For most of the last two decades, a 13-acre parcel on East Berry Avenue sat empty. It faced Landmark Towers, the 12-story condominium building that opened in 2008 with 372 units, glass balconies, and a front-row seat to the Denver Tech Center skyline. The multifamily project once planned for that empty lot never broke ground. The site changed hands, sat vacant through multiple market cycles, and became one of those quiet gaps in an otherwise built-out submarket that longtime residents stopped noticing.
That changed this June. Century Communities, Colorado's third-largest homebuilder, broke ground on The Village at Landmark: a gated enclave of 90 detached single-family homes priced between $1.7 million and $3 million, with private elevators and rooftop living space built into the floor plans. Model homes start construction later this year. Sales are expected to open in spring 2027.
Here is the detail that matters if you are shopping in Greenwood Village right now: two buyers, one looking at a resale unit in the existing tower and one looking at a future purchase across the street in the new community, are protected by two entirely different legal mechanisms. Neither buyer gets the same paperwork. Neither should expect it.
What an 18-year-old tower has to show you
Landmark Towers has been operating under homeowner control for years, which means it falls under Colorado's Common Interest Ownership Act, the 1992 statute that governs every condo association, HOA, and planned community in the state. When you go under contract on a resale unit there, Colorado law entitles you to a resale certificate, often called a status letter. The association must furnish it within 14 calendar days of a written request, and the fee is capped at $150. Miss that deadline and the association's lien rights on unpaid dues are extinguished as of the request date, which is a meaningful piece of leverage buyers rarely realize they have.
The certificate has to disclose unpaid assessments, any pending special assessments, a summary of the current reserve study, the association's insurance information, and any pending litigation. That sounds thorough, and it is, as far as it goes. What it does not guarantee is that the reserve study behind it reflects an honest number.
Colorado's statute does not require existing associations to commission a professional reserve study on any fixed schedule. It requires a written policy describing whether a study exists, whether there is a funding plan, and whether that study covers both physical condition and financial cost. A board member's own walkthrough estimate can satisfy the letter of the law as well as a licensed engineer's report would. For a building the age of Landmark Towers, that gap matters. Roofs, elevators, and building envelopes in Colorado age faster than the same components elsewhere, because reserve planners here have to account for heavy snow loads stressing the roof structure, freeze-thaw cycles that crack concrete and masonry, and intense high-altitude UV that ages exterior materials ahead of schedule. An 18-year-old high-rise is exactly the kind of building where those forces have had time to work, and exactly the kind of building where a thin, self-estimated reserve policy can leave a buyer walking into a special assessment nobody flagged.
What a brand-new community can't show you yet, and what the state now requires instead
Across the street, a buyer at The Village at Landmark faces the opposite problem. There is no resale certificate to request, because there is no financial history yet. No board minutes. No record of how the association has handled a leaking roof or a slow winter for the operating budget. The HOA does not exist in any operating sense until Century Communities turns control over to the homeowner-elected board.
That gap used to be a real blind spot for buyers in new Colorado communities. It changed this year. House Bill 26-1099, signed into law in April 2026, now requires the developer, or declarant, of any new common interest community to commission an independent professional reserve study projecting 30 years of maintenance, repair, and replacement costs for everything the association will maintain, and to deliver that study to the association before control transfers to the owner-elected board. The law does not require ongoing updates and does not force the association to actually fund the study's recommendations. What it does is guarantee that the first board, made up of the first homeowners, inherits a real number instead of a guess. There are no exemptions based on property type, unit count, or total asset value, which means a 90-home gated enclave like The Village at Landmark qualifies the same as a downtown high-rise.
Put simply: buyers at Landmark Towers get a document that looks backward at how the association has actually behaved. Buyers at The Village at Landmark will get a document that looks forward, built by a professional the developer is required to hire, before any homeowner ever sits on the board.
| Landmark Towers (resale) | The Village at Landmark (new construction) | |
|---|---|---|
| Governing document | Resale certificate / status letter | Developer-commissioned 30-year reserve study |
| Legal basis | CCIOA, C.R.S. §38-33.3-316 | HB 26-1099 (2026) |
| Delivery window | 14 calendar days of written request | Before transfer of control to the association |
| What it proves | Actual dues, assessments, litigation, insurance to date | Projected 30-year cost of maintaining shared components |
| Where the risk hides | A reserve policy that can be satisfied by a board's own estimate | No track record yet on how the board manages what it's handed |
Why the price tag isn't the signal to watch
It is tempting to assume the lower-priced condo is the simpler, lower-risk purchase and the new $1.7 million home is the one that needs scrutiny. Greenwood Village's own price structure argues against that instinct. The neighborhood really behaves as two separate markets: attached product concentrated near the Denver Tech Center, generally running $450,000 to $750,000, and interior single-family homes on larger lots, generally running $1.1 million to $1.4 million and higher. Averaging the two into a single "Greenwood Village median" tells you almost nothing about either segment.
The $1.5 million-plus tier has cooled this year. By mid-June 2026, days on market on many listings above that price point had stretched past 75, price reductions of 5 to 8 percent were common, and sellers were absorbing 2 to 4 percent in closing cost concessions, with seller-paid rate buydowns showing up in roughly a third of tracked deals. The sub-$1.2 million single-family segment and the attached DTC product under $800,000, the exact band Landmark Towers competes in, have stayed comparatively insulated from that softening. In other words, the building you are buying into, not the price you are paying, is what determines how much due diligence you actually need. A $500,000 unit in a two-decade-old tower with a thin reserve policy carries more hidden exposure than a much pricier home backed by a state-mandated professional study.
There is a second reason not to assume the DTC's momentum is guaranteed. In May 2026, Greenwood Village's City Council granted Granite Properties a three-year extension on a planned 12-story, roughly 325,000-square-foot office tower at 6430 S. Fiddlers Green Circle, first approved back in 2023, because the firm still hadn't landed an anchor tenant and lenders won't fund construction without one. Even in a submarket this established, commercial demand isn't something to take for granted, and that caution is worth carrying into any assumption about long-term condo demand tied to DTC employment.
What to actually request
If you're circling a resale unit at Landmark Towers or a similar existing building nearby, put the request for the status letter in writing, address it to the association's registered agent, and hold the association to the 14-day clock. Ask specifically whether the reserve study on file was prepared by an outside engineer or estimated internally, since the statute treats both the same even though they aren't.
If you're watching The Village at Landmark for its spring 2027 sales launch, ask the builder directly when the 30-year reserve study required under HB 26-1099 will be completed and whether it will be shared with buyers before or only after turnover. The law guarantees the board gets the number. It doesn't automatically guarantee you see it before you sign.
Either way, the document that protects you in Greenwood Village depends entirely on which Landmark you're buying into, and that's a distinction worth getting right before you're the one holding the paperwork.
If you're weighing a resale condo against new construction anywhere in Greenwood Village, Avenues Real Estate can walk through the specific HOA documents, reserve history, or builder disclosures tied to the property you're considering. Get a Free Home Valuation to start the conversation, or browse the Greenwood Village neighborhood guide for more on how the area's condo and single-family markets compare.
A few common questions
Does the 14-day resale certificate deadline apply to every HOA in Colorado, or just condos? It applies broadly under the Common Interest Ownership Act to condominium associations, planned communities, and cooperatives alike, not just high-rises.
Will HB 26-1099 apply retroactively to an association like Landmark Towers? No. The law targets communities currently transitioning from developer to homeowner control. Associations that completed that transition years ago, including Landmark Towers, remain under the older disclosure-only reserve policy.
If the builder at The Village at Landmark hasn't finished the reserve study yet, can I still make an offer? Yes, but ask for a firm timeline on when the study will be delivered and whether early buyers will get a copy before the association's official turnover, since the statute only guarantees delivery to the board, not to individual purchasers in advance.
