Aurora 80017

Aurora West · Arapahoe County, CO · 11,537 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

47affordability /100

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

Payment burden

32.8%

stretched

Days on market

daily

Price cuts

31.4%

of active

Valuation

+2.3%

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

Needs 8.5% correction for affordability

DOM: 50d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)75

Cancellation Rate (10%)25

Days on Market (5%)60

Seller-favored market in 80017. Expect to pay at or near list price. Payment burden: 32.4% of median income. Median days on market: 50. Renting is approximately 79% cheaper than buying (price-to-rent ratio: 21.5).

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.

Turnover Index · Coming soonLotvox Turnover Index county records here lack a leakage-free sale history.

How the score works Accuracy by ZIP Farm territory available · Tier A $299/mo

Address lookup$99 report path

Look Up an Address in 80017

Just type the street — we'll auto-scope the search to ZIP 80017.

Actions

Export, share, or compare this ZIP

Compare

Share & embed

free · county-record data · links back here

X LinkedIn Facebook Email Share card

Embed this market card on your site

<iframe src="https://lotvox.com/embed/zip/80017" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Aurora 80017 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80017?utm_source=embed&utm_medium=backlink">Aurora 80017 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$404,074

▾ 2.8% YoY

Days on market

daily · zip_data

Median rent

$1,598

ZORI

Investor score

38/100

cash-flow lens

Active listings

136

90-day

Valuation3 lenses, different anchors

vs assessor

+2.3%

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

Avg assessor$413,300

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$156

Price-to-income5.3×

Unlock Vacancy Data

Available with Lotvox Pro — $29/mo.

Start free trial

How 80017 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity76%

Supply tightness84%

Affordability57%

Investment yield63%

Appreciation12%

Affordability, supply & momentum

81SUPPLY

Severe TightnessSupply Tightness

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

Months of Supply2.1 mo

Days on Market28d

Inv vs History-3.8%

Listing Density9.7/1k

Affordability — payment burden

Monthly payment (P&I)$2,088

Payment burden32.8%

Median income · ZIP$76,458

Mortgage rate6.71% · 30yr

Total monthly own$2,492

Monthly rent$1,598

Market dynamics

Price cut %31.4%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,598

Price-to-rent21.5

Est. cap rate3.0%

Buy vs rentfavors renting

Livability

Walk score4

Transit score13

Bike score—

Historical trends

Unlock Historical Trends

Available with Lotvox Pro — $29/mo.

Start free trial

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	$208k	—	70	14.6%	ZIP
$250k–$500k	$410k	—	336	69.9%	ZIP
$500k–$750k	$533k	—	64	13.3%	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)	$415k	—	481	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 80017.

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.

Unlock Price Bands

Available with Lotvox Pro — $29/mo.

Start free trial

Arapahoe County contextmacro · jobs · debt · migration

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

ZIP 80017→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