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David + Mariah

What else around Gilpin Alley is worth a look?

Prepared by Jackson Granger · September 14, 2026

1631 Gilpin Alley caught your attention. I used it as a starting point to look at what else the nearby market gives us to compare.

Where We Started

This is where we started.

$499,500

Asking Price

1,504

Finished Sq Ft

2/3

Beds / Baths

$95

HOA / Month

39

Days on Market

2,734

Lot Sq Ft

Bathroom Breakdown

One full bath · one three-quarter bath · one half bath

680 Sq Ft Unfinished Basement

Separate from the 1,504 finished sq ft used throughout this review

MLS #5738502

Listed by P. J. Farrell, Coldwell Banker Global Luxury Denver

Rather than assume this is exactly what you're looking for, I'm treating it as our first clue. The comparisons below give us a few different directions to explore. Your reactions will help me understand which details matter to you.

Market Context

The market around it

20

Distinct homes

Within 2 miles in this export

20

Active listings

0 Pending · 0 Closed supplied

$522K

Median asking

Across the 20-home set

9

Price reductions

Of 20 are asking below original list

$379,900–$549,000 asking range across the 20-home set.

Here's what I notice: around Gilpin's price, the choices shift between finished space, outdoor space, layout, and HOA dues. Several sellers have reduced their asking prices, but this file doesn't tell us what they would accept. It is a useful starting point for comparisons, not a complete picture of local sales.

More Finished Space

More finished space. A different layout.

720 Skyhook Street · Erie Town Center

$475,000 asking · Active in supplied export

2 beds · 3 baths · 1,842 finished sq ft

Townhouse · Built 2026 · 1,540 sq ft lot · 0.91 miles from Gilpin

HOA $177/month · 51 Days in MLS

Why I included this

$24,500 less than Gilpin buys 338 more finished square feet, with HOA dues $82/month higher and a smaller recorded lot.

Look closely

The remarks estimate delivery in October 2026. This is a three-level layout, with the entry on the second floor. Confirm completion timing and how the stairs feel in person. The asking price is $24,000 below its original $499,000.

MLS #9509440 · Amy Ballain, Coldwell Banker Realty 56.

714 Skyhook Street · Erie Town Center

$520,000 asking · Active in supplied export

3 beds · 4 baths · 1,924 finished sq ft

Townhouse · Built 2026 · 1,270 sq ft lot · 0.92 miles from Gilpin

HOA $177/month · 10 Days in MLS

Why I included this

$20,500 above Gilpin adds 420 finished square feet and a third bedroom. Compared with 720 Skyhook, it asks $45,000 more for 82 additional square feet and a different bedroom/bathroom layout.

Look closely

The listing says available October 2026. Confirm the delivery date and multi-level layout. Ten days in the MLS does not tell us how buyers have responded.

MLS #6856979 · Amy Ballain, Coldwell Banker Realty 56.

Outdoor Space

What if the outdoor space matters more?

1559 Brimble Drive · Erie

$530,000 asking · Active in supplied export

3 beds · 2 baths · 1,504 finished sq ft

House · Built 2001 · 7,821 sq ft lot · 0.87 miles from Gilpin

HOA $210/quarter = $70/month equivalent · 101 Days in MLS

Why I included this

The same finished square footage as Gilpin, with a lot about 2.9 times as large, for $30,500 more. HOA dues are $25/month lower on a monthly-equivalent basis.

Look closely

Its 1,504 finished square feet include 976 above grade and 528 below grade. Gilpin's 1,504 are all above grade. The same total can feel different in person. Brimble is asking $20,000 below its original price.

MLS #5471116 · Jonathan Pierotti, Kentwood Boulder Valley.

275 Pierce Street · Erie

$535,000 asking · Active in supplied export

4 beds · 2 baths · 1,622 finished sq ft

House · Built 1978 · 7,405.2 sq ft lot · 1.87 miles from Gilpin

No HOA reported in MLS · 81 Days in MLS

Why I included this

$35,500 above Gilpin brings two additional listed bedrooms and a substantially larger lot. The house is much older, so condition and upkeep deserve a closer look.

Look closely

MLS reports one full bath and one half bath. The bedroom count alone doesn't tell the whole story. No HOA reported does not establish total ownership cost or the absence of other restrictions.

MLS #5234029 · Connor Slump, Rhae Group Realty.

Similar Price

Similar price, less interior space

205 Lawley Drive · Erie

$495,000 asking · Active in supplied export

3 beds · 1 bath · 1,032 finished sq ft

House · Built 1976 · 6,500 sq ft lot · 1.89 miles from Gilpin

No HOA reported in MLS · 60 Days in MLS

Why I included this

Almost the same asking price as Gilpin, with a larger lot and three listed bedrooms, but 472 fewer finished square feet and one bathroom.

Look closely

Would the outdoor space make up for the smaller interior? This is a useful way to test that question without assuming the answer.

MLS #2858602 · David Hakimi, Berkshire Hathaway HomeServices Colorado Real Estate, LLC – Erie.

The core tradeoff

$495,000

Asking — nearly identical to Gilpin's $499,500

472 fewer sq ft

1,032 vs. Gilpin's 1,504 finished square feet

6,500 sq ft lot

Substantially larger than Gilpin's 2,734 sq ft lot

1 bathroom

vs. Gilpin's 3 bathrooms

Monthly Commitment

A lower price can come with a different monthly commitment

132 Ambrose Street · Erie

$440,000 asking · Active in supplied export

3 beds · 3 baths · 1,589 finished sq ft

Townhouse · Built 2022 · 1,240 sq ft lot · 1.64 miles from Gilpin

Combined HOA: $453.11/month · 132 Days in MLS

Why I included this

It asks $59,500 less than Gilpin and offers 85 more finished square feet, but the combined HOA dues are $358.11/month higher.

Look closely

The export lists two monthly fees: $341 plus $112.11. Listed inclusions include grounds and structure maintenance, snow removal, trash, and capital reserves. That doesn't establish coverage details or financial health. We would verify the documents and compare the full ownership costs before drawing a conclusion.

MLS #IR1058123 · Seth Larson, Real.


1027 Highview Drive · Erie

$479,000 asking · Active in supplied export

3 listed bedrooms; remarks identify one as nonconforming · 2 baths · 1,423 finished sq ft

House · Built 2022 · 2,522 sq ft lot · 2.24 miles from Gilpin

HOA $105/quarter = $35/month equivalent · 53 Days in MLS

Why I included this

A deliberate exception to the two-mile boundary: $20,500 less than Gilpin and HOA dues $60/month lower, with 81 fewer finished square feet.

Look closely

Confirm the third room's status and intended use, plus the shared-driveway arrangement described in the remarks. Lower HOA dues alone don't mean a lower total monthly payment. This home is excluded from the 20-home market statistics.

MLS #IR1065068 · Danielle Harvey, Coldwell Banker Realty-Boulder.

Comparison

The tradeoffs at a glance

All eight are Active in the supplied export. Prices below are asking prices.

*Brimble includes 528 finished square feet below grade. Gilpin's separate 680 sq ft unfinished basement is excluded. Monthly equivalents convert quarterly dues by dividing by three; they do not change the billing schedule. HOA figures are not complete monthly housing costs. Lot sizes elsewhere in this review are recorded parcels, not measurements of usable private yard.

Buyer Activity

What this tells us about buyer activity

Asking prices tell us what sellers are offering. Accepted contracts would show a buyer and seller reached agreement. Closed sales would show the recorded price.

This export contains only active listings, so I can't yet show you what recent buyers actually paid or which homes went under contract quickly. Even a pending listing's asking price would not reveal its contract price.

What we can see: 720 Skyhook is asking $24,000 below its original price; Brimble is down $20,000; and Pierce is down $15,000. Those are seller price changes, not evidence of the discount a buyer can obtain.

Key Observations

What I'm noticing

The floor plan matters as much as the square footage.

The two Skyhook homes differ by just 82 finished square feet but $45,000 in asking price, with different bedroom and bathroom counts. That doesn't isolate the value of a bedroom; it gives us a practical comparison to walk through.

The same size can live differently.

Brimble and Gilpin both report 1,504 finished square feet. One includes finished lower-level space; the other has a separate unfinished basement.

HOA dues can change the conversation.

Ambrose is $59,500 less upfront than Gilpin, while its combined dues are $358.11/month higher. We need taxes, insurance, financing, and maintenance responsibilities alongside those numbers to compare ownership costs.

More yard involves other choices.

Lawley's larger lot comes with a smaller interior and one bathroom. Pierce offers more listed bedrooms, but one of its two bathrooms is a half bath. Those are worth noticing before we make a shortlist.

More Space Doesn't Always Mean a Higher Asking Price

Prepared for David + Mariah · The Granger Report · September 14, 2026. Eight active listings compared by asking price and finished living area. Notable: 720 Skyhook asks $24,500 less than 1631 Gilpin Alley and offers 338 more finished square feet -- though it also carries higher HOA dues, a three-level layout, and an estimated October 2026 delivery.

Asking Price (USD)

Finished Living Area (sq ft)

The HOA Difference Is Worth Seeing

Monthly-equivalent association dues ordered from lowest to highest across the six homes with known HOA fees. 132 Ambrose Street asks $59,500 less than 1631 Gilpin Alley, yet its combined HOA dues run $358.11 more per month. Two homes -- 275 Pierce Street and 205 Lawley Drive -- report no HOA in MLS and are noted separately below.

No HOA Reported in MLS

  • 275 Pierce Street -- no HOA reported
  • 205 Lawley Drive -- no HOA reported

These are not plotted as $0; the absence of a reported fee is noted separately and does not confirm there are no fees.

How Dues Were Calculated

  • 132 Ambrose Street: $341 + $112.11 = $453.11/month (two separate fees)
  • 1559 Brimble Drive: $210 quarterly / 3 = $70/month
  • 1027 Highview Drive: $105 quarterly / 3 = $35/month

Same Finished Square Footage. Different Space.

1631 Gilpin Alley and 1559 Brimble Drive each report 1,504 finished square feet -- but those totals are composed very differently. Gilpin's finished area is entirely above grade, with a separate 680 sq ft unfinished basement. Brimble includes 528 sq ft of below-grade finished space within its 1,504 total.

So How Does Jackson Help Me Buy A Home?

Look I get it….

There are some serious fears when looking to make a purchase as big as buying a home. But a big part of my job when you hire me is to give us time to talk through your goals, questions, and concerns proactively so you are ready when the time comes.

Below I share how my proved process has help my clients win no matter the market.


"What if I finally find a home I love and someone else gets it before I'm ready?"

We prepare before that moment arrives — clarifying your priorities, working through financing, and making sure you're ready to evaluate a home without feeling rushed or pushed.

"I don't want to settle on one home and wonder if I missed something better."

We build your search around what matters to you and why. We review available options, keep track of your favorites, and compare each home against your priorities. You'll understand what you've considered, what you'd be giving up, and whether it makes sense to keep looking.

"I know what they're asking. I just want to feel comfortable that what I'm offering makes sense."

We look beyond the asking price. I'll walk you through comparable sales, meaningful property differences, and current competition. Then we'll discuss price and terms in relation to your budget and goals. You'll have evidence, a clear recommendation, and room to ask questions before deciding.

"I don't want to move in and discover a big, expensive problem."

We look beyond how the home feels during a showing. I'll help you review available disclosures, coordinate appropriate inspections, and bring unanswered questions to qualified professionals. We'll discuss the findings and keep track of the deadlines that affect your next steps.

My commitment to you

You deserve clear explanations, honest advice, and consistent follow-through. I'll help you understand what we know, what still needs an answer, and what choices you have. Throughout the process, we'll keep coming back to what matters most to you, including when the right decision is to pause or keep looking.

Next Step

Your reaction is more useful than a score.

Which one or two of these feel closest to what you liked about Gilpin Alley?

And just as useful: which ones immediately feel wrong?

Even a quick reaction like "more yard," "too many stairs," or "I like the layout, but not that HOA" helps me narrow the search around what actually matters to you.

Jackson Granger · Licensed Colorado Broker Associate · Coldwell Banker Realty

469-500-7387 · jackson.granger@cbrealty.com

The property information herein is derived from various sources that may include, but not be limited to, county records and the Multiple Listing Service, and it may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. Affiliated real estate agents are independent contractor sales associates, not employees. ©2026 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

Jackson Granger, REALTOR® | Licensed Colorado Broker Associate (FA.100105702)

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