Greenwood Village 80111

Greenwood Village · Arapahoe County, CO · 11,035 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

31affordability /100

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

Payment burden

42.1%

severe

Days on market

daily

Price cuts

30.9%

of active

Valuation

-46.9%

vs assessor

Look up an address

/100

Weak

stable · 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

Balanced Market

Needs 28.7% correction for affordability

DOM: 68d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)90

Valuation Gap (25%)10

Supply & Demand (20%)0

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)75

Balanced market in 80111. List price is roughly fair — focus on condition and value. Payment burden: 41.8% of median income. A 16% price correction needed to reach 30% affordability threshold. Median days on market: 68. Renting is approximately 218% cheaper than buying (price-to-rent ratio: 38.1).

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

STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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 B $199/mo

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80111" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Greenwood Village 80111 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80111?utm_source=embed&utm_medium=backlink">Greenwood Village 80111 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$897,439

▾ 1.0% YoY

Days on market

daily · zip_data

Median rent

$1,998

ZORI

Investor score

25/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-46.9%

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

Avg assessor$476,600

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$274

Price-to-income6.9×

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How 80111 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity91%

Supply tightness77%

Affordability24%

Investment yield10%

Appreciation46%

Affordability, supply & momentum

87SUPPLY

Severe TightnessSupply Tightness

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

Months of Supply1.8 mo

Days on Market14d

Inv vs History+7.9%

Listing Density7.0/1k

Affordability — payment burden

Monthly payment (P&I)$4,638

Payment burden42.1%

Median income · ZIP$132,292

Mortgage rate6.71% · 30yr

Total monthly own$5,535

Monthly rent$1,998

Market dynamics

Price cut %30.9%

Momentumstable

LeverageSELLER SLIGHT

Months of supply1.8

Sales (90d)0

Investment analysis

Median rent$1,998

Price-to-rent38.1

Est. cap rate1.7%

Buy vs rentfavors renting

Livability

Walk score6

Transit score5

Bike score—

Historical trends

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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 +5.7% YoY in this ZIP, but the under-$500k tier is -2.1% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 21.5% to 14.9% (-6.5pp) and the $1M+ share from 41.3% to 46.6% (+5.3pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

1 tier 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	$199k	$173	481	—	COUNTY · Arapahoe, CO
$250k–$500k	$363k	$378	52	13.4%	ZIP
$500k–$750k	$655k	—	51	13.1%	ZIP
$750k–$1M	$860k	—	98	25.3%	ZIP
$1M–$1.5M	$1.23M	—	82	21.1%	ZIP
$1.5M–$2M	$1.66M	—	44	11.3%	ZIP
$2M+	$2.92M	—	55	14.2%	ZIP
All sales (the headline median)	$951k	$598	388	100%	ZIP

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.

$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 80111.

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.

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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 80111→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