Mortgage Analysis
$600,000 Mortgage in Denver
With a 20% down payment ($120,000) at a 7.4% interest rate, a $600,000 home in Denver has a monthly payment of $3,323 on a 30-year mortgage, or $4,234 on a 15-year mortgage. That is $1,401 more per month than renting in Denver ($1,922/mo average asking rent).
Mortgage rate: 7.4% (30-yr) / 6.7% (15-yr) from Freddie Mac via FRED, week of 2026-10-15 | Principal & interest only — excludes taxes, insurance, and PMI | Rent data: Zillow ZORI as of 2026-08
Monthly (30-yr)
$3,323
20% down · 7.4%
Monthly (15-yr)
$4,234
20% down · 6.7%
Avg Rent in Denver
$1,922/mo
Zillow ZORI · 2026-08
Total Interest (30-yr)
$716,432
over life of loan
Monthly Payment by Down Payment
All figures at 7.4% (30-yr) and 6.7% (15-yr) | Freddie Mac via FRED, week of 2026-10-15
| Down | Down Amount | Loan Amount | 30-yr/mo | 15-yr/mo | vs Rent |
|---|---|---|---|---|---|
| 3% | $18,000 | $582,000 | $4,030 | $5,134 | +$2,108 |
| 5% | $30,000 | $570,000 | $3,947 | $5,028 | +$2,025 |
| 10% | $60,000 | $540,000 | $3,739 | $4,764 | +$1,817 |
| 20% | $120,000 | $480,000 | $3,323 | $4,234 | +$1,401 |
"vs Rent" = mortgage payment minus Denver average asking rent of $1,922/mo. Negative means buying costs less per month than renting at this down payment.
Buy vs. Rent in Denver
Price-to-Rent Ratio
26×
Favors renting
Salary Needed (28% rule)
$142,432
gross annual income
Salary Needed (36% rule)
$110,781
gross annual income
The price-to-rent ratio compares the cost of buying to the cost of renting the same home. A ratio below 15 generally favors buying; above 20 generally favors renting. At $600,000 with Denver rents averaging $1,922/month, the ratio is 26× — which favors renting.
The 28% rule says your mortgage payment should not exceed 28% of your gross monthly income. To comfortably afford this home on a 30-year mortgage with 20% down, you would need to earn at least $142,432/year. Using the broader 36% total debt guideline, the minimum income drops to $110,781/year.
Rents in Denver are down 0.6% year-over-year as of 2026-08. Rising rents shift the buy-vs-rent calculus — locking in a fixed mortgage payment provides certainty that a lease renewal cannot.
Inflation & Affordability in Denver
Local consumer prices in the Denver region have changed approximately 2% annually, based on the BLS CPI division covering this area. Over three years, that adds roughly $36,000 in cumulative inflation on a $600,000 purchase — a reminder that the money you spend today stretches further than that same amount will three years from now.
A 1 percentage point increase in the mortgage rate adds approximately $333/month to the payment on a $480,000 loan. When the Federal Reserve raises rates to fight inflation, mortgage affordability tightens quickly — even modest rate moves compound significantly over a 30-year loan.
The salary needed to comfortably afford this home ($142,432/year at the 28% rule) should also be compared against local wage growth. If wages are not keeping pace with both inflation and rising home prices, affordability deteriorates even when interest rates hold steady.
Recent Rent Trend in Denver
Zillow ZORI monthly asking rent — a timelier signal than the lagged BLS shelter CPI.
| Month | Avg Asking Rent | vs Mortgage (20% down) |
|---|---|---|
| 2026-08 | $1,922 | +$1,401 (buy costs more) |
| 2026-07 | $1,924 | +$1,399 (buy costs more) |
| 2026-06 | $1,918 | +$1,405 (buy costs more) |
| 2026-05 | $1,906 | +$1,417 (buy costs more) |
| 2026-04 | $1,894 | +$1,429 (buy costs more) |
| 2026-03 | $1,884 | +$1,439 (buy costs more) |
| 2026-02 | $1,873 | +$1,450 (buy costs more) |
| 2026-01 | $1,868 | +$1,455 (buy costs more) |
| 2025-12 | $1,869 | +$1,454 (buy costs more) |
| 2025-11 | $1,884 | +$1,439 (buy costs more) |
| 2025-10 | $1,901 | +$1,422 (buy costs more) |
| 2025-09 | $1,919 | +$1,404 (buy costs more) |
Use the Live Mortgage Calculator
The figures above use the latest Freddie Mac weekly rate (7.4% as of 2026-10-15). Use the full calculator to enter your exact down payment and see the live rate automatically.
Other Home Prices in Denver
$600,000 Mortgage in Other Cities
Data Sources
Mortgage rate: 30-year fixed-rate average from Freddie Mac published weekly via FRED (series MORTGAGE30US), last updated week of 2026-10-15. The 15-year rate is estimated at ~0.7 percentage points below the 30-year rate. Figures are principal and interest only — property taxes, homeowners insurance, and PMI are excluded. fred.stlouisfed.org
Rent data: Zillow Observed Rent Index (ZORI), a smoothed measure of typical market-rate asking rents updated monthly by Zillow Research. zillow.com/research
Inflation data: BLS CPI-U regional division averages. bls.gov | Money & Prices