Aurora 80013

Aurora Southeast · Arapahoe County, CO · 24,142 properties · updated 7/5/2026

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
29.3%
stretched
Days on market
17
daily
Price cuts
27.2%
of active
Valuation
-6.8%
vs assessor
Look up an address
54
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
70
Economic health
52

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

26/ 100SellerBalancedBuyer
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 2.8% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$470,355
▾ 2.8% YoY
Days on market
17
daily · zip_data
Median rent
$2,022
ZORI
Investor score
46/100
cash-flow lens
Active listings
161
90-day

Valuation3 lenses, different anchors

vs assessor
-6.8%
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
+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$163
Price-to-income4.8×

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How 80013 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity86%
Supply tightness91%
Affordability68%
Investment yield77%
Appreciation17%

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-12.3%
Listing Density6.3/1k
Affordability — payment burden
Monthly payment (P&I)$2,376
Payment burden29.3%
Median income · ZIP$97,167
Mortgage rate6.49% · 30yr
Total monthly own$2,846
Monthly rent$2,022
Market dynamics
Price cut %27.2%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$2,022
Price-to-rent19.4
Est. cap rate3.4%
Buy vs rentneutral

Livability

Walk score3
Transit score4
Bike score—
Places & amenities in ZIP 80013 · 142 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space38
Plains Conservation CenterGreat Plains ParkHorseshoe ParkSeven Hills ParkSunrise ParkSterling Hills West Park+32 more
Trails48
Pagosa Park PathHill Top Park PathLa Parquita PathHill Top Park Eastman ConnectorRidgeview Greenbelt TrailHigh Plains Trail+42 more
Recreation & aquatics10
Central Recreation Center24 Hour FitnessColorado Muslim Community CenterConservatory Community CenterLap PoolLeisure Pool+4 more
Venues & culture5
Movie Tavern AuroraAurora Public Library Mission Viejo BranchColorado Grange MuseumAmphitheatreMeadowood, Aurora, Colorado
Dining & cafés29
StarbucksDutch Bros. CoffeeOld ChicagoAthenian RestaurantSushi TotoroVillage Inn+23 more
Land & water11
East Toll Gate CreekPlains DrainageTollgate CreekWest Tollgate CreekHutchinson PondWest Toll Gate Creek+5 more
Weekend range11
Cherry Creek Reservior / State Park · state park5 mi
Barr Lake State Park · state park18 mi
Chatfield State Park · state park21 mi
The Bluffs at Castle Point · state park22 mi
Roxborough State Park · state park22 mi
Castlewood Canyon State Park · state park23 mi
Eldorado Canyon State Park · state park34 mi
Staunton State Park · state park35 mi
Golden Gate Canyon State Park · state park37 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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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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