The short answer

Moving to Denver is a lot easier when you sort out three things early: where you want to live, what Colorado expects from new residents, and how Colorado homes are different from what you’re used to. I grew up in Castle Rock, and I help people moving here from all over the country figure out all three. This guide is the checklist I walk my relocating clients through.

Key takeaways

  • Pick the setting first. The south metro and west suburbs feel very different from each other. Decide what you want your weekdays and weekends to look like, then shortlist areas.
  • Know the deadlines. Colorado’s DMV says new residents must transfer their driver’s license within 30 days and register their vehicles within 90 days of becoming a resident.
  • Budget for Colorado quirks. Metro districts, hail and radon all affect what a home really costs to own.
  • Confirm everything by address. Taxes, HOAs, metro districts and school assignments all change from one street to the next.

Where to look: the south metro and west suburbs

Most of my relocating clients end up choosing between the south metro, along I-25 and C-470, and the west side, along the foothills. Here’s a quick tour. Each one links to a full guide.

South metro

  • Cherry Hills Village: a home rule city in Arapahoe County, just south of Denver. Every residentially zoned lot is zoned for single-family use, and by long-standing policy there is no commercial center.
  • Greenwood Village: incorporated in 1950 to protect its rural character. It mixes residential neighborhoods with business parks, including much of the Denver Tech Center, and the city maintains over 440 acres of parks, trails and open space.
  • Lone Tree: a home rule city in Douglas County along I-25, with Heritage Hills, Carriage Club and the RidgeGate master-planned community, where light rail stations are part of the plan.
  • Highlands Ranch: a large master-planned community. Nearly every home belongs to the Highlands Ranch Community Association, which runs four recreation centers and the Backcountry Wilderness Area.
  • Castle Pines: two different places. The City of Castle Pines includes Castle Pines North and The Canyons; The Village at Castle Pines is a private, gated community in unincorporated Douglas County with Castle Rock mailing addresses.
  • Parker: southeast of Denver, with quick access to E-470 for the Tech Center and Denver International Airport, and a luxury market concentrated in south Parker.
  • Castle Rock: my hometown. It’s the Douglas County seat, along I-25 between Denver and Colorado Springs, named for the butte above its historic downtown.

West side

  • Lakewood: runs along Denver’s western edge to the foothills, with Solterra, Green Mountain and Applewood, and Red Rocks Amphitheatre and Bear Creek Lake Park close by.
  • Ken-Caryl Ranch: a foothills community in unincorporated Jefferson County whose master association oversees more than 4,800 acres of private open space.
  • Bow Mar and Columbine Valley: two small towns southwest of Denver. Bow Mar is built around its lakes with about 300 homes, and Columbine Valley grew up around Columbine Country Club.
  • Golden: the Jefferson County seat, along Clear Creek at the base of the Front Range, home to the Colorado School of Mines.

Prefer the city? My Denver luxury homes guide covers Cherry Creek, Washington Park and the neighborhoods around them. For a side-by-side look at how to choose, read how to choose the right Denver suburb.

Your first 90 days: licenses, cars and voting

According to the Colorado DMV, you become a Colorado resident when you take a job here, own or run a business here, or live here for 90 days in a row, whichever comes first. After that:

  • Driver’s license: transfer your out-of-state license within 30 days. You need an appointment at a driver license office.
  • Vehicles: title and register your vehicles within 90 days, through the motor vehicle office in your county.
  • Voting: the state legislature’s guide for new residents notes you can register to vote online with a Colorado driver’s license or ID card.

Sources: Colorado Division of Motor Vehicles, “Welcome to Colorado” (dmv.colorado.gov); Colorado Legislative Council Staff, “New to Colorado” issue brief.

Getting around

I-25, C-470, E-470 and US 6 tie the metro together. Before you choose an area, drive your real commute at rush hour. For flying, RTD’s A Line runs about 23 miles between Denver Union Station and Denver International Airport in about 37 minutes, every 15 minutes from about 6 a.m. to 8 p.m. RTD light rail also reaches south to Lone Tree.

Source: RTD, A Line facts and figures (rtd-denver.com). Check RTD for current schedules and fares.

How Colorado homes are different

  • Property taxes: county assessors multiply a home’s actual value by the residential assessment rate, then by the local mill levy. Mill levies vary by address. My Colorado relocation page has this year’s rates.
  • Metro districts: many newer neighborhoods are in a metropolitan district, which shows up as its own levy on the tax bill. My metro districts guide explains how to look one up.
  • Radon: the Colorado Department of Public Health and Environment says about half of Colorado homes have radon levels above the EPA action level of 4 pCi/L. Test during your inspection.
  • Hail: many Front Range home insurance policies have a separate wind and hail deductible. Get insurance quotes and a roof inspection during your inspection period.
  • The contract: Colorado uses a state-approved contract with a long list of deadlines. Read my contract deadlines guide before you write an offer.

Source for radon: Colorado Department of Public Health and Environment (cdphe.colorado.gov).

A simple moving timeline

  1. Two to three months out: talk with a lender, set a budget and shortlist two or three areas.
  2. Six to eight weeks out: tour homes on video or in person, and drive your commute at rush hour.
  3. Under contract: track every deadline, schedule inspections, including radon and the roof, and read the HOA and metro district documents.
  4. Moving week: set up utilities and confirm your closing details with your title company.
  5. First 30 days: transfer your driver’s license.
  6. First 90 days: title and register your vehicles.

How I help people moving to Denver

I grew up in Castle Rock, and I still love showing people around the Front Range. When you’re moving from out of state, I’ll do live video tours, drive the streets around a home so you know what the photos don’t show, keep your contract deadlines on track and coordinate with your lender and title company. Call or text me at 720-357-5785 whenever you’re ready.