Cherry Hills Village

CHERRY HILLS VILLAGE

Cherry Hills Village is an affluent suburb just south of Denver, named for the cherry tree groves that once lined the original town site. Today it's a 6.5-square-mile residential community of over 6,400 residents, with no commercial development by design.

This area draws those seeking more land, privacy, and space while staying close to the city. Homeowners love the countryside feel without giving up access to downtown Denver, the mountains, Cherry Creek, and the Denver Tech Center. Some choose to live here because the public schools are in the Cherry Creek School District, considered among the best in the state. It's also home to two of Colorado's oldest private schools, Kent Denver and St. Mary's Academy.

Cherry Hills Village channels the Colorado outdoor lifestyle. Part of the 71-mile High Line Canal trail winds through the neighborhood, and residents have expansive mountain views, equestrian centers, and scenic parks with fishing, lakes, and ponds. It's also home to Cherry Hills Country Club — one of the most decorated golf clubs in the country — and Glenmoor Country Club. This combination makes it one of the most coveted neighborhoods among luxury buyers.

CHERRY HILLS VILLAGE REAL ESTATE

Market Snapshot

Data current as of September 2026. Sourced from REcolorado MLS and Redfin.

What the numbers mean. The gap between the $3.3M closed median and the $5.35M active median is the most important figure on this table. The market is splitting. Properly priced homes under roughly $4M are moving in about a week. Above that, inventory sits — 43% of active listings have taken a price reduction before going under contract, and active-inventory days on market stretch to two months or longer.

The +38.1% year-over-year jump in list price is not appreciation. It reflects a wave of new ultra-luxury inventory above $10M entering the market. Sold prices have not moved anywhere near that much.

A note on ZIP code data. If you've looked up 80113 or 80111 on a national real estate portal and seen medians near $700,000 or $960,000, that data isn't wrong — it just isn't Cherry Hills Village. Both ZIPs pull in large sections of Englewood, Greenwood Village, and Centennial, including condos and townhomes that don't exist inside city limits. Cherry Hills Village is almost entirely single-family homes on half an acre or more. Always ask for city-level or subdivision-level numbers.

The Micro-Neighborhoods of Cherry Hills Village

Cherry Hills Village isn't one market — it's a dozen distinct ones, and the difference between them can be several million dollars on comparable square footage. Lot size, gate status, and HOA structure vary more here than in almost any other Denver-area community.

Homes range widely in architectural style, with development beginning in the early 1940s. You'll find Cape Cods, Georgians, ranch homes, sprawling estates, and newer modern builds. Some properties have a quaint feel with minimal HOA involvement. Others sit on a golf course, along an equestrian trail, or inside a guarded gate.

Cherry Hills Park is the top of the market. Multi-acre parcels behind a guarded gate, custom estates in the 15,000 to 25,000 square foot range, and the highest HOA dues in the city at roughly $1,400 a month. This is where the Denver metro's all-time price record was set.

Old Cherry Hills is the historic core — the original 1940s development, largely un-subdivided, with no mandatory HOA and the widest price spread in the city. You'll find modest ranch homes on an acre next to $8M estates on three and a half. Buyers who want land and autonomy without gate fees or design committees start here.

Buell Mansion and Glenmoor are the two most popular gated options for buyers who want security and amenities without Cherry Hills Park pricing. Buell Mansion includes clubhouse, pool, and tennis in its $489 monthly dues. Glenmoor's dues cover the gate and common areas only — country club membership is entirely separate.

Devonshire Heights carries a ~$375 monthly HOA that funds private security patrol and private road maintenance. That's a meaningful cost to factor in, and a meaningful benefit for non-gated living.

Cherry Hills North, Cherry Hills East, and Mansfield Heights are the practical entry points. Half-acre to one-acre lots, minimal or voluntary HOA structures, and pricing starting near $1.8M.

Cherry Hills Farm and Mockingbird Lane / Sunset Drive occupy the middle-upper tier — larger acreage, private lane maintenance built into the dues, and direct trail connectivity.

Interested in a specific enclave? Coleen can walk you through recent sales, current availability, and HOA documents for any of these neighborhoods. [Contact Coleen]

Watch Coleen's Cherry Hills micro-neighborhood tour.

What to Know Before You Buy

Entry point and the redevelopment ceiling. A move-in ready home on roughly an acre starts around $2.5M. Ground-up custom redevelopment typically runs $6M to $12M and above. That spread is why so much of this market is land value rather than structure value — buyers routinely purchase a 1960s or 1970s home for the parcel and the location, then scrape or gut it.

The 50% rule. If your project modifies or demolishes more than 50% of a home's aggregate floor area, the City reclassifies it as a full redevelopment. That triggers stricter site-plan review and a Phase III drainage study. Plenty of buyers plan a "major remodel," cross that threshold in design, and find themselves in an approval process they hadn't budgeted time for. Know which side of the line your project falls on before you close.

Permit timelines. Permits expire after 90 days of inactivity, and construction must be complete within 18 months of issuance. If your home has an existing fire suppression system, any addition requires an extended system approved by South Metro Fire Rescue.

Off-market activity. A meaningful share of Cherry Hills Village transactions never reach the MLS — including the $25M metro record sale. Sellers at this level often prefer discretion, which means public listing sites show an incomplete picture of what's genuinely available. Working with an agent who has direct relationships in these neighborhoods matters more here than in most markets.

Appraisal at the top of the market. Above roughly $8M, comparable sales become sparse enough that appraisals can be genuinely difficult. Financing at this tier often requires a lender familiar with the local market, and cash or portfolio-loan buyers hold a real timing advantage.

Zoning, Land, and Utilities

Zoning districts and minimum lot sizes. Low-density residential zoning is the mechanism that preserves the city's semi-rural character:

• R-1 — 2.5-acre minimum, the largest residential designation
• R-2 — 1.0-acre minimum
• R-3, R-3A, R-4, R-5 — 0.5 to 0.75-acre minimums, concentrated in specific developments
• C-1 / O-1 — the limited commercial and office districts, with 1 to 2.5-acre minimums

Why there are no sidewalks or streetlights. This is deliberate. The City excludes traditional sidewalks, concrete curbs and gutters, and commercial street lighting to maintain a natural landscape. In their place, the city maintains roughly 30 miles of internal soft-surface trails anchored by the High Line Canal corridor. Buyers moving from a conventional suburb should expect dark streets at night and no shoulder for stroller or bike traffic on the road itself.

Water. Denver Water serves the majority of households. Select enclaves are served by quasi-municipal special districts, including the Cherry Hills Heights Water & Sanitation District. Confirm the provider for any specific parcel before writing an offer.

Sewer and septic. The Cherry Hills Village Sanitation District manages wastewater for roughly 1,150 connected properties, routing to Englewood or Metro Wastewater treatment. Remaining large-acreage parcels operate On-Site Wastewater Treatment Systems governed by Tri-County and Arapahoe County health standards. Lateral connections require minimum 4-inch PVC at a 2% slope with at least 4 feet of cover. If a property is on septic, budget for an inspection and understand the system's age and capacity.

Horses and equestrian easements. Keeping horses legally requires a minimum 5-acre lot, generally in R-1 zones, and is capped at one horse per usable pasture acre — excluding the home footprint and driveway. That combination means relatively few parcels in the city actually qualify. Separately, many one-acre-plus parcels carry recorded bridle path easements along rear property lines that support continuous neighborhood riding access. Those easements affect what you can fence and build, so review the title commitment carefully.

Accessory structures and guest houses. Detached guest houses require an Accessory/Recreational Structure Permit. On lots of 5 acres or more, combined accessory footprints cap between 1,800 square feet at 5 acres and 3,150 square feet at 20 acres. Structures classified as pool houses or recreational buildings cannot contain habitable living space. Guest houses with living quarters must clear administrative and planning review, bulk plane limits starting at 12.6 feet, and setback requirements.

Trees. Tree preservation and replacement is regulated under Ordinance 17, Series 2022. Removing protected or mature specimen trees during new construction or major site changes requires landscape plan review and one-for-one mitigation. Homeowners are also responsible for trimming trees that extend into street corridors for visibility and snowplow clearance.

Fire protection and insurance. South Metro Fire Rescue covers the entire city and holds an ISO Class 1 rating, the highest possible. That's a direct benefit at underwriting, and it offsets what would otherwise be unfavorable insurance pricing on large, spread-out parcels.

Property Taxes

Cherry Hills Village sits in Arapahoe County and is served by the Cherry Creek School District No. 5.

For 2026, Colorado assessment rates are 7.05% for the school district portion and 6.80% for the local government portion. Assessed value equals market value multiplied by the assessment rate; the tax bill is assessed value multiplied by the total mill levy divided by 1,000.

• City of Cherry Hills Village mill levy: 14.722 mills
• Typical total combined mill levy: roughly 85 to 92 mills, depending on water, sanitation, and metro district inclusions
• Effective rate: approximately 0.58% to 0.60% of market value

On a $3.5M home, that works out to roughly $20,300 to $21,000 per year.

How that compares:

Greenwood Village's very low municipal levy is a function of Denver Tech Center commercial revenue, not a smaller service budget. Cherry Hills Village, with essentially no commercial tax base by design, funds municipal services almost entirely from residential property.

Cherry Hills Country Club and Glenmoor

Cherry Hills Country Club has hosted 14 national championships — two PGA Championships in 1941 and 1985, three U.S. Opens in 1938, 1960, and 1978, the 2005 U.S. Women's Open, the 1993 U.S. Senior Open won by Jack Nicklaus, three U.S. Amateurs in 1990, 2012, and 2023, and the 2014 BMW Championship. Arnold Palmer's final-round charge at the 1960 U.S. Open, driving the green on the par-4 first, is one of the defining moments in the sport. Cherry Hills is the only club in the United States outside Augusta National where both Palmer and Nicklaus have won major titles.

Membership is invitation-only and requires sponsorship by multiple existing members. Initiation is reported in the $250,000 to $300,000-plus range, with monthly dues above $1,500.

Glenmoor Country Club sits inside the gated Glenmoor community and features an 18-hole Pete Dye-designed championship course, a resort-style pool, 12 tennis courts, pickleball, and full dining. Full golf initiation is reported at $85,000 to $95,000 and up, tiered by age, with junior executive rates for members under 40. Social and tennis memberships range from $20,000 to $35,000. Monthly dues run approximately $1,000 plus food and beverage minimums.

Owning a home in Glenmoor does not include club membership. The two are entirely separate.

Schools Serving Cherry Hills Village

The entire municipality falls within the Cherry Creek School District No. 5. The standard feeder pattern runs Cherry Hills Village Elementary — located inside city limits — or Belleview Elementary depending on quadrant, then West Middle School and Cherry Creek High School, both on Greenwood Village campuses.

Two of Colorado's oldest independent schools sit directly on the city's borders.

Kent Denver School at 4000 E Quincy Ave is a co-ed, nonsectarian college-preparatory day school serving grades 6 through 12, with roughly 780 students on a 200-acre campus that includes two reservoirs and High Line Canal access. Tuition for 2026–2027 is approximately $41,190.

St. Mary's Academy at 4545 S University Blvd is an independent Catholic school founded by the Sisters of Loretto, serving Pre-K through grade 12 — co-ed through middle school, all-girls at the high school level. Roughly 680 to 720 students on a 24-acre campus. Tuition for 2026–2027 is approximately $31,800.

Verify current attendance boundaries with Cherry Creek School District before purchasing, as they are subject to change.

Drive Times from Cherry Hills Village

Cherry Hills Village has no highway running through it, which is a large part of why it's quiet. The tradeoff is that every trip starts on a surface arterial — University, Belleview, or Hampden — and that first few miles is where rush hour delay accumulates. Ski weekends on I-70 are their own category.

EXPLORE

Geography and City Limits

Cherry Hills Village covers 6.5 square miles, roughly 4,017 acres, bounded by the City and County of Denver to the north along the E. Hampden and E. Yale corridors, Greenwood Village to the south at E. Orchard and E. Belleview, the S. Yosemite Street and I-25 corridor to the east, and Englewood to the west along S. Clarkson Street and S. University Boulevard.

High Line Canal Trail

The High Line Canal is a historic waterway constructed in the late 19th century as part of a network of irrigation canals diverting water from the South Platte River for agricultural use. Today it serves as a recreational greenway spanning 71 miles across the Denver metropolitan area, with approximately 5 to 5.5 miles running directly through Cherry Hills Village.

The surface is unpaved dirt and crusher fine, suited to walking, jogging, trail running, non-motorized cycling, and horseback riding. Sections are bordered by mature trees, meadows, and wildlife habitat, creating a natural corridor amid the residential development. It functions as the city's primary non-vehicular thoroughfare, connecting Old Cherry Hills, Cherry Hills Farm, Charlou, and other enclaves directly to municipal parks, schools, and open space.

[View the High Line Canal parks and trail map]

Parks and Preserved Open Space

Roughly 75 acres of public parkland integrate with more than 30 miles of internal trails.

John Meade Park & Alan Hutto Memorial Commons is the central municipal park, located directly south of Cherry Hills Village Elementary and City Hall. The redesigned park features a picnic shelter, restrooms, and a play area with a tree climber, saucer swing, hammock, and observation tower. Fishing piers stand above both ponds, which are stocked, and a boardwalk narrows through the wetlands. The park also includes a concrete performance area, trails, and an amphitheater, and 125 newly installed trees will provide shade in years to come.

Quincy Farm is a preserved 17.5-acre property at 4450 E. Quincy Ave that offers a glimpse into the area's agricultural heritage. Listed on the National Register of Historic Places, it features a restored 1930s barn, a historic farmhouse, scenic walking trails, pond habitat, and interpretive signage. The property accounts for roughly 24% of the city's public open space. It was gifted to the City by previous owner Catherine "Cat" H. Anderson with the intention that it become a community amenity, and placed under a Conservation Easement administered by Colorado Open Lands. The East side is open for visitation from sunrise to sunset daily. There is no public vehicle parking on site — access is via the High Line Canal trail bridge or the bike path along Quincy Avenue.

Three Pond Park is 13.8 acres of natural open space with walking loops, native wildlife, and three interconnected ponds.

Blackmer Common and Dahlia Hollow Park are pocket parks providing quiet neighborhood open space and trail connections.

Cherry Hills Public Art

Cherry Hills Village has commissioned a variety of public art on display throughout the neighborhood. Works to find include:

• Colorado artist Joe Norman's sculpture series in John Meade Park
• Robert Mangold's "Winding III" and Gilberto Romero's "Gusto" outside City Hall
• Wayne Salge's "Really" on the southwest corner of E. Quincy Avenue and Meade Lane
• Robert Mangold's "Untitled" at Quincy Farm
• Emmett Culligan's "Rubric Series Number 6" on the northeast corner of the Joint Public Safety Facility at 2460 E Quincy Avenue
• Deborah Butterfield's "Charlo" horse sculpture, a favorite, also at the Joint Public Safety Facility
• Jesse Horton's "Chainsaw," a little beaver sculpture and another favorite, at Dahlia Hollow Park

EAT + DRINK NEAR CHERRY HILLS VILLAGE

Work & Class — The second location of Dana Rodriguez's James Beard-nominated restaurant, in Englewood in the former Feedery space. Dinner service, with "Dayshift" operating as a coffee shop and eatery for breakfast and lunch. The bakery offers gluten-free options. Brunch on weekends.

Steakhouse 10 — Old-school cool with expertly crafted meats. The Sinatra steak with port and bleu cheese topping is a standout.

Osteria Alberico — Casual elegance from the award-winning Frasca Hospitality Group. A cozy, inviting space for beloved Italian specialties.

Pino's Place — Chef-owner Pino Saverino cooks food inspired by his childhood in Italy. Osso Bucco Agnello, gnocchi, Snapper Livornese, and thin-crust pizzas that are the house specialty. A small neighborhood favorite known for treating customers like family.

Aung's Bangkok Cafe — Authentic Thai in a casual setting.

Cherry Hills Sushi Co — Excellent temaki and sashimi in a relaxed environment, with a casual sushi bar and creative handrolls.

Le French — In Belleview Station, a casual chic Parisian café founded by Senegalese French sisters Aminata and Rougui Dia. High-end pastries and elevated modern Parisian cuisine.

Corvus Coffee — Also in Belleview Station. Excellent coffee and a good spot for a daytime meeting.

Tai Tai Japanese — From the owner and chef behind Sushi Sasa. A casual sushi and poke bar in the Happy Canyon shopping center.

Birdcall — Fast-casual all-natural chicken with a chef-inspired menu. The Happy Canyon location is the largest in Colorado, with 213 seats, a double-lane drive-thru, a tequila and margarita bar, and live music on weekends.

Oliver's Italian — Roman-style pizza, Pinsa, pasta like Limone or Spicy Vodka, and seasonal salads. East and West coast oysters from their own farm, plus small plates to share.

Penn Street Kitchen — Contemporary American comfort food for breakfast, lunch, or dinner, across from Swedish Medical Center.

Shanahan's — In the Denver Tech Center, named for two-time Super Bowl-winning coach Mike Shanahan. Classic, old-school steakhouse ambiance.

Eddie V's Prime Seafood — Fine seafood and steak in nearby Greenwood Village. Upscale but relaxed, with live music. Grab a booth by the bar and try the "Maverick" cocktail.

Ambli — In Belleview Station. Global cuisine and cocktails.

CHERRY HILLS VILLAGE VS. GREENWOOD VILLAGE

The two flagship South Metro luxury suburbs share the Cherry Creek School District but serve genuinely different buyers.

Where Cherry Hills Village sits in the Denver luxury market. At the top tier it competes with Old Greenwood and The Preserve in Greenwood Village — the primary non-gated alternative, on 0.75 to 1.5-acre lots — and with Polo Club, the only true City of Denver neighborhood commanding $5M to $15M-plus on gated multi-acre parcels.

Buyers weighing Cherry Hills Village against urban luxury are usually also looking at Cherry Creek North, which is walkable and high-density at $1,200-plus per square foot, Country Club and Washington Park for historic architecture and high land-to-structure value, or Hilltop and Belcaro for quarter to half-acre urban lots with Tudors and contemporary rebuilds. Further out, Castle Pines Village and Bow Mar offer gated or lake-centric alternatives in the $1.5M to $3.5M range.

RECORD SALES IN CHERRY HILLS VILLAGE

Cherry Hills Village holds the top sale prices for the entire seven-county Denver metro region.

$25.0M — 2022 — all-time metro record. 10 Cherry Hills Park Drive, in the gated Cherry Hills Park enclave. A 20,000-plus square foot estate on 5.35 acres with a 2,500 square foot indoor pool facility, basketball court, and guest house. Purchased off-market by Russell Wilson and Ciara.

$17.0M — November 2025 — MLS on-market record. 4603 South Denice Drive. A 22,000 square foot custom estate on 2.13 acres following a down-to-the-studs transformation. Eleven bathrooms, golf simulator, infinity-edge pool, custom sports court.

$15.75M — August 2024 — previous on-market record. A custom Cherry Hills Village estate acquired by Denver Nuggets President Josh Kroenke.

CHERRY HILLS VILLAGE REAL ESTATE FAQ

Is Cherry Hills Village a good place to live? It's widely regarded as one of Colorado's premier residential communities, known for low population density, minimal crime, top-ranked public and private schools, and a preserved semi-rural character maintained through strict low-density zoning. The tradeoffs are worth weighing: no commercial amenities within city limits, no sidewalks or street lighting, and property taxes and HOA structures that vary significantly by neighborhood.

How much does a house cost in Cherry Hills Village? The closed-sales median generally runs $3.3M to $3.8M. The median active listing price sits higher, around $5.35M, because of ultra-luxury inventory above $10M. Entry-level properties typically begin around $2.0M to $2.5M, and top-tier custom estates regularly sell between $10M and $25M.

Can you have horses in Cherry Hills Village? Yes, with conditions. Keeping horses generally requires a minimum 5-acre lot, typically in R-1 zoning, capped at one horse per usable pasture acre excluding the home footprint and driveway. Relatively few parcels meet that threshold. Separately, many properties carry recorded bridle path easements that connect to the High Line Canal and neighborhood riding corridors, which affect fencing and building even for non-horse owners.

Does Cherry Hills Village have sidewalks? No, and that's intentional. The City excludes traditional sidewalks, curbs, gutters, and commercial street lighting to preserve its natural, semi-rural character. Pedestrian and equestrian traffic uses a 30-mile internal soft-surface trail system and the High Line Canal corridor instead.

What school district is Cherry Hills Village in? The entire municipality is in the Cherry Creek School District No. 5, feeding Cherry Hills Village Elementary or Belleview Elementary, then West Middle School and Cherry Creek High School. Kent Denver School and St. Mary's Academy are located on the city's borders.

Is Cherry Hills Village part of Denver? No. It's an independent home-rule municipality in Arapahoe County, bordering Denver's southern boundary, with its own mayor, city council, police department, and municipal code.

What are property taxes like in Cherry Hills Village? The effective rate runs approximately 0.58% to 0.60% of market value, from a combined mill levy of roughly 85 to 92 mills. A $3.5M home carries an annual bill of about $20,300 to $21,000. That's higher than Greenwood Village and Denver on an effective-rate basis, largely because Cherry Hills Village has essentially no commercial tax base.

Are there gated communities in Cherry Hills Village? Three: Cherry Hills Park, Buell Mansion, and Glenmoor, all with 24/7 guarded entry. HOA dues range from $275 per month at Glenmoor to roughly $1,400 per month at Cherry Hills Park. Most of the city is non-gated, with HOA structures ranging from mandatory security-and-road-maintenance associations to voluntary civic groups charging under $250 a year.

Do all Cherry Hills Village homes have city sewer? No. Approximately 1,150 properties connect to the Cherry Hills Village Sanitation District. Remaining large-acreage parcels use on-site septic systems regulated by Tri-County and Arapahoe County health standards. Confirm which applies to any property before making an offer.

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