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Lyons 80540 is in Boulder County, CO, part of the Denver Metro. The typical home value in Lyons 80540 is $737,464 (Zillow Home Value Index, September 2026), down 0.9% from a year earlier. Homes that sold went under contract in a median 104 days, and 28% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 15.9 months of supply, buyers hold the advantage. The Lotvox Turnover Index is not published for 80540 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Boulder County's 14 ZIPs with a Zillow value, the middle one is $708,304, so 80540 sits 4% above the county middle. Lotvox holds county assessor records for 3,124 properties in 80540.
Headline value data through September 2026. Each source below carries its own date.
Is 80540 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80540 is a buyer's market. Homes went under contract in a median 104 days with 15.9 months of supply.
What do homes in 80540 sell for?
The typical home value in 80540 is $737,464 (Zillow Home Value Index, September 2026), down 0.9% in a year. County records put the median at about $222 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80540?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 80540 has not passed that test yet. When it does, the score appears here.
How does 80540 compare to Boulder County?
80540's typical value of $737,464 compares with a middle value of $708,304 across Boulder County's 14 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80540 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price
Not available for this ZIP — no price-to-rent ratio published here.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 16% correction for affordability
DOM: 156d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Cancellation Rate (10%)100
Days on Market (5%)100
Balanced market in 80540. List price is roughly fair — focus on condition and value. Payment burden: 33.7% of median income. Median days on market: 156. Renting is approximately 212% cheaper than buying (price-to-rent ratio: 37.4).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLEBUYER ADVANTAGE
Market is holding steady with balanced conditions. Buyers have strong negotiating leverage.
Turnover Index · Coming soonLotvox Turnover Index needs 30 recorded sales before a grade is published.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-6.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$688,700
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+62.3%
County-wide market — the widest, slowest signal.
Boulder+62.3%
Larimer+63.2%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Boulder.
Aggregate median +1.9% YoY in Boulder, CO (county), but the under-$500k tier is -1.2% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 22.2% to 21.6% (-0.6pp) and the $1M+ share from 28.2% to 29.2% (+1.1pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
4 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$104k
$240
100
—
COUNTY · Boulder, CO
$250k–$500k
$415k
$409
737
—
COUNTY · Boulder, CO
$500k–$750k
$660k
$518
18
28.6%
ZIP
$750k–$1M
$872k
$568
10
15.9%
ZIP
$1M–$1.5M
$1.14M
$463
19
30.2%
ZIP
$1.5M–$2M
$1.68M
$687
243
—
COUNTY · Boulder, CO
$2M+
$2.60M
$876
261
—
COUNTY · Boulder, CO
All sales (the headline median)
$850k
$513
63
100%
ZIP
ZIP-level history was too thin to draw the tiers; served at county level (Boulder, CO), by quarter.
Share of sales by tier (quarterly)
If the upper tiers widen over time, the headline median rises on composition alone.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
Median within each tier, against the headline median (quarterly)
The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)
National context — not local
NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 80540.
United States
West
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
This ZIP code crosses county lines. Property data shows Boulder (70.7%) and Larimer (29.3%). County metrics below are shown separately for each county.
Boulder (70.7%)
Larimer (29.3%)
ZIP 80540→2 counties
12-Month Direction
-10Moderate Deterioration
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
37· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
35.7%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Valuation9
+62.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
15.9 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
38/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.6%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
11.0%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$102,772
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$727,957
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors
