Denver Rental Market Report: What We're Seeing on the Ground in August 2026

Every August, we step back and take stock of what we're actually seeing across the homes we manage in the Denver metro. Not the headline numbers from a national report — but real asking rents, real vacancy timelines, and real tenant behavior from our own portfolio. After more than 60 years managing rentals across Denver and its surrounding communities, we've learned that this ground-level view is often more useful to owners than any broad market survey.

Right now, we have 32 homes actively marketed across the metro. Here's what the data and our day-to-day experience are telling us this month.

Asking Rents Across Our Portfolio: A City-by-City Look

The most useful thing we can share is what's actually being asked — and accepted — in the neighborhoods we serve. Across the homes we manage and currently have listed, asking rents vary meaningfully by area. Here's the snapshot as of August 2026.

• Denver (14 active listings): Average asking rent of $2,346/mo — our largest concentration of listings, spanning everything from Capitol Hill studios to single-family homes in Stapleton and Wash Park.
• Aurora (8 active listings): Average asking rent of $1,706/mo — Aurora continues to offer some of the most accessible price points in our portfolio, attracting steady interest from renters priced out of closer-in neighborhoods.
• Lakewood (3 active listings): Average asking rent of $2,445/mo — strong demand here, particularly from renters who want quick access to both downtown Denver and the mountains.
• Littleton (3 active listings): Average asking rent of $2,633/mo — Littleton's suburban character and quality school districts keep competition healthy even in slower months.
• Centennial (1 active listing): Average asking rent of $2,275/mo — limited inventory in this area means well-priced homes tend to move quickly.
• Englewood (3 active listings): Average asking rent of $3,067/mo — our highest average by city this month, reflecting the larger and more updated homes we currently have available there.

You can explore the specific communities we serve across the metro on our areas we serve page, including detailed information about individual neighborhoods.

What Bedroom Count Tells Us About the Market Right Now

Looking at our portfolio by bedroom count gives owners a clearer sense of where their home fits — and what tenants are currently willing to pay.

• 1-bedroom (5 listings): Average asking rent of $1,555/mo — entry-level units are attracting younger renters and individuals relocating for work.
• 2-bedroom (12 listings): Average asking rent of $1,900/mo — our largest segment by count, and the most consistently active in terms of inquiries.
• 3-bedroom (9 listings): Average asking rent of $2,619/mo — families and roommate groups keep three-bedroom demand steady year-round.
• 4-bedroom (4 listings): Average asking rent of $3,013/mo — larger homes take more time to lease but attract longer-term tenants in our experience.
• 5-bedroom (2 listings): Average asking rent of $3,500/mo — a small slice of the portfolio, but these homes serve a specific need and tend to find serious applicants.

Two-bedroom homes remain our most active category in terms of application volume right now. If you own a two-bedroom in Denver, Aurora, or Lakewood, you're sitting in a segment where we're seeing consistent, qualified interest.

Which Areas and Property Types Are Moving Fastest?

Across our portfolio, we're currently filling vacancies in an average of 2 to 3 weeks — which reflects healthy demand but also the importance of pricing correctly from the start. Overpriced homes linger. Realistically priced homes lease quickly.

In our experience this August, smaller and mid-size units — particularly one- and two-bedrooms in Aurora and Denver — are generating the fastest inquiry volume. Aurora's lower average asking rent relative to other areas in our portfolio is clearly attracting tenants who are doing their homework and comparing options across the metro.

Larger homes in Littleton and Englewood are drawing well-qualified applicants, but the pool of renters who can comfortably afford a three- or four-bedroom at current asking rents is naturally smaller. That said, those tenants tend to be stable, long-term renters — exactly the kind of residents owners want.

Centennial is a case worth watching. With only one active listing in our current portfolio there, inventory is tight. In our experience, that scarcity tends to work in a landlord's favor when a home is well-maintained and priced fairly.

Our Portfolio Health: Occupancy, Delinquency, and What It Means for You

Beyond the homes we're currently marketing, the broader health of our managed portfolio tells an important story. Across the homes we manage, we're maintaining a 95% occupancy rate and a 1% delinquency rate. Those aren't just vanity numbers — they represent the stability that thoughtful screening, proactive communication, and decades of local experience can produce.

A 1% delinquency rate means that almost all of our owners are receiving their rent on time, every month. That kind of consistency is what allows owners to plan, invest, and sleep at night.

Practical Guidance for Owners: Adjust, Renew, or List Now?

This is the question we get most often from owners at this point in the summer. Here's how we're thinking about it.

If Your Home Is Vacant Right Now

List it. August is still a strong leasing month as summer relocations and school-year moves wind down. Every week a home sits empty is revenue you won't recover. We syndicate every listing to more than 40 rental sites simultaneously, which means maximum exposure from day one. The key is pricing — use the portfolio data above as a real-world reference point for what similar homes in your area are actually asking, not what you'd ideally like to receive.

A free rental analysis from our team is the most reliable way to find that right-price number for your specific property.

If Your Lease Is Coming Up for Renewal

We always encourage owners to think carefully before assuming a rent increase is the right move. A good long-term tenant who pays on time and takes care of your property is genuinely valuable — often more valuable than the marginal difference between their current rent and what a new tenant might pay. Turnover costs real money in time, vacancy, and wear on the property.

That said, if a tenant's rent hasn't been adjusted in some time and is clearly below what comparable homes in the area are asking, a modest, well-communicated increase is reasonable. Colorado's laws around rental agreements and proper notice give both parties clear expectations — we always make sure renewals are handled correctly and professionally. We also offer free lease renewals as part of our management service, so there's no added cost to owners who want to keep a great tenant in place.

If You're Considering a Rent Adjustment Mid-Lease

Generally, this isn't something we recommend unless there's a specific lease provision allowing for it. Colorado's tenant protections and warranty of habitability standards set a clear framework for the landlord-tenant relationship, and mid-lease changes outside of what's contractually agreed can create friction and legal exposure. When in doubt, wait for renewal — and do it right.

What to Watch This Fall

We're watching a few things closely as we head into Q4.

• Softening demand at the higher end: Larger homes asking above $3,000/mo are taking longer to lease across the metro. Owners of four- and five-bedroom properties should have realistic expectations about leasing timelines and be prepared to negotiate on minor concessions if needed.
• Continued strength in the mid-range: Two- and three-bedroom homes in the $1,700–$2,600 range remain the sweet spot of renter demand in our experience. This is where we're seeing the most qualified applicants and fastest move-in timelines.
• Aurora as a value destination: As rents in central Denver and the closer-in suburbs hold firm, Aurora is absorbing renters who want metro access at a more affordable price point. We expect that dynamic to continue.
• Renewal decisions will matter more in Q4: As the busy summer leasing season winds down, keeping good tenants in place becomes even more important. A vacancy that opens in November or December typically takes longer to fill than one that opens in July.
• Legislative and regulatory environment: Colorado continues to be an active state when it comes to landlord-tenant law. We're monitoring any developments that could affect lease terms, security deposit handling, or habitability standards — and we keep our owners informed as things evolve.

A Note on What This Report Is — and Isn't

We want to be straightforward with you: this report reflects what we're seeing in our own portfolio of managed homes across the Denver metro. It's not a citywide statistical survey, and we'd be doing you a disservice if we dressed up our 32 current listings as something broader than that. What this data does offer is a transparent, real-world view from a company that has been managing Denver rentals since 1961 — with no incentive to spin the numbers in either direction.

If you want to understand what your specific property might rent for right now, the most useful thing we can offer is a personalized conversation. Our team knows these neighborhoods deeply — from Highlands Ranch to Thornton, from Arvada to Parker — and we're happy to share what we're seeing in your area specifically.

Ready to Talk About Your Property?

Whether you're trying to decide on a rent adjustment, preparing to list a vacant home, or just want a clear-eyed view of where your property fits in today's market, we're here to help. Bergan & Company has been a trusted partner for Denver-metro landlords for more than six decades — and we'd love the chance to earn that trust with you.

Start with a free rental price analysis, learn more about our property management services, or check out our transparent pricing — no upfront fees, no termination fees, and a straightforward 8% monthly management fee.