Aurora 80012

Aurora South · Arapahoe County, CO · 13,239 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

43affordability /100

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

Payment burden

34.8%

stretched

Days on market

daily

Price cuts

31.7%

of active

Valuation

+17.3%

vs assessor

Look up an address

/100

Weak

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 13.8% correction for affordability

DOM: 64d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)10

Supply & Demand (20%)0

Buy vs Rent (15%)75

Cancellation Rate (10%)50

Days on Market (5%)75

Seller-favored market in 80012. Expect to pay at or near list price. Payment burden: 34.4% of median income. Median days on market: 64. Renting is approximately 89% cheaper than buying (price-to-rent ratio: 22.7).

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 3.8% 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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<iframe src="https://lotvox.com/embed/zip/80012" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Aurora 80012 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80012?utm_source=embed&utm_medium=backlink">Aurora 80012 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$391,903

▾ 3.8% YoY

Days on market

daily · zip_data

Median rent

$1,498

ZORI

Investor score

33/100

cash-flow lens

Active listings

148

90-day

Valuation3 lenses, different anchors

vs assessor

+17.3%

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

Avg assessor$459,518

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%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$197

Price-to-income5.7×

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How 80012 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity75%

Supply tightness81%

Affordability48%

Investment yield59%

Appreciation6%

Affordability, supply & momentum

83SUPPLY

Severe TightnessSupply Tightness

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

Months of Supply1.8 mo

Days on Market29d

Inv vs History-5.3%

Listing Density7.7/1k

Affordability — payment burden

Monthly payment (P&I)$2,025

Payment burden34.8%

Median income · ZIP$69,835

Mortgage rate6.71% · 30yr

Total monthly own$2,417

Monthly rent$1,498

Market dynamics

Price cut %31.7%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply1.8

Sales (90d)0

Investment analysis

Median rent$1,498

Price-to-rent22.7

Est. cap rate2.9%

Buy vs rentfavors renting

Livability

Walk score4

Transit score15

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 Arapahoe.

Aggregate median +0.0% YoY in Arapahoe, CO (county), but the under-$500k tier is +1.0% — the headline median is essentially flat, so the tier move is what matters here. Over the same year the under-$500k share of sales moved from 43.0% to 43.7% (+0.7pp) and the $1M+ share from 8.5% to 9.5% (+1.0pp).

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	$185k	—	114	21.5%	ZIP
$250k–$500k	$386k	—	302	56.9%	ZIP
$500k–$750k	$540k	—	103	19.4%	ZIP
$750k–$1M	$842k	$435	854	—	COUNTY · Arapahoe, CO
$1M–$1.5M	$1.17M	$246	347	—	COUNTY · Arapahoe, CO
$1.5M–$2M	$1.65M	$531	44	—	COUNTY · Denver, CO
$2M+	$3.44M	—	308	—	COUNTY · Arapahoe, CO
All sales (the headline median)	$386k	—	531	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Arapahoe, 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 80012.

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 80012 Aurora, CO Housing Market Like? | Lotvox

ZIP 80012 in Aurora sits at elevation 5570 feet with 107 mapped homes across the high plains.

Market grade is Weak at score 31, down -4.2% year over year with cooling momentum and seller slight leverage.

Median price lands at $397k or $197 per square foot. Homes sit 29 days on market with 148 active listings and 30.4% seeing price cuts.

Assessor values average $459518 against sale prices for a 15.8% gap. Price-to-income ratio hits 5.68 while appreciation ranks in the 6th percentile statewide.

Households earning median income $69835 face burden at 34.4%. Monthly payment runs $2004 versus rent at $1454 with recommendation favoring renting.

Arapahoe County holds economic health score 43 with investment yield in the 60th percentile compared to Colorado benchmarks.

Three water features include Tyco Fountain plus Westerly Creek and West Toll Gate Creek winding through low-slung neighborhoods built in the 1990s-2000s.

Twenty parks span Highline Park & Ballfields, Village Green Park, Canterbury Park, and Bicentennial Park Off Leash Dog Area across 22 trails like Sable West Trail.

Fitness options include Crunch, VASA Fitness, and FieldhouseUSA alongside Utah Park Indoor Pool plus Aurora Hills Golf Course and Expo Park Disc Golf Course.

Four venues anchor local life: Cinemark Century 16 Aurora, Aurora Public Library Central Branch, Aurora History Museum, and Cinema Grill among 40 dining spots including Starbucks.

Cherry Creek State Park sits 5 miles away while Barr Lake State Park reaches 16 miles out via Aurora Metro Center and Florida transit access points.

Aurora was founded in 1891 and now houses population 386261 across its expanding municipal boundaries on the Front Range foothills edge.

Explore full data for ZIP 80012 Aurora at lotvox.com/denver/zip/80012

Arapahoe County contextmacro · jobs · debt · migration

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

ZIP 80012→Arapahoe County, COPop: 666,557

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