Sponsor this page: your name and number here, and 80118 as your farm territory.
This page: 0 views, fetched by 1 AI engine, citations not yet checked, 0 address lookups, since 2026-10-01 (server log began then).
Larkspur 80118 is in Douglas County, CO, part of the Denver Metro. The typical home value in Larkspur 80118 is $933,219 (Zillow Home Value Index, September 2026), down 0.7% from a year earlier. Homes that sold went under contract in a median 57 days, and 27% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 5.2 months of supply, sellers hold a slight edge. Lotvox scores all 2,263 homes in 80118 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 20.8% of the 72 sales that followed, against 20% by chance (scored Oct 24, 2026). Across Douglas County's 14 ZIPs with a Zillow value, the middle one is $711,705, so 80118 sits 31% above the county middle. Lotvox holds county assessor records for 3,795 properties in 80118.
Headline value data through September 2026. Each source below carries its own date.
Is 80118 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80118 is a seller's market, narrowly. Homes went under contract in a median 57 days with 5.2 months of supply.
What do homes in 80118 sell for?
The typical home value in 80118 is $933,219 (Zillow Home Value Index, September 2026), down 0.7% in a year. County records put the median at about $204 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80118?
Lotvox's Turnover Index ranks every home in 80118 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 20.8% of later sales, against 20% by chance.
How does 80118 compare to Douglas County?
80118's typical value of $933,219 compares with a middle value of $711,705 across Douglas County's 14 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80118 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 80118 Larkspur, CO, data through September 2026, https://lotvox.com/denver/zip/80118
Listings Flow Ladder — 80118
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 4 listings/mo
Faucet — new listings
14/mo
100% of normal (14) · normal· baseline thin
Basin — active listings
55
104% of normal (53) · balanced· baseline thin
Months of supply
5.2 mo
derived — not published at this grain
Drain — closed sales
11/mo
80% of normal (13)· baseline thin
Net — faucet minus drain
+4/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
22%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
20%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
1/mofall in the monthly rate (6%)— peak 11/mo (2025-12-31) to 11/mo now
83transactions that did not happen— summed monthly shortfall vs the same-month normal, over 21 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (16 new, 56 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
38affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
40.1%
severe
Days on market
57
daily
Price cuts
27.3%
of active
Valuation
-3.9%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price
Not available for this ZIP — no price-to-rent ratio published here.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 25.2% correction for affordability
DOM: 125d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
Valuation Gap (25%)40
Supply & Demand (20%)20
Cancellation Rate (10%)25
Days on Market (5%)100
Balanced market in 80118. List price is roughly fair — focus on condition and value. Payment burden: 37.8% of median income. A 7% price correction needed to reach 30% affordability threshold. Median days on market: 125. Renting is approximately 226% cheaper than buying (price-to-rent ratio: 39.1).
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 · Live in this ZIPBacktest: 20.8% of later sellers were already in the top 20% (random = 20%, 72 held-out sales) · 2,263 parcels scored nightly
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-3.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$897,155
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+62.3%
County-wide market — the widest, slowest signal.
Douglas+62.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 10,326 · out 7,977 · Douglas County, CO (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-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 Douglas.
Aggregate median +1.8% YoY in Denver, CO (metro), but the under-$500k tier is +0.0% — both the aggregate and the entry tier are rising. Over the same year the under-$500k share of sales moved from 36.3% to 34.8% (-1.4pp) and the $1M+ share from 11.6% to 12.8% (+1.1pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
7 tiers 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
$114k
$234
97
106.6%
COUNTY · Denver, CO
$250k–$500k
$405k
$345
764
839.6%
COUNTY · Denver, CO
$500k–$750k
$636k
$393
11
12.1%
COUNTY · Douglas, CO
$750k–$1M
$870k
$484
24
26.4%
COUNTY · Douglas, CO
$1M–$1.5M
$1.23M
—
12
13.2%
COUNTY · Douglas, CO
$1.5M–$2M
$1.65M
$531
44
48.4%
COUNTY · Denver, CO
$2M+
$2.64M
$730
31
34.1%
COUNTY · Denver, CO
All sales (the headline median)
$740k
$506
91
100%
COUNTY · Douglas, CO
ZIP-level history was too thin to draw the tiers; served at metro level (Denver, CO), by quarter.
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.
Under $250k
$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 80118.
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.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 80118→Douglas County, COPop: 394,030
12-Month Direction
-9Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
42· 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 Burden
40.1%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Valuation22
+62.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
5.2 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
30/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.2%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
3.7%
CO 9.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$145,737
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$712,658
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
11.3% in 2023
of owner-occupied homes have a householder 75 or older
