Aurora 80017

Aurora West · Arapahoe County, CO · 11,537 properties · updated 7/5/2026

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

32.4%

stretched

Days on market

daily

Price cuts

28.6%

of active

Valuation

+1.1%

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 7.4% 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 3.1% YoY.

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Market snapshoteach number, once

Median price

$408,844

▾ 3.1% YoY

Days on market

daily · zip_data

Median rent

$1,587

ZORI

Investor score

38/100

cash-flow lens

Active listings

136

90-day

Valuation3 lenses, different anchors

vs assessor

+1.1%

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

+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$156

Price-to-income5.3×

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How 80017 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity76%

Supply tightness84%

Affordability57%

Investment yield64%

Appreciation13%

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-3.5%

Listing Density9.7/1k

Affordability — payment burden

Monthly payment (P&I)$2,065

Payment burden32.4%

Median income · ZIP$76,458

Mortgage rate6.49% · 30yr

Total monthly own$2,474

Monthly rent$1,587

Market dynamics

Price cut %28.6%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,587

Price-to-rent21.5

Est. cap rate3.0%

Buy vs rentfavors renting

Livability

Walk score4

Transit score13

Bike score—

Places & amenities in ZIP 80017 · 79 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space14

Toll Gate ParkCentrePointe ParkSidecreek ParkMountain View ParkRocky Ridge ParkHighland Hollows Park+8 more

Trails17

Auburn Hill Internal TrailPowerline Regional TrailDenver Orbital Trail - Segment 15High Line Canal TrailAurora Powerline TrailCherry Creek Spillway Trail+11 more

Recreation & aquatics4

24 Hour FitnessKorean Academy of TaekwondoSeb Recreation CenterPlanet Fitness

Venues & culture2

566th Intelligence SquadronAir Reserve Personnel Center

Dining & cafés30

Yolee J Filipino & Thai RestaurantRancho Alegre Mexican RestaurantStarbucksNo Ke AlohaGarlic NaanDutch Bros. Coffee+24 more

Land & water9

West Toll Gate CreekEast Toll Gate CreekSchoolboy PondEast Toll Gate Creek TributarySide CreekWater Spray Park+3 more

Getting around2

Buckley Space Force BaseBase Exchange/Commissary

Weekend range11

Cherry Creek State Park · state park6 mi

Barr Lake State Park · state park16 mi

Chatfield State Park · state park22 mi

Roxborough State Park · state park24 mi

The Bluffs at Castle Point · state park24 mi

Castlewood Canyon State Park · state park26 mi

Eldorado Canyon State Park · state park33 mi

St. Vrain State Park · state park34 mi

Staunton State Park · state park35 mi

Golden Gate Canyon State Park · state park35 mi

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

5,527 ft above sea level elevation · USGS 3DEP12 protected / open-space parcels · USGS PAD-USAurora: incorporated/founded 1891 · Wikidata

Place data: NPS National Register of Historic Places · 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.

ZIP 80017→Arapahoe County, COPop: 666,557

12-Month Direction

-6Stable

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

2.048x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation19

+63.2%

overvalued

Source: Lotvox comps · Updated 2026-05-15