Beal Family · Live Market Report · Montclair, Denver
1160 N Monaco Parkway
Your private dashboard — updated weekly with what the market is doing around your home.
Current List
$2.25M
Square Feet
8,088
Beds / Baths
6 / 7
Days on Market
94
$ / Sqft
$278
The Price Move We've Agreed On
No. 01
Based on the comp activity and the buyer-pool math, we're making a meaningful adjustment to widen visibility and trigger fresh portal exposure.
Three price scenarios for your decision
Each option, what it gets us, and the trade-off
Conservative
$2,149,000
−$101K (−4.5%)
$266/sqft
Modest signal, low risk. Crosses the $2.2M Zillow filter threshold — buyers searching under $2.2M now see us. Matches the size of 760 Jersey's first reduction. Tests the market without giving away meaningful equity. Risk: if engagement still doesn't pick up in 2–3 weeks, we'll be having this conversation again with less room to maneuver.
My Recommendation
$2,099,000
−$151K (−6.7%)
$260/sqft
Strategic middle, real momentum. Lands in the $2.0M–$2.1M filter bracket, which is where the bulk of luxury Denver buyer searches concentrate. Big enough to read as decisive — not so big it looks like panic. Still keeps us $250K above the 935 Monaco line and well above the per-foot math of 771 Jasmine. Resets the algorithm on Zillow, refreshes the listing in agent inboxes, and gives us 30 days of meaningful new activity before we'd need to reassess.
Aggressive
$1,995,000
−$255K (−11.3%)
$247/sqft
Maximum visibility, maximum signal. Crosses the most consequential filter threshold in luxury Denver: under $2M. Dramatically expands the buyer pool — every search that brackets $1M–$2M now includes us. Closes the gap to 935 Monaco Pkwy. Trade-off: we leave meaningful dollars on the table on a per-foot basis given the 771 Jasmine comp, and once we go under $2M it's psychologically harder to climb back up if multiple offers come in.
What's Moving This Week
No. 02
The live pulse — what buyers are actually picking and what your competition is doing in the last 14 days. This is the section we refresh every Monday.
Last 14 days in 80220 luxury (5,000–8,500 sqft, $1.5M–$2.7M): one home went pending below our price, one new listing came on the market above ours, and one direct competitor took a meaningful price cut.
Just PendingThis Week
6901 E 12th Avenue
Mayfair · 80220 · went under contract this week
5 bd·5 ba·5,504 sqft
$1,840,000 $334/sqft
A buyer just chose this property — smaller than yours and meaningfully below on price. Buyers in your search bracket are moving on homes around the $1.8M line.
New ListingThis Week
7012 E 4th Avenue
Hilltop · 80220 · just hit the market
5 bd·5 ba·5,082 sqft
$2,595,000 $510/sqft
New competition above our price — smaller home priced higher per foot, which positions us as a better value at the new $2.099M.
Price CutMay 14
760 Jersey Street
Mayfair · 80220 · second reduction
5 bd·5 ba·4,874 sqft
$2,050,000 $421/sqft
Dropped $145K on May 14 (their second reduction in 3 months). New construction comp moving down — the kind of signal that supports our price adjustment.
Foundational Comps
No. 03
The recent value-anchor comp set — verified from REcolorado MLS within the last 12 months. These properties anchor what your home is worth and refresh quarterly. Click any card to view the listing.
Sold
View →
230 Hudson Street
Hilltop · 80220 · closest config comp
6 bd·7 ba·5,579 sqft
$2,163,000 $388/sqft
★ Same beds/baths as yours · closed within the past year · Matrix MLS verified
Sold
View →
73 Albion Street
Hilltop · 80220
6 bd·7 ba·5,420 sqft
$2,110,000 $389/sqft
Same 6/7 config · sold within the past year · data straight from REcolorado MLS
Sold
View →
301 Fairfax Street
Hilltop · 80220
5 bd·5 ba·5,893 sqft
$2,420,000 $411/sqft
Sold in the last 12 months · near upper end of recent comp range
Active
View →
1035 N Leyden Street
Montclair · 80220 · active
6 bd·6 ba·5,486 sqft
$2,190,000 $399/sqft
Active competition · 6 bedroom home priced just below yours with a smaller floor plan
Active
View →
1160 N Dahlia Street
Hilltop · 80220 · active
6 bd·6 ba·5,472 sqft
$2,400,000 $438/sqft
Active competition above us · smaller floor plan but priced higher per foot
Market Context
No. 04
The broader picture shaping our pricing and timing.
Denver Lux Median
$1.94M
↓ 4.3% YoY
80220 Median DOM
25 days
↓ from 32
Active 80220
~178 homes
Stable
$2M+ Comp Pool
Tight
~6 actives
Denver's luxury market in 2026 is stabilizing — not racing. The homes moving are the ones priced honestly. In the past 30 days alone, multiple comparable luxury listings in 80220 have repriced. The market is rewarding sellers who move decisively and punishing the ones who wait.
Activity Timeline
No. 05
Everything that's happened since day one. To date: 3 official showings, 2 open houses with strong traffic, and consistently positive feedback that the home shows beautifully and the quality of finishes stands out.
Feb 10
Listing media completed — drone photography, video, floor plan, and full photo set delivered by Spiro Media.
Feb 12
Listing live on MLS at $2,250,000 (MLS #7501586) via REcolorado.
Feb 16
Marketing flyer finalized by WILO Collective and distributed to the agent network.
Feb 26
First official showing at 2:45 PM via ShowingTime.
Mar 1
Showing feedback received — agent noted the home is beautiful, just not the right fit for their specific buyer.
Mar 2
Wall Street Journal syndication submitted for extended luxury market exposure.
Mar 7
Open house #1 — strong traffic. Consistent feedback that the home shows beautifully and the quality of finishes stands out.
Mar/Apr
Second official showing with a buyer agent.
Apr
Open house #2 — good traffic, repeated positive feedback on home quality and presentation.
May 1
Third official showing requested at 3:00 PM via ShowingTime.
May 14
Marketing materials refreshed by Maxa Designs to reset portal presence.
May 15
Price strategy reviewed. Adjustment to $2,099,000 recommended to widen the buyer pool and reset Zillow visibility.
May 17
Comp set refreshed from REcolorado MLS — verified active, pending, and closed sales in the last 12 months. Live pulse section added to track weekly buyer activity.
Questions about anything you're seeing here?
This page updates each week so you can check in anytime. For anything you want to talk through in person, I'm a call or text away.
Last refreshed May 17, 2026 · Next update Monday May 18