Renting First vs. Buying Right Away: What Relocators Choose
Fast Market Snapshot (Nov 6, 2025)
30-year rates averaged 6.22% this week. Denver’s “typical value” sits near $536K, with city medians around the mid-$500s and ~46 DOM—meaning you can negotiate terms and credits rather than rush. Rents average about $2,023 citywide. Translation: payments are easing a bit, and you have time to compare scenarios.
Rent first?
Pros: learn blocks-by-blocks, test commute/schools, lower up-front cash, flexibility if a job or neighborhood shift happens.
Cons: annual rent bumps, no principal paydown, you can miss winter deal flow (credits + buydowns), and you’ll move twice.
Buy right away?
Pros: lock today’s payment, start equity and potential tax benefits, capture winter seller credits/2-1 buydowns, and avoid spring competition.
Cons: higher initial cash, learning curve on maintenance, and less flexibility if your needs change in year one.
Denver break-even, in plain English
Nationally, rent-vs-buy break-even has stretched; many markets now take 7–9 years. In Denver today—using typical price, typical rent, and a mid-6% rate—most owner-occupants I model land roughly in the 5–7 year range, faster with solid credits and if HOA dues are light. Your number will swing with down payment, HOA, and whether we secure a strong seller credit for a buydown.
If you’re relocating, I’ll run two side-by-side monthlies (rent vs. buy with credits) for your target neighborhoods so you can choose with confidence.
— Andy
Vail Peak Realty | Park Hill resident & neighborhood guide
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