What Is a Hilltop Home Worth? Reading Several Sources and a Wait That Runs From Days to Months

Which Hilltop value should an owner believe?

The four values answer four different questions. The Zillow figure is an index of estimated values for all homes, not a price anyone paid, and it covers every home in the area, which includes smaller and older houses. It is $1,540,438, and it was updated on April 30, so it is the oldest of the pages. The Redfin figure quoted in the Six Seasons guide, $1,813,990, is a median of homes that sold in March. The buyer's guide figure of $2,150,000 is described as the working value for the luxury segment, and the page does not say how it was calculated. The Orchard figure of $2,897,000 is the median of two sales.

The gaps are large. The working median is 1.40 times the home value index, a ratio this brief computes from $2,150,000 and $1,540,438. The Orchard median is 1.60 times the March Redfin median. A median of two sales is the average of them, so it says no more than that two homes closed, and Orchard shows the same figure as 45.6% above a year earlier on five sales. The price per square foot on the same page is $516.58, down 2.8%, which points the other way. That is a case where the headline median rose and the price per foot fell. The likely reading, which is this brief's inference, is that the two homes that closed were larger than the five before them.

The Six Seasons guide shows the same spread within one month. For March 2026 it quotes Redfin at $1,813,990 and Realtor.com at a $2.30 million median list price. It quotes Orchard's thirty-day sold median as $3.2 million. The highest is 1.76 times the lowest. A page that reports a median sold, a median listed and an index in the same neighborhood is reporting three different things, and a seller who reads them as one will see a range of more than a million dollars.

The sales counts on the Petrelli page help to decide which is which. In 2024 there were 85 sales at an average of $2,009,361. In 2025 there were 97 at $1,980,830, which is 14.1% more homes at an average 1.4% lower. In 2026 so far there are 45 at $2,278,594, which is 15.0% above 2025's average. The page does not give the date through which 2026 is counted. The most recent closing it lists is dated July 10, 2026, so the count is mid-year at the latest. These are averages, which a few large sales can lift, and the page does not give a median.

The ten most recent closings on the same page range from $689,000 to $2,806,000. This brief computed their median at $1,484,000 and their average at $1,650,100. Two of the ten carry a different postal area from the rest, and one is 812 square feet, which suggests the page includes smaller attached homes. The ten are a small sample, and the page does not say how many of the 45 are condominiums. They are shown here only to illustrate that a list of recent closings in one neighborhood can have a median below every figure in the headline pages.

Sources as cited. The measures differ and the figures are not directly comparable. Commercial content; not independently verified.

Does a Hilltop home sell in 8 days, 25 days or 271?

The pages give six clocks. Redfin, as quoted, says about 8 days to pending, and a median of 25 days on market in March. Realtor.com says a median of 46 days in March. Orchard's March figure was 15 days, and its latest is 271. The buyer's guide says an average of 38. The ratio between the slowest and the fastest is 34, and the page with the longest wait is the newest.

Part of the answer is what each clock starts and stops on. A pending date comes before a closing, a median is not an average, and a listing that is withdrawn and relisted can restart a count on some pages and not on others. Part of the answer is thin samples. Orchard's 271 days is the median of the homes for sale, 37 on the day, and its sold count is 2. The year before the same page showed a median of 35 days and 5.2 months of supply. The months of supply are now 17.5, which is 3.4 times as many.

The Six Seasons guide gives four named sales that show how far a single page can range. A home that closed at $2.49 million after listing at $2.525 million went pending in 26 days, which is 98.6% of its ask. One that closed at $5.5 million after a $5.6 million ask took 63 days, or 98.2%. One that closed at $4.675 million after a $4.795 million ask took 76 days, or 97.5%. One that closed at $1.69 million after a $1.849 million ask took 292 days, or 91.4%. The guide concludes that well-positioned homes close about 1% to 3% below list and that listings that sit too long or start too high leave more room for reductions.

That pattern is consistent with the Orchard page and does not contradict it. Orchard says that all of the homes listed in the last thirty days have already dropped their price, which suggests that the homes that are on the market now were listed above what the buyers are paying. This is this brief's inference, since the page does not say why. The two sales in the last thirty days closed at a median 76.24% of the list price, and that is the lowest ratio of any page in this brief, against 96.6% for March on Redfin, about 99% on Realtor.com and 97.62% on Orchard for March.

A seller reading these pages should ask which month each describes. March figures describe a spring market, and Orchard's recent figures describe a few weeks. Neither is a forecast, and neither is a price for a particular home. A single sale 91.4% of its ask after 292 days is as much a part of the Hilltop record as a sale in 26 days at 98.6%.

What does a Hilltop sale look like in dollars?

The most useful comparison is between the asking price and the final price on the four sales above. The first closed $35,000 under its ask, the second $100,000, the third $120,000 and the fourth $159,000. The fourth is 4.5 times the first, and it is also the one that took 292 days. Those gaps are in addition to any cost of carrying a home through a long wait, which the pages do not quantify.

The Six Seasons guide also gives price ranges by bedroom count. Four-bedroom homes range from about $1.075 million to $3.495 million, five-bedroom homes from about $2.3 million to $5.7 million and six-bedroom homes from about $2.8 million to $4.695 million. A wide range for each count means that the median of the neighborhood describes few particular homes. The guide gives lot size as a major driver, with recent listings on lots of about 5,850, 9,000, 10,600 and 12,500 square feet, and architecture as another, from Tudor pop-tops to a 2022 modern build.

The Census data show why the homes differ so much. Of 17,861 homes in the postal area, 3,964 were built before 1940 and 3,687 in the 1940s, which together are 42.8% of the homes. Only 250 were built since 2020. The median year built is 1955. The median owner-occupied value is $805,400 with a margin of error of $35,667, which is far below the pages above because the postal area covers more than the luxury core of Hilltop and because a median across all owner-occupied homes includes the smaller ones. Of the 16,930 occupied homes, 9,635 (56.9%) are owner-occupied and 7,295 (43.1%) are rented. Vacancy is 5.2%.

Where the pages show a median sale price for a month or two, the Census shows what a seller is up against in the long run: a stock of older homes on lots that were laid out a century ago, with new houses replacing some of them. The guide's example of a 2022 modern build that sold for $5.5 million and a Tudor pop-top that sold for $2.49 million, in the same neighborhood, shows how much is in the house and the lot, and how little in the neighborhood name. That is this brief's reading of the examples.

Source: Census Reporter, American Community Survey 2020-2024 five-year estimates, tables B25034, B25077 and B25003. Percentages are this brief's arithmetic.

Is there more supply than demand on the newest page?

The Orchard page gives the supply side in four numbers. There were 37 homes for sale on the day, down 2.6% on the year. In the last thirty days 22 new homes were listed, up 15.8%. Two homes sold in the same thirty days, against five a year earlier. The months of supply are 17.5, against 5.2.

The arithmetic shows how lopsided the month was. Twenty-two new listings against two sales is eleven to one. If the 37 homes for sale were sold at the pace of two a month, the supply would last 18.5 months, which is close to the page's figure of 17.5. The page does not say how it measures the pace, so this is only a check that the figures fit together. Two sales is a short month, and one month is not a trend.

The Petrelli page gives a longer pace. It shows 97 sales in 2025, which is an average of about 8.1 a month, and 45 in 2026 up to a date in July. If the count runs to the July 10 closing, the pace is about 7 a month, which this brief computes as 45 divided by 6.3 months. On that pace 37 homes for sale would be about five months of supply, a third of the Orchard figure. The two pages cover different periods and count different groups of homes, and neither says how many of its homes are condominiums.

The buyer's guide names one nearby area for comparison, with a median of $1.85 million, and does not say what period or what homes that median covers. It is lower than the guide's own Hilltop median of $2.15 million by 14%, a gap this brief computes. The guide describes the Hilltop market as competitive, which fits a 38-day average and does not fit a 271-day median. The pages do not agree on whether this is a fast market or a slow one, and a seller should expect the answer to depend on the home.

What the pages do agree on is that a home priced in line with what buyers are paying sells, and that a home that is not sits. The four sales in the guide show it, and so does the share of listings with a price cut. That is the practical reading of a market where six clocks give six answers, and it leaves the question of price with the home and not with the neighborhood. Readers comparing markets can also read the Carbondale brief and the Montclair brief.

What should an owner ask, and what does a private sale change?

Ask which month and which measure a number describes. Ask how many sales sit behind it. Ask whether the price is a list price, a sold price or an estimate, and whether the wait is to pending or to closing. Ask whether a figure is for houses, for all homes or for the postal area. A seller who has these answers can read a page, and a seller who does not will find that six pages give six answers.

A private sale changes how a home reaches a buyer. With Maison Off-Market there are no showings and no neighbors talking about a sale, the closing date can be flexible so that an owner has time to find a new home, there are no commission costs, there are no closing costs and there are no inspections or repairs. For a home that has been listed for months, ending the showings may matter most. This brief does not claim that a private sale always brings a higher price than a public listing.

Fee arithmetic shows what the commission point means in dollars, without assuming any rate. Each 1% of a sale price is $14,840 at the $1,484,000 median of the ten recent closings, $21,500 at $2,150,000 and $28,970 at $2,897,000. At 3% those amounts are $44,520, $64,500 and $86,910. At 5% they are $74,200, $107,500 and $144,850. These are illustrations of what a percentage means on the figures in this brief, and they are not a statement of what any agent charges or what any sale would cost.

Privacy is often the first thing owners of larger homes raise. A public listing puts photographs, a price history and every price cut in front of anyone with a phone, and the Orchard page shows that every home listed in the last thirty days has already cut its price. A private sale keeps those details out of view. That is a matter of preference and not a claim about price.

Timing is the other thing an owner controls. A public listing starts a clock that buyers can see, and the pages above show a range of 8 to 271 days. A private sale lets the owner choose the closing date, which matters most to people who need to find the next home first.

If you are weighing a sale of a Hilltop home, one conversation costs nothing and obliges you to nothing. We ask about the home, the timing you would like and what you would need from a buyer, and we say plainly whether a private sale fits.

If you would like a private, no-obligation offer for a Hilltop home, call 401-219-4207 or use the contact form on this site.

Methodology and limitations

Prices, days on market, counts and ratios come from Zillow's value page updated April 30, 2026, Orchard's neighborhood report, a brokerage guide dated May 28, 2026, an advisory buyer's guide reviewed August 13, 2026, and a team's neighborhood report whose most recent listed closing is dated July 10, 2026. A sixth page, a generated market report, did not load and was not used. The pages cover different periods and measures, and most are commercial pages, so they are not independent of each other. A county series from the Federal Reserve Bank of St. Louis could not be retrieved for Denver County and none is cited.

Census figures come from the American Community Survey 2020-2024 five-year estimates for the postal area, through Census Reporter. The postal area is larger than the neighborhood, and a neighboring neighborhood in the same postal area has its own brief in this series with a different Census cut. Percentages, gaps, ratios, the median and average of the ten closings and fee amounts are this brief's own arithmetic and are labeled as such. Where a reading goes beyond what a page says, it is called an inference. No agent names, contact details or street addresses from the pages are reproduced.

Conclusion

The Hilltop record shows values from $1,540,438 to $2,897,000, waits from 8 to 271 days, a sale-to-list ratio from 76.24% to about 99%, 85 to 97 sales a year and a stock of homes of which 42.8% were built before 1950. The numbers differ because the pages measure different things, cover different months and in some cases rest on two sales.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather meet showings, price cuts and a public clock, or sell quietly on a date that suits them. Maison Off-Market speaks only to sellers, and a conversation costs nothing.