80102

Adams County, CO · 4,358 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

51affordability /100

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

Payment burden
29.7%
stretched
Days on market
62
daily
Price cuts
24.0%
of active
Valuation
-24.7%
vs assessor
Look up an address
52
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
42
Affordability
65
Valuation
50
Economic health
51

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

60/ 100SellerBalancedBuyer
Negotiate Hard
DOM: 123d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)80
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)100
Days on Market (5%)100

Moderate buyer leverage in 80102. Room to negotiate 5-10% below list. Payment burden: 29.8% of median income. Median days on market: 123. Renting is approximately 208% cheaper than buying (price-to-rent ratio: 37.0). Market appears 21% overpriced vs. assessed values.

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 1.8% YoY.

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Market snapshoteach number, once

Median price
$521,858
▾ 1.8% YoY
Days on market
62
daily · zip_data
Median rent
$1,174
ZORI
Investor score
25/100
cash-flow lens
Active listings
66
90-day

Valuation3 lenses, different anchors

vs assessor
-24.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$393,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+64.8%
County-wide market — the widest, slowest signal.
Adams+64.8%
Arapahoe+63.2%
Elbert+69.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$232
Price-to-income4.9×

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How 80102 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity41%
Supply tightness61%
Affordability65%
Investment yield13%
Appreciation34%

Affordability, supply & momentum

57SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.1 mo
Days on Market62d
Inv vs History-6.8%
Listing Density31.1/1k
Affordability — payment burden
Monthly payment (P&I)$2,636
Payment burden29.7%
Median income · ZIP$106,372
Mortgage rate6.49% · 30yr
Total monthly own$3,158
Monthly rent$1,174
Market dynamics
Price cut %24.0%
Momentumcooling
LeverageBALANCED
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$1,174
Price-to-rent37.0
Est. cap rate1.8%
Buy vs rentfavors renting

Livability

Walk score4
Transit score—
Bike score—
Places & amenities in ZIP 80102 · 31 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space5
Trupp ParkBennett Community ParkSkyview ParkCentennial ParkSkyview Playground
Trails1
John West Drive
Recreation & aquatics2
Bennett Recreation CenterBennett Community Center
Venues & culture3
Anythink Bennett LibraryHistoric Charles Muegge HouseBrick Center
Dining & cafés6
StarbucksZiggi's CoffeeBennett Asian CafeHappy Burrito Mexican RestaurantLos Charros Mexican RestaurantHigh Plains Diner
Land & water4
Layne ReservoirKiowa CreekWolf CreekComanche Creek
Getting around9
Yoder AirstripHoy AirstripHarrington Ranch AirportJ and S AirportGreggs Number 1 AirportCochran Landing Airport+3 more
Weekend range7
Barr Lake State Park · state park22 mi
Cherry Creek Reservior / State Park · state park22 mi
Castlewood Canyon State Park · state park32 mi
The Bluffs at Castle Point · state park32 mi
Chatfield State Park · state park36 mi
Roxborough State Park · state park39 mi
St. Vrain State Park · state park42 mi

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

5,545 ft above sea level elevation · USGS 3DEP6 protected / open-space parcels · USGS PAD-US

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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Adams 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·Adams County