How to Live HOA-Free in Denver (or Let Someone Else Pay for It)

Smart strategies to avoid monthly HOA dues—and an active City Park listing that comes with two years covered for you.

In Denver’s fast-moving real estate market, monthly HOA dues can be the stealth cost that eats into your affordability. Whether you’re buying a condo, townhome, or even a detached home in a newer development, HOA fees are often unavoidable—but that doesn’t mean you have to be the one footing the bill.

If you're looking to live HOA-free in Denver, here’s how to do it (or at least buy yourself some time).

What Are HOA Dues Actually Paying For?

First, let’s talk about why HOAs exist and where your monthly money goes. In condo buildings or townhome communities, HOA dues often cover:

• Exterior maintenance (roof, siding, gutters, etc.)

• Landscaping and snow removal

• Water, sewer, or trash (sometimes included)

• Shared amenities like gyms, pools, or clubhouses

• Master insurance policies

• Reserve funds for future repairs

• Management company fees

These costs can be well worth it—but in high-demand Denver neighborhoods, they can also run $300–$800+ per month, seriously affecting your monthly payment.

3 Ways to Avoid Paying HOA Dues (Or at Least Reduce Them)

If you want to avoid HOA fees—or get someone else to pay them—consider the following options:

1. Buy in a Single-Family Home Neighborhood Without an HOA

Yes, these still exist.
Older Denver neighborhoods like Berkeley, West Highlands, City Park, and Park Hill often feature historic homes without any HOA at all. That means no dues—but it also means you’re on the hook for maintenance, insurance, and upkeep of everything from roof to landscaping.

Pros:

• No monthly dues

• More autonomy over your property

Cons:

• No shared services or reserve funds

• Higher out-of-pocket costs for maintenance

2. Buy into a Community with Low or Minimal Dues

If you still want shared maintenance but minimal fees, look at:

• Townhomes or duplexes with limited common elements

• Self-managed HOAs (vs. paying a management company)

• Newer communities that include HOA dues in a metro district or tax rate

Be cautious, though—“low dues” sometimes mean underfunded reserves, which can lead to future assessments.

3. Let the Seller Cover Your HOA Dues (Like We’re Doing at 1776 Race Street)

This is the hack few buyers consider, but it can save you thousands. In today’s market, motivated sellers are often willing to offer concessions—and those funds can be applied to HOA dues instead of a rate buydown or closing costs.

At 1776 Race Street Unit 109, our seller is offering to pay the first two years of HOA dues in full—a $14,000+ value. That’s two years of living HOA-free in City Park West, one of Denver’s most walkable, culture-rich neighborhoods.

Why This Matters for Buyers

A $500/month HOA fee is equivalent to roughly $90,000 in buying power when financing with a 30-year mortgage.
So if a seller offers to cover your dues for two years, they’re essentially giving you back the flexibility to:

• Stretch your budget further

• Bank those savings for future upgrades or furniture

• Enjoy low monthly overhead as you adjust to homeownership

An Example: 1776 Race Street Unit 109 – 2 Years HOA-Free

Here’s how this strategy looks in real life:

📍1776 Race St #109, Denver, CO

• 2 bed | 2 bath | 1,201 sq ft

• Private patio, hardwood floors, granite countertops

• Located just blocks from City Park, Vine Street Pub, and Syrup

• HOA covers exterior maintenance, insurance, water, and more

• $575,000 listing price

• 2 years of HOA dues paid in full = $14K+ in value

• Recent building upgrades include a brand-new roof and completed assessment, so your dues are stable moving forward

For buyers who want walkability + financial breathing room, this is a smart and rare opportunity.

Bottom Line

Living HOA-free in Denver doesn’t always mean avoiding the dues—it can mean negotiating smart.
Whether you’re looking for an older home without an HOA, a townhome with minimal dues, or a seller willing to offset your monthly costs, you’ve got options.

Want to learn more about creative buyer incentives like this one?
Reach out to schedule a tour of 1776 Race Street Unit 109 or to talk strategy for your next home purchase.