2026 Q1 Parterre
market report.

A first look at how Parterre's new-construction market closed the first quarter of 2026 — what sold, at what price, and what the spring buyer activity is signaling for the rest of the year.

This is the first quarterly review of the Parterre market, and we'll be publishing one every quarter going forward. Parterre is unusual among Denver-area neighborhoods in that it doesn't have decades of resale history to anchor against — it's an active build-out, with Phase 1 (Garden North) currently selling and four more named neighborhoods queued behind it. That makes the standard market-report metrics — days on market, list-to-sale ratio, year-over-year price change — useful in a different way than they are in an established community like Heritage Todd Creek next door.

Most of what's selling in Parterre right now is brand new and being released by the builder in batches, which means a lot of the price discovery happens off the MLS entirely. We'll cover that piece at length below, because it's the single most important thing to understand about Parterre's market today.

Parterre at a glance, Q1 2026

Here's how Parterre's first quarter looked, drawn from MLS-direct figures plus the additional inventory the builder has been releasing through quick move-in programs.

The honest read on these numbers is that Parterre is doing what a healthy first-phase master-planned community is supposed to do: moving inventory at a steady pace, holding price discipline at the median, and accumulating buyers for the floor plans the builder hasn't released yet. The piece that matters most isn't in this table — it's the quick move-in inventory that doesn't make it to the MLS.

The off-MLS reality (this is the important part)

If you've been searching for Parterre homes on Zillow or Redfin, you have been seeing roughly half the inventory that's actually available. The other half — quick move-in homes the builder has finished or nearly finished but hasn't formally listed on the MLS — is held in a separate sales channel that the public portals don't index.

This isn't unique to Parterre, and it's not a conspiracy. New-construction builders have always operated this way: they prefer to move spec inventory through their own sales offices and through agent referrals rather than paying MLS exposure costs on every house. From the builder's perspective, an MLS listing also creates a permanent public record of the price the home traded at — which they'd often rather avoid for comp-management reasons in an active community.

The practical implication for buyers is that the public portals are showing you a partial picture. We get the full quick move-in inventory list directly from the builder roughly weekly. If you're shopping Parterre and want that list, it's usually a five-minute email rather than an afternoon of portal-scrolling.

Where the activity actually was

The 33 closed sales in Q1 split across the floor plans roughly the way you'd expect for a phase-one release. Pulling the actual closed transactions, here's what the distribution looked like.

Below $475K. The smaller floor plans on the standard-width lots — typically the two-story plans with three bedrooms. This band moved fastest, often with backup buyers waiting at the time of contract. Builder upgrade allowances were tighter at this price point.

$475K to $575K. The thickest band of activity. Mostly the mid-tier four-bedroom plans, with the median sale at exactly the $514,900 figure quoted above. This is the most "negotiable" tier in terms of builder concessions, particularly for buyers who can close quickly on a standing inventory home.

$575K to $700K. The largest standard floor plans, typically with finished basements or premium-lot positions backing to open space. Activity here was thinner in volume but consistent in pace; the larger plans accumulate buyers across release cycles rather than transacting on day one.

Above $700K. A small number of estate-tier and corner-lot homes with substantial structural and finish upgrades. These are typically built-to-order rather than quick move-in, and the timeline from contract to close runs eight to ten months.

What spring activity is signaling

The quarterly numbers describe what happened. The April and early-May activity is starting to suggest what's coming.

Builder concessions are still on the table.

This is the single most important thing for buyers to understand about Parterre right now. The builder is offering meaningful concessions on standing inventory — most commonly in the form of rate buydowns (2-1 or permanent buydowns to the high 5s on a 30-year), but also in closing cost coverage and upgraded finishes. These concessions are routinely larger when a buyer is represented by their own agent. Walking in unrepresented does not get you a better deal; the opposite is usually true. We wrote a longer piece on exactly this point — why you need a buyer's agent at Parterre — that's worth reading before your first builder visit.

Build pace is steady, but Phase 1 is not unlimited.

Garden North, the active phase, has a finite number of remaining homesites. The builder is releasing them in batches as construction crews rotate through the section. Buyers who want a specific lot orientation — corner, premium-lot, end-of-cul-de-sac, backing to open space — are well-advised to be on the early-release notification list, which we maintain alongside our quick move-in list.

The next phases will reset the pricing baseline.

When the builder begins releasing Arbor West, Terrace East, South Veranda, or The Bloom — whichever comes next on the development schedule — the pricing structure will reset. New phases historically come to market at higher base prices than the prior phase, particularly for the same floor plans. Buyers who are flexible on timing but want to lock in a Garden North price are in a window that will not stay open indefinitely.

What this means if you're buying

The bigger picture is that you're operating in a Parterre market that has structural demand, ongoing builder concession capacity, and finite Garden North inventory. Three practical considerations:

Get the full inventory list, not the MLS list. The MLS shows you the homes the builder has chosen to publicize. The full list — including quick move-ins and unannounced releases — is roughly twice as long. We send it directly; the builder's own sales office will share it on request, but only after you've been formally introduced as a buyer.

Bring your own representation to the first visit. The builder's on-site agent is paid by the builder. They are professional, often very pleasant, and not on your side of the negotiation. Bringing your own agent costs you nothing — the builder's sales office pays the buyer-side agent commission out of its existing budget — and routinely produces tens of thousands of dollars of additional concessions over the life of the transaction.

Don't overweight the MLS median. The $514,900 figure is useful as orientation, but it averages a 1,800-square-foot two-story sale at $440K with a 3,400-square-foot estate plan at $740K. The relevant comp is always the specific floor plan, on the specific lot type, with the specific upgrades — not the neighborhood average.

What this means if you're selling

Most Parterre owners reading this won't be selling for a few years yet — Phase 1 is too young for meaningful resale volume. But for the early Garden North buyers who are starting to think about resale already, the relevant message is that selling a Parterre home while the builder is still selling next door is a specific kind of transaction that needs to be priced and marketed accordingly. We covered exactly this in selling your Parterre home in phase 2 and beyond, which is worth reading if a sale is on your one-to-three-year horizon.

Looking ahead

If we had to predict the rest of 2026 for Parterre in one sentence: builder pace stays steady, concession capacity narrows as Garden North gets closer to sellout, and the next-phase pricing reset (whenever it lands) becomes the dominant story for the back half of the year. Whether mortgage rates dip later in the year — and several Fed-watchers think they will — would change the buyer math meaningfully but probably not until late Q3 at the earliest.

Two related Parterre Dispatch pieces are publishing alongside this one if you want to go deeper: Why you need a buyer's agent at Parterre covers the unrepresented-buyer myth in detail, and Walking the five neighborhoods of Parterre is a tour of Garden North, Arbor West, Terrace East, South Veranda, and The Bloom for buyers who want to know what each phase is going to feel like.

We'll publish the Q2 update in early August. If you'd like it sent to your inbox the day it publishes, subscribe to the Dispatch.