Thinking about placing a bet on Colfax? You’re not alone. Investors across Denver Metro are watching how the East Colfax corridor could reshape nearby neighborhoods and returns. If you’re focused on Mayfair in Arapahoe County, you also need to know how Colfax dynamics differ from Aurora’s drivers like Fitzsimons and key commuter corridors. In this guide, you’ll learn what to watch on Colfax, how those trends intersect with Mayfair, and where to focus your due diligence. Let’s dive in.
First, clarify “Mayfair”
There are two local Mayfairs. One sits within the City and County of Denver near East Colfax. The other is Mayfair in Aurora, within Arapahoe County. This article prioritizes the Aurora Mayfair investor while outlining the Colfax factors that shape opportunities nearby.
If your thesis is tightly tied to Colfax, the Denver-side Mayfair and adjacent East Colfax blocks will be most directly affected. If your mandate is Arapahoe County’s Mayfair, Colfax is a useful regional signal, but your day-to-day drivers are closer to Hampden, Parker, E-470 and the Fitzsimons/Anschutz node.
Why Colfax matters now
Colfax is entering a multi-year upgrade cycle that could change demand patterns for retail and housing near the corridor.
East Colfax BRT is underway
Denver’s East Colfax Bus Rapid Transit project is in construction with work staged through roughly 2024 to 2027, including 28 new stations, safety upgrades and streetscape improvements. The project is backed by a mix of federal, regional and local funds, with Aurora participation noted in recent reporting. You can review the scope and construction phasing on the city’s East Colfax BRT project page and funding context in contract coverage.
Expect near-term disruption
Multi-year construction can reduce foot traffic, complicate access and pressure small retailers. City materials describe staging and mitigation, and local coverage has tracked impacts along the corridor. If you own or are buying storefronts on or just off Colfax, underwrite reduced revenue during construction. See recent notes on access and business effects in Axios Denver’s corridor coverage and the city’s project updates.
BID activity and retail signals
The Colfax Mayfair Business Improvement District focuses on safety, cleanliness and placemaking for the commercial stretch. The BID’s renewal and ongoing programming are signals investors track for block-level health, activations and vacancy trends. Explore scope and services on the Colfax Mayfair BID site. Local reporting points to both openings and closures, so analyze tenant mix and foot traffic one block at a time rather than relying on averages.
Zoning shifts to watch
Denver has advanced zoning and corridor updates around Colfax to anticipate BRT and pedestrian improvements. Changes to allowed building types and parking can unlock denser mixed-use or multifamily near stations, which alters land values and exit strategies. Track overlays and rezonings and watch for community conditions that shape returns. Recent coverage outlines these moves and safety aims in Axios Denver’s zoning update.
Colfax-adjacent property plays
- Small strip retail and storefronts. Look closely at rent rolls and exposure to discretionary versus essential services. BID support can help, but model downtime during construction.
- Older motels and auto parcels. These sites often become redevelopment targets or adaptive reuse projects. For local color on reuse momentum, see recent examples in the Denver Gazette’s roundups.
- Multifamily near stations. Garden and mid-rise product can benefit from transit access and improved streetscapes. Underwrite stabilized rents with conservative lease-up timing.
- Infill lots within two blocks of stations. Station proximity can drive future density if zoning supports it. Verify parcel entitlements and any corridor overlays via the city’s project resources.
Aurora Mayfair: your success map
If your focus is Mayfair in Arapahoe County, the Fitzsimons and University of Colorado Anschutz Medical Campus are major demand anchors for nearby Aurora submarkets. Large medical and research hubs support steady need for housing and amenity retail. Read more about the campus scale and uses on the Anschutz overview.
For pricing power and timing in Arapahoe County, lean on current county snapshots and MLS comps. Recent data show a cooler environment versus the 2020–2022 peak, with more inventory and longer marketing times across metro Denver. Use county pages like Redfin’s Arapahoe County snapshot and metro reporting such as Axios Denver’s buyer’s market update to calibrate offers and hold periods.
Metrics to pull before you buy
- Zoning and active rezoning. Confirm current entitlements and any overlays near Colfax station areas via the city’s BRT resources and planning updates.
- Retail vacancy and lease comps. Cross-check block-level vacancy and tenant mix. The Colfax Mayfair BID is a helpful starting point for corridor context.
- Foot traffic and transit counts. Use station ridership and pedestrian counts where available from city updates.
- Recent sales and cap rates. Pull 6 to 12 months of comps from MLS and verify trends against Arapahoe County snapshots.
- Construction staging impacts. Review anticipated access changes and timing on the city’s BRT page and pair with BID updates.
Key risks to underwrite
- Construction drag. Underwrite 6 to 24 months of lower traffic for exposed storefronts, even with mitigation. See Axios coverage of disruption.
- Block-by-block performance. Colfax is heterogeneous. Station-adjacent sites and BID-activated blocks can perform differently than quieter segments.
- Zoning and conditions. Higher density can trigger design requirements or housing conditions that affect returns. Track proposals and meetings noted in zoning coverage.
- Macro cooling and financing. Metro Denver has tilted toward a buyer-friendlier market with higher inventory. Stress test debt costs and longer lease-up per recent market reporting.
The bottom line for Mayfair investors
If you’re betting on Colfax, focus on station-adjacent assets, BID-influenced blocks and parcels with flexible zoning. If you’re investing in Aurora’s Mayfair, take your cues from Fitzsimons-driven demand, commuter access and county-level supply trends, while keeping an eye on Colfax as a regional signal. The right move is a block-by-block plan anchored to current zoning, comps and construction staging.
Ready to map opportunities and risks for your target blocks? Reach out to the Linkow Baltimore Team for a tailored, data-informed plan.
FAQs
Will East Colfax BRT raise property values near the corridor?
- Over time, improved transit and streetscapes can lift demand near stations, but gains are uneven and often follow a period of construction-related disruption per the city’s BRT project details.
How will construction affect small retail on Colfax?
- Expect temporary access challenges and softer foot traffic; city updates and Axios reporting outline mitigation efforts, but you should model lower revenue during peak construction.
I invest in Mayfair, Arapahoe County; should I track Colfax?
- Yes, as a regional signal, but prioritize Aurora-specific drivers like Fitzsimons/Anschutz demand and county supply trends via Arapahoe data snapshots.
What zoning changes on Colfax matter to investors?
- Updates that enable higher-intensity mixed-use and adjust parking can change land values; follow city materials and zoning coverage for parcel-by-parcel impacts.
What is the Colfax BRT timeline I should plan around?
- The city’s BRT page outlines construction beginning in 2024 with multi-year delivery and 28 stations planned, so model phased impacts through the buildout.
