Larkspur 80118

Douglas County, CO · 2,286 properties · updated 7/5/2026

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

37.7%

severe

Days on market

daily

Price cuts

17.8%

of active

Valuation

-5.9%

vs assessor

Look up an address

/100

Mixed

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 20.4% 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: 37.7% 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 1.7% YoY.

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Market snapshoteach number, once

Median price

$953,340

▾ 1.7% 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

-5.9%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$896,988

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$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%

Appreciation36%

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+26.5%

Listing Density24.2/1k

Affordability — payment burden

Monthly payment (P&I)$4,816

Payment burden37.7%

Median income · ZIP$153,368

Mortgage rate6.49% · 30yr

Total monthly own$5,769

Monthly rent$2,034

Market dynamics

Price cut %17.8%

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—

Places & amenities in ZIP 80118 · 94 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space6

Sandstone Ranch Open SpaceSpruce Meadows Open SpaceSpruce Mountain Open SpaceGreenland Open SpaceLarkspur ParkDevon's Dog Park

Trails30

West Elk Park RoadGreenland TrailBuzzard LoopSunset RidgeGambel Oak LoopRanch Overlook Trail+24 more

Recreation & aquatics4

Fitness CenterYogi Bear's Water ZoneGolf Club at Bear DancePerry Park Country Club

Venues & culture16

Colorado Renaissance FestivalDungeon MuseumMazeSidney Harrison Plane Crash SitePirate Ship StageCelestial Stage+10 more

Dining & cafés5

Larkspur Pizzaria & CafeCharrito's HouseSpur of the Moment Bar & GrillMystic Mountain Distillery LLCPirate's Pub

Land & water31

Waucondah ReservoirWest Cherry Creek Detention Number 7 ReservoirFranktown Parker FPA-4 ReservoirLarkspur ButteWest Cherry Creek Detention Number 9 ReservoirFranktown Parker FPE-7 Reservoir+25 more

Getting around1

Perry Park Airport

Weekend range12

The Bluffs at Castle Point · state park12 mi

Castlewood Canyon State Park · state park13 mi

Roxborough State Park · state park20 mi

Chatfield State Park · state park24 mi

Mueller State Park · state park26 mi

Cherry Creek Reservior / State Park · state park30 mi

Cheyenne Mountain · state park32 mi

Lost Creek Wilderness · wilderness area34 mi

Staunton State Park · state park35 mi

Eleven Mile State Park · state park39 mi

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

6,897 ft above sea level elevation · USGS 3DEP28 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.

ZIP 80118→Douglas County, COPop: 394,030

12-Month Direction

-8Stable

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

2.248x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation22

+63%

overvalued

Source: Lotvox comps · Updated 2026-05-15