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Thinking about living in Washington Park Denver in 2026? We break down real costs, lifestyle, walkability, and what it’s actually like day to day so you can decide if Wash Park is the right fit.
If you’ve been researching the best neighborhoods in Denver Colorado, Washington Park comes up for a reason. In this video, we go beyond the surface and show what it’s really like living here, from lifestyle and layout to pricing, tradeoffs, and who it actually works for.
We start with what daily life looks like. Wash Park is one of the most walkable neighborhoods in Denver, with residents regularly walking or biking to the park, coffee shops, and nearby restaurants. It’s one of the few areas where the lifestyle truly matches what buyers picture when moving to Denver.
We also share a real client perspective, including what they love, what surprised them, and what they wish they knew before buying in Washington Park.
Next, we break down the different sections of the neighborhood, including east vs west and north vs south. Not all parts feel the same, and these differences impact both experience and budget.
We cover Washington Park Denver home prices, what buyers are seeing in the Denver housing market 2026, and how competitive this area is compared to other neighborhoods.
You’ll also see the types of homes here, from classic bungalows to newer builds, and what your money actually gets you.
Finally, we go over the real pros and cons, including price, density, and parking, so you can decide if Wash Park is truly worth it for you.
Welcome to Southern Denver Living! We help people make confident moves across South Metro Denver — including Highlands Ranch, Castle Rock, Parker, Castle Pines, Lone Tree, and Littleton. As Colorado natives and a brother–sister real estate team, we break down neighborhoods, schools, lifestyle, cost of living, and what relocating families wish they knew before moving. Freedle & Associates blends clear process, strong negotiation, and video-forward marketing so you always know the next step — and why it matters.
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Chapter 1: Introduction to Washington Park and neighborhood overview
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Hey everybody, welcome to Washington Park or Wash Park as we're going to call it today. One of the coolest neighborhoods in Denver and one of our
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personal favorite neighborhoods. We have some really cool family history here and just some really great memories. What's some of yours, Megan?
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You know, Washington Park is where I became a runner. My mom and I used to live like 25 minutes away. Wait, that makes it sound like she's just my mom.
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She's your mom.
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She's also my mom. My mom and I also ran here.
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Yes. But we used to live like 25minut drive from here which is kind of a hike but we would make it just to come here and be in all that is park you know the
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sunny days everybody's always smiling great energy and just the most beautiful place to become a runner.
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It's awesome. Yeah. And if you think you're a fast runner you're probably not the fastest runner at Wash Park. And if you are for the day like be proud of
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yourself cuz there are some high talent runners here. Um but there's also tons of cool things that go on all year long.
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We're going to dive into that and in more about what it's like to live in the houses here, the difference between the east side and the west side, and everything you need to know if you're
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thinking about moving to Washington Park.
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Yep. We are Jake and Megan Fredle. We are your full-time real estate agents, part-time tour guides to all things southern Denver living. So, be sure and subscribe and stay to the end so you can
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get everything you need to know about living in Wash Park.
Chapter 2: Where Wash Park is located in Denver
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Okay, let's set it up for the people maybe not looking at it on a map right now. Where are we in Denver?
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Well, let's show them a map, but also we are 13 minutes from downtown Denver. Um, we're right above, we're just north of
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the highway, which sounds funny because I25 is an north south highway, but I25 does this big swoopy thing where it kind
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of goes east west. And we are just north of that swoopy area. Um, and we are very close to Bonnie Bray. We are very close
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just south of the Cherry Creek area. So, we have just a couple minutes to Cherry Creek. We're in an incredibly accessible neighborhood and it's close to
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everything, which is part of why Plat Park. I mean, as if there isn't enough to do here, you've got everything right around it.
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Baker, when the new Broncos stadium comes, we're going to be like 6 minutes away from it.
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Yeah. So, one of the best locations in Denver, Super Central.
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Yeah. And I think what really makes up Wash Park is the park itself. So, we want to tell you a little bit about everything that goes on in Wash Park.
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Now, I wanted to dip our toe into something about houses around here real quick is that the yards are pretty small. Pretty small lots around the
Chapter 3: Why the park itself defines the neighborhood
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entire park. One of the great things about that is that it forces you to get out of your yard and come to this beautiful park to make some friends.
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Yeah. Yeah. You know, they say Washington Park is just kind of like the neighborhood's big backyard. It's open
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to everyone just like a park, but it has a different feel. You know, people bring their whole coolers in and no glass bottles, but you bring your cans of
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beers. I remember back when that was not allowed and we never ever brought a beer in.
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Never once. I've never brought I solemnly swear.
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But yeah, it's really got that vibe. I mean, people will will bring food and have picnics, and it's really just got a different vibe, I think, than a
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traditional park does. Really that backyard feel.
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Yeah. People come out here to like sunbathe and take a nap and just chill.
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Yeah. And there's more to do in Wash Park rather than just run and drink beer, though. That's mostly what I do here. Me, too.
Chapter 4: Activities, events, and lifestyle around the park
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You can rent some paddle boats. You can do lots of recreational activities like birding. You can bike around. We have
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really good dedicated bike paths. And there's also some events that they host around here, too. Tons of events throughout the year.
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There's things like the Fourth of July parade, and there's the Turkey Trap 5K, which I think we've run together three
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or four times. Um, all summer long there is volleyball leagues and there's just like pickup volleyball games. And just
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across the I25, this is notable that it's actually in Plat Park, but a lot of people kind of talk about the two as if they're conjoined. It's a very quick very quick skip over.
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Very quick skip over. You could walk there. Um, but there's the the Plat or the uh the Pearl Street Farmers Market,
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which is a massive and super awesome farmers market. It's one of the coolest in the area. And you're even just a few minute drive away from the Cherry Creek
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Farmers Market if you're big into those things.
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Yeah. And then, you know, one thing I forgot about the uh paddle boating is that at night they have light up ones in the summertime and it's like a big
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event. can come out and it looks really cool and just a fun little activity to do. Anything else you can think of?
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I mean, it's just generally a good place to see some fireworks because it's this wide open area, so you have Fourth of July celebrations happening. You can post up in a good spot and see a couple
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different views. There's also a summer concert series and tons of fun stuff like going like that. Uh seasonal street festivals, summer music festivals,
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Brewgrass, Blues and Bruise, Harvest Fest, October Fest, all sorts of fun stuff. You can even get married at Wash Park. Did you do that?
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Yeah, totally. You have a client and friend who who got married, right?
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Yes. You know, I used to think that you'd have to keep it pretty small, but you can actually fit probably not the comfiest fit, but you can fit up to 150 people at the boat house, and it is a
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beautiful wedding. And talk about central location for your wedding.
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Oh, yeah. Super convenient for everybody who's staying wherever they want to in town. And if the hiking, walking, biking, fishing isn't enough, there's
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also a rec center um with some cool organized classes and some after school programs. Uh we've got tons of courts
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and and field sports like uh we've got tennis courts and there's a lawn bowling team and even like a croquet area here.
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It really is like Denver's Golden Gate Park if you're from the Bay Area.
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Oh, I think I've been there when I was visiting. Is it like the It's like their biggest park, right?
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It's like I don't know if it's the biggest, but it's definitely the coolest. And it's kind of like a central hub. I mean, admittedly, guys, if you're from the Bay Area and you're like, I've
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been to Wash Park, it's not as cool as Golden Gate Park, but it is really cool and it's the closest thing we've got to that same kind of vibe. Is it the one from Full House?
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Yeah. Yeah, it's uh it's not the one with like the family sitting at the end, but it's definitely There's some shots of Golden Gate Park featured. Whatever happened to you?
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I wish I knew the milkman evening TV.
Chapter 5: Interview with a resident about living in Wash Park
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Okay, as we're filming today, we stopped my friend Nikquil, my friend and client Nikil, who we helped move here just last
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year uh mid-run and he's willing to do a small interview for us. But tell us, what's your favorite thing about Wash Park?
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Well, honestly, I was a little hesitant to move here. We moved from downtown and I was worried it was going to be a little too suburban. Um, I insisted to
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live just a couple blocks from the park and we do. And hands down, my favorite thing about living in this neighborhood is access to this huge park. I run here at least three or four times a week.
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People are super friendly. Um, and you know, when I lived in other neighborhoods, it just wasn't as easy to access this amazing open space.
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Nice. What is the hardest thing about living in Wash Park?
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The hardest thing, honestly, is that I'm trying to convince all of my friends to move here, and it's kind of expensive.
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Um, you have to be really on top of it to get a house that's affordable for most Denverites right now.
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But unfortunately, they do know a great realtor if they decide.
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We sure do. Uh Jake helped us get uh the very first house we put a bid on. Um it was an easy transaction and we ended up
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winning the offer uh without a lot of heartache and now we're thrilled. We've been in a house for about a year and a half and love it. Can't imagine leaving.
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Awesome. Thanks so much for stopping with us. Great.
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And if you remember I was saying like if you want to be the fastest guy at Wash Park, this might be him. So this is your guy to be.
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Thanks Jake. All right. Now it's time to dive into what it's like to live in Wash Park. talk a little about the houses, the difference between the east and the
Chapter 6: Home prices and median housing statistics
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west. As you can see behind me is a diversity of housing here where we have this beautiful new contemporary home and
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a classic bungalow on this side. Let's first ditch these coats because typical Colorado weather, it is getting so nice and warm. So, let's do that and head
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into the neighborhoods and really show you housing. So, when I first moved back to Denver after college, I brought one of my friends with me who was going to
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be my new roommate. And I just remember when we were kind of deciding where our next place was going to be, we were talking about all the different places she'd seen. And she was like, "There's
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this place. It's called Wash Park and it looks so cool. Let's go get a house there." And I was just laughing because, you know, she's from Texas. She wasn't
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familiar with the area at all. And uh, of course, we were very, very young, and our budget did not accommodate Wash Park. But the draw is for everybody. But
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let's talk about a little bit about what that price point looks like and what your average home looks like in Washington Park. The last year for Wash
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Park, what your typical home looked like, we'll use the median stats. It was a four bedroomedroom, three-b home with an above ground square footage of 1,743
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ft. You know, plus a basement, so totaling 2,548 ft. The median close price was 1,220,000.
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in the median build year 1923.
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All right, that was my sister, my ever pragmatic sister with all the stats.
Chapter 7: Types of homes and redevelopment trends
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Now, let's get to me and talk about the feelings, baby. So, the feel of the streets here, it's super friendly. It's
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wonderful. Uh, right now it's winter time, so we're not sitting here. You wouldn't know by my lack of coat, but uh you can tell by the lack of leaves.
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Right now, it's winter, and in the summer, these streets are absolutely gorgeous. Tons of coverage, tons of privacy, beautiful like very mature
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trees, green grass. Um, but other than that, we've got a huge diversity of the houses. We've got lots of bungalows and
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the old Denver squares and Victorian, some Queen Anne inspired homes. And then we've got some more of the modern stuff
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because there's a lot of uh you know fixing and flipping and some even some scrapes happening where they'll take a
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house that has a bad foundation and it's just unfortunately not worth saving, scoop it up and put a new house in there. Um, now something interesting
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when you're looking at new builds is sometimes you'll see a house that is quite clearly incredibly modern and was
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built 2 years ago and the official public records for the build year is still like 1940 and you're going, "This just doesn't make sense. How is this
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possible?" So, how this works is that in Denver, if you keep a certain percentage of the original foundation of that
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original home, then you can actually pull permitting for a remodel instead of pulling permitting for a brand new home
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build. So, this actually saves a lot of money for the builders and a lot of time for the builders and you're still getting essentially a brand new home.
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So, don't let it scare you. If you're looking at what looks like a brand new build and the build year is inconsistent, uh you might want to
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consider doing some soil testing with an engineer because the only issue is that if they're putting a brand new modern
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home on an original foundation, they need to do some soil testing to know that those soils are going to hold stable when they put a much bigger house
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onto an old foundation. and we have a massive wealth of resources to make sure that your home is safe for the future of your investment.
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So, for a median build year of 1923, that's a pretty old home. Now, I know if you're coming from another state, there's a lot of states where there are
Chapter 8: Common issues with older Denver homes
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homes that are very old and that is the norm. In Colorado, that's a pretty old house. And what we see as typical issues
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with a home of this age tend to be some major systems. you know, of course your roof, but more so your plumbing, your um your pipes that run to your sewer lines.
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That can be a pretty big cost, your electrical, and then of course the foundation. You know, we've already talked a little bit about the soils
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here. And here in Colorado, bentonite is a big culprit where it allows the soils to expand and contract as they get wet
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and get dry over time. All of that expansion and contraction can wreak havoc on your structural systems and that's where we see some foundational
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issues. And you know, being in this industry as long as we have, we have seen a lot of homes with a lot of structural and foundational problems.
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And I'm here to say it's not always the biggest most dramatic thing. It doesn't always mean you got to cut and run and bail on your home just because you're
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experiencing some kind of a structural issue. Sometimes it does mean that.
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Sometimes the repairs to get a home fixed so that this damage doesn't continue on are so massive that they
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just don't make sense for anyone. And sometimes they're pretty minor.
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Sometimes if you can correct some grading, if you can do a couple quick structural repairs that maybe cost a few thousand, you can address the the issue
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head on and stop it in its tracks and know that you're not going to have things down the line. This is all there's a lot of nuance to it and so you need to have a team of professionals on
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your side really doing all of that digging. As far as electrical work, I'll say the same thing. Some of these really old electrical system need addressing.
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Sometimes they can be fixed and sometimes they can be all fixed at the cost of the seller. Sometimes again the cost is too great. So we're here to help
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you figure out when it's time to cut and run, when it's time to push for repairs and make sure that you're in a home that's going to last as long as you want
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it to. Wa! Check this out. Here we've got a early 19th century classic bungalow with a pop top. It's a great
Chapter 9: Foundation and grading examples
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example. All right. Sorry about that. Uh I do love Steve Irwin though. But here we've had a house that's a great example of what happens with the grading of the
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ground in a lot of neighborhoods like Washington Park and some of the older neighborhoods. At one point this house was built up on like a little mound and
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all the water wicked slowly away from the house and kept the foundation safe.
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And now as time has progressed with erosion of soil, that soil goes like this. The house is in the middle and we've got all the water diverting into that foundation.
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Quick disclaimer, we are not saying this home has active foundational problems, but we are saying it's a great example of issues that eventually contributed to
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that and a house that needs a French drain. A bit about the different areas of Washington Park. So, right now we're over on the east side, which is kind of
Chapter 10: East vs West Washington Park housing differences
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your more classic, nicer side. It's the homes are bigger, the lots are bigger, you've got a big difference in price point, and you've got more accessibility
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to all the cool restaurants. Like this is the side where Gaylord Street is, where we've got Devil's Food and Homegrown Tap and Go.
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Home Tap. Uh, what is that? Homegrown Tap and Dough. Why can the Fredles not say homegrown tap and dough? I can't say it either. Homegrown tap and dough.
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And Wash Park Grill. Lots of cool stuff over on this side. uh accessibility to the Bonnie Bray area. We've got the
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legendary Bonnie Bray ice cream. Uh so this side is going to be a lot more valuable um and maybe a little quieter,
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more protected from the highway. Over on the other side is Wash Park West, which for today's purposes we are including in
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Washington Park. Uh but Wash Park West is just the other side of the park. It's a little closer to the highway. It's actually right off the highway. Um,
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we've got smaller homes, smaller lots, and less cool stuff directly walkable in the neighborhood. Now, it does give you
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better access to getting downtown. It gives you better access to Baker Street and Plat Park right across the highway
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and even South Broadway. So, pluses and minuses to both. It's a little more accessible on the east side. So, if your price point's under a million, that's
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going to be a better place to go. the east side of Washington Park. Overall in the last year, we've got 2,200 ft² above
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ground with about a 1,000 ft² basement sold for around $1.8 million on a 6,000
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ft lot. Now comparing that to the west side, the average home of the last year is about 1,400 square f feet above
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ground with a 600 foot basement closing around 980,000 on roughly a 4600 ft lot. So there's a
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big difference in value here. Most expensive on the west side was $2.6 million. Most expensive on the east side
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is $5.3 million. Last couple caveats about picking the right spot in Washington Park. You just want to be
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aware of some of the busier streets. Um like if you're right on the park, it's wonderful. You get a really nice view.
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You can literally walk across the street, but those streets are pretty busy. So, we've got Downing and Franklin running up on both sides of the park.
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And there's a lot of drawbacks there.
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It's It's really cool. You can be someone who's out on your front lawn cheering people on for the turkey trot as people do every year, which is
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awesome. but you're also going to deal with a lot of craziness and a lot of people parking in front of your house constantly. So, there's definitely a
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drawback there. On the north side, you definitely want to be careful of Alamita. It's also a very busy street and you don't want to live next to it.
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Obviously, being careful of the highway is a big one. And on the other side, there's University Boulevard, another
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busy street. Um, we recommend staying, you know, if if you want some quiet, staying like two blocks or so away from these houses and and or away from these
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streets and away from the front of the park for optimal privacy and just a lot more calm. So, a little bit of affordability ease is available in Rush
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Park if you need to sneak in at a little bit lower of a purchase price. So, you know, with that median being in the west side of 980, there are some
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opportunities over there where you can sneak in in the 700s. You might have a little bit more renovation work to do. Um, but definitely some possibilities.
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There's also a pocket on the south side of Wash Park that being a little closer to the highway gives it a little more affordability ease. You do have to deal with being a little closer to the
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highway, but it's a great entryway point if you still want all of the benefits of Wash Park without, you know, the million-doll plus price tag.
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Some of my favorite spots in all of Denver are actually right here in Washington Park. One of those spots is there's a place called Pura. And right
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next door is a uh not a speak easy, but just like a cocktails only place called the Brick. And we just did date night
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the other day with some friends where we went and grabbed a really custom cocktail and they were trying out something new. So we got to try out this
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like sort of carrot thing for free. It was delightful. Uh everyone there is really wonderful. Pura serves up like
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Baja style Mexican food. Really high quality. Um, and there's tons of other choices. There's also Mr. Oso is around here. Devil's Food Bakery is is awesome.
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Then, uh, the old Devil's Food Breakfast Restaurant is now Myrtle Hill Cookery.
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And that's been an amazing place for years. So, we have so many good things and so many great choices to choose from
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in Wash Park. And if that's not enough, you're also right next to Plat Park with some of the best restaurants in all of Denver.
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And Wash Park is right on the border of the park. You can walk over there, grab your coffee, meet your friend back at the park, and do a few laps. Really good coffee over there.
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Yeah, that's like a cool spot right over on the west side. Is that what you were drinking earlier?
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Oh, I didn't stop at Wash Park. I totally should have. Shame.
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So, how do you know if Wash Park is a right fit for you?
Chapter 11: Who Wash Park is best suited for
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I mean, pretty easy. Do you have a pulse?
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True. It's great for a lot of folks, but right packed around Part Wash Park are a few different neighborhoods that have kind of a similar vibe, but they each have definite distinguishing features.
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and we've lived here. We were Colorado native, so we've lived here our whole lives and we know about the evolution of these neighborhoods and we can really
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help guide you through that. Your best steps are to go grab a cup of coffee and then probably let us show you some of the best houses in your price point.
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Yep. But until you're ready to go grab that cup of coffee and come join us for some house tours, how do you know if Wash Park is a fit for you? Well, Wash
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Park is a great fit for people who are willing to compromise a little bit on yard space and the big home space. If you want that big house with a big nice
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backyard, you're probably looking into the suburbs.
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Yeah. Or even a house that's in the city. Like there are definitely bigger yards a few minutes away from here like in University Hills. So, we'll and and
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we'll be doing a tour for that one sometime soon. So, make sure you subscribe. Um but yeah, smaller lots, amazing park. Those are the drawbacks.
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people who are looking for access to public transportation, though maybe not the best. You're about a 15 or so minute walk to your closest light rail station,
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which, you know, I think leaves a little bit to be desired if you're going for that big city feel.
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Yeah. And there's a few buses that run from here to get into downtown. And that's basically as good as it gets in Denver. So, it's not that this is an
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especially bad neighborhood for public transit. It's that it's an especially bad city for public transit. You're a good boy. Who else is this for?
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People who want to be in Denver without being in Denver. This is no rhino or loto, but it's still got access to so much cute things to do. Really local
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shops, um, and a lot of vibrant activity.
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20 minutes, 55 seconds
I'd say folks who have, uh, a pretty good budget or are ready to do some pretty major remodeling if they want to
21:03
21 minutes, 3 seconds
stay, you know, in that lower 600 to 700 price range. Hey, we just ran into Doug who wanted to give us an interview. Tell us a little bit about Wash Park. How long have you been here, Doug?
Chapter 12: Local opinions about redevelopment and housing costs
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21 minutes, 13 seconds
I've been in Wash Park for about 5 years now.
21:16
21 minutes, 16 seconds
Okay, great. And what do you love about it? Well, I think the park is wonderful.
21:21
21 minutes, 21 seconds
It's a beautiful park. Unfortunately, what's happening in Wash Park and also
21:28
21 minutes, 28 seconds
to I think to a lesser degree in Plat Park is people are coming in knocking down the houses and building these like
21:37
21 minutes, 37 seconds
8,000. I mean, I I don't know if it say that, but these huge hub houses are like, you know, within the foot of the
21:45
21 minutes, 45 seconds
lot line and so on. And I, you know, from my perspective, that's not really what I like to see.
21:54
21 minutes, 54 seconds
What would you say to someone who's considering a move to Washington Park? Well, come here, take a look around.
22:01
22 minutes, 1 second
It's a nice place. Um actually there's not a lot of shopping directly in Wash
22:08
22 minutes, 8 seconds
or in the middle of Wash Park. So people tend to come down here to South Pearl and then there's various shops in
22:15
22 minutes, 15 seconds
Solomon Alamita that people go to as well.
22:19
22 minutes, 19 seconds
What would you say is there any are any drawbacks to Washington Park that you'd want people to be know about?
22:24
22 minutes, 24 seconds
They'll if they try to buy a house they'll find out one of the primary drawbacks. The housing is very like I come from Baltimore
22:33
22 minutes, 33 seconds
and I could have bought probably three of the houses that I have in Baltimore
22:40
22 minutes, 40 seconds
for the same price as what one house in Wash Park cost. We're saying goodbye to Washington Park today from our next
Chapter 13: Final thoughts and similar neighborhoods nearby
22:47
22 minutes, 47 seconds
neighborhood, Plat Park, because we've mentioned it several times. It's just across the highway and a lot of people talk about it like it's the same place.
22:55
22 minutes, 55 seconds
So, subscribe so you can be the first to get the video of Plat Park coming up soon. And for more information on Wash Park, similar neighborhoods, anything
23:03
23 minutes, 3 seconds
you can think of, whether you're looking to move here in 9 days or 900 days, we've got you covered. Reach out. All of our information is in the description below, and we're excited to talk to you.
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