Moving or downsizing
Moving or Downsizing in Colorado: 26 Questions, Answered
Where to live, what it costs, which home fits, how to move, and what to watch. 26 straight answers.
A live person answers. Not a robot, not a phone tree.
An upscale move or downsize in Colorado turns on five things: where to live, what the home costs to own, which home type fits, how to sequence the sale and the purchase, and the worries (altitude, winters, wildfire, healthcare). Married sellers can exclude up to $500,000 of gain on a primary home under the IRS home-sale rule (Publication 523), and Colorado's senior property tax exemption takes 50% off the first $200,000 of a home's value, but the version that moved with you to a new home ends after tax year 2026 (SB26-116). Each answer below is short. Each link goes to the full page. The Kenna Group at Keller Williams DTC wrote them from the questions buyers and sellers ask us before they move.
5 questions.
Views and hospitals, Denver or Boulder, three luxury towns, one-level homes, snow and sun.
6 questions.
Property tax on a $1.5 million home, the senior exemption, capital gains, cash, metro districts.
5 questions.
Ranch, 55+, lock-and-leave condos, guest suites, patio home or townhome.
10 questions.
Sell or buy first, bridge loans, long-distance moves, move managers, altitude, winters, wildfire.
01
Where should I live?
Where can I get mountain views and a major hospital nearby?
Look along the foothills edge of the metro: Golden, Lakewood, Littleton, Highlands Ranch, Castle Pines, Castle Rock and Boulder put the mountains in the west windows and keep a full-service hospital a short drive away. Compare elevation and snow before you compare views: towns higher up the hill get more of both.
Denver or Boulder for culture and hiking?
Boulder puts trails at the door: its Open Space and Mountain Parks system covers more than 46,640 acres with about 155 miles of trail (City of Boulder). Denver puts the performing arts complex, the big museums and pro sports at the door. Boulder costs more: its median sale was $974,355 in the 3 months ending August 2026 (Redfin).
Castle Rock, Highlands Ranch or Cherry Hills Village for a luxury downsize?
Cherry Hills Village is the estate-lot town: its median sale was $3.58 million in the 3 months ending August 2026 (Redfin). Highlands Ranch (median $709,530, August 2026) and Castle Rock (median $650,569) are master-planned, with more new ranch and patio homes and more HOA and metro district layers.
Where are the luxury ranch and no-stairs homes near Denver?
Single-level luxury homes cluster in Cherry Hills Village, Greenwood Village and Centennial (older custom ranches on larger lots) and in Highlands Ranch, Castle Pines and Castle Rock (newer ranch plans). Many luxury "ranches" are walkout ranches: everything you use on the main floor, with stairs only to a guest level.
Which Colorado towns get the least snow?
Denver's official 1991-2020 snowfall normal is 49 inches a season, and the National Weather Service says the true average runs closer to 56 inches. Snow rises with elevation, and Castle Rock (about 6,200 feet) and Evergreen (about 7,200 feet) sit well above central Denver's 5,280. Sun melts most city snow fast; the foothills keep it longer.
02
What will it cost to own?
What are property taxes on a $1.5 million home in Colorado?
About $8,100 to $10,700 a year for tax year 2026 in the six Denver-area tax areas we checked, from Castle Rock and Denver to Cherry Hills Village, at their 2025 mill levies. A newer metro district adds more, and the levy changes by street.
Does my senior property tax exemption move with me?
Only for tax years 2025 and 2026. SB26-116, signed June 2, 2026, ends the qualified-senior primary residence classification for 2027 and later, so a move in 2027 or later starts the 10-year own-and-live test over at the new home.
Should I sell my home in California, Texas or Illinois before buying in Colorado?
Most out-of-state movers sell first and rent back or rent short-term, unless they can carry two homes or qualify for a bridge loan. Timing a sale from 1,000 miles away is the hard part, so plan the order before you list.
Do I owe capital gains tax when I sell at 65?
Age does not change the rule. The IRS lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a home you owned and lived in for 2 of the last 5 years (Publication 523). Gain above that is taxable. Talk with a CPA or tax attorney about your own sale.
Should I pay cash for the next home?
Cash wins offers and removes a payment, but it ties up money you may want for reserves. Some buyers pay cash to win the house, then place a mortgage on it after closing. Run it with your CPA and financial advisor.
What is a metro district, and what does it add?
A metro district is a special taxing district that pays for streets, water and parks in newer communities, and its mill levy goes on your property tax bill. In newer luxury and 55+ subdivisions it can add thousands a year. Look it up on the county assessor's parcel page before you offer.
03
Which home fits?
Where do I find single-level homes with a main-floor primary?
Search "ranch" and "patio home": that is how Denver listings describe one-level living. Check the entry for steps, the garage-to-kitchen route and the laundry location, not just the bedroom.
Which Colorado 55+ communities are truly age-restricted?
Under the federal Housing for Older Persons Act, a 55+ community needs at least 80% of occupied homes with one resident 55 or older, plus published policies and age checks. Rules vary: Heritage Eagle Bend's HOA says it now lets people aged 45 to 54 buy, and Solterra in Lakewood is an all-ages community. Read the recorded declaration before you offer.
Where are the lock-and-leave luxury condos in Cherry Creek?
Cherry Creek North and the blocks along First Avenue hold the elevator buildings where the HOA handles the exterior and the snow. Cherry Creek's median sale was about $1.65 million in the 3 months ending August 2026 (Redfin, all home types), and full-service HOA dues matter as much as the price.
Can I find a home with a casita or guest suite?
Yes. Builders call them casitas (a suite with its own entry), next-gen plans (a suite inside the house) or ADUs (a separate permitted unit). Check permits, separate utilities and the HOA's rules before you count on renting one.
Patio home, townhome or condo: which is best for downsizing?
A patio home is usually a detached one-level home with HOA yard care; a townhome shares walls and often has stairs; a condo puts the HOA on the exterior and the roof. Compare monthly dues, insurance and who clears your own walk.
04
How do I pull off the move?
How do I downsize after decades in one house?
Work backward from the move date: floor-plan the next home first, then sort what fits, then list. Pull your purchase papers and improvement receipts early; your CPA needs them to figure the gain.
Can I buy before I sell? How do bridge loans work?
Yes, with cash, a bridge loan or a home equity line opened before you list. A bridge loan borrows against the home you are selling so you can buy first, then it is paid off at your sale.
How do I move across the country to Colorado?
Give it about 12 weeks: one scouting trip, video tours, a remote closing if needed, and binding mover estimates. Change your Medicare plan, car registration and voter record in the first weeks after you arrive.
How do I choose a senior move manager in Denver?
Start with the National Association of Senior and Specialty Move Managers (NASMM) directory: members complete required courses in safety and ethics and are screened for insurance. Get every fee in writing, and skip anyone who also wants to buy your belongings.
How do I choose an agent when I'm moving from another state?
Ask how they run video tours, who attends inspections for you, how they handle remote closings and wire-fraud checks, and whether they coordinate timing with your listing agent back home.
05
What should I worry about?
Is Denver's altitude a health problem?
Denver sits at 5,280 feet. The CDC says travelers who are not used to altitude are at risk of altitude illness when they sleep at 8,000 feet or higher, and some feel it lower, so plan an easy first week. People with heart or lung conditions should talk with their doctor before the move.
How is healthcare in the Denver area?
The metro has an academic medical center, UCHealth University of Colorado Hospital on the Anschutz Medical Campus in Aurora, plus large health systems including Intermountain Health, HCA HealthONE, Denver Health, AdventHealth and Kaiser Permanente. Map the drive from each town you are considering to the hospital your doctors use.
What about wildfire risk and insurance in the foothills?
Run the address in the Colorado State Forest Service Wildfire Risk Viewer (Colorado Forest Atlas) and get a written insurance quote before you write an offer. Under Colorado's HB25-1182, in effect July 1, 2026, insurers that use a wildfire risk score must give it to you and let you appeal it.
How bad are Colorado winters?
Storms come in bursts, and the sun melts most of the snow off south-facing streets and drives fast. Ice on north-facing drives, hail from April through August and storms in the foothills are the real issues. Pick a home with a garage, a south-facing driveway and a one-level entry.
How do I build a social life after the move?
Start where there is a schedule: rec centers, pickleball and golf leagues, clubhouse calendars, hiking clubs, volunteer programs and lifelong-learning classes. Buy near the activity you already love.
What to watch out for.
- Buying before you know your sale price. Get a pricing report and a lender's answer on a bridge loan first.
- Assuming the senior exemption follows you. After tax year 2026 it does not. Budget the next home's tax at full value.
- Comparing towns by price only. Mill levies, metro districts and HOA layers swing the yearly cost by thousands.
- Signing on a foothills home before a written insurance quote. Some carriers decline high-risk addresses. Know the premium before you commit.
- Trusting "55+" in a listing. Read the community's recorded declaration and the HOA's age rules.
- Moving your furniture to a smaller plan. Measure the big pieces and floor-plan the new rooms before the movers quote.
- Letting your Medicare plan lapse. Plans tied to a service area need a change when you move. Check medicare.gov.
We are real estate agents, not tax, legal or financial professionals. This page is general information about how the topic affects buying and selling a home. Talk with a CPA, tax attorney or financial advisor about your own situation. Rules, rates and dates change, and nothing here is a promise of any result.
Quick answers
Questions, answered.
Should I sell first or buy first when I downsize in Colorado?
Sell first with a rent-back if you need the sale money to buy. Buy first with cash, a bridge loan or a home equity line if you can carry both homes for a few months.
Does my Colorado senior exemption move with me to a new home?
Only for tax years 2025 and 2026, through the qualified-senior primary residence classification. SB26-116 ends it for tax year 2027 and later, so the 10-year test starts over at the new home.
Do I owe capital gains tax on my Colorado home sale?
Up to $250,000 of gain, or $500,000 for a married couple filing jointly, is excluded on a primary home you owned and lived in 2 of the last 5 years (IRS Publication 523). Gain above that is taxable. Talk with a CPA or tax attorney.
Is Denver's altitude a health problem?
Denver is 5,280 feet, below the 8,000-foot sleeping elevation where the CDC says unacclimatized travelers are at risk of altitude illness, though some people feel it lower. Drink water, go easy the first week, and if you have a heart or lung condition, ask your doctor before the move.
How much snow does Denver get?
Denver's official 1991-2020 normal is 49 inches a season; the National Weather Service says the real average is closer to 56 inches. Towns at higher elevation get more.
What is a lock-and-leave home?
A home where the HOA handles the exterior, the yard and the snow, so you can travel without arranging upkeep: most condos and many patio homes and townhomes.
Is a 55+ community really age-restricted?
Under the Housing for Older Persons Act, at least 80% of occupied homes need a resident 55 or older, with published policies and age checks. Each community's declaration sets its own rules, so read it before you offer.
How do I choose a move manager?
Start with the NASMM directory, check insurance and references, get a written contract with every fee, and avoid anyone who also wants to buy your belongings.
Sources
Where the numbers come from.
- IRS Publication 523 (2025), Selling Your Home
- Colorado General Assembly, SB26-116 Property Tax Modifications
- Colorado Division of Property Taxation, Senior Property Tax Exemption
- National Weather Service Boulder, Denver seasonal snowfall
- CDC Yellow Book, High-Altitude Travel and Altitude Illness
- City of Boulder, Open Space and Mountain Parks
- Heritage Eagle Bend HOA FAQs
- 24 CFR 100.305, housing for persons 55 or older
- NASMM, Find a Senior Move Manager
- Colorado Forest Atlas, Wildfire Risk Viewer
- Colorado General Assembly, HB25-1182 Risk Model Use in Property Insurance Policies
- Redfin medians as printed on our market reports, 3 months ending August 2026
Free playbook
The Colorado Luxury Downsizing Playbook.
Sell the estate, buy the right home, move once. The 12-week plan, the tax and cash questions, the ranch, patio, 55+ and golf communities, and the checklist. 8 pages, free.
A live person answers. Not a robot, not a phone tree.
Private consultation
Planning a move or a downsize? Ask us first.
303-955-4220A live person answers. Not a robot, not a phone tree.
- Your numbers first: what the sale nets, what the next home costs to own.
- Private showings on your schedule, including evenings and weekends.
- One point of contact from the first call to the closing table.
Kenna Luxury Real Estate is part of The Kenna Group, a real estate group with Keller Williams Realty DTC, LLC (Keller Williams DTC), formerly known as Kenna Real Estate Group.