Aurora 80016

Saddle Rock · Arapahoe County, CO · 22,023 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

50affordability /100

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

Payment burden
30.4%
stretched
Days on market
25
daily
Price cuts
35.6%
of active
Valuation
+3.3%
vs assessor
Look up an address
58
/100
Mixed
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
90
Economic health
50

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

38/ 100SellerBalancedBuyer
Seller's Market
DOM: 62d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75

Seller-favored market in 80016. Expect to pay at or near list price. Payment burden: 30.4% of median income. Median days on market: 62. Renting is approximately 157% cheaper than buying (price-to-rent ratio: 30.9).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge. Prices down 1.6% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$744,040
▾ 1.6% YoY
Days on market
25
daily · zip_data
Median rent
$2,009
ZORI
Investor score
28/100
cash-flow lens
Active listings
269
90-day

Valuation3 lenses, different anchors

vs assessor
+3.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$768,243
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%
Douglas+63.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$280
Price-to-income5.0×

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How 80016 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity79%
Supply tightness79%
Affordability62%
Investment yield23%
Appreciation38%

Affordability, supply & momentum

78SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.1 mo
Days on Market25d
Inv vs History+12.2%
Listing Density11.9/1k
Affordability — payment burden
Monthly payment (P&I)$3,758
Payment burden30.4%
Median income · ZIP$148,421
Mortgage rate6.49% · 30yr
Total monthly own$4,502
Monthly rent$2,009
Market dynamics
Price cut %35.6%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$2,009
Price-to-rent30.9
Est. cap rate2.1%
Buy vs rentfavors renting

Livability

Walk score3
Transit score2
Bike score—
Places & amenities in ZIP 80016 · 187 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space43
Inspiration ClubVillage ParkPiney Creek TrailheadCreekside Eagle ParkTollgate Crossing Neighborhood ParkAppaloosa Park+37 more
Trails40
Nacre TrailMeade Gulch TrailMountain View TrailMurphy Creek TrailGartrell West TrailPiney Creek Trail+34 more
Recreation & aquatics36
Southeast Recreation Center and FieldhouseAnytime FitnessOrangetheory FitnessActivate AuroraOrangetheory FitnessAurora Family YMCA at Wheatlands+30 more
Venues & culture6
AMC Arapahoe Crossing 16AMC Southlands Stadium 16Tallyn's Reach LibraryAmplitheaterFoxfieldSeventeen Mile House
Dining & cafés39
StarbucksStarbucksMonsoon Indian RestaurantStarbucksLazy DogBangkok Tokyo+33 more
Land & water22
Cherry CreekAurora ReservoirWindmill CreekTallyn's GulchSaddle Rock GulchPiney Creek+16 more
Weekend range8
Cherry Creek Reservior / State Park · state park7 mi
The Bluffs at Castle Point · state park17 mi
Castlewood Canyon State Park · state park19 mi
Roxborough State Park · state park21 mi
Chatfield State Park · state park21 mi
Barr Lake State Park · state park23 mi
Eldorado Canyon State Park · state park39 mi
St. Vrain State Park · state park42 mi

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

5,900 ft above sea level elevation · USGS 3DEP50 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