Denver Neighborhoods - Historic Highland and West Highland

Highland is a chameleon. Not only has its name mutated such that “Highland” and “Highlands” are today used interchangeably, but its boundaries, composition, independence, and social status have changed many times. Yet despite this multiplicity, Highland remains one of Denver's best known neighborhoods: its character is well understood, and its significance undisputed.

General William Larimer Jr. founded both Highland and Denver in 1858 on diagonal grids parallel to Cherry Creek. But this original Highland was located almost directly north of present downtown and did not flourish. The area’s hilly geography and location across the river supported only a few stray farmers. Early town founders didn't even keep records because, as one noted, “we didn't count much on Highland at that time.”

When the railroad spur from Cheyenne was completed, the area expanded. In 1875 a westerly Highland was founded around Federal Boulevard, with Germans setting up a commercial district near the South Platte. Swedes, Irish, and Italians worked for the area’s smelters and railroads and Mexicans toiled on Denver's many sugar beet farms.

By 1890, Highland had become the sixth largest city in the state. As an elite suburb, it took pains to look and feel different from its southeasterly neighbor. Unlike the rectangular layouts found elsewhere, Highland lots were often square. Clean living was promoted: bars, gambling, and prostitution were all discouraged’ quarrelling and improper language incurred hefty fines. To further enhance the bucolic setting, city coffers paid for shade trees and unlimited residential watering, giving rise to the ornamental lawns and gardens still seen in the area today.

But transportation was the city's downfall. With few bridges, dozens of railroad tracks, and the South Platte, a two mile trip to Denver could take all of an hour. Needing public services and impoverished by the Panic of 1893, Highland succumbed to Denver annexation in 1896.

New bridges fostered more growth, and the enlarged North High School became home to famous alumni such as musician Paul Whiteman, historian Caroline Bancroft, actress Spring Byington, and Israeli Prime Minister Golda Meir. But in the mid-20th century, roads again curtailed development. When the Valley Highway (I-25) bifurcated the connection between Highland and Denver, area population withered.

In recent years the neighborhood has undergone a renaissance, and now boasts the highest concentration of theaters and art galleries in Denver. Nearby West Highland, centered around 32nd and Lowell, eclectic restaurants and small shops offer a vibrant commercial district. Mini-Highland neighborhoods have become collections of specialty shops and coffee houses, one near 33rd and Tejon, another on 32nd between Zuni and Clay. With many remaining Victorians and bungalows along with easy transportation access to downtown Denver, contemporary Highland and West Highland provide the integrated and elevated lifestyle that earlier residents so dearly coveted. Both neighborhoods attract urban professionals in search of an interesting and lively place to live.

Highlands Real Estate Prices for January 2008
(data from August 1, 2007 to January 31, 2008)

117 detached single family homes were sold with a median list price of $299,900. On average homes took 117 days to sell and sold for a median price of $290,000. Median price is a better measure of sold price than average, which is skewed by a few high-priced homes at the top end and low-priced homes at the bottom. Lowest sold price for detached single family homes was $43,000; highest sold price was $1,350,000. For condos and townhomes (attached family homes) the lowest sold price was $135,000 while the highest was $680,500. The median sold price was $291,750, and the average was $315,037.
 
The ratio of sold to list price was 97.87% for detached homes. The ratio of sold to original price was 94.12%, which means that sellers are still listing homes at too high a price The net sold (after seller concessions such as down payment or closing cost assistance, and the like) to original list price was 93.38%. To simplify, if a seller originally listed their home at $300,000, they realized $280,140 from the sale.
 
By the time the seller finally reached a marketable price after having listing it too high, the sold to list ratio improved to 97.87%, and the net sold to list price was 97.10%.