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

Every July, Denver landlords face the same question: Is now the right time to raise rent, hold steady, or finally list that vacant unit? At Bergan & Company, we've been answering that question for owners across the Denver metro since 1961. This month, we're pulling back the curtain on what we're actually seeing across our managed portfolio — real asking rents, real leasing pace, and real guidance for property owners heading into the second half of 2026.

A Snapshot of Our Portfolio: July 2026 Asking Rents by City

We currently have 25 homes actively marketed across the Denver metro. Here's what we're asking — and what the market is responding to — across the cities where we're most active right now.

• Aurora (10 listings): Average asking rent of $1,964/mo — our largest concentration of active listings and a market where two-bedroom homes are drawing consistent interest.
• Denver (9 listings): Average asking rent of $2,522/mo — demand in neighborhoods like Wash Park, Highlands, and Sloan's Lake continues to justify premium pricing.
• Englewood (2 listings): Average asking rent of $3,298/mo — our highest average asking rent by city, reflecting larger, well-appointed homes that attract quality long-term tenants.
• Westminster (1 listing): Asking rent of $2,800/mo — a single well-priced home in a strong north-metro corridor.
• Lakewood (2 listings): Average asking rent of $2,260/mo — steady demand near Green Mountain and Belmar keeps this market reliable.
• Wheat Ridge (1 listing): Asking rent of $2,000/mo — a neighborhood we're watching closely as interest from renters priced out of Denver proper continues to grow.

If you own a rental in the Aurora or Denver area and are wondering how your home compares, we offer a free rental analysis that factors in your specific property — not just broad market averages.

What We're Seeing by Bedroom Count

Bedroom count is often the most reliable predictor of demand pace, and our July 2026 data reflects some clear patterns.

• 1-bedroom (1 listing): Asking $1,300/mo. Entry-level inventory is tight across our portfolio — we rarely carry many of these, and when we do, they lease quickly.
• 2-bedroom (15 listings): Average asking rent of $2,150/mo. Two-bedrooms make up the bulk of what we're marketing right now, and demand for this size remains steady. These are workhorses of the rental market.
• 3-bedroom (7 listings): Average asking rent of $2,585/mo. Families and roommate groups are the primary audience here. Well-maintained three-bedrooms in good school districts consistently perform well.
• 4-bedroom (1 listing): Asking $2,800/mo. Larger homes appeal to a narrower renter pool but attract tenants who tend to stay longer.
• 5-bedroom (1 listing): Asking $3,795/mo. Our largest active listing. Homes at this size often serve multi-generational families or professional groups — a specific but loyal renter segment.

In our experience managing hundreds of Denver-area rentals over the decades, two-bedroom and three-bedroom homes consistently offer the best combination of demand volume and rent level. Owners of these property types are in a strong position heading into Q3.

Which Areas and Property Types Are Moving Fastest?

Leasing pace is where on-the-ground experience matters more than any data dashboard. Right now, here's what we're observing qualitatively across the Denver metro areas we serve:

• Aurora is our most active city by listing volume this month, and mid-range two-bedroom homes in the $1,800–$2,100 range are generating solid inquiry traffic. Aurora's proximity to the Anschutz Medical Campus and ease of access to I-225 keeps renter demand durable.
• Denver proper continues to show strong demand for updated units in walkable neighborhoods. Homes near light rail corridors and popular amenities are leasing at a healthy pace.
• Lakewood is performing steadily. Renters drawn to the outdoor lifestyle near Bear Creek Lake Park and easy access to both downtown Denver and the foothills make this market consistently reliable.
• Englewood homes at higher price points are taking a bit more time to find the right tenant — which is expected. At $3,298/mo on average, these homes need targeted marketing. Our syndication across 40+ listing sites helps ensure that exposure.
• Wheat Ridge is a market we're watching with optimism. Renters who love the Denver lifestyle but need a more accessible price point are increasingly looking here.

Across our portfolio, we maintain a 95% occupancy rate and average just 2–3 weeks to fill a vacancy. Our 1% delinquency rate reflects not just market strength, but careful tenant screening — something that matters more than ever in a market with mixed economic signals.

Should You Adjust Rent, Renew, or List Right Now?

This is the question we hear most from owners every July, as summer leasing season hits its peak. Here's our practical guidance based on what we're seeing.

If Your Unit Is Currently Vacant

List now. July and August are among the strongest leasing months in Denver, driven by corporate relocations, university schedules, and families wanting to settle before the school year. Sitting on a vacant property through August means entering the slower fall season with a unit still unoccupied. Price competitively based on your specific location and finish level — not just a general city average. A free rental price analysis from our team can give you a precise target.

If Your Lease Is Expiring Soon

Renewals are worth prioritizing — especially for good tenants. The cost of turnover (cleaning, repairs, marketing time, lost rent) almost always exceeds the benefit of a modest rent bump on a new lease. In our experience, a reasonable renewal offer retains reliable tenants and protects your bottom line. We offer free lease renewals for owners we manage, which removes one barrier to getting renewals done quickly.

That said, if your rent is meaningfully below what similar homes in your area are currently asking, a thoughtful adjustment at renewal is fair and appropriate. Colorado's tenant protection landscape continues to evolve, so it's worth discussing your specific situation with a property manager who knows the local rules. Our team stays current on Colorado landlord-tenant law — including the state's warranty of habitability requirements and local notice obligations — so owners we work with aren't caught off guard.

If You're Deciding Whether to Rent or Sell

This is a personal decision that depends on your financial goals, property condition, and long-term plans. What we can say is that holding a well-located Denver-metro rental continues to offer durable demand from a broad renter base. If you're weighing the options, our investment resources for owners are a good starting point.

What to Watch in Q3 and Q4 2026

We don't have a crystal ball, but 65 years of managing Denver rentals through economic cycles gives us a grounded perspective on what to monitor. Here's what we're watching heading into the back half of the year.

• New rental supply: Construction activity in the Denver metro has been elevated in recent years. As new apartment buildings deliver units, owners of single-family rentals and smaller multi-units may face more competition, particularly in areas with heavy development like downtown Denver and Aurora's eastern corridors. Quality, condition, and professional management will matter more, not less.
• Renter affordability pressure: We're hearing from prospective tenants that budgets are stretched. This has a practical implication for owners: homes priced at or slightly below market tend to lease faster and attract more qualified applicants than those priced aggressively above comparable properties.
• Local policy developments: Denver and the state of Colorado continue to evaluate renter protection policies. We won't speculate on outcomes, but owners should stay connected to a property management partner who tracks legislative developments and can advise accordingly.
• Seasonal slowdown: October through February historically sees slower leasing velocity in Denver. Owners with leases expiring in that window should plan ahead — whether that means offering a shorter renewal to shift the lease-end date or pricing more aggressively to compete in a smaller renter pool.

The Bergan & Company Perspective

We've managed Denver rentals through oil busts, dot-com collapses, a global pandemic, and everything in between. The July 2026 market isn't the easiest we've ever seen — but it's far from the worst. Owners with well-maintained properties in strong locations, priced honestly and managed professionally, continue to do well.

What separates the owners who thrive in any market from those who struggle is often execution: pricing right the first time, screening tenants carefully, responding to maintenance quickly, and staying ahead of lease renewals. That's what we do every day for the owners who trust us with their properties.

If you'd like to know how your property compares to what we're currently seeing in our portfolio, start with a free rental analysis. If you're ready to talk about full-service management, learn more about how our property management services work — including our straightforward 8% monthly management fee and no upfront costs to get started.

We're a family business. We've been doing this in Denver since 1961, and we treat every property we manage like it matters — because to us, and to you, it does.