Byers 80103

Arapahoe County, CO · 1,125 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

45affordability /100

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

Payment burden
33.1%
stretched
Days on market
56
daily
Price cuts
26.1%
of active
Valuation
+13.4%
vs assessor
Look up an address
47
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
45
Valuation
70
Economic health
45

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

63/ 100SellerBalancedBuyer
Negotiate Hard
Needs 9.4% correction for affordability
DOM: 84d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)80
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)75
Days on Market (5%)75

Moderate buyer leverage in 80103. Room to negotiate 5-10% below list. Payment burden: 33.1% of median income. Median days on market: 84. Renting is approximately 181% cheaper than buying (price-to-rent ratio: 33.7). Market appears 27% 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.
STABLEBUYER ADVANTAGE

Market is holding steady with balanced conditions. Buyers have strong negotiating leverage.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$557,484
▾ 0.5% YoY
Days on market
56
daily · zip_data
Median rent
$1,380
ZORI
Investor score
28/100
cash-flow lens
Active listings
13
90-day

Valuation3 lenses, different anchors

vs assessor
+13.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$631,997
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%
Adams+64.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$154
Price-to-income5.5×

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How 80103 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity47%
Supply tightness70%
Affordability52%
Investment yield16%
Appreciation58%

Affordability, supply & momentum

65SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.1 mo
Days on Market56d
Inv vs History+6.1%
Listing Density13.7/1k
Affordability — payment burden
Monthly payment (P&I)$2,816
Payment burden33.1%
Median income · ZIP$102,188
Mortgage rate6.49% · 30yr
Total monthly own$3,373
Monthly rent$1,380
Market dynamics
Price cut %26.1%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$1,380
Price-to-rent33.7
Est. cap rate1.9%
Buy vs rentfavors renting

Livability

Walk score5
Transit score—
Bike score—
Places & amenities in ZIP 80103 · 22 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space1
Byers Park
Recreation & aquatics1
Colorado Live Steamers
Venues & culture6
Kelver LibraryEscape the ClockByers Historical Church MuseumCabin CreekLeaderPeoria
Dining & cafés1
Los 3 Garcia's Mexican Restaurant
Land & water8
Rock Canyon Erosion Control Reservoir Number 1Bramkamp ReservoirMuddy CreekNo Name 1-1 Number 1 ReservoirBijou CreekCabin Gulch+2 more
Getting around4
Sky Haven AirportSpickard Farm AirportBijou Basin AirportHappy Butt Airport
Weekend range1
Jackson Lake State Park · state park42 mi

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

5,117 ft above sea level elevation · USGS 3DEP9 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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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