Centennial 80112

Centennial South · Arapahoe County, CO · 13,124 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

43affordability /100

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

Payment burden
34.7%
stretched
Days on market
16
daily
Price cuts
30.4%
of active
Valuation
-28.8%
vs assessor
Look up an address
42
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
45
Valuation
50
Economic health
43

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

38/ 100SellerBalancedBuyer
Seller's Market
Needs 13.5% correction for affordability
DOM: 61d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75

Seller-favored market in 80112. Expect to pay at or near list price. Payment burden: 34.7% of median income. Median days on market: 61. Renting is approximately 117% cheaper than buying (price-to-rent ratio: 26.0).

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 2.8% YoY.

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Market snapshoteach number, once

Median price
$615,388
▾ 2.8% YoY
Days on market
16
daily · zip_data
Median rent
$1,975
ZORI
Investor score
29/100
cash-flow lens
Active listings
120
90-day

Valuation3 lenses, different anchors

vs assessor
-28.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$438,220
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%
Douglas+63.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$270
Price-to-income5.7×

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How 80112 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity88%
Supply tightness81%
Affordability48%
Investment yield39%
Appreciation17%

Affordability, supply & momentum

84SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.1 mo
Days on Market16d
Inv vs History+17.3%
Listing Density7.5/1k
Affordability — payment burden
Monthly payment (P&I)$3,108
Payment burden34.7%
Median income · ZIP$107,504
Mortgage rate6.49% · 30yr
Total monthly own$3,724
Monthly rent$1,975
Market dynamics
Price cut %30.4%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$1,975
Price-to-rent26.0
Est. cap rate2.5%
Buy vs rentfavors renting

Livability

Walk score8
Transit score3
Bike score—
Places & amenities in ZIP 80112 · 130 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space21
Walnut Hills ParkCentennial Center ParkDouglas County Soccer Association / REAL ColoradoHunters Hill ParkDove Valley Regional ParkWillow 1 tennis courts+15 more
Trails14
Foxhill Park PathKearney Connector TrailEast Otero TrailSouth Monaco TrailEast Phillips TrailCherry Creek Trail+8 more
Recreation & aquatics30
HotworxF45 TrainingTopgolfHomestead Pool SouthSumits Yoga DTC/InvernessBlacklist Strongman + Athletics+24 more
Venues & culture13
Castlewood Public LibraryWings Over The Rockies Exploration of FlightGreenwood Plaza 12Support Services (Arapahoe Libraries)CastlewoodAmerican Institute of Mining, Metallurgical, and Petroleum Engineers+7 more
Dining & cafés39
Esmè CaféIHOPTokyo Joe'sPizza HutMy Neighbor FelixLongHorn Steakhouse+33 more
Land & water10
Cherry CreekWindmill CreekInverness ReservoirLittle Dry CreekCottonwood CreekGreen Acres Tributary+4 more
Getting around2
Centennial AirportDry Creek
Weekend range12
Cherry Creek Reservior / State Park · state park4 mi
Chatfield State Park · state park14 mi
Roxborough State Park · state park14 mi
The Bluffs at Castle Point · state park17 mi
Castlewood Canyon State Park · state park19 mi
Barr Lake State Park · state park25 mi
Staunton State Park · state park30 mi
Eldorado Canyon State Park · state park34 mi
Golden Gate Canyon · state park36 mi
Lost Creek Wilderness · wilderness area39 mi

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

5,759 ft above sea level elevation · USGS 3DEP13 protected / open-space parcels · USGS PAD-USCentennial: incorporated/founded 2001 · 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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