Aurora 80011

Aurora East · Arapahoe County, CO · 13,302 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

41affordability /100

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

Payment burden

36.2%

severe

Days on market

daily

Price cuts

29.7%

of active

Valuation

+0.1%

vs assessor

Look up an address

/100

Mixed

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

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

Seller's Market

Needs 17.1% correction for affordability

DOM: 46d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)75

Cancellation Rate (10%)0

Days on Market (5%)60

Seller-favored market in 80011. Expect to pay at or near list price. Payment burden: 35.6% of median income. Median days on market: 46. Renting is approximately 79% cheaper than buying (price-to-rent ratio: 21.5).

Buyer Caution

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

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

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.6% YoY.

Turnover Index · Coming soonLotvox Turnover Index county records here lack a leakage-free sale history.

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Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80011?utm_source=embed&utm_medium=backlink">Aurora 80011 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$406,549

▾ 2.6% YoY

Days on market

daily · zip_data

Median rent

$1,615

ZORI

Investor score

39/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

+0.1%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$407,000

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+62.4%

County-wide market — the widest, slowest signal.

Arapahoe+62.4%

Adams+64.0%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$205

Price-to-income5.9×

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How 80011 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity73%

Supply tightness87%

Affordability44%

Investment yield63%

Appreciation14%

Affordability, supply & momentum

83SUPPLY

Severe TightnessSupply Tightness

Very tight supply — well-priced homes attract multiple offers within days.

Months of Supply2.1 mo

Days on Market32d

Inv vs History-2.2%

Listing Density5.2/1k

Affordability — payment burden

Monthly payment (P&I)$2,101

Payment burden36.2%

Median income · ZIP$69,719

Mortgage rate6.71% · 30yr

Total monthly own$2,507

Monthly rent$1,615

Market dynamics

Price cut %29.7%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,615

Price-to-rent21.5

Est. cap rate3.0%

Buy vs rentfavors renting

Livability

Walk score9

Transit score11

Bike score—

Historical trends

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Price bandsmix-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 Adams.

Aggregate median +1.0% YoY in Adams, CO (county), but the under-$500k tier is -0.4% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 54.1% to 52.7% (-1.4pp) and the $1M+ share from 2.8% to 2.6% (-0.2pp).

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	$158k	$175	62	17.2%	ZIP
$250k–$500k	$415k	$333	248	68.9%	ZIP
$500k–$750k	$532k	$426	38	10.6%	ZIP
$750k–$1M	$830k	$344	270	—	COUNTY · Adams, CO
$1M–$1.5M	$1.20M	$515	187	—	COUNTY · Denver, CO
$1.5M–$2M	$1.65M	$531	44	—	COUNTY · Denver, CO
$2M+	$3.64M	$641	14	—	COUNTY · Adams, CO
All sales (the headline median)	$411k	$333	360	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Adams, 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
$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 80011.

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.

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Video analysisrestored

What's the 80011 Aurora, CO Housing Market Like? | Lotvox

ZIP 80011 in Aurora, CO sits at 5410 feet with 129 mapped listings.

Overall grade: 50 Mixed. Year-over-year change -2.8%, cooling momentum, seller slight leverage; confidence full across price trend, affordability, and valuation sub-scores.

Median price $410664 or $411k, $205 per square foot, down -2.8% year over year. Homes average 32 days on market with 94 active inventory and 30.3% seeing price cuts; median rent $1590.

Assessed value averages $407000 versus asking, a -0.9% gap against Colorado benchmarks. Price-to-income sits at 5.89 while appreciation ranks in the 17th percentile amid cooling momentum.

Housing burden hits 35.7%, classified stretched. Median income $69719 supports monthly payment $2074 or own cost $2485 versus rent $1590; recommendation favors renting with 2.1 months supply.

Arapahoe County posts economic health 41 and investment yield in the 64th percentile compared to Colorado statewide benchmarks.

At 5410 feet elevation, water features include East Toll Gate Creek, Toll Gate Creek, and 6th Avenue Tributary across 11 mapped water bodies.

Nineteen parks include Triangle Park, Terrace Park, Sand Creek Riparian Preserve, and Del Mar Park. Thirty-eight trails weave through Sand Creek Regional Greenway, Toll Gate Creek Trail, and Sable West Trail.

Seven recreation sites feature VASA Fitness, Beck Recreation Center, and Curves. Swimmers use Parklane Pool while golfers tee off at Springhill Golf Course.

Three venues anchor local life: Aurora Public Library, Hoffman Heights Library, Larry D. Carter Theater. Dining options span Paris Banh Mi, Starbucks, and Applebee's among 35 spots.

Nine miles to Cherry Creek State Park, 12 to Barr Lake State Park, 24 to Chatfield State Park. Commuters access Colfax and 13th Avenue for regional connectivity.

Aurora was founded in 1891 and now holds population 386261 residents within its municipal boundaries today.

Explore ZIP 80011 Aurora CO data at lotvox.com/denver/zip/80011.

Arapahoe County contextmacro · jobs · debt · migration

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 Arapahoe (62.1%) and Adams (37.9%). County metrics below are shown separately for each county.

Arapahoe (62.1%)

Adams (37.9%)

ZIP 80011→2 counties

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· 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 Burden45

32.7%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.034x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation20

+62.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand5

2.8 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

32/100

moderate

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators are mixed relative to comparable U.S. counties.

Unemployment Rate

Near national averages

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Near national averages

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Higher than many comparable counties

Home Value (ZHVI)$512,638

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors