Quick answer
Castle Rock (83,815 residents) and Parker (65,985) are fast-growing Douglas County towns south and southeast of Denver. Both are served by Douglas County School District, both require emissions testing, and both are HOA-heavy. Castle Rock's median sale price is about $635,500. Pick Castle Rock for small-town character on I-25, or Parker for quicker access to the Denver Tech Center and E-470.
Douglas County is where many Denver families move when they want a bigger yard and newer construction. We handle a lot of those move-up moves, from Parker townhomes to five-bedroom houses in Castle Rock, and the HOA rules and longer driveways make planning matter more here than almost anywhere in the metro.
1. Parker vs. Castle Rock at a Glance
| Parker | Castle Rock | |
|---|---|---|
| Population (July 2025 est.) | 65,985 | 83,815 |
| School district | Douglas County School District RE-1 | Douglas County School District RE-1 |
| Median sale price | Varies by neighborhood | About $635,500 |
| Main routes to Denver | I-25, Parker Road (SH 83), E-470 | I-25 |
| Known for | Mainstreet, Cherry Creek Trail, PACE Center | The Rock, Philip S. Miller Park, outlets |
| Emissions testing | Yes (Douglas County) | Yes (Douglas County) |
2. Living in Castle Rock
Castle Rock sits on I-25 about 30 miles south of downtown Denver, between Denver and Colorado Springs, and it has held onto a small-town feel while growing quickly. The town is named for the rock formation above downtown, and Philip S. Miller Park is one of the most popular family parks in the south metro.
- Median sale price around $635,500, roughly flat year over year, with homes selling in about 26 days
- ZIP 80104 ran about $622,000 in August 2026, down 8.8% year over year
- ZIP 80108, which includes the Castle Pines area, ran about $968,000, up 3.8%
- Many neighborhoods sit on hills with steep driveways, which affects truck placement
Castle Rock also has its own water utility, Castle Rock Water, so set that up separately from Xcel Energy. If you work in Colorado Springs, see our Colorado Springs guide as well.
3. Living in Parker
Parker sits southeast of Denver along Parker Road and E-470, which makes it a short drive to the Denver Tech Center and the airport. Mainstreet is the town center, the Cherry Creek Trail runs through it, and the PACE Center hosts concerts and community events.
- Housing is mostly master-planned neighborhoods with HOAs and metro districts
- Townhome and condo options near Mainstreet suit downsizers and first-time buyers
- E-470 is a toll road, so factor tolls into your commute math
- Some Parker addresses sit in unincorporated Douglas County, so confirm services by address
4. Douglas County Schools
Douglas County School District RE-1 serves both towns, with 61,535 students in 2025-26. Its free and reduced lunch rate of 15.2% compares with 44.6% statewide. The district also has a large number of charter schools, and many have waitlists and their own application deadlines.
Check your attendance boundary by exact address and look at charter application windows early if you are moving mid-year. For more suburb comparisons, see the best Denver suburbs for families and our Highlands Ranch guide.
5. HOA and Move-Day Rules to Ask About
Most Parker and Castle Rock neighborhoods have an HOA or metro district, and their rules shape move day. Ask for these in writing at least a week out:
- Whether large trucks can park on the street, and for how long
- Rules for portable storage containers or PODS on driveways
- Allowed move hours on weekdays and weekends
- Whether a certificate of insurance is required for townhome or condo moves
- Trash hauler and cart setup, since many HOAs choose the hauler
We provide certificates of insurance at no charge and plan truck placement around steep driveways and narrow cul-de-sacs.
6. What a Move to Douglas County Costs
Our flat rates are the same in Douglas County as anywhere in the metro. Distance only changes the travel fee, which covers the first 15 miles for $99 and then adds $1.50 per mile.
| Home size | Flat rate | Crew and included time |
|---|---|---|
| Studio | $449 | 2 movers, 2 hours |
| 1 bedroom | $599 | 2 movers, 3 hours |
| 2 bedroom | $749 | 3 movers, 3 hours |
| 3 bedroom | $949 | 3 movers, 4 hours |
| 4+ bedroom | Custom quote | Crew sized to the home |
Extra time is $165 per hour for two movers or $225 for three. Bigger Douglas County homes often benefit from our large home moving plan, and you can see local details on our Parker and Castle Rock pages.
Frequently Asked Questions
Is Parker or Castle Rock bigger?
Castle Rock is larger. U.S. Census Bureau estimates for July 1, 2025 put Castle Rock at 83,815 residents and Parker at 65,985, and both grew from the year before.
What school district serves Parker and Castle Rock?
Both towns are served by Douglas County School District RE-1, which enrolled 61,535 students in 2025-26. Its free and reduced lunch rate was 15.2%, compared with 44.6% statewide, according to the Colorado Department of Education.
How much do homes cost in Castle Rock?
Castle Rock's median sale price is about $635,500, roughly flat year over year, with homes selling in about 26 days on average. By ZIP code in August 2026, 80104 ran about $622,000 and 80108, which includes The Village at Castle Pines area, ran about $968,000.
How long is the commute from Parker or Castle Rock to Denver?
Castle Rock sits on I-25 about 30 miles south of downtown Denver, and the drive is often 35 to 45 minutes outside rush hour. Parker commuters typically use I-25, Parker Road (SH 83), or the E-470 toll road, with similar drive times to downtown and shorter trips to the Denver Tech Center.
Do I need an emissions test in Douglas County?
Yes, Douglas County is inside Colorado's emissions program area. Gas vehicles are exempt for their first seven model years and then test every two years. Electric vehicles are exempt.
How much does it cost to move to Parker or Castle Rock?
Exquisite Logistics Moving uses the same flat rates in Douglas County as across the metro: $449 for a studio, $599 for one bedroom, $749 for two bedrooms, and $949 for three bedrooms, with custom quotes for four or more. The $99 travel fee covers the first 15 miles and then $1.50 per mile, and the booking page calculates it instantly.
Sources
Fees, deadlines, and figures were checked against these sources when this guide was published on October 20, 2026. Agencies update their rules, so confirm anything time-sensitive before you rely on it.
- U.S. Census Bureau: City and town population estimates, Vintage 2025
- Colorado Department of Education: Douglas County School District enrollment
- Houzeo: Castle Rock housing market
- TopHap (ATTOM data): ZIP 80104 market report
- TopHap (ATTOM data): ZIP 80108 market report
- Colorado DMV: Emissions program area
Ready When You Are
Exquisite Logistics Moving is a family-run, licensed and insured Colorado mover with more than 7,000 completed moves since 2010 and a perfect 5.0 rating across 102 Google reviews. Flat-rate local moves start at $449, a $50 deposit holds your date, and we answer the phone 24/7 at (720) 241-3615. You can also get an instant quote and book online.
