Aurora 80013

Name: 80013 Aurora, CO housing market record
Creator: Lotvox
License: https://lotvox.com/terms

Aurora Southeast · Arapahoe County, CO · 24,143 properties with county records

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Aurora 80013 is in Arapahoe County, CO, part of the Denver Metro. The typical home value in Aurora 80013 is $454,276 (Zillow Home Value Index, September 2026), down 2.4% from a year earlier. Homes that sold went under contract in a median 17 days, and 31% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 3.1 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 80013 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 80013 sits 15% below the county middle. Typical rent is $1,911 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 24,143 properties in 80013.

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

Is 80013 a buyer's or seller's market?

By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80013 is a seller's market, narrowly. Homes went under contract in a median 17 days with 3.1 months of supply.

What do homes in 80013 sell for?

The typical home value in 80013 is $454,276 (Zillow Home Value Index, September 2026), down 2.4% in a year. County records put the median at about $163 per square foot (computed Jul 26, 2026).

Who is likely to sell in 80013?

Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 80013 has not passed that test yet. When it does, the score appears here.

How does 80013 compare to Arapahoe County?

80013's typical value of $454,276 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 80013 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, 80013 Aurora, CO, data through September 2026, https://lotvox.com/denver/zip/80013

Listings Flow Ladder — Listings flow could not be loaded (429).

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

30.8%

stretched

Days on market

daily

Price cuts

31.2%

of active

Valuation

-3.5%

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

$1,911

median rent · per month

$2,951

total cost to own · per month

+$1,040

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

19.8×

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

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 / seller

buyer-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 2.4% 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

$454,276

▾ 2.4% YoY

Days on market

Redfin

Median rent

$1,911

ZORI

Investor score

46/100

cash-flow lens

Active listings

218

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

-3.5%

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 velocity93%

Supply tightness91%

Affordability68%

Investment yield77%

Appreciation15%

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 Market17d

Inv vs History+16.8%

Listing Density8.5/1k

Affordability — payment burden

Monthly payment (P&I)$2,496

Payment burden30.8%

Median income · ZIP$97,167

Mortgage rate7.32% · 30yr

Total monthly own$2,951

Monthly rent$1,911

Market dynamics

Price cut %31.2%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply3.1

Sales (90d)208

Investment analysis

Median rent$1,911

Price-to-rent19.8

Est. cap rate3.4%

Buy vs rentneutral

Livability

Walk score3

Transit score4

Bike score—

Places & amenities in ZIP 80013 · 142 mapped

Leaflet

Parks & open space38

Center Park SiteEldorado ParkFlanders ParkGreat Plains ParkHampden Run ParkHill Top Park+32 more

Trails48

Aurora Bike Route: AliciaAurora Bike Route: CeylonAurora Bike Route: FlandersAurora Bike Route: MissionAurora Bike Route: NassauAurora Bike Route: Telluride+42 more

Recreation & aquatics10

24 Hour FitnessCentral Recreation CenterColorado Muslim Community CenterConservatory Community Centerhot tubLap Pool+4 more

Venues & culture5

AmphitheatreAurora Public Library Mission Viejo BranchColorado Grange MuseumMovie Tavern AuroraMeadowood, Aurora, Colorado

Dining & cafés29

America's Bar & GrillAnthony's PizzaAthenian RestaurantChina Cafe 4Dragon MeaderyDutch Bros. Coffee+23 more

Land & water11

Cherry Creek SpillwayEast Tollgate CreekEast Toll Gate CreekFlanders CreekHutchinson PondMeadowood Creek Drainage+5 more

Weekend range11

Barr Lake State Park · state park18 mi

Castlewood Canyon State Park · state park23 mi

Chatfield State Park · state park21 mi

Cherry Creek Reservior / State Park · state park5 mi

Eldorado Canyon State Park · state park34 mi

Golden Gate Canyon State Park · state park37 mi

Lost Creek Wilderness · wilderness area47 mi

Roxborough State Park · state park22 mi

Staunton State Park · state park35 mi

St. Vrain State Park · state park37 mi

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

5,644 ft above sea level elevation · USGS 3DEP18 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

Housing pulse — Housing pulse could not be loaded (429).

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	$215k	—	29	3.1%	ZIP
$250k–$500k	$449k	—	517	55.6%	ZIP
$500k–$750k	$550k	$238	374	40.2%	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)	$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 analysis

restored

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 context

macro · 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 Burden

30.8%

stretched

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

Price-to-rent

19.8x

neutral

Source: Zillow ZHVI ÷ (Zillow ZORI × 12)

Valuation20

+62.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15