Facebook
X
Pinterest
Copy Link
Originally distributed via my monthly email newsletter in April 2026. Publishing the public archive version here for ongoing reference.
The Parker, Franktown, and Elizabeth luxury market ($1M+) is now effectively two markets — and the difference matters substantially for both buyers and sellers. As of April 1, 2026, the broader segment shows 161 active luxury listings against 7.7 months of supply overall. But once you separate resale from new construction, the picture sharpens dramatically: resale luxury is clearing at 6.5 months of supply with well-positioned pending homes going to contract in a median of just 10 days, while new construction sits at 25.5 months of supply — giving luxury buyers meaningful negotiating leverage. Within Colorado Golf Club specifically, a newly-launched sub-neighborhood (The Village at CGC) has already absorbed 3 of its 9 first-release listings in the first 90 days. This April 2026 report breaks down the data for Colorado Golf Club, Fox Hill, and the surrounding $1M+ luxury communities — with the bifurcated resale-versus-new-construction analysis most agents in this market don’t publish.
Key Takeaways
- Two distinct markets within luxury. Resale at 6.5 months of supply; new construction at 25.5 months. Both buyers and sellers need different strategies in each.
- The Village at Colorado Golf Club has launched — 9 first-release listings at $2.2M–$2.83M, with 3 already pending within 90 days of launch.
- Colorado Golf Club’s 12-month average price is up 35% YoY — $4,028,667 vs. $2,994,300 prior period, reflecting a mix shift toward higher-end transactions.
- Median pending DOM for resale luxury: just 10 days. Speed on the right property still matters.
- 97.48% median sale-to-list ratio in March — buyers are clearing near ask on correctly-positioned homes, but overpriced inventory is where the real negotiation lives.
- Fox Hill is a buyer’s segment — 7 active, 0 pending, 160-day median DOM. Patience and targeted negotiation consistently win here.
- The luxury segment is stabilizing. DOM compressed in 2025–26 (first YoY decline since 2021), volume up two consecutive years, and we’re entering peak season (March–June represents ~40% of annual luxury sales).
Parker + Franktown + Elizabeth Luxury Market ($1M+) — April 2026 Snapshot
| Metric | Value |
|---|---|
| Current Average List Price | $1,911,605 |
| Number of Active Listings | 161 |
| Median List Price | $1,650,000 |
| Average Days on Market | 73.9 |
| Median Days on Market | 51.0 |
Source: REcolorado MLS — detached single-family homes (resale + new construction), $1M+ list price, in Parker, Franktown, and Elizabeth. Unplatted rural-acreage parcels excluded. Snapshot as of April 1, 2026.
The headline metric — 7.7 months of supply across the overall $1M+ segment — sits well into buyer-favorable territory. But that headline masks the more useful insight: the luxury market in this geography is bifurcated.
Segment Comparison — Overall · Resale · New Construction
| Segment | Active | Median List | Med DOM (Active) | Pending | Med DOM (Pending) | TTM Closings | Median Sold | Months of Supply |
|---|---|---|---|---|---|---|---|---|
| Overall | 161 | $1,650,000 | 51 | 54 | 13 | 337 | $1,300,000 | 7.7 |
| Resale Only | 127 | $1,590,000 | 49 | 45 | 10 | 300 | $1,308,500 | 6.5 |
| New Construction | 34 | $2,274,500 | 87 | 9 | 32 | 37 | $1,268,000 | 25.5 |
Source: REcolorado MLS — Parker + Franktown + Elizabeth $1M+ single-family homes, April 1, 2026 snapshot.
The split between segments matters more than the headline overall number. Resale luxury is clearing at 6.5 months of supply — selection is broad, but well-priced homes still go pending in 10 days. Speed on the right resale property matters. New construction is at 25.5 months of supply, giving buyers meaningful negotiating leverage — much of that inventory is concentrated in one recent launch (The Village at Colorado Golf Club, detailed below; 6 of its 9 listings remain available).
March 2026 Closed Sales
| Metric | Value |
|---|---|
| Closed Sales | 20 (18 Resale, 2 New Construction) |
| Average Sale Price | $1,584,880 |
| Median Sale Price | $1,487,500 |
| Average DOM (Closed) | 110.8 |
| Median DOM (Closed) | 52.0 |
| Average Sale-to-List Ratio | 97.16% |
| Median Sale-to-List Ratio | 97.48% |
A 97.48% median sale-to-list ratio means buyers are clearing near ask on correctly-positioned homes — but the gap to 100% (compared to broader Parker resale where median sale-to-list is at 100%) is where the negotiating room lives in luxury. Overpriced ultra-luxury homes are not closing at full ask. The 110.8 average DOM on closed sales (versus a 52-day median) confirms what most luxury sellers already know: when ultra-luxury sits, it sits for a long time.
Pending Listings (as of April 1, 2026) — Where Demand Is Concentrating
| Metric | Value |
|---|---|
| Pending Listings | 54 (45 Resale, 9 New Construction) |
| Average List Price (Pending) | $1,826,044 |
| Median List Price (Pending) | $1,439,950 |
| Average DOM (Pending) | 53.1 |
| Median DOM (Pending) | 12.5 |
54 homes under contract is a strong demand signal heading into peak season — 16% of trailing-12-month volume currently pending. The median pending DOM of 12.5 days is the headline number: when ultra-luxury is priced correctly, it moves fast.
The positioning gap is the strategic insight: median pending list (~$1.44M) sits roughly $200K below the median active list (~$1.65M). Buyers are clearing the market below where sellers are positioning — and that gap is where the real negotiating room lives. This is a positioning gap — not a demand gap.
Current Absorption by Segment — April 1, 2026
| Segment | 3-Month Avg Closings | Active Listings | Months of Supply |
|---|---|---|---|
| Overall | 21.0 | 161 | 7.7 |
| Resale | 19.7 | 127 | 6.5 |
| New Construction | 1.3 | 34 | 25.5 |
Source: REcolorado MLS — rolling 3-month closings, snapshot as of April 1, 2026.
The takeaways:
- Overall 7.7 months of supply — a favorable environment for luxury buyers across the broader $1M+ segment.
- Resale: 6.5 months. Broad selection, but well-priced homes move fast. Preparation matters more than ever; the gap between a 10-day pending close and a 90-day sit is rarely the home — it’s the positioning.
- New Construction: 25.5 months — real buyer leverage, especially at The Village at CGC where inventory is concentrated.
Parker + Franktown + Elizabeth Luxury ($1M+) — 5-Year Rolling Market Trends
| 12-Month Period | Homes Sold | Avg Sales Price | Median Sales Price | Avg DOM | Median DOM |
|---|---|---|---|---|---|
| Apr 2021 – Mar 2022 | 371 | $1,498,733 | $1,295,000 | 25.3 | 6.0 |
| Apr 2022 – Mar 2023 | 319 (-14%) | $1,470,667 (-2%) | $1,325,000 (+2%) | 35.7 (+41%) | 13.0 (+117%) |
| Apr 2023 – Mar 2024 | 298 (-7%) | $1,478,427 (+1%) | $1,297,500 (-2%) | 50.5 (+41%) | 26.0 (+100%) |
| Apr 2024 – Mar 2025 | 329 (+10%) | $1,525,904 (+3%) | $1,300,000 (0%) | 64.1 (+27%) | 30.0 (+15%) |
| Apr 2025 – Mar 2026 | 337 (+2%) | $1,480,586 (-3%) | $1,300,000 (0%) | 60.4 (-6%) | 28.0 (-7%) |
Source: REcolorado MLS — Parker, Franktown, and Elizabeth $1M+ single-family homes, rolling 12-month periods.
Three signals suggest the luxury segment is stabilizing after a multi-year normalization:
- DOM compressed in 2025–26 — the first year-over-year decline since 2021. Average DOM dropped from 64.1 to 60.4; median DOM dropped from 30.0 to 28.0.
- Volume is up two consecutive years. 337 closings in the most recent 12 months is +2% over the prior period and +13% recovery from the 2023–24 trough of 298.
- Pricing remains anchored. Median sale price has held at $1,300,000 for three consecutive years. Average has held in a $1,470,667 to $1,525,904 band.
The current market is healthier and more rational than 2021–2022 — but it remains less forgiving of mispricing, particularly above $2M.
Colorado Golf Club, Fox Hill & Nearby Luxury Communities — Snapshot as of April 1
| Community (City) | Active | Pending | Mar Cl. | TTM Cl. | Avg Price TTM | Avg Price Prior 12 Mo | YoY Δ | New Const. % |
|---|---|---|---|---|---|---|---|---|
| Colorado Golf Club (Parker) | 15 | 7 | 0 | 3 | $4,028,667 | $2,994,300 | +35% | 55% |
| Fox Hill (Franktown) | 7 | 0 | 1 | 6 | $2,182,658 | $2,190,942 | 0% | 38% |
| Pradera (Parker) | 15 | 5 | 4 | 47 | $1,780,795 | $1,798,254 | -1% | 9% |
| Timbers at the Pinery (Parker) | 10 | 5 | 2 | 30 | $1,537,607 | $1,502,841 | +2% | 7% |
| Arrowpoint Estates (Franktown) | 7 | 0 | 1 | 2 | $2,287,500 | $1,967,500 | +16% | 67% |
| Elkhorn Ranch (Parker) | 6 | 0 | 1 | 6 | $1,215,000 | $1,229,000 | -1% | 0% |
| Wild Pointe (Elizabeth) | 1 | 0 | 1 | 15 | $1,308,867 | $1,326,847 | -1% | 6% |
| Allison Ranch (Parker) | 4 | 0 | 0 | 7 | $1,159,143 | $1,125,705 | +3% | 64% |
Source: REcolorado MLS — single-family $1M+ homes (resale + new construction), rolling 12-month periods ending March 31, 2026. Active and pending inventory snapshot as of April 1, 2026.
The Village at Colorado Golf Club — New Supply Pulse
A newly-launched sub-neighborhood at Colorado Golf Club. Homes on Painted Pine Street, Star Lily Court, and Majestic Sky Drive — priced $2.2M–$2.83M, all listed between January and March 2026, with 2027 completion timelines.
3 of 9 first-release listings are already pending within 90 days of launch — a strong early-demand signal. 6 currently available, with additional phases of lots yet to be released.
For luxury buyers, The Village at CGC represents a distinctive entry point:
- Fresh new-construction in an established gated community
- Priced below CGC’s historical estate tier ($3.5M+)
- Direct builder engagement and customization possible
- Access to Colorado Golf Club’s amenities and community fabric
This is the most important supply-side development in the Parker/Franktown luxury market in 2026, and worth tracking monthly through the absorption cycle.
Colorado Golf Club — Market Read
15 active listings (9 new construction, 6 resale) and 7 pending (5 new construction, 2 resale). CGC is now effectively two markets:
- The Village tier ($2.2M–$2.8M): fresh new-construction at a more attainable luxury price with builder flexibility. Three of nine first-release listings already under contract.
- The estate tier ($3.5M+): the historical CGC luxury inventory. Patience required for the right resale, but speed when the right one comes available — well-priced resale pending homes moved in a median of just 3 days.
CGC’s TTM average price ($4,028,667) is up 35% YoY against the prior period’s $2,994,300. This reflects a meaningful mix shift toward higher-end transactions and the introduction of The Village inventory. For buyers, two distinct entry points exist now: the Village (newer, more attainable, builder flexibility) and the estate tier (established, larger lots, custom architecture).
As a member of Colorado Golf Club, I bring insider familiarity with the community — its homes, its members, the things that matter to discerning buyers and sellers in this specific market. Understanding the difference between The Village dynamics and the estate-tier dynamics is the analytical work most agents covering this segment don’t do.
Fox Hill — Market Read
7 active listings (3 new construction, 4 resale) and 0 pending. TTM closings of 6 at an average of $2,182,658 — essentially flat year-over-year ($2,190,942 prior period).
With zero pending and listings averaging 160-day median DOM, Fox Hill is currently a buyer’s segment. Patience, due diligence, and targeted negotiation consistently win here. The March closing in Fox Hill printed 99.9% of list — but only after 297 days on market. Listings that persist past 90 days in Fox Hill typically negotiate meaningfully — both on price and on contract terms.
For sellers in Fox Hill, the implication is direct: positioning matters more here than in any other luxury sub-market in the area. A correctly priced launch is the difference between a 30-day close and a 300-day grind.
Other Luxury Communities — Quick Reads
Pradera (Parker)
15 active, 5 pending, 4 March closings. TTM average ($1,780,795) is essentially flat versus the prior period ($1,798,254). The most-balanced community in this report — meaningful inventory, meaningful absorption. New construction represents just 9% of current activity; this is predominantly an established resale segment.
Timbers at the Pinery (Parker)
10 active, 5 pending, 2 March closings. TTM average ($1,537,607) up 2% YoY. Custom-home community with longer marketing timelines but strong pricing discipline.
Arrowpoint Estates (Franktown)
7 active, 0 pending, 1 March closing. TTM average ($2,287,500) up 16% YoY — the highest year-over-year price growth among the luxury communities tracked. Heavy new construction concentration (67%).
Elkhorn Ranch (Parker)
6 active, 0 pending, 1 March closing. TTM average ($1,215,000) essentially flat YoY. Zero new construction — this is purely a resale segment.
Wild Pointe (Elizabeth)
1 active, 0 pending, 1 March closing. TTM closings of 15 at an average of $1,308,867 — flat YoY. Established Elizabeth luxury community with low current inventory.
Allison Ranch (Parker)
4 active, 0 pending, 0 March closings. TTM average ($1,159,143) up 3% YoY. Heavy new construction concentration (64%).
Market Outlook — What We’re Watching
Three signals suggest the Parker/Franktown/Elizabeth luxury segment is stabilizing:
- DOM compressed in 2025–26 — the first year-over-year decline since 2021.
- Volume is up two consecutive years, recovering roughly 13% from the 2023–24 trough.
- Seasonality aligns: March–June historically represents ~40% of annual luxury sales, so we’re entering peak season with these tailwinds intact.
Key unknowns for the next 90 days:
- How quickly The Village at CGC absorbs its Q1 inventory — an early read on the $2M–$3M new-construction tier broadly.
- Whether new construction more broadly works through 25+ months of supply — particularly at Arrowpoint Estates, Allison Ranch, and other heavy-new-construction communities.
- Rate direction — luxury buyers are less rate-sensitive than the broader market, but not immune. A 50bp decline by Q3 would meaningfully accelerate absorption.
If DOM continues to compress through June, the window for timing-based discounts on well-priced resale narrows — though opportunities remain in long-sitting listings and new construction where builders carry inventory cost.
For Prospective Sellers
The luxury segment’s $200K positioning gap is the strategic issue of the spring 2026 market. If your CGC, Fox Hill, Pradera, Timbers, or Arrowpoint Estates home is priced where buyers are actually transacting (the median pending list level), you’re in the segment that’s moving in 10–13 days at near-ask. If your home is priced where active inventory sits (the median active list level), you’re competing against the 60–90+ day inventory and you’ll likely negotiate down by 5–10% before closing.
Pricing precision matters more in luxury than in any other price tier — because the buyer pool is smaller, more informed, and more patient. The right buyer for a $2M+ home is researching the market for weeks or months before they decide. They know what’s on the market, what sat, what sold, and at what number.
Curious what your CGC, Fox Hill, Pradera, or other Parker/Franktown/Elizabeth luxury home is worth in today’s market? I provide complimentary, data-driven home valuations using actual recent comparables, current absorption rates, and the specific dynamics of your community — including the bifurcated resale vs. new construction analysis specific to your segment.
Request a free valuation → Or call me directly at (720) 995-0752.
For Prospective Buyers
Every luxury transaction rewards the patient and well-informed buyer. What matters most in this market — specific listing history rather than list price, builder discipline in new construction, and clear-eyed assessment of which price points carry genuine flexibility — is rarely visible on the surface.
Three specific opportunities to watch in the spring 2026 market:
- The Village at Colorado Golf Club. Fresh new-construction at attainable luxury pricing, with builder flexibility. 6 of 9 first-release listings remain available; additional phases of lots are yet to be released. This is the most accessible CGC entry point in years.
- Fox Hill. A buyer’s segment with zero pending and 160-day median DOM. Listings past 90 days typically negotiate meaningfully. Patience and targeted negotiation consistently win.
- The new construction tier broadly. 25.5 months of supply means builders are carrying inventory cost. The right offer at the right time wins.
If you’re considering a purchase in Colorado Golf Club, Fox Hill, or elsewhere in the Parker/Franktown/Elizabeth luxury market — or simply want to stay informed as these dynamics evolve — I welcome the conversation.
How I Help Clients in Colorado Golf Club, Fox Hill, and the Parker/Franktown Luxury Market
I’m a luxury real estate broker with Coldwell Banker Global Luxury Denver, based out of our Cherry Creek office. As a member of Colorado Golf Club, I bring insider familiarity with the community to every transaction — knowing the homes, the members, and the dynamics that matter most to discerning buyers and sellers in this specific market.
My practice focuses on the Parker, Franktown, and Elizabeth $1M+ luxury market — Colorado Golf Club, Fox Hill, Pradera, Timbers at the Pinery, Arrowpoint Estates, Elkhorn Ranch, Wild Pointe, Allison Ranch, and other premier communities. I bring a decade of executive-level marketing and operations rigor (built scaling a high-growth business past $100M as Chief Revenue Officer) to every transaction.
For broader Parker/Pinery and Southeast Aurora coverage, I publish separate monthly market updates — but the data-driven, bifurcated analysis you see in this CGC report is the depth of work I bring to every $1M+ representation, regardless of community.
📞 (720) 995-0752 ✉️ nate.treadwell@cbrealty.com 🌐 natetreadwell.com 📲 @NateTreadwell.RealEstate
Coldwell Banker Global Luxury Denver | 201 Columbine St, Ste 200, Denver, CO 80206
Prepared by Nate Treadwell, Broker — Coldwell Banker Global Luxury Denver. Methodology: Detached single-family homes (resale + new construction), $1M+ list price, in Parker, Franktown, and Elizabeth. Unplatted rural-acreage parcels excluded. Rolling 12-month periods end March 31, 2026. Active and pending inventory reflects a snapshot as of April 1, 2026. Data sourced from REcolorado MLS.
