Aurora 80013

Aurora Southeast · Arapahoe County, CO · 24,142 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

52affordability /100

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

Payment burden

29.7%

stretched

Days on market

daily

Price cuts

31.2%

of active

Valuation

-5.9%

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

DOM: 43d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)25

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)0

Days on Market (5%)40

Seller-favored market in 80013. Expect to pay at or near list price. Payment burden: 29.4% of median income. Median days on market: 43. Renting is approximately 62% cheaper than buying (price-to-rent ratio: 19.4).

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 2.5% 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/80013" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Aurora 80013 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80013?utm_source=embed&utm_medium=backlink">Aurora 80013 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$465,938

▾ 2.5% YoY

Days on market

daily · zip_data

Median rent

$2,027

ZORI

Investor score

46/100

cash-flow lens

Active listings

161

90-day

Valuation3 lenses, different anchors

vs assessor

-5.9%

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

Avg assessor$438,600

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$163

Price-to-income4.8×

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How 80013 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity87%

Supply tightness91%

Affordability68%

Investment yield77%

Appreciation15%

Affordability, supply & momentum

90SUPPLY

Critical ShortageSupply Tightness

Extreme scarcity — sellers have maximum leverage. Listings move fast.

Months of Supply2.1 mo

Days on Market17d

Inv vs History-10.5%

Listing Density6.3/1k

Affordability — payment burden

Monthly payment (P&I)$2,408

Payment burden29.7%

Median income · ZIP$97,167

Mortgage rate6.71% · 30yr

Total monthly own$2,874

Monthly rent$2,027

Market dynamics

Price cut %31.2%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$2,027

Price-to-rent19.4

Est. cap rate3.4%

Buy vs rentneutral

Livability

Walk score3

Transit score4

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	$215k	—	29	3.1%	ZIP
$250k–$500k	$449k	—	517	55.6%	ZIP
$500k–$750k	$550k	$238	374	40.2%	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)	$479k	$350	930	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 80013.

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 80013 Aurora, CO Housing Market Like? | Lotvox

ZIP 80013 sits in Aurora, CO at elevation 5644 feet across 143 mapped parcels.

Score 54 Mixed with momentum cooling and seller slight leverage; price trend 35, affordability 65, valuation 70.

Median price 470355 down -2.8% year-over-year at 163 per square foot. Days on market 17 with active inventory 161 and price cut pct 27.2.

Gap pct -6.8 against assessor value 438600 with appreciation percentile 17 but market velocity percentile 86 signaling fast turnover despite cooling.

Burden pct 29.3 stretched for median income 97167 paying monthly payment 2376 versus rent 2022. Months supply 2.1 shows tightness.

Arapahoe County economic health 52 ranks investment yield percentile 77 benchmarked to Colorado statewide metrics.

Elevation 5644 frames Hutchinson Pond, Flanders Creek, and Sprayground alongside East Toll Gate Creek winding through the built landscape.

Plains Conservation Center and Great Plains Park anchor 31 parks while 48 trails like Pagosa Park Path connect open space.

Central Recreation Center and Lap Pool serve residents alongside 24 Hour Fitness and Colorado Muslim Community Center amenities nearby.

Movie Tavern Aurora screens films near Aurora Public Library Mission Viejo Branch dining at Old Chicago or Athenian Restaurant completes evenings out.

Cherry Creek Reservior State Park sits 5 miles away while Barr Lake State Park lies 18 miles northeast for day trips outward.

Founded year 1891 Aurora grew population 386261 evolving from plains settlement into modern suburban Denver metro community today.

Explore ZIP 80013 Aurora CO data at lotvox.com/denver/zip/80013 for full market details online.

Arapahoe County contextmacro · jobs · debt · migration

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

ZIP 80013→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