom at the same time. It incorporates a 3/4” American-made, kiln-fired cooking stone engineered for rapid heat transfer and near-instant recovery.
Pizzas are ready in 3–5 minutes, with crisp crusts and perfectly browned toppings. The wood fired oven is also excellent for baking (bread, pies, casseroles) and broiling (lasagna, mac & cheese) thanks to superior radiant browning.
The flat oven top can be used as an additional high-temp cooking surface for cast iron or carbon steel cookware. This is ideal for cooking sauce on top to achieve an elevated flavor profile.
This wood fired oven is perfect for yard space conservation as it turns a pellet grill into a full-fledged wood‑fired oven where no separate standalone oven is needed. It produces authentic wood-fired flavor and high-heat performance using just pellets, without wood logs or splitting.
The pellets used in our tests with the wood fired oven are a brand called Cookin Pellets.com. CookinPellets.com specializes in 100% natural hardwood grilling pellets, free from fillers, bark, or flavoring oils.
High Quality Pellets: CookinPellets.com is a premium wood pellet, sourcing only the finest materials from top-tier mills to ensure every pellet delivers exceptional flavor and performance.
CookinPellets.com delivers high-quality, pure hardwood smoke at a good price, particularly in bulk. If you prefer a clean, balanced smoke, their blends, especially Perfect Mix, are great. The perfect mix is a blend of Hickory, Cherry, Maple, and Apple. We used this mix for both the pizzas and baked ziti.
The other flavors CookinPellets.com offer are: Hickory, Apple Mash, Black Cherry, and a Longhorn Blend, a blend of Mesquite, Cherry, and Hard Maple. CookinPellets.com offers three-pound sample bags and up to 40-pound bulk packs, plus discounts on bundles and pallets.
CookinPellets.com was founded in 2006 and is headquartered in Wisconsin. For more information, visit www.cookinpellets.com. The Yoder 640s are sold for $2,699. More information can be found at www.yo dersmokers.com.
