Denver’s apartment market delivered 30,000+ new units from 2020 to 2025, one of the highest supply additions per capita among major metros. SFR rental yields have compressed in Montbello, Green Valley Ranch, Englewood, and older Aurora as Class A apartment competition increases. Colorado’s eviction process (10-day demand for non-payment + Denver County Court filing + writ of restitution) takes 4 to 6 weeks. Colorado’s 2023 legislation authorizing local rent control (HB 23-1115) has created uncertainty for Denver-area landlords.
The Denver Single-Family Rental Market in 2026
Massive apartment supply delivery. Denver is one of the most apartment-building-intensive major metros in the US. From 2020 to 2025, the Denver metro area delivered approximately 30,000 to 35,000 new apartment units — concentrated in the RiNo (River North) Arts District, LoDo, Cherry Creek, Stapleton/Central Park, and suburban Centennial and Aurora corridors.
This supply has compressed long-term SFR rental rates in competing neighborhoods:
- Montbello 3-bedroom SFR: $1,800 to $2,300/month (flat to down from 2022 peak)
- Commerce City 3-bedroom SFR: $1,700 to $2,100/month
- Englewood 3-bedroom SFR: $2,000 to $2,500/month
- Aurora (older stock) 3-bedroom SFR: $1,800 to $2,200/month
Colorado rent control uncertainty. In 2023, Colorado passed HB 23-1115, authorizing local governments to enact rent stabilization ordinances — reversing Colorado’s prior preemption of rent control. The Denver City Council has studied but not yet enacted city-wide rent stabilization as of 2026. However, the uncertainty itself has affected investor calculations.
Hail damage and landlord maintenance costs. Denver metro landlords face annual hail-related maintenance costs that are not present in other markets. A landlord with a property that sustained hail damage in 2022 and 2024 may face roof replacement costs of $12,000 to $20,000 — in addition to normal maintenance.
Colorado high-altitude climate effects on HVAC. At 5,280 feet, Denver’s climate demands more from HVAC than lower-altitude cities. Furnaces work harder in cold months (-15°F to -20°F possible windchill). A/C efficiency is reduced at altitude. Denver HVAC systems have a lifespan of 15 to 18 years — longer than Phoenix or Las Vegas but shorter than coastal markets.
Colorado Eviction Process: Denver County Timeline
Colorado evictions are governed by CRS § 13-40:
Non-payment of rent (CRS § 13-40-104):
- 10-day written demand to pay rent or vacate. The landlord serves a written “Demand for Compliance or Possession” — the tenant has 10 days to pay all rent owed in full or vacate.
- File Forcible Entry and Detainer (FED) complaint in Denver County Court (Lindsey-Flanigan Courthouse, 520 W. Colfax Ave., Denver, CO 80204). Filing fee: approximately $85.
- Court schedules hearing — typically within 7 to 14 days of filing. Both parties appear.
- Judgment for possession — if landlord prevails, court enters judgment for possession.
- Writ of Restitution — 48 hours after judgment entry (unless tenant files a stay appeal), the court issues the Writ of Restitution. The Denver County Sheriff serves the Writ; the tenant must vacate within 24 hours.
Total timeline for uncontested FED eviction: 10-day demand + 7 to 14 days for hearing + 48 hours for Writ + Sheriff service = approximately 4 to 5 weeks.
Colorado “Just Cause” eviction considerations. Denver passed a “just cause” eviction ordinance in 2021 for certain types of tenancies. Denver landlords with month-to-month tenants who have been in the property for more than 2 months must have a “just cause” reason to terminate the tenancy (non-payment, lease violation, owner move-in, etc.). This limits no-fault evictions for month-to-month long-term tenancies in Denver city limits. The specifics require review of the ordinance — consult a Denver landlord-tenant attorney.
Why Selling With Tenants in Place Makes Sense in Denver
Colorado’s eviction process is moderate, but a vacant Denver rental then needs:
- Hail damage assessment and potential roof repair
- Make-ready cleaning and HVAC inspection
- 22 to 50 days on MLS
- 30 days to close
Our approach: We purchase Denver rentals with tenants in place. Month-to-month or fixed-term. No eviction required. 10 to 21 days from contact to closing.
Denver Rental Carrying Costs
For a $450,000 Aurora/Montbello area 3/2 with no mortgage:
| Expense | Monthly Range |
|---|---|
| Denver County property taxes | $265–$340 |
| Landlord insurance (with hail rider) | $145–$250 |
| HVAC/maintenance reserve | $175–$300 |
| Management fee (10%) | $180–$230 |
| Total (managed) | $765–$1,120 |
At Aurora/Montbello market rent of $1,800 to $2,300 for a 3/2, the NOI exists but becomes thin after periodic hail damage capital expenditure.
Colorado Tax on Rental Sale
Colorado’s flat 4.4% income tax applies to capital gains from Denver rental property sales. Federal long-term capital gains and 25% depreciation recapture also apply. A 1031 exchange defers both federal and Colorado state capital gains. Colorado has no documentary stamp tax equivalent — closing costs are simpler than Florida or Georgia.
Get a cash offer on your Denver rental →
For the nationwide rental property guide, see: How to Sell a Rental Property: Tax, Tenants, and Timing →
For the full overview of Denver fast-sale options, see: Sell My House Fast Denver CO: Every Real Option in 2026
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