Aurora 80018

Aurora Far East · Arapahoe County, CO · 10,832 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

57affordability /100

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

Payment burden
25.9%
affordable
Days on market
32
daily
Price cuts
33.7%
of active
Valuation
-18.5%
vs assessor
Look up an address
58
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
50
Economic health
57

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

42/ 100SellerBalancedBuyer
Balanced Market
DOM: 64d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)60
Supply & Demand (20%)20
Buy vs Rent (15%)50
Cancellation Rate (10%)50
Days on Market (5%)75

Balanced market in 80018. List price is roughly fair — focus on condition and value. Payment burden: 25.9% of median income. Median days on market: 64. Renting is approximately 41% cheaper than buying (price-to-rent ratio: 16.9).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.4% YoY.

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Market snapshoteach number, once

Median price
$543,649
▾ 2.4% YoY
Days on market
32
daily · zip_data
Median rent
$2,682
ZORI
Investor score
55/100
cash-flow lens
Active listings
136
90-day

Valuation3 lenses, different anchors

vs assessor
-18.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$442,900
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$286
Price-to-income4.3×

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How 80018 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity72%
Supply tightness79%
Affordability81%
Investment yield88%
Appreciation25%

Affordability, supply & momentum

70SUPPLY
Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.1 mo
Days on Market32d
Inv vs History-3.2%
Listing Density26.2/1k
Affordability — payment burden
Monthly payment (P&I)$2,746
Payment burden25.9%
Median income · ZIP$127,390
Mortgage rate6.49% · 30yr
Total monthly own$3,290
Monthly rent$2,682
Market dynamics
Price cut %33.7%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$2,682
Price-to-rent16.9
Est. cap rate3.8%
Buy vs rentneutral

Livability

Walk score3
Transit score1
Bike score—
Places & amenities in ZIP 80018 · 31 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space7
Homestead ParkTraditions Community Center Pool & ParkAdonea Community Center Pool & ParkKent ParkPrairie Winds ParkQuincy Park+1 more
Trails8
Traditions Park PathStephen D. Hogan Parkway TrailHigh Plains TrailAdonea TrailMurphy Creek TrailEast Toll Gate Creek Regional Trail+2 more
Recreation & aquatics2
Leasing officeMurphy Creek Golf Course
Venues & culture3
Aetna EstatesKMXASaint Simeon Catholic Cemetery
Land & water9
East Toll Gate CreekMurphy CreekASF TributaryPicadilly Frog PondMurphy Creek EastCoal Creek+3 more
Getting around1
Simons Airport
Weekend range8
Cherry Creek Reservior / State Park · state park9 mi
Barr Lake State Park · state park17 mi
The Bluffs at Castle Point · state park24 mi
Castlewood Canyon State Park · state park25 mi
Chatfield State Park · state park26 mi
Roxborough State Park · state park27 mi
St. Vrain State Park · state park37 mi
Eldorado Canyon State Park · state park37 mi

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

5,595 ft above sea level elevation · USGS 3DEP25 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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