Cherry Hills Village 80113

Cherry Hills Village · Arapahoe County, CO · 7,864 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

33affordability /100

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

Payment burden
40.9%
severe
Days on market
17
daily
Price cuts
30.9%
of active
Valuation
-10.4%
vs assessor
Look up an address
38
/100
Weak
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
25
Valuation
70
Economic health
33

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

48/ 100SellerBalancedBuyer
Balanced Market
Needs 26.7% correction for affordability
DOM: 67d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)90
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 80113. List price is roughly fair — focus on condition and value. Payment burden: 41.0% of median income. A 15% price correction needed to reach 30% affordability threshold. Median days on market: 67. Renting is approximately 144% cheaper than buying (price-to-rent ratio: 29.3).

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 2.7% YoY.

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Market snapshoteach number, once

Median price
$645,111
▾ 2.7% YoY
Days on market
17
daily · zip_data
Median rent
$1,833
ZORI
Investor score
26/100
cash-flow lens
Active listings
103
90-day

Valuation3 lenses, different anchors

vs assessor
-10.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$578,300
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$313
Price-to-income6.8×

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How 80113 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity86%
Supply tightness77%
Affordability27%
Investment yield27%
Appreciation19%

Affordability, supply & momentum

78SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.1 mo
Days on Market17d
Inv vs History+36.9%
Listing Density9.8/1k
Affordability — payment burden
Monthly payment (P&I)$3,259
Payment burden40.9%
Median income · ZIP$95,543
Mortgage rate6.49% · 30yr
Total monthly own$3,904
Monthly rent$1,833
Market dynamics
Price cut %30.9%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$1,833
Price-to-rent29.3
Est. cap rate2.2%
Buy vs rentfavors renting

Livability

Walk score9
Transit score7
Bike score—
Places & amenities in ZIP 80113 · 85 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space11
Elsie Duncan ParkClarkson-Amherst ParkHosanna Athletic ComplexDahlia Hollow ParkBates-Logan ParkThree Pond Park+5 more
Trails12
Sky BridgeEast Amherst AvenueClarkson Multi-Use PathHigh Line Canal TrailSouth Emerson StreetHigh Line Canal Trail Spur+6 more
Recreation & aquatics3
Gemini Fitness and CombatArapahoe Tennis ClubCherry Hills Country Club
Venues & culture14
Gothic TheatreBMW Championship1941 PGA Championship1960 U.S. Open1978 U.S. Open1985 PGA Championship+8 more
Dining & cafés40
StarbucksStarbucksStarbucksCochino TacoPizza HutOne Barrel American Bistro & Wine Bar+34 more
Land & water4
Blackmer LakeCity of Englewood Irrigation DitchCherry Hills LakeLittle Dry Creek
Weekend range12
Cherry Creek State Park · state park6 mi
Chatfield State Park · state park12 mi
Roxborough State Park · state park15 mi
Barr Lake State Park · state park22 mi
The Bluffs at Castle Point · state park23 mi
Castlewood Canyon State Park · state park25 mi
Staunton State Park · state park25 mi
Eldorado Canyon State Park · state park27 mi
Golden Gate Canyon · state park29 mi
Mount Evans Wilderness · wilderness area35 mi

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

5,404 ft above sea level elevation · USGS 3DEP10 protected / open-space parcels · USGS PAD-US

Place data: NPS National Register of Historic Places · 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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