Larkspur 80118

Douglas County, CO · 3,791 properties · updated 7/26/2026

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

38.3%

severe

Days on market

daily

Price cuts

27.3%

of active

Valuation

-5.4%

vs assessor

Look up an address

/100

Weak

stable · 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 21.7% 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

Buy vs Rent (15%)100

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. Prices down 1.4% YoY.

Turnover Index · Live in this ZIPBacktest: 20.8% of later sellers were already in the top 20% (random = 20%, 72 held-out sales) · 2,262 parcels scored nightly

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/80118" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Larkspur 80118 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80118?utm_source=embed&utm_medium=backlink">Larkspur 80118 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$947,909

▾ 1.4% YoY

Days on market

daily · zip_data

Median rent

$2,034

ZORI

Investor score

25/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-5.4%

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.

Pricing detail

Price / sqft$204

Price-to-income6.2×

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How 80118 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity75%

Supply tightness61%

Affordability36%

Investment yield10%

Appreciation38%

Affordability, supply & momentum

66SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.1 mo

Days on Market29d

Inv vs History+23.5%

Listing Density24.2/1k

Affordability — payment burden

Monthly payment (P&I)$4,898

Payment burden38.3%

Median income · ZIP$153,368

Mortgage rate6.71% · 30yr

Total monthly own$5,846

Monthly rent$2,034

Market dynamics

Price cut %27.3%

Momentumstable

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$2,034

Price-to-rent39.1

Est. cap rate1.7%

Buy vs rentfavors renting

Livability

Walk score16

Transit score—

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 Douglas.

Aggregate median +1.8% YoY in Denver, CO (metro), but the under-$500k tier is -0.4% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 38.9% to 37.2% (-1.7pp) and the $1M+ share from 10.3% to 11.3% (+1.0pp).

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	767	842.9%	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.

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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.

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 Burden50

30.1%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.216x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation22

+62.3%

overvalued

Source: Lotvox comps · Updated 2026-05-15