Cherry Hills Village 80113

Cherry Hills Village · Arapahoe County, CO · 7,865 properties · updated 7/26/2026

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

41.1%

severe

Days on market

daily

Price cuts

34.8%

of active

Valuation

-8.7%

vs assessor

Look up an address

/100

Weak

cooling · 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 27% 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: 40.9% of median income. A 14% 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 2.4% YoY.

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/80113" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Cherry Hills Village 80113 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80113?utm_source=embed&utm_medium=backlink">Cherry Hills Village 80113 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$633,364

▾ 2.4% YoY

Days on market

daily · zip_data

Median rent

$1,909

ZORI

Investor score

26/100

cash-flow lens

Active listings

103

90-day

Valuation3 lenses, different anchors

vs assessor

-8.7%

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

+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$313

Price-to-income6.8×

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How 80113 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity87%

Supply tightness77%

Affordability27%

Investment yield27%

Appreciation18%

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+35.2%

Listing Density9.8/1k

Affordability — payment burden

Monthly payment (P&I)$3,273

Payment burden41.1%

Median income · ZIP$95,543

Mortgage rate6.71% · 30yr

Total monthly own$3,906

Monthly rent$1,909

Market dynamics

Price cut %34.8%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,909

Price-to-rent29.3

Est. cap rate2.2%

Buy vs rentfavors renting

Livability

Walk score9

Transit score7

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 -5.4% YoY in this ZIP, but the under-$500k tier is -0.9% — the aggregate and the entry tier are moving together. Over the same year the under-$500k share of sales moved from 13.0% to 17.3% (+4.3pp) and the $1M+ share from 40.5% to 35.8% (-4.7pp).

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	$446k	—	58	16.8%	ZIP
$500k–$750k	$600k	—	118	34.1%	ZIP
$750k–$1M	$833k	—	44	12.7%	ZIP
$1M–$1.5M	$1.15M	—	16	4.6%	ZIP
$1.5M–$2M	$1.70M	—	12	3.5%	ZIP
$2M+	$3.60M	—	96	27.7%	ZIP
All sales (the headline median)	$725k	—	346	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
$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 80113.

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 80113→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