Boulder neighborhoods, one sub-market at a time
Boulder is not one housing market. The County Assessor divides it into appraisal neighborhoods — the areas it uses to compare like with like — and they range from $345K condo pockets in Gunbarrel to $2.4M houses under the Flatirons in Chautauqua, from sub-markets that sell at asking in five weeks to ones that close three percent under after two months. Each page below covers one of them: what the homes are, what they cost, who is buying, and how to price or bid, from 8,417 recorded sales January 2021 to September 2026.
Medians are for 2025–26 sales unless the sub-market is small; sale ÷ ask, days and the index cover 2021–26. Index: Ownify competitiveness index, 0–100 (A ≥ 80 sells at or over asking; E < 20 most negotiable).
Central Boulder / Downtown
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Downtown Boulder & Canyon condos | $750K | 97.0% | 57 | E · 12 | 362 |
| Old North Boulder – Green Meadows / Edgewood | $1.19M | 99.2% | 37 | C · 46 | 290 |
| Whittier / Old Town East (Sunset Hill) | $1.74M | 98.0% | 46 | D · 25 | 198 |
| Mapleton Hill & Downtown West | $1.65M | 96.7% | 55 | E · 6 | 133 |
University Hill & Chautauqua
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| University Hill – University Place / Interurban Park | $1.36M | 97.9% | 43 | D · 28 | 247 |
| West University Hill – Highland Lawn / Arapahoe West | $1.10M | 98.5% | 43 | D · 25 | 143 |
| Chautauqua / Chautauqua Heights | $2.45M | 96.6% | 47 | E · 7 | 124 |
North Boulder
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Newlands | $1.55M | 97.4% | 43 | E · 14 | 371 |
| NoBo – Uptown Broadway / Holiday | $1.07M | 99.6% | 43 | C · 45 | 357 |
| Wonderland Hill / Dakota Ridge | $1.35M | 98.1% | 44 | C · 42 | 354 |
| Melody–Catalpa / Parkside | $1.80M | 100.0% | 41 | C · 40 | 144 |
Palo Park / Diagonal
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| 30th & Iris corridor – Winding Trail / Remington Post | $395K | 100.0% | 36 | B · 79 | 523 |
| Palo Park / Four Mile Creek | $932K | 100.0% | 42 | B · 61 | 266 |
Crossroads / East Arapahoe
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Crossroads – Peloton / Arapahoe–Foothills | $692K | 98.9% | 40 | C · 40 | 348 |
CU / Baseline
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| CU – Baseline / Williams Village condos | $552K | 99.0% | 40 | C · 57 | 427 |
Southeast Boulder
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Keewaydin / Greenbelt Meadows / The Seasons | $550K | 99.0% | 41 | B · 66 | 457 |
| Arapahoe Ridge / Willowridge Park | $1.14M | 99.4% | 37 | B · 65 | 182 |
| Park East / Country Club Park | $912K | 99.7% | 35 | B · 75 | 119 |
| Southeast Boulder – Ridglea Hills / Sombrero Ranch | $1.65M | 98.4% | 46 | D · 39 | 95 |
South Boulder
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Table Mesa | $1.19M | 99.1% | 36 | B · 64 | 343 |
| Shanahan Ridge / Devil's Thumb / Rolling Hills | $1.15M | 98.7% | 38 | D · 37 | 190 |
| Martin Acres | $895K | 100.0% | 38 | A · 85 | 166 |
| Martin Acres East – Tantra / Hy View | $750K | 100.0% | 34 | A · 88 | 154 |
| Highland Park | $750K | 100.0% | 37 | B · 78 | 88 |
| Table Mesa North / Highland Park 6-7 | $1.90M | 100.0% | 41 | C · 44 | 84 |
Gunbarrel
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Gunbarrel – Boulder Country Club / Gunbarrel Green | $1.13M | 98.8% | 41 | C · 56 | 326 |
| Gunbarrel – Powderhorn / Willowbrook condos | $409K | 99.4% | 38 | B · 69 | 221 |
| Gunbarrel – Twin Lakes / Stonegate | $345K | 100.0% | 36 | A · 84 | 154 |
| Gunbarrel – Heatherwood | $785K | 100.0% | 34 | A · 88 | 103 |
| Gunbarrel North / Homestead | $805K | 100.0% | 39 | B · 79 | 55 |
| Gunbarrel Green (replats) / Old Post | $1.05M | 100.0% | 41 | A · 90 | 48 |
| Gunbarrel – The Willows | $967K | 99.1% | 38 | B · 76 | 28 |
Foothills
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Boulder Heights / Lee Hill / Lake of the Pines (foothills) | $1.07M | 98.2% | 44 | C · 44 | 204 |
| Pine Brook Hills / Sunshine Canyon (foothills) | $1.55M | 96.7% | 56 | D · 20 | 194 |
Mountain / Canyon
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| Sugarloaf / Mountain Meadows (mountain) | $835K | 98.9% | 42 | B · 60 | 146 |
| Gold Hill / Gold Run (mountain) | $670K | 96.7% | 63 | B · 63 | 46 |
| Flagstaff / Walker Ranch / Pine Needle Notch (mountain) | $1.87M | 96.1% | 45 | D · 30 | 37 |
Unincorporated plains
| Sub-market | Median sale | Sale ÷ ask | Days | Index | Sales 2021–26 |
|---|---|---|---|---|---|
| East County plains – Fairview Estates / Park Lake (unincorp.) | $1.50M | 100.0% | 38 | C · 47 | 136 |
| North Boulder fringe – Orange Orchard / Waterstone (unincorp.) | $1.50M | 99.0% | 46 | D · 39 | 90 |
| Spanish Hills / Panorama Park (unincorp.) | $1.54M | 97.5% | 45 | D · 26 | 64 |
| Marshall / Eldorado Springs (unincorp.) | $1.84M | 95.8% | 58 | E · 14 | 18 |
| Gunbarrel East plains – Gunbarrel Ridge / Teller Grove (unincorp.) | $2.30M | 97.5% | 46 | E · 14 | 13 |
| South Boulder Rd corridor – Marshall (unincorp.) | $1.12M | 97.0% | 47 | D · 30 | 11 |
Sub-markets are Boulder County Assessor appraisal neighborhoods; three mountain areas with fewer than five sales (Nederland area, Crescent Lakes, Ward) have no page.