Keewaydin, Boulder: home prices, who is buying, and how homes really sell here

Updated September 2026 · Based on 457 recorded sales Jan 2021 – Sep 2026, 199 verified asking prices and 412 classified buyers

Photo: Vincent Y @USA on Unsplash (Unsplash License)

Keewaydin is two markets that share a zip code: the 1970s–80s family subdivisions of Keewaydin Meadows and Greenbelt Meadows along South Boulder Creek, where a house is a $1.04M purchase, and The Seasons and the other condo complexes along South Boulder Road, where a unit is $417K. Blended, the 2025–26 median is $550K, 42% below Boulder, and homes sell at 99% of asking in six weeks — a steady, slightly seller-favored market with 457 sales since 2021.

The neighborhood

The sub-market sits in Southeast Boulder between South Boulder Road and the South Boulder Creek greenway, from roughly Manhattan Drive east to 55th Street, with U.S. 36 and Foothills Parkway a two-minute drive away. It is county appraisal neighborhood 148 and it was built almost entirely in one generation: nothing here predates 1950, the median home dates to 1975, and only 8% was built after 2000. Keewaydin Meadows came first, a flat grid of 1970s ranches, tri-levels and two-stories around Keewaydin Meadows Park; Greenbelt Meadows followed in the mid-to-late 1980s on cul-de-sacs either side of 55th Street, a hundred-odd taller two-story houses with one-car garages, an HOA pool, tennis and a play area, and Flatirons views from the upper floors.

The condo side is what makes the numbers read the way they do. The Seasons at South Boulder Circle — about 150 units of 625–925 square feet built by 1984, with a pool and hot tub and an HOA that covers water, sewer and exterior — anchors a strip of similar-era complexes along South Boulder Road, and those units are 58% of everything that sells. The median sale across the whole sub-market is therefore a two-bedroom, two-bath home of 1,128 square feet, which describes a condo, while the median house is a very different object.

Both halves share the same draws: the South Boulder Creek Trail and the East Boulder Community Center a few blocks away, the Eisenhower Elementary–Manhattan Middle–Fairview High feeder, and a bike-first commute (the area scores far better for bikes than for walking or transit). Turnover is healthy — 54 to 101 sales a year — with the condos turning over about twice as fast as the houses.

Where Keewaydin / Greenbelt Meadows / The Seasons is

Map centered on the 454 geocoded sales in assessor neighborhood 148; the neighborhood boundary is the Boulder County Assessor's appraisal area, not a formal city boundary.

Homes and prices in Keewaydin / Greenbelt Meadows / The Seasons

Six in ten sales are condos or townhomes, and the gap between the two halves is the widest of any Boulder sub-market with meaningful condo volume: a 2025–26 median of $1.04M for houses against $417K for units. The blended $550K median is 42% below Boulder's, but a buyer looking for a house here should expect the house number, which is a shade above the city median. At $457 per square foot the sub-market runs 17% below Boulder, reflecting the condo share and the 1970s–80s construction; the houses, on lots of a quarter acre or so, are priced for the greenway and the Fairview feeder rather than for the finishes.

The typical home sold in 2025–26 has 2 bedrooms, 2 baths and 1,128 sq ft, on a 10,414 sq ft lot; the median build year is 1975, with 0.0% of homes built before 1950 and 8.3% since 2000. Prices run from $245K to $2.18M.

Median sale price by year

Single-family houses   Condos & townhomes   (labels: sales per year, houses / condos)

Medians move with the mix of what sold each year (a run of large rebuilds lifts the house number); a bar is omitted when fewer than three of that type sold. Read the trend, not single-year steps.

What it takes to buy here

At the 2025–26 median of $550,000, a conventional purchase with 20% down at a 6.76% 30-year rate costs about $3,269 a month including taxes and insurance, which lenders would typically want to see backed by a household income near $140,111 and roughly $121,000 in cash at closing. 22.3% of all Boulder sales in 2025–26 closed below this neighborhood's median.

Who is buying in Keewaydin / Greenbelt Meadows / The Seasons

Keewaydin buyers are the university and the tech corridor. Tech is the largest sector at 20% (Boulder 16%), education and research 16% (12%), and health care 11% is slightly under the city's 12%. The over-indexed employers are the university and research labs (13% against 10%), computer hardware and semiconductors, government administration and manufacturing — the east-side employment base at 55th Street and along Arapahoe — while self-employed and professional-services buyers are under-represented. Finance and legal are near the city average. Cash is 19% of purchases, a touch below Boulder's 21%, and concentrated on the condo side.

Share of 412 classified buyers on 288 transactions with an identified employer; industry attribution only, no individual buyer identified.

How Keewaydin / Greenbelt Meadows / The Seasons prices — and how to play it

B   Ownify competitiveness index 66 / 100 — a B, which in Boulder means sells at or over ask: homes with these characteristics in this sub-market are expected to close at or slightly above market value with less give-back than the city as a whole. The condos drive the grade; the houses behave more like the typical Boulder market.

If you are selling

The Keewaydin convention is to list about 1% above market value and accept roughly 1% under asking after six weeks — the tightest listing convention among Boulder's larger sub-markets, and a sign that sellers here price to sell. Ownify's Boulder model puts the probability of selling in the listing at 90% for an ask at the convention (101% of value), 88% at 108%, and 87% at 112%. The curve is flat, so a bolder ask costs a few points of odds but mostly costs days: listings at or below 105% of value take a median 38 days in Boulder, 49 days at 110–120%. With 93% of the asking price passing through to the sale, over-pricing by 8% to leave room for negotiation is a poor trade — 22% of sales here close over asking, 55% under, and the median sale is 99.0% of list.

Price the two halves differently. A unit at The Seasons or its neighbors should be priced against the same complex's last four quarters, where HOA dues and any special assessment matter more than the kitchen. A house in Keewaydin or Greenbelt Meadows is competing with Martin Acres, Table Mesa and Arapahoe Ridge for the same family buyer, and the house median has moved between $926K and $1.25M since 2021 on mix alone — use house comparables, not the sub-market median. Budget for six weeks; one in five listings takes more than two months.

If you are buying

Buyers have modest leverage here. More than half of sales close under asking, but the median discount is only 1%, and 21% of listings are still available after 60 days — below Boulder's average. A bid 1–2% under asking on a home listed three or four weeks is a reasonable opening in Ownify's Boulder bidding model; a deeper discount generally needs a listing past 60 days. Condos at the $417K median are well inside the Ownify Home Fund's $1M ceiling (2% down) — about $8,300 down versus roughly $92,000 for a conventional 20% down plus closing costs — and they are the way into the Fairview High feeder at a price the rest of South Boulder cannot match. Three-quarters of all sales here close under $1M, so most houses qualify for the Home Fund too; those above it are financed through an Ownify mortgage rather than the 2%-down program. On the house side, the greenway-adjacent lots and the cul-de-sacs in Greenbelt Meadows carry the premium.

Frequently asked questions