Aurora 80012

Aurora South · Arapahoe County, CO · 13,238 properties · updated 7/5/2026

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
34.4%
stretched
Days on market
29
daily
Price cuts
30.4%
of active
Valuation
+15.8%
vs assessor
Look up an address
31
/100
Weak
cooling · seller slight · prices easing year-over-year.
Price trend
1
Affordability
45
Valuation
50
Economic health
43

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

35/ 100SellerBalancedBuyer
Seller's Market
Needs 12.8% 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: 34.5% 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 4.2% YoY.

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Market snapshoteach number, once

Median price
$396,722
▾ 4.2% YoY
Days on market
29
daily · zip_data
Median rent
$1,454
ZORI
Investor score
33/100
cash-flow lens
Active listings
148
90-day

Valuation3 lenses, different anchors

vs assessor
+15.8%
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
+63.2%
County-wide market — the widest, slowest signal.
Arapahoe+63.2%
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 yield60%
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-5.9%
Listing Density7.7/1k
Affordability — payment burden
Monthly payment (P&I)$2,004
Payment burden34.4%
Median income · ZIP$69,835
Mortgage rate6.49% · 30yr
Total monthly own$2,401
Monthly rent$1,454
Market dynamics
Price cut %30.4%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply1.8
Sales (90d)0
Investment analysis
Median rent$1,454
Price-to-rent22.7
Est. cap rate2.9%
Buy vs rentfavors renting

Livability

Walk score4
Transit score15
Bike score—
Places & amenities in ZIP 80012 · 106 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space20
Highline Park & BallfieldsVillage Green ParkCanterbury ParkBicentennial Park Off Leash Dog Area (Trial)Wheeling ParkUtah Park+14 more
Trails22
South Ursula StreetSable West TrailUtah Park TrailJewel Wetlands CyclewayHigh Line Canal Regional TrailWesterly Creek Regional Trail+16 more
Recreation & aquatics8
CrunchVASA FitnessFieldhouseUSARocky Mountain Lifting ClubPrestige FitnessUtah Park Indoor Pool+2 more
Venues & culture8
Cinemark Century 16 AuroraAurora Public Library Central BranchAurora History MuseumCinema GrillColorado Community ChurchEcotech Institute+2 more
Dining & cafés40
StarbucksWaffle HouseGolden CorralIHOPChili'sThai Flavor Restaurant+34 more
Land & water3
Westerly CreekWest Toll Gate CreekTyco Fountain
Getting around4
Aurora Metro CenterFloridaRTD Centrepoint & Sable Transfer CenterAurora Mall
Weekend range11
Cherry Creek State Park · state park5 mi
Barr Lake State Park · state park16 mi
Chatfield State Park · state park20 mi
Roxborough State Park · state park22 mi
The Bluffs at Castle Point · state park25 mi
Castlewood Canyon State Park · state park27 mi
Eldorado Canyon State Park · state park30 mi
Golden Gate Canyon State Park · state park32 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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Arapahoe 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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Denver Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Arapahoe County