Seattle vs Denver: The 2026 Buying Decision
Seattle and Denver have a lot in common. Both exploded in the 2010s. Both are surrounded by mountains. Both attracted massive tech migration. And both got very expensive very fast.
But in 2026, the numbers tell different stories.
Home Prices
| City | Median Home Price | Median Rent |
|---|---|---|
| Seattle, WA | $825,000 | $2,800/mo |
| Denver, CO | $575,000 | $2,250/mo |
Seattle costs $250,000 more than Denver for the median home. That difference in monthly mortgage payment alone:
- Seattle (20% down): $4,384/mo
- Denver (20% down): $3,055/mo
Monthly gap: $1,329.
Property Taxes
Washington state has no income tax but makes up for it elsewhere. Seattle's effective property tax rate is 0.93% — reasonable for a major city.
Colorado is even better at 0.57%. On comparable homes:
- Seattle ($825K at 0.93%): $640/mo in property taxes
- Denver ($575K at 0.57%): $273/mo in property taxes
Denver wins on taxes by $367/month.
Total Monthly Cost of Ownership
| Expense | Seattle | Denver |
|---|---|---|
| Mortgage | $4,384 | $3,055 |
| Property tax | $640 | $273 |
| Insurance | $165 | $145 |
| Maintenance (1%) | $688 | $479 |
| Total | $5,877 | $4,052 |
Denver is $1,825/month cheaper to own. That's $21,900/year.
Appreciation History
Seattle has historically appreciated at 4.8%/year over the past decade. Denver has averaged 4.5%/year. Both are strong — Seattle has a slight edge.
But appreciation only matters if you hold long enough. On a higher-priced home, Seattle's appreciation in dollar terms will be larger. But you're also starting from a much higher base.
Job Markets
Seattle: Amazon HQ, Microsoft, Boeing. One of the strongest tech job markets in the world. High salaries — average software engineer earns $165,000–$220,000.
Denver: Growing tech scene, aerospace, energy sector. Lower salaries on average — software engineers earn $130,000–$170,000. But cost of living is proportionally lower.
The Verdict
Buy in Denver if: You want lower entry cost, more affordable monthly payments, and a city that's still in an earlier growth phase. Denver in 2026 looks like Seattle in 2010.
Buy in Seattle if: You have a high tech salary, you're committed to the area long-term, and you believe the Amazon/Microsoft ecosystem keeps Seattle's housing market strong.
Rent in Seattle if: You're unsure about your 5-year plans. At $825K median, a wrong bet is very expensive.
For most people without a top-tier tech salary, Denver is the better financial decision right now.
Run your personalized numbers: Seattle calculator | Denver calculator