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Colorado among priciest states for homeowners’ insurance. Feeling the pain? The Denver Post wants to hear from you
Colorado continues to be one of the priciest states for homeowners’ insurance due in large part to devastating hail storms and high wildfire risk and aggravated by inflation and tariffs. One national trade organization projects that the state’s annual average premium will increase by 11% to $6,630 by the end of 2025.
Reporter Judith Kohler would like to talk to people who have experienced big increases in their home insurance premiums, haven’t been able to renew their policies or can’t get a new policy.
If you’re interested in sharing your experience for an article, please fill out the information below.
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Do Sellers Have to Fix Everything After a Home Inspection? - MoreThanTheCurve
After a $3 million renovation, ‘cursed’ Capitol Hill mansion is ready to reopen
Ira Wertenteil chooses to believe the Peabody-Whitehead Mansion has no ghostly grudge against him. Still, he prefers the idea of ghosts terrorizing him to the idea of being punished by God for some crime he’s oblivious to.
“I started this project a healthy human being,” said the 65-year-old developer, also a globe-trotting mountain climber who describes himself as an art- and architecture-school dropout (later attending University of Colorado Business School).
Wertenteil bought and began renovating the Queen Anne-style Victorian mansion at 1128 Grant St., in Denver, with his wife Cindy Powders 12 years ago. Since then, he’s been haunted by health problems.
“My hands and feet started withering away,” he said. “Then we learned my spine had completely fused, although that had been probably been going on for years. Then I started going blind every six months, and right now I’m battling three types of cancer.”
The historic Peabody-Whitehead Mansion in Denver, as seen on Wednesday, Oct. 8, 2025. The three-story brick mansion was build in 1889 and designed by architect Frank Edbrooke, designer of Denver’s Brown Palace Hotel. The mansion has been under a $3 million renovation for more than a decade. (Photo by Hyoung Chang/The Denver Post)The $3 million project, however, is coming to an end as Wertenteil and Powders finally move into their master condo inside the eight-unit Capitol Hill home. The other seven will be leased publicly. New residents of the luxury condos will find a grand, restored icon that’s one of the last vestiges of Denver’s so-called Millionaires’ Row, but a home with a bold design and eclectic, at times creepy decorating that honors its ghostly reputation.
A restored 1929 Model A car beckons passersby from the front yard — appropriate given one of the house’s boom eras. Peabody-Whitehead was formerly a boarding house, several nightclubs and restaurants, and clerical offices, among other commercial uses, Wertenteil said.
“It’s a huge undertaking that reflects a lot of our background in art and architecture,” said Wertenteil, who officially bought the mansion on Oct. 31, 2013. “But we haven’t quite gone the route of the crazy, crazy people who build these castles and stuff over like 300 years. We’re in training to get to that point.”
As they’ve wound through their maze of permits, designers and stop-start subcontractors, Wertenteil and Powders have had plenty of time to consider the details. The rich wood and thick walls inside the structure have been preserved and updated with a mix of ultra-modern and historic accents. That extends from the light red bathroom tiles that mimic shiny, brick walls to an intertwining, metal branch sculpture canopy that greets visitors.
The aesthetic blends industrial and exposed elements, such as a split black steel stairwell, and adds touches like grated cages with relevant curios, as well as preserved windows and doors that hang like museum pieces (as opposed to functional hardware). Original 2x4s were sliced and used for wall accents. The cross-section approach exposes original electrical work and historic wallpapers in tidy squares.
It’s part museum, part playground and all impressively elaborate. But as difficult as the project has been, Wertenteil and Powders are still sad to see it end.
“In some ways, we’re not willing to let this go,” he said. “It’s like having a really cool car in the garage and never driving it. Except this is a $3 million project that I lose $20,000 per month on by not renting it, and instead showing it off to my friends.”
The 6,600-square-foot, three-story brick house was built in 1889 and designed by Frank Edbrooke, the influential and prolific Colorado architect who also designed the Brown Palace, according to History Colorado. It was first owned by Dr. William Riddick Whitehead, a surgeon at Arapaho County Hospital who went on to lead and co-found other seminal Colorado medical institutions, according to the Denver Public Library. Colorado state archives note that Governor James Peabody, who’s known for putting down a miner’s strike in Cripple Creek in 1903, also inhabited the home.
In 1993 it was declared a historic landmark by the City and County of Denver’s Preservation Commission, which has helped anchor it to Grant Street even as other historic buildings have fallen around it, some replaced with apartment high-rises.
Ghost hunters, tours and TV shows love the mansion because of its deep and haunted lore, Wertenteil said, with decades-old legends telling of “a chandelier that lights up without power; a grouchy, undead bartender; (and) the ghosts of a war long past,” wrote ghost-tour company Denver Terrors on its website.
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A dozen-plus books and local guides speak of flying silverware, random sobbing noises and other spooky occurrences. Wertenteil and Powders leaned into that with displays of anatomical models and surgical equipment, amid other densely packed corners of the first floor.
The house’s checkered past is one reason why Wertenteil’s friends speculate he might be cursed. At the moment, he’s just trying to roll with his chemo treatments as the house finally debuts to the public.
But don’t call it a legacy project.
“I grew up in a house with a mother who was an artist, who dragged me to museums, and I’ve been taking things apart since I was a kid,” Wertenteil said, noting the influence of artists Louise Nevelson, Mark di Suvero, Richard Cera, Gordon Matta-Clark and Gaudí on Peabody-Whitehead’s renovations.
“I’ve come down with so many frickin’ diseases since we started, and sometimes I wonder if the ghosts that hunt the place are taking out their aggression and frustration on me,” he added, noting that he and Powders will likely hold an open house at the mansion on Halloween — 12 years to the day that he bought it. “But I tend to believe it’s just fate.”
Denver Post photographer Hyoung Chang contributed to this report.
As Central City considers plan for casino hotel tower, neighbors worry: ‘They’re trying to take away my sunshine.’
CENTRAL CITY — Bob Powe likes to sit on his front porch in the mornings, coffee in hand, and watch from his house on Casey Street as the sun slowly skirts the ridgeline across Gregory Gulch.
The warmth from the sky, Powe said, is vital in this Gilpin County town that’s perched at 8,500 feet, and where during the fall and winter the sun sits low on the horizon and shades Central City for part of the day.
Now, he said, that view and the precious few hours of sunshine are at risk. In Gregory Gulch below Powe’s Victorian Gothic home, a developer has proposed a 27-story hotel tower with 600 rooms and a 100,000-square-foot casino, along with other components of a large resort plan. If built, the tower threatens to cast his 1865 house largely in the shadows for months at a time.
“This house depends on the sun to heat it up,” said the 74-year-old contractor, who has lived on this street cut out of the hillside since he was an infant. “After 160 years, they’re trying to take away my sunshine.”
The hotel tower is part of the Gregory Gulch Gaming Resort project pitched by Raleigh, N.C.-based G3 Gaming. The project — featuring 1,000 slot machines and 50 table games, gift shops and restaurants, workforce housing and around 2,000 parking spaces — has drawn opposition for weeks as neighbors decry its potential impact on this historic mining town.
But at the same time, some city leaders see in the project the chance to compete more strongly against Black Hawk, its appreciably busier neighboring casino town, which has drawn greater investment in the decades since Colorado authorized gaming in both.
For neighbors like Powe, the new tower will destroy the view of the mountainside across the gulch, with which he has a “spiritual connection.” He has posted “No Tower” and “Not Black Hawk” signs around his home, calling them his “paper swords” in his fight against the project.
“You’ll be able to look right into the hotel windows and they’ll be able to look right at me,” Powe said of guests. “This will destroy my privacy, the view and the sunshine.”
The project, which would be built down the valley from the city’s historic center, is expected to go before the City Council on Nov. 4 for a presentation and dialogue. It’s not yet clear if the night will also feature an up-or-down vote on the resort.
Bob Powe put up a sign overlooking a gulch in front of his home where a 27-story casino hotel project is being proposed in Central City, Colorado, on Oct. 15, 2025. (Photo by RJ Sangosti/The Denver Post)If built, the resort would have the most rooms of any hotel in the two towns. G3 is seeking a variance to allow it to build above the city’s 53-foot height limit. It’s the proposed 345-foot tower at the center of the project that is provoking the strongest reaction in this town of 650.
Only the Ameristar Black Hawk casino, at 34 stories, would be taller.
Last month, the Central City Planning Commission unanimously recommended that the City Council turn down the project. That vote, however, was made with the recognition that a rejection would come with consequences.
Commissioner Dena Hunter laid out the city’s quagmire starkly during the Sept. 3 meeting.
“The tower is the huge elephant in this room,” she said, adding in the next breath: “My concern is, at this point in time, Central City is dying. It’s dying out there. This could be a saving grace.”
Money vs. historyThe Gregory Gulch Gaming Resort could bring substantial fiscal relief to Central City, one of three economically beleaguered Colorado mining towns that voters approved for gambling 35 years ago.
The mountain town received just over $1 million in state gaming tax revenue in the 2025 fiscal year — a far cry from the $12.2 million Black Hawk pulled in during the same time.
A conceptual rendering of the Gregory Gulch Gaming Resort in Central City, Colorado, by Obermeier Sheykhet Architecture for G3 Gaming. Some residents who live in homes on the hillside above the gulch (behind tower and to the right) have pressed concerns about the project's impact. (Screenshot from draft submittals filed with the city)According to city documents, tax revenues from the new hotel project could net Central City $8 million annually, though it was not clear how much of that total would come strictly from gaming.
That’s real money to Jenny Earnest, a five-year resident of Central City and owner of Office Rebel, a company that provides administrative services to businesses in Colorado’s mountain towns.
Not only would the cash bulk up the city’s coffers for municipal needs and wants, it would provide a critical financial boost to the city’s “historical assets that are crumbling right now,” she said.
“We have to weigh the downsides with the upsides,” Earnest said. “We’ve lost a significant portion of our historic assets in the last 20 years, and we don’t have the money to save them.”
Central City was founded in 1859, the same year prospector John H. Gregory discovered gold dust in the gulch that now bears his name. The population quickly grew to 15,000 and the area became known as “The Richest Square Mile on Earth.”
Theaters, hotels and churches sprouted up, but the gold didn’t last. People drifted away and Central City fell on tough times. The Urban Land Institute in 2019 released a study that concluded that around 40% of downtown spaces were vacant, visitation was stagnant and debt from building the Central City Parkway — an alternative access road from Interstate 70 that avoids taking travelers through Black Hawk first — continued to stress the city’s finances.
Amid those pressures, there is the challenge and cost of maintaining 150-year-old buildings in Central City. Take the Belvidere Theater, built in 1875. It hosted dances, plays, music, and movies for miners and their families. It also survived a fire that burned in the ceiling in the 1970s. It’s estimated that it will cost Central City $9 million to restore the building, which it is in the midst of doing.
Colorado State University’s Office of Engagement and Extension documented the condition of nine other Central City historic buildings, including the 1872 Teller House and the Central City Opera House, built in 1878.
“That’s what our town is all about — our history,” Earnest said.
Central City, Colorado, is photographed from the hillside above town on Oct. 15, 2025. (Photo by RJ Sangosti/The Denver Post)Peter Droege understands the importance of preserving the historic facets of Central City. After all, he’s the president of the Belvidere Theater Foundation.
But having a gleaming colossus at the entrance to Central City may be too big a tradeoff to make, he said.
“I support economic development as long as it conforms to the historic nature of the town,” he said. “The idea of having a 300-foot-plus tower in the middle of a historic district — my immediate reaction is that it is not a fit.”
Droege, 64, grew up in Central City and owns a claim in the nearby, and now defunct, Topeka gold mine. The original deed to his 1880s-era house, a former dynamite bunker for mining operations, was held by none other than John Gregory — the same man who put Central City on the map.
“Central City just has a historic quality that not many other communities in the country have — where you drive into it and it feels like you are stepping back in time,” Droege said.
G3 Gaming hired Denver-based Obermeier Sheykhet Architecture to draw up the plans for Gregory Gulch Gaming Resort. The design firm’s president, Aleksandr Sheykhet, is also working on an update to Central City’s comprehensive plan, which has some in town wondering about a potential conflict of interest.
Neither Sheykhet nor G3’s CEO, David Johnston, would answer questions submitted by The Denver Post. But Sammie Mason, a spokeswoman for the project, said G3 has every intention of respecting the mining town’s rich history.
“Rather than replicating or mimicking historic buildings, the project aims to incorporate architectural elements that complement the city’s character while meeting modern standards,” she wrote in an email.
G3, Mason said, already held two public meetings on the project in July.
“The fiscal impact and tax revenue generated by a development of this magnitude could provide meaningful, long-term benefits — funding improvements to roads, utilities and other essential infrastructure while also supporting historic preservation efforts,” she said. “These are investments the city urgently needs but cannot currently afford without a catalyst for new growth.”
Town ‘is hurting for money’Anne Powe, Bob Powe’s daughter, lives not far away from her father in Gilpin County. She often visits and wants his house to stay in the family.
But she’s not certain that will happen if the Gregory Gulch project goes forward.
“The fact that you’ll be sitting on the porch and staring into hotel rooms is not what I envisioned for the girls,” she said of her two young daughters. “It definitely is going to impact the house.”
Bob Powe stands on his front porch looking out to where a 27-story casino hotel project would be built in the gulch in front of his historic home in Central City, Colorado, on Oct. 15, 2025. (Photo by RJ Sangosti/The Denver Post) Related Articles- MSU Denver archaeology students sift through history at site of Central City brothels
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Bob Powe worries, too, about the noise and commotion that standing up a project of this scale will generate over the several years it takes to build. What if the project is halted in the middle of construction because of financial constraints or dried-up funding?
“One of my fears is they get the tower halfway up and then it fails,” he said of the project.
Powe has suggested that the developers scale down the hotel tower’s height, but he knows that subsidence and stability problems — from decades of mining in the gulch — make it challenging to orient the project more horizontally.
His daughter hopes G3 Gaming will alter its design to mitigate its impacts on longtime residents. But she is far from certain that will happen, given Central City’s fiscal situation — and the lure of what brought prospectors to these parts more than 160 years ago.
“They’re coming in knowing this town is hurting for money,” she said. “They are going to be able to set the rules and walk all over us.”
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Colorado homebuyers experience best market in years
Colorado’s housing market continues to offer buyers more choices and negotiating power despite continued high interest rates.
According to the latest report from the Colorado Association of Realtors, September statistics show a decrease in listings but an increase in buyer leverage, marking one of the best environments for homebuying in years.
As the housing market rebalances, potential buyers can capitalize on favorable conditions, even as median prices remain relatively stable.
“Buyers, sellers, and real estate professionals are confronting a hard reality that has been months in the making, and September made it clear: it is not a great time to sell a home. Still, there is a bright side,” said Denver-Douglas County-area realtor Cooper Thayer.
“When selling gets tougher, buying gets better, and today’s market gives buyers more leverage and choice, even with higher rates. By most metrics, this is the strongest buyer footing in years, and by some measures in decades, with more time to decide, more options to choose from, and more room to negotiate. The bottom line: this is a rebalancing, not a breakdown.”
September’s data showed a decrease in active, sold, pending, and under contract listings compared to August.
However, all those categories remain up from the same time last year. Inventory statewide is up 8%, sold listings are up 8%, and average days on market are up 18%.
Median pricing largely held steady and is up .5% from a year ago.
Community roundup- Aurora: Increased momentum with declining inventory, rising prices, and faster sales. Pending sales up 11%; median prices are $566,000 (Arapahoe) and $515,000 (Adams).
- Boulder and Broomfield counties: Shifting to a buyer’s market; inventory up over 10%. Prices up 2% but concessions show declines, especially condos (-11%). Homes are taking longer to sell.
- Colorado Springs: Stable market with flat prices and unpredictable transactions. More listings and sales give buyers increased options.
- Denver metro: Clear shift favoring buyers, with homes selling for less than list price and growing inventory, especially for condos (down 2.4%).
- Fort Collins: Balanced market; well-priced homes sell quickly, while others don’t. Listings up 12% and sales up 13.5% year-over-year, with cautious buyers.
“The real estate tides have turned in Boulder and Broomfield counties, and buyers are loving it,” said Kelly Moye of Compass.
Even with increased inventory, economic and political uncertainty, along with higher mortgage interest rates, are keeping many potential buyers on the sidelines.
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Sellers with built-up equity from the past five years are reluctant to give up ultra-low interest rates. This ongoing struggle is slowing the housing market as winter approaches.
“The September housing market in Fort Collins sputtered along as balanced markets are wont to do,” said Chris Hardy with Elevations Real Estate in Fort Collins.
Some well-priced, well-maintained homes go under contract in just days, often with multiple offers, Hardy said. However, other homes linger on the market due to factors such as pricing, competition from new construction, neighborhood appeal, and, most importantly, condition.
The news and editorial staffs of The Denver Post had no role in this post’s preparation.
Denver-based NexCore Group breaks ground on 112-unit senior living facility off Speer Boulevard
A senior living facility in the works for more than five years has broken ground off Speer Boulevard in central Denver, but the company that planned it isn’t the one building the structure.
Houston-based Hines sold its 0.78-acre site at 96 N. Emerson St. for $14 million last month, according to public records.
And last week, the buyer — Denver-based NexCore Group — broke ground on the five-story, 112-unit building that Hines drew up, according to NexCore Chief Investment Officer Michael Ray.
Hines didn’t respond to requests for comment on the deal, and Ray said he didn’t know why the company opted to sell.
“For us, it was an opportunity to continue to invest in a market that we believe has runway in this space,” he said.
Dubbed Cherry Creek Reserve, the building will feature underground parking, a rooftop deck and three dining areas for residents. Ray declined to disclose the total development cost, but a valuation permit filed in the spring said the 141,000-square-foot building would cost $35.4 million to construct.
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Construction is expected to take about two years, Ray said. After that, NexCore’s subsidiary Experience Senior Living will operate the building.
NexCore has acquired and developed 17.4 million square feet in real estate since its founding and entered the senior-living market in 2015. It owns medical office buildings and laboratories, as well, and manages nearly nine million square feet across the U.S.
“We’ve been headquartered and located in LoDo for all of our 20 years. We’re committed to the city and love it, but we’re also a national developer,” Ray said.
Hines purchased the development site in 2020 for nearly $8.8 million, records show. At the time, part of the site was home to a six-unit condominium building called Carmen Court, which some nearby residents initially sought to preserve. Hines demolished Carmen Court earlier this year.
Read more from our partner, BusinessDen.
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Denver-based Zocalo Development breaks ground on 461 residential units near Sloan’s Lake
A residential project that will span a full city block at the southeast corner of Sloan’s Lake Park is finally underway after a developer navigated what he calls “a truly complicated choreography of financing.”
Denver-based Zocalo Development, led by CEO David Zucker, has broken ground on a parking garage next to Sloan’s Lake Medical Center
Its completion, forecast for late April, will allow Zucker to start work on the meat of the project — 461 residential units, nearly all rentals and more than a third of them income-restricted, that will go up on a surface parking block currently utilized by the medical center.
Zucker said the groundbreaking follows 10 years of work. He first discussed the project publicly in 2018 and received the necessary rezoning the following year. But the site has sat unchanged until now.
Zucker said he has closed on $300 million of financing for what are essentially three separate projects within one.
The north end of the site, along 17th Avenue and closest to the park, will feature a 16-story tower dubbed Aliyah with 294 units: 269 market-rate and 15 income-restricted apartments, as well as 10 market-rate townhomes.
The income-restricted units are reserved for Denver Public Schools educators at 60% of the area median income, or AMI. Northwestern Mutual is both a lender and equity investor on the tower.
“It will be the nicest residential project in Denver,” Zucker said. “It is the sum of everything that we know about delivering on the goals of the residents.”
The south end of the site, along 16th Avenue, will house 158 income-restricted apartments in a four-story structure dubbed Liora. Max income will vary by unit from 30 to 60% AMI, and Zucker said there will be seven three-bedroom units for larger families.
Liora will be financed with bonds, low-income housing tax credits and $9.5 million from the Colorado Division of Housing. The building will ultimately be owned by the New York-based NHP Foundation, using funds granted by the State of Colorado through the Proposition 123 land-banking program.
The project will also include some retail space, and nine townhomes facing a newly created stretch of Meade Street that will be reserved for those making up to the area median income.
“There’s nothing as life-changing for either a former renter or for me as builder as building affordable for-sale,” Zucker said.
The 330-space parking garage currently underway is at the corner of 16th Avenue and Meade Street, at the southeast corner of the site. It will ultimately serve the adjacent medical facility once known as Beth Israel Hospital, as well as Liora.
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Zocalo will both develop the buildings and manage them upon completion. A new affiliate of the company, BLDRS, is the general contractor. JG Architecture and Craine Architects were the project architects.
The smaller building is expected to take 16 months to build, and the tower 26 months. The townhomes will be completed between the two buildings, Zucker said.
“Liora at Sloan’s Lake is a model of what we can achieve when public and private partners come together with a shared commitment to making housing more affordable for Colorado residents,” Maria De Cambra, executive director of the Colorado Department of Local Affairs, which facilitated the state housing division loan, said in a statement.
Zucker had once hoped to make the tower market-rate condominiums. But those plans were jettisoned in part due to lackluster sales at LakeHouse Residences, a condo project completed in 2020 four blocks to the west.
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Oil and gas company relocating Denver office from Upper Downtown to LoDo
Oil and gas giant EOG Resources has signed paperwork to move its Denver office from Upper Downtown to LoDo.
The Houston-based public company, a spinoff of the infamous Enron Corp., has leased 100,000 square feet at 1550 17th St., just a block from Union Station, according to public records.
The 17-year-long lease will commence at the start of 2026, with two five-year renewal options when the term expires in June 2043, the documents state. The 138,000-square-foot building currently known as Millennium Financial Center will be renamed the EOG Resources Building.
EOG declined to comment. The lease memorandum is dated July 18, two days after BusinessDen reported the deal was in the works. It is one of downtown’s largest leases this year.
The move will be a downsizing for EOG. The company currently has about 165,000 square feet in the Dominion Towers office complex at 600 17th St. Its lease there comprises about a quarter of the building and expires at the end of next year.
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The oil and natural gas producer was founded in 1999. It raked in $23.7 billion in revenue last year and has a market capitalization of nearly $60 billion.
The six-story, 25-year-old Millennium Financial Center was the longtime home of law firm Davis Graham & Stubbs, which moved to RiNo last year. Fortis Bank, which operated on the first and second floors for years, has taken space in the Denver Tech Center and no longer lists the building on its website; its signage has been removed from the property.
JLL, which is marketing the building’s office space for lease, lists the only vacancy on the second floor, spanning 16,320 square feet. EOG’s lease allows it to take that space through 2027.
Permitting records show the building’s owner, LPF Millennium Financial Center LLC, is spending $2.6 million to remodel the lobby and an additional $350,000 on exterior building work.
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