What are homes like in Cherry Hills Village?
Cherry Hills Village is a separate city in Arapahoe County, just south of Denver, built almost entirely as single family homes on large lots. Its master plan says more than three quarters of the city’s acreage is zoned for residential lots of one acre or more, and much of it carries a two and a half acre minimum. Expect estate homes, older revival style houses on original parcels and newer rebuilds, along with unpaved lanes and bridle paths in parts of the city.
Cherry Hills Village homes sit on some of the largest residential lots this close to Denver. The city was incorporated in 1945, became a home rule city in 1966, and has kept low density zoning as its central rule ever since. This guide covers where Cherry Hills Village is, how it was built, the rules that shape what you can build, and what we suggest buyers and sellers look at closely. For current asking prices and inventory, use the live numbers at the top of this page.
Where is Cherry Hills Village?
Cherry Hills Village is its own municipality, not a Denver neighborhood. According to the city’s 2022 master plan, it is bordered by the City and County of Denver to the north and east, Greenwood Village to the south and Englewood to the west. The city’s own overview puts it at about 6.5 square miles in Arapahoe County with about 6,000 residents, and it is predominantly residential.
Main roads include Hampden Avenue near the northwest corner, where the city’s small commercial area sits, plus Belleview Avenue, Quincy Avenue, University Boulevard, Colorado Boulevard, Clarkson Street and Holly Street. Interstate 25 runs just to the east, and the master plan map shows RTD’s Southmoor light rail station as the closest stop. Downtown Denver and the Denver Tech Center are both reached by Interstate 25 or the arterial streets, and the drive depends heavily on which end of the city you start from.
How was Cherry Hills Village built?
The city’s history page traces the area to farms and country estates south of Denver. By 1938 the Country Homes area known as The Circle lay south of Hampden Avenue and west of University Boulevard, and residents formed the Cherry Hills Improvement Association to guard against inconsistent land uses. In 1939 a group led by J. Churchill Owen drafted a state law letting county commissioners zone unincorporated land, and Arapahoe County then adopted a Cherry Hills zoning resolution.
Incorporation came in 1945, prompted by a Denver proposal to build an airport south of the Cherry Hills schoolhouse. Ordinance No. 9 of 1945 set platted sites at one to one and a quarter acres and a two and a half acre minimum across much of the town, largely because of well and septic setbacks and animal keeping. In the 1960s the town annexed Cherry Hills East, Southmoor Vista, North Charlou, Mansfield Heights and parcels along Belleview.
The Society of Architectural Historians notes that early plans by landscape architect Saco R. DeBoer proposed a small business district that was later rejected, that homebuilders were encouraged toward revival styles, and that the city kept a rural character with unpaved streets and bridle paths. Cherry Hills Country Club, founded in 1922 with a course by William Flynn, has been at the center of the city from the start.
What are the homes and lots like?
The housing is almost entirely detached single family. The master plan says only 52.5 acres of the residential land are zoned for lots under half an acre and there is no multifamily zone. On a single drive you can see older revival style houses on original parcels, homes in the subdivisions the town annexed in the 1960s, and newer custom builds that replaced older houses. The city’s master plan describes an agricultural and ranching heritage that it aims to preserve, and equestrian riders still use its trails, so some larger parcels keep room for horses and outbuildings.
Because lots are large and irregular, two homes with similar square footage can be very different purchases. Lot shape, frontage, slope, how the house sits on the parcel and how much of the lot is usable all matter as much as the interior.
| At a glance | Cherry Hills Village |
|---|---|
| Type of place | Separate home rule city, not part of Denver |
| County | Arapahoe |
| Incorporated | 1945; home rule in 1966 |
| Neighbors | Denver, Greenwood Village, Englewood |
| Rural density zoning | Typically R1, parcels of 2.5 acres or more |
| Low density zoning | Typically R2 or R3, parcels of one acre or more |
| Named parks and open space | Quincy Farm, Three Pond Park, John Meade Park, Blackmer Common |
What rules shape what you can build?
Zoning drives value here. The master plan groups residential land into three bands: rural density, typically the R1 district, with parcels of 2.5 acres or larger; low density, typically R2 or R3, with parcels of one acre or larger; and medium density, typically R3a, R4 or R5, with parcels of 16,000 square feet or larger. City ordinances show that even small rezonings between R1 and R2 go through the Planning and Zoning Commission and City Council.
The master plan also calls for limiting new home size relative to lot size through floor area ratio and footprint requirements. If you are buying to rebuild or add on, check the current code, setbacks and any subdivision covenants before you write an offer, and talk to the city’s planning staff early. The master plan page is a good starting point.
Streets, parks and getting around
The High Line Canal runs through the city. The High Line Canal Conservancy describes a 2.8 mile segment from the Belleview trailhead in Greenwood Village to Three Pond Park at 4100 South Colorado Boulevard, with a crusher fine surface and equestrians given the right of way. The city says it maintains over 25 miles of trails.
The master plan lists nearly 57 acres of public parks and open space, including Blackmer Common, Dahlia Hollow Park, Three Pond Park and Woodie Hollow Park, plus John Meade Park at the Village Center. Quincy Farm is a 17.5 acre property on both sides of the canal, listed on the National Register of Historic Places and protected by a conservation easement held by Colorado Open Lands. About 300 more acres are private open space held by clubs and homeowners associations.
What should buyers check in Cherry Hills Village?
Older homes on large lots carry their own inspection list. We suggest a sewer line scope or a septic inspection, depending on how the home is served, along with a foundation review, a roof and drainage check, and a radon test, which is standard advice for Colorado homes. On older houses, look for original wiring and plumbing that may not have been updated. On larger parcels, confirm the survey, easements, ditch rights and any trail or bridle path that crosses the lot.
Value can change a lot from one lane to the next. Zoning district, lot size, whether the street is paved, proximity to the canal and to busier roads such as Belleview Avenue or University Boulevard all affect what a buyer will pay.
What should sellers know?
Buyers here compare land as much as houses. They will weigh your lot against similar parcels in the same zoning band, so pricing against the wrong comparables, such as a one acre lot priced off two and a half acre sales, is a common mistake. We usually advise sellers to gather a current survey, permit history for any additions and documents on covenants or water before listing, so questions about the land are answered up front. Presentation of the grounds, drives and outbuildings matters as much as staging inside.
How does Cherry Hills Village compare with nearby areas?
Greenwood Village homes to the south include a similar large lot area west of Interstate 25, alongside offices and denser neighborhoods near the Denver Tech Center. Inside Denver, Southmoor Park is a Denver neighborhood with city zoning rather than Cherry Hills rules. Farther east, Centennial is a separate, larger city with a wider range of home types. You can browse all of our guides on the neighborhoods page.
Frequently Asked Questions
Is Cherry Hills Village part of Denver?
No. Cherry Hills Village is a separate home rule city in Arapahoe County. It was incorporated in 1945 and borders Denver to the north and east, Greenwood Village to the south and Englewood to the west.
What is the minimum lot size in Cherry Hills Village?
It depends on the zoning district. The 2022 master plan describes rural density areas, typically R1, with parcels of 2.5 acres or more, low density areas with one acre or more, and a small medium density band with parcels of 16,000 square feet or more.
Does the High Line Canal trail go through Cherry Hills Village?
Yes. A 2.8 mile segment runs from the Belleview trailhead in Greenwood Village to Three Pond Park at 4100 South Colorado Boulevard, passing open fields and the historic Quincy Farm along the way.
Which school district serves Cherry Hills Village?
Most of the city is in the Cherry Creek School District, which includes Cherry Hills Village Elementary, and some portions are in Englewood Schools. Confirm the boundary for a specific address with the district before you buy.
If you are weighing a sale, request a home value for your Cherry Hills Village property, or schedule a private consultation with us.
