Franktown 80116

Franktown · Douglas County, CO · 1,674 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

30affordability /100

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

Payment burden
42.5%
severe
Days on market
42
daily
Price cuts
27.2%
of active
Valuation
-8.2%
vs assessor
Look up an address
38
/100
Weak
stable · balanced · prices easing year-over-year.
Price trend
35
Affordability
25
Valuation
70
Economic health
30

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

62/ 100SellerBalancedBuyer
Negotiate Hard
Needs 29.4% correction for affordability
DOM: 176d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)90
Valuation Gap (25%)40
Supply & Demand (20%)0
Buy vs Rent (15%)100
Cancellation Rate (10%)100
Days on Market (5%)100

Moderate buyer leverage in 80116. Room to negotiate 5-10% below list. Payment burden: 42.5% of median income. A 18% price correction needed to reach 30% affordability threshold. Median days on market: 176. Renting is approximately 132% cheaper than buying (price-to-rent ratio: 27.8).

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.
STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

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Market snapshoteach number, once

Median price
$1,059,888
▾ 0.5% YoY
Days on market
42
daily · zip_data
Median rent
$3,172
ZORI
Investor score
31/100
cash-flow lens
Active listings
35
90-day

Valuation3 lenses, different anchors

vs assessor
-8.2%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$973,409
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+63.0%
County-wide market — the widest, slowest signal.
Douglas+63.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$151
Price-to-income7.0×

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How 80116 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity61%
Supply tightness66%
Affordability22%
Investment yield31%
Appreciation58%

Affordability, supply & momentum

66SUPPLY
Tight MarketSupply Tightness

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

Months of Supply1.9 mo
Days on Market42d
Inv vs History+9.0%
Listing Density20.2/1k
Affordability — payment burden
Monthly payment (P&I)$5,354
Payment burden42.5%
Median income · ZIP$151,250
Mortgage rate6.49% · 30yr
Total monthly own$6,414
Monthly rent$3,172
Market dynamics
Price cut %27.2%
Momentumstable
LeverageBALANCED
Months of supply1.9
Sales (90d)0
Investment analysis
Median rent$3,172
Price-to-rent27.8
Est. cap rate2.3%
Buy vs rentfavors renting

Livability

Walk score4
Transit score1
Bike score—
Places & amenities in ZIP 80116 · 55 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space7
Castlewood Canyon State ParkWhispering Pines ParkHidden Mesa Open SpaceLincoln Mountain Open SpaceBayou Gulch Open SpaceGateway Mesa Open Space+1 more
Trails25
Hidden Mesa TrailLegacy TrailEast Canyon TrailClimber's access (Castlewood Canyon C-Section)Dam TrailBayou Gulch Open Space Perimeter Trail+19 more
Dining & cafés4
On A Lark Pizza Co.Adriana'sStagecoachGrill on the Hill
Land & water14
Cherry CreekFranktown Parker FPA-1 ReservoirWest Cherry Creek Detention Number 11 ReservoirFranktown Parker FPA-5 ReservoirLincoln MountainWillow Creek+8 more
Getting around4
Reed Hollow Ranch AirportKostroski AirportAmbrosich FieldTriple P Ranch Airport
Weekend range7
The Bluffs at Castle Point · state park4 mi
Roxborough State Park · state park20 mi
Cherry Creek Reservior / State Park · state park23 mi
Chatfield State Park · state park24 mi
Mueller State Park · state park38 mi
Cheyenne Mountain · state park41 mi
Eldorado Canyon State Park · state park53 mi

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

6,613 ft above sea level elevation · USGS 3DEP13 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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Douglas 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·Douglas County