In the first three months of 2026, Castle Pines Village added four homes. The Castle Pines Village Metropolitan District's April 2026 board packet counted 1,922 homes through March, up from 1,918 at the end of 2025. In 2021 the Village added 40.
The Castle Pines Homes Association expects that slowdown to become permanent. According to the CPHA's December 18, 2025 board minutes, the Village "will cap out at approximately 2,000 homes," and only one area along the first fairway is left to plat. That total is about 800 homes fewer than the community's Development Guide allowed.
In a community that has nearly stopped growing, almost every purchase is a resale. Every amenity also gets paid for by the same group of owners, year after year. Both points shape what a buyer is actually comparing in Castle Pines Village, and neither shows up in a portal median.
The Growth Curve, Year by Year
The metro district's annual counts show the slowdown more clearly than any summary would. Its totals also include two non-Village residents, so the two category columns add up to two fewer than the total in every row:
| Year | Sub-association homes | Custom homes and other | Total homes | Added that year |
|---|---|---|---|---|
| 2019 | 636 | 1,102 | 1,740 | |
| 2020 | 643 | 1,117 | 1,762 | 22 |
| 2021 | 665 | 1,135 | 1,802 | 40 |
| 2022 | 687 | 1,152 | 1,841 | 39 |
| 2023 | 703 | 1,172 | 1,877 | 36 |
| 2024 | 709 | 1,186 | 1,897 | 20 |
| 2025 | 721 | 1,195 | 1,918 | 21 |
| 2026, through March | 724 | 1,196 | 1,922 | 4 |
Look at the custom-homes-and-other column. It grew by nine in 2025 and by one in the first quarter of 2026. If you want a custom home in the Village, someone who already owns one almost certainly has to decide to sell.
The district's 1,922 and the CPHA's 1,992 from December 2025 don't match, and neither document explains the 70-home gap. The two bodies may count different things. Under either count, the Village is within a small number of homes of its cap.
Two Lot Classes, Two Different Monthly Numbers
Because the Village is almost entirely resale, a buyer's choice isn't between floor plans from one builder. It's between existing homes on lots the association already classifies, and the classification sets the monthly cost.
The CPHA's 2026 assessments are $455.00 a month for custom lots and $341.25 a month for alternative lots. The minutes note that dues were last raised in 2023. Over a year that comes to $5,460 against $4,095, a difference of $1,365.
The gap isn't always that clean. The CPHA's dues page says cluster properties also pay sub-association dues, and it doesn't publish those amounts. That means:
- A custom-lot home carries the higher CPHA assessment, with no sub-association layer.
- An alternative-lot home in a cluster carries the lower CPHA assessment plus its own sub-association dues.
- To compare the two honestly, you need the sub-association figure for the specific cluster, which comes from that association's documents, not from the CPHA rate sheet.
About 724 of the Village's homes sit in sub-associations, based on the district's 2026 count. That's more than a third of the community, so this comparison comes up a lot.
Why a Fixed Home Count Changes the Math on Dues
The CPHA's 2026 budget forecasts total revenue slightly over $10 million, with reserve funding of about $1.47 million. Labor costs rose 5.4% from 2025, and operations were forecast to rise 20.6%. The minutes attribute much of that increase to one-time costs, including landscaping projects, new accounting software and the Village's 45th-anniversary celebrations.
The same minutes show what the amenities cost. The board approved a court project of roughly $303,000 at the Canyon Club, reworking the area for five pickleball courts and a basketball court, plus an $82,140 refresh of the locker rooms and family restroom. Both were planned for 2026. It also approved $76,000 to rebuild a gate water feature as a recirculating, pondless design with native rock. The public documents we found don't confirm whether those projects are finished, so treat them as approved plans.
While a community is still growing, each new home adds another assessment to the pot. As the Village nears 2,000 homes, that source of new money mostly goes away, and the cost of running the gates, pools, courts and grounds falls on roughly the same owners every year. That doesn't predict when or whether dues will change. It does mean the association's budget minutes and reserve figures are worth reading before you make an offer. They are a better guide to future carrying costs than a dues figure that has held since 2023.
The Little New Construction Left, and Its Price
Most of the new supply that remains is at The Castle Pines Summit, where the CPHA's December 2025 minutes reported that 17 lots had been platted in October. Trumark Homes builds there. Its current inventory includes a move-in-ready, 5,202-square-foot home on Lot 38 at 8038 Vestal Peak Court, listed at $2,349,900, down from an earlier $2,423,442. Other homes are listed as available in November 2026 and January 2027.
That's a reduction of $73,542, about 3%, on one of the few brand-new homes in a community that is almost out of land. Scarcity hasn't removed price negotiation, even at the top of the new-construction market. A builder's inventory changes constantly, so read those figures as what's listed now, not as a settled price for the Summit.
The County Is Softening. The Top of the Market Isn't.
According to the Colorado Association of REALTORS' September 2026 Douglas County report, detached homes in the county had a median sale price of $735,000 in September, down 2.0% from a year earlier. Closed sales fell 25.3% to 387, homes took 55 days to sell, months of supply stood at 3.5, and sellers received 98.5% of list price.
The Denver Metro Association of Realtors' September 2026 report shows a different market above $1 million. Year-to-date sales across the metro were down 4.96%, while $1 million-plus sales were up 1.99%. Listings in that segment spent a median of 21 days in the MLS in September, compared with 32 days for the broader market. New $1 million-plus listings rose 12.15% from August.
The highest detached sale in the metro that month was in Castle Pines Village. DMAR reports that "The Garden House," a four-bedroom, six-bath estate of more than 10,000 square feet with a Castle Rock address, sold for $7.4 million in cash after 44 days on the market. One sale isn't a Village statistic, and no public source we found reports Village-only resale figures for August or September 2026. The sale does show that the Village trades in the segment DMAR describes as still moving, not in the county's median band.
Put that next to the build-out numbers. A Village buyer is competing for a supply that barely grows, in a price tier that held up through a soft September. A buyer who uses the county's $735,000 median to judge how much room there is to negotiate is reading the wrong market.
If Your Plan Involves Building or a Major Remodel
Some buyers look at the remaining custom lots, or at an older Village home they'd expand. Either way, the CPHA's design review calendar becomes part of the timeline. The custom-home process runs in six steps:
- Pre-design conference
- Conceptual design
- Design development
- Construction-document submission
- Pre-construction conference
- Compliance review
Approval of construction plans is valid for one year. If construction hasn't started by then, the process and its fees start over. For exterior changes to an existing home, the Design Review page says owners should get Design Review Committee approval, and the committee meets at 8:00 a.m. on the third Wednesday of each month. One meeting a month means a submission that misses a date waits about four weeks for the next one.
A Few Quick Answers
Is there still new construction in Castle Pines Village? A little. The Castle Pines Summit is still delivering homes, and the CPHA's December 2025 minutes describe one remaining area to plat along the first fairway.
Are 2027 dues set? We didn't find a public 2027 budget or assessment decision. The 2026 rates are $455.00 for custom lots and $341.25 for alternative lots.
What fees come up at closing? A CPHA governance policy effective February 26, 2026 requires the association to keep a list of purchase and sale charges, such as transfer fees and status-letter charges. The policy itself doesn't list amounts, so the figures for a specific home come from the association during the transaction.
If you're weighing a custom-lot home against a cluster home in the Village, or trying to price an offer when the county numbers point the other way, I'm happy to go through the dues layers and the comparable sales with you, one home at a time. Let's connect. Stacy Connelly
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
