What do luxury home sellers in Greenwood Village need to disclose to buyers, and how does that affect your sale in 2026?
In Colorado, you must disclose every adverse material fact you actually know about your property using the revised SPD19 form, mandatory since January 1, 2026. For luxury sellers in Greenwood Village, thorough disclosure protects your sale and builds buyer trust.
Why Greenwood Village Seller Disclosures Matter More Than Ever in 2026
If you own a luxury home in the 80111 ZIP code, you already know this market stands apart. According to the Colorado Association of REALTORS (CAR), Greenwood Village’s 80111 ZIP was specifically noted as an outlier in February 2026, with median prices holding firm while nearly every other Aurora and Arapahoe County ZIP saw price declines.
Here is what I see in this market right now: today’s luxury buyers in the South Denver Metro area are more informed, more deliberate, and more willing to walk away from a deal that feels incomplete. With approximately 1,065 active listings across Arapahoe County as of April 2026 (per CAR), and the broader area averaging 36 days on market as of June 2026, buyers have time to do their homework. They will scrutinize your disclosures carefully. What I tell my sellers is that proactive, well-documented disclosure is not just a legal obligation; it is a competitive advantage in a balanced market like this one.
Understanding Colorado’s Revised SPD19 Form for Greenwood Village Sellers
Colorado’s Division of Real Estate adopted the revised Seller’s Property Disclosure form, known as the SPD19, on August 5, 2025, and made it mandatory for all transactions beginning January 1, 2026. If you are selling in 2026, this is the only legally acceptable disclosure form. Any older version puts your transaction out of compliance.
What the SPD19 Covers
The form spans more than 14 categories, and luxury homes in Greenwood Village’s premier communities often trigger nearly all of them. Key sections include:
- Structural integrity: Foundations, walls, floors, driveways, retaining walls
- Roof condition: Age, material, and known issues
- Electrical systems: Including whether solar panels are owned or leased
- Sewer and septic: Including the date of your last sewer scope
- Environmental conditions: Hazardous materials, underground storage tanks, underground transmission lines
- Radon: A particularly relevant category along Colorado’s Front Range
- Use, zoning, and legal issues: HOA violations, unpermitted additions, any current or past litigation
- Insurance claims and engineering reports
As a Broker Associate and Certified Senior Advisor working with luxury buyers and sellers in the South Denver Metro, I consistently see that homes with detailed, upfront disclosure packages generate stronger offers. The SPD19 is your opportunity to demonstrate that your property has been cared for and maintained with integrity.
Who Fills It Out
This is important: you, the seller, must complete the SPD19 yourself. Your agent cannot fill it out for you. The form captures your “current actual knowledge,” which means you are only responsible for facts you actually know. You are not required to hire an inspector or conduct an investigation before listing. But if you know something, you must disclose it.
How Unpermitted Work Affects Your Greenwood Village Luxury Sale
This is one of the most common disclosure issues I encounter in luxury real estate. Custom renovations, finished basements, detached guest structures, outdoor kitchens, and pool houses are hallmarks of Greenwood Village’s high-end homes. The SPD19 asks separately whether additions or non-aesthetic alterations were made with a building permit and whether any were made without one.
If you finished a basement, added a mother-in-law suite, or built an outdoor living space without pulling permits, you must disclose that. Luxury buyers in the Greenwood Village area are often experienced homeowners who have navigated disclosures before. They will notice gaps, vague answers, or missing documentation.
Additionally, if your property includes any additional structures such as a detached garage, barn, or guest house, you are now required to complete a separate Seller’s Property Disclosure Supplement (Additional Structure) for each one. This supplemental form also became mandatory on January 1, 2026.
What does this mean for your bottom line? In my experience, undisclosed unpermitted work does not just create legal risk; it can stall a transaction or reduce your negotiating position significantly. Proactive disclosure, along with any documentation you have about the work performed, keeps your sale on track.
What Happens If You Discover Something Mid-Transaction in Greenwood Village
Here is a scenario that catches many luxury sellers off guard. You sign a contract, your buyer is deep into due diligence, and then you discover something new about your property. Maybe a contractor flags a drainage issue during a pre-closing touch-up, or you learn about a pending HOA assessment you were not previously aware of.
Under Colorado’s 2026 Contract to Buy and Sell, you must disclose any newly discovered adverse material fact in writing and do so promptly. Once the buyer receives that new disclosure, they have the right to terminate the contract. That termination window closes on the earlier of the closing date or 5 days after the buyer receives the disclosure.
For luxury sellers in Greenwood Village, where the 80111 ZIP has historically carried the highest median pricing on the southeast Denver metro side (per multiple CAR monthly reports), a mid-transaction termination can be particularly costly. You may lose weeks of market exposure and momentum.
What I tell my clients is this: the best protection against mid-transaction surprises is front-end preparation. Gather your documentation, review your HOA communications, and think carefully through every section of the SPD19 before you list.
Environmental and Health Disclosures That Greenwood Village Buyers Scrutinize
Luxury buyers often prioritize long-term safety, health, and structural integrity. In my experience, environmental disclosures receive the most detailed scrutiny.
Radon
Colorado’s geology makes radon a relevant concern across the Front Range, and the SPD19 includes a specific section for it. If you have had a radon test, you should disclose the results. If you installed a mitigation system, include that documentation as well.
Lead-Based Paint
If your Greenwood Village luxury home was built before January 1, 1978, federal law requires you to provide the EPA lead-hazard pamphlet, disclose any known lead-based paint or hazards, share all available records or reports, and allow the buyer an inspection period (which the buyer may waive in writing). Colorado’s Lead-Based Paint Obligations (Seller) form was updated on August 4, 2026, per the Colorado Division of Real Estate, with a mandatory use date of January 1, 2027; the current 2026 version remains in use through year-end. You must retain a copy of the completed disclosure for at least three years from closing.
Leased Systems
Solar panels, security systems, and other leased equipment create ongoing financial obligations that transfer to the buyer. Experienced buyers will look for these details on the SPD19. If you have a leased solar array, clearly disclose the terms, remaining balance, and transferability.
How Disclosure Protects Your Sale Price in the Greenwood Village Market
You might wonder whether thorough disclosure could hurt your sale. In this market, the opposite is true. The broader Arapahoe County median home price sat at $590,000 as of June 2026, according to CAR, while Greenwood Village’s 80111 ZIP consistently commands prices well above that county-wide figure.
Colorado law requires sellers to disclose adverse material facts in writing regardless of whether an SPD form is provided. This obligation exists independently of the SPD19. If you have knowledge of an adverse material fact affecting the property or its occupants, it must be disclosed even if there is no specific line item on the form for it. The legal liability for failure to disclose can survive closing.
In a balanced market where buyers in Arapahoe County are averaging 36 days on market as of June 2026 (per CAR) and have time to conduct thorough due diligence, undisclosed defects are more likely to surface post-closing. That can mean costly legal claims when a proactive conversation before closing could have resolved the issue entirely.
When preparing to buy or sell, transparency is essential. As they say in the industry, “Disclose, disclose, disclose.” If you feel an urge to ask if you should disclose it, the answer is probably YES.
Frequently Asked Questions About Greenwood Village Luxury Disclosures
What form do I use for seller disclosures in Colorado in 2026?
You must use the revised SPD19 form, which became mandatory on January 1, 2026. Any older version is out of compliance. The form was adopted by Colorado’s Division of Real Estate on August 5, 2025. You, the seller, are responsible for completing it based on your current actual knowledge of the property’s condition.
Do I need to hire an inspector before filling out the SPD19?
No. Colorado’s disclosure standard is limited to your “current actual knowledge.” You are not required to investigate or inspect the property before completing the form. However, anything you do know must be disclosed honestly and completely, so review each section carefully.
What happens if I discover a problem after signing the contract in Greenwood Village?
You must disclose the newly discovered adverse material fact in writing, promptly. Under the 2026 Contract to Buy and Sell, the buyer then has the right to terminate on the earlier of closing or 5 days after receiving that new disclosure. This makes front-end preparation especially important.
Does unpermitted work have to be disclosed on a Greenwood Village luxury home?
Yes. The SPD19 specifically asks whether additions or non-aesthetic alterations were made with or without building permits. Custom renovations, finished basements, and detached structures common in luxury properties must be disclosed if permits were not pulled. A separate supplement is required for each additional structure.
Are there special disclosure rules for homes built before 1978 in Greenwood Village?
Yes. If your home was built before January 1, 1978, federal law requires you to provide the EPA lead-hazard pamphlet, disclose known lead-based paint or hazards, share all available records, and offer the buyer an inspection period (which the buyer may waive in writing). You must retain a copy of the completed disclosure for at least three years from closing.
What environmental disclosures matter most to Greenwood Village luxury buyers?
Radon, hazardous materials, underground storage tanks, and underground transmission lines are all named categories on the SPD19. Radon is particularly relevant along Colorado’s Front Range. Luxury buyers often prioritize these health and safety disclosures above all others.
Do I have to disclose a leased solar panel system when selling in Greenwood Village?
Yes. The SPD19 includes a section for electrical systems, specifically asking whether solar panels are owned or leased. Leased systems create ongoing financial obligations that transfer to the buyer, so you should disclose the terms, remaining balance, and transferability of the lease.
Can my Greenwood Village listing agent fill out the disclosure form for me?
No. The seller must complete the SPD19 personally. Your agent can guide you through the process and help you understand each section, but the answers must reflect your own current actual knowledge. As a Broker Associate specializing in luxury transactions, I walk my sellers through every category before listing.
How does thorough disclosure affect my negotiating position in the Greenwood Village market?
In a balanced market, thorough disclosure typically strengthens your position. Transparency signals confidence in the property’s condition.
What is my legal liability if I fail to disclose something I knew about?
Colorado law requires disclosure of adverse material facts in writing, and this obligation exists independently of the SPD19 form. Failure to disclose a known issue can result in post-closing legal claims. The liability can survive the transaction, meaning you may face consequences even after the property has changed hands. Consulting with a real estate attorney can help you understand your specific exposure.
The Bottom Line on Greenwood Village Luxury Home Disclosures in 2026
If you are selling a luxury home in Greenwood Village, your disclosure package is one of the most important elements of your entire transaction. Colorado’s housing market remains steady, and maintaining your home’s value starts with trust between you and your buyer.
Complete the SPD19 thoroughly. Document any additional structures with the required supplement. Gather your records on permits, radon tests, insurance claims, and HOA communications before you list. The time you invest upfront protects your sale price, your timeline, and your legal standing.
I am Joanne Jordan, Broker Associate and Certified Senior Advisor with Compass, serving the South Denver Metro and Greenwood Village communities. I specialize in helping luxury sellers and buyers navigate every detail of their transactions. If you are considering selling your Greenwood Village home and want guidance on preparing your disclosure package, I would love to help. You can reach me at 303-956-6656 or through my website at denvermetrorealtor.com.