Aurora 80012

Name: 80012 Aurora, CO housing market record
Creator: Lotvox
License: https://lotvox.com/terms

Aurora South · Arapahoe County, CO · 13,260 properties with county records

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Aurora 80012 is in Arapahoe County, CO, part of the Denver Metro. The typical home value in Aurora 80012 is $381,322 (Zillow Home Value Index, September 2026), down 3.4% from a year earlier. Homes that sold went under contract in a median 27 days, and 32% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 5.1 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 80012 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Arapahoe County's 20 ZIPs with a Zillow value, the middle one is $533,952, so 80012 sits 29% below the county middle. Typical rent is $1,541 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 13,260 properties in 80012.

Headline value data through September 2026. Each source below carries its own date.

Is 80012 a buyer's or seller's market?

By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80012 is a seller's market, narrowly. Homes went under contract in a median 27 days with 5.1 months of supply.

What do homes in 80012 sell for?

The typical home value in 80012 is $381,322 (Zillow Home Value Index, September 2026), down 3.4% in a year. County records put the median at about $197 per square foot (computed Jun 28, 2026).

Who is likely to sell in 80012?

Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 80012 has not passed that test yet. When it does, the score appears here.

How does 80012 compare to Arapahoe County?

80012's typical value of $381,322 compares with a middle value of $533,952 across Arapahoe County's 20 ZIPs. Both are Zillow Home Value Index figures for September 2026.

Where does this 80012 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.

Sources: Zillow Home Value Index (ZHVI) (as of Sep 30, 2026) · Redfin Data Center (as of Sep 30, 2026) · Zillow Observed Rent Index (ZORI) (as of Sep 30, 2026) · county assessor records (counted Oct 25, 2026) · How Lotvox works

Cite as: Lotvox ZIP market record, 80012 Aurora, CO, data through September 2026, https://lotvox.com/denver/zip/80012

Listings Flow Ladder — 80012

Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026

the basin is fillingnet 24 listings/mo

Faucet — new listings: 62/mo; 70% of normal (89) · trickle
Basin — active listings: 198; 230% of normal (86) · balanced· baseline thin
Months of supply: 5.1 mo; derived — not published at this grain
Drain — closed sales: 39/mo; 49% of normal (79)
Net — faucet minus drain: +24/mo; filling
Reading: current; as of 2026-09-30

Compare against:

2015-01-01 to 2019-12-31 · 5 same-month points

How plugged is the drain? Two definitions, both ours, deliberately not reconciled.

75%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
51%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month

Closed sales over 24 months — two different numbers, deliberately not merged.

13/mofall in the monthly rate (25%)— peak 51/mo (2025-05-31) to 39/mo now
664transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.

2026-09-30

Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (52 new, 188 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.

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

36%

severe

Days on market

daily

Price cuts

31.7%

of active

Valuation

+20.5%

vs assessor

Days on market and price cuts: Redfin Data Center, rolling 90 days.

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Rent vs own — the renter's question first

$1,541

median rent · per month

$2,477

total cost to own · per month

+$936

more to own · per month

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 — the investor's question first

20.6×

price to annual rent

Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.

Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).

/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 / seller

buyer-timing lens

Seller's Market

Needs 16.7% 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 3.4% YoY.

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

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Market snapshot

each number, once

Median price

$381,322

▾ 3.4% YoY

Days on market

Redfin

Median rent

$1,541

ZORI

Investor score

33/100

cash-flow lens

Active listings

198

90-day

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

+20.5%

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 velocity82%

Supply tightness81%

Affordability48%

Investment yield59%

Appreciation8%

Affordability, supply & momentum

77SUPPLY

Severe TightnessSupply Tightness

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

Months of Supply1.8 mo

Days on Market27d

Inv vs History+20.9%

Listing Density10.3/1k

Affordability — payment burden

Monthly payment (P&I)$2,096

Payment burden36%

Median income · ZIP$69,835

Mortgage rate7.32% · 30yr

Total monthly own$2,477

Monthly rent$1,541

Market dynamics

Price cut %31.7%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply5.1

Sales (90d)116

Investment analysis

Median rent$1,541

Price-to-rent20.6

Est. cap rate2.9%

Buy vs rentfavors renting

Livability

Walk score4

Transit score15

Bike score—

Places & amenities in ZIP 80012 · 106 mapped

Leaflet

Parks & open space20

Aurora Demonstration GardenAurora SundailBicentennial Park Off Leash Dog Area (Trial)Canterbury ParkCity Center ParkDog Run+14 more

Trails22

Aurora Bike Route: FloridaAurora Route: Exposition AveAurora Route: Uvalda SouthBoardwalkCity Center Park Internal TrailExpo Park Internal Trail+16 more

Recreation & aquatics8

CrunchFieldhouseUSAPrestige FitnessRocky Mountain Lifting ClubVASA FitnessUtah Park Indoor Pool+2 more

Venues & culture8

Aurora History MuseumAurora Public Library Central BranchCinema GrillCinemark Century 16 AuroraColorado Community ChurchEcotech Institute+2 more

Dining & cafés40

Aki Asian HotpotBua Tasty ThaiChili'sChina Cafe ExpressChuck E. CheeseCicis+34 more

Land & water3

Tyco FountainWesterly CreekWest Toll Gate Creek

Getting around4

Aurora Metro CenterFloridaRTD Centrepoint & Sable Transfer CenterAurora Mall

Weekend range11

Barr Lake State Park · state park16 mi

Castlewood Canyon State Park · state park27 mi

Chatfield State Park · state park20 mi

Cherry Creek State Park · state park5 mi

Eldorado Canyon State Park · state park30 mi

Golden Gate Canyon State Park · state park32 mi

Lost Creek Wilderness · wilderness area45 mi

Roxborough State Park · state park22 mi

Staunton State Park · state park33 mi

St. Vrain State Park · state park34 mi

Straight-line distance from the ZIP centroid (USGS PAD-US).

5,570 ft above sea level elevation · USGS 3DEP11 protected / open-space parcels · USGS PAD-USAurora: incorporated/founded 1891 · Wikidata

Place data: USGS 3D Elevation Program · USGS Protected Areas Database (PAD-US) · Wikidata · © OpenStreetMap contributors — licensed ODbL (OpenStreetMap), CC0 (Wikidata) and US public domain (USGS, NPS, Census). Every place shown comes from the named sources; nothing is editorialized.

Historical trends

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Housing pulse

4 charts, one facade

Payment Shock ≠ Price Crash

36.0%severe

payment burden — est. P&I $2,096/mo on $381,322 vs median income $69,835

7.32% 30yr fixed (as of 2026-10-22) · 20% down, 30yr fixed

home value (left)est. monthly payment (right)

estimated monthly P&I at the CURRENT rate (7.32% as of 2026-10-22), held constant — 20% down, 30yr fixed

as of 2026-09-30 · Zillow ZHVI + FRED MORTGAGE30US (fred, as of 2026-10-22) + Census median household income

Real Home Values

$381,322in 2026-09 dollars (nominal $381,322)

real (2026-09 = 100 deflator)nominal

price basis: Zillow ZHVI

as of 2026-09-30 · Zillow ZHVI + CPI (national deflator)

Listings Flow Ladder

New listings

62.333

Active listings

198

Closed sales

38.667

Net flow

+23.667 · filling

months of supply 5.1 (balanced band 4–6)

new listingsclosed sales

as of 2026-09-30 · Redfin market data (county + ZIP), via Lotvox

Migration vs Inventory

county migration (parent)

-1,264net migration (2022-2023), losing — households

in 18,928 · out 20,192 · Arapahoe County, CO (parent county of this ZIP)

active inventory

as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history

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 Arapahoe.

Aggregate median -0.5% YoY in Arapahoe, CO (county), but the under-$500k tier is +1.0% — both are essentially flat year over year. Over the same year the under-$500k share of sales moved from 42.5% to 43.2% (+0.7pp) and the $1M+ share from 8.6% to 9.7% (+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	$185k	—	114	21.5%	ZIP
$250k–$500k	$386k	—	302	56.9%	ZIP
$500k–$750k	$540k	—	103	19.4%	ZIP
$750k–$1M	$844k	$450	847	—	COUNTY · Arapahoe, CO
$1M–$1.5M	$1.17M	—	346	—	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 analysis

restored

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 context

macro · 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 Burden

36%

severe

Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22

Price-to-rent

20.6x

favors renting

Source: Zillow ZHVI ÷ (Zillow ZORI × 12)

Valuation20

+62.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand

5.1 mo

balanced

Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30

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 · 2026-0855d 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)$516,589

County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA

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Nearby ZIP codes

Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.

Owner stock, age of householder

Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.

Derived — this ZIP

No ZIP figure — this ZIP spans 2 counties

NOT DERIVED: this ZIP spans more than one county. Tenure by age is not published below county, and no single county rate applies here. Weighting by area would produce a number, not a measurement - area is a poor proxy for where households are. Each county's own figure is shown instead.

Measured — each county this ZIP spans

Arapahoe · 100% of area9.9% in 2023
Denver · 0% of area9.5% in 2023

ACS B25007, published at county grain.

Denver Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Arapahoe County