Fountain 80817

Colorado Springs, CO · El Paso County, CO · 11,631 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

54affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
28.2%
stretched
Days on market
40
daily
Price cuts
29.4%
of active
Valuation
-3.5%
vs assessor
Look up an address
59
/100
mixed
stable · seller slight · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

36/ 100SellerBalancedBuyer
Seller's Market
Score Components
Payment Burden (25%)25
Valuation Gap (25%)40
Supply & Demand (20%)40
Buy vs Rent (15%)50
Cancellation Rate (10%)25
Days on Market (5%)40

Seller-favored market in 80817. Expect to pay at or near list price. Payment burden: 28.2% of median income. Median days on market: 40. Renting is approximately 30% cheaper than buying (price-to-rent ratio: 15.6).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$395,866
▾ 0.7% YoY
Days on market
40
daily · zip_data
Median rent
$2,109
ZORI
Investor score
66/100
cash-flow lens
Active listings
142
90-day

Valuation3 lenses, different anchors

vs assessor
-3.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$382,200
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+61.5%
County-wide market — the widest, slowest signal.
El Paso+61.5%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$162
Price-to-income4.7×

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How 80817 ranks in CO
percentile vs all CO ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

62SUPPLY
Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply4.7 mo
Days on Market40d
Inv vs History-8.8%
Listing Density13.1/1k
Market dynamics
Price cut %29.4%
Momentumstable
LeverageSELLER SLIGHT
Months of supply4.7
Sales (90d)0
Investment analysis
Median rent$2,109
Price-to-rent15.6
Est. cap rate4.2%
Buy vs rentneutral

Livability

Walk score3
Transit score1
Bike score—

Historical trends

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El Paso County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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