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
Seller's Market
Needs 12.3% correction for affordability
DOM: 37d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)0
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)40
Seller-favored market in 80123. Expect to pay at or near list price. Payment burden: 34.2% of median income. Median days on market: 37. Renting is approximately 112% cheaper than buying (price-to-rent ratio: 25.4).
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
COOLINGSELLER SLIGHT
Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.1% YoY.
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AMC Bowles Crossing 12Hope Columbine Memorial LibraryAuditoriumColumbine Branch - Jefferson County Public LibraryGrant AmphitheaterRing of Remembrance+6 more
Dining & cafés40
Corvus Coffee RoastersStarbucksBrooklyn M.C.'s PizzeriaGunther Toody's DinerChez LizethBonefish Grill+34 more
Land & water18
Marston LakeBowles LakeBowles Reservoir #1Grant C ReservoirLower Tule LakeUpper Tule Lake+12 more
Weekend range12
Chatfield State Park · state park9 mi
Cherry Creek State Park · state park12 mi
Roxborough State Park · state park12 mi
Staunton State Park · state park20 mi
The Bluffs at Castle Point · state park25 mi
Golden Gate Canyon · state park25 mi
Eldorado Canyon State Park · state park25 mi
Barr Lake State Park · state park27 mi
Castlewood Canyon State Park · state park27 mi
Mount Evans Wilderness · wilderness area29 mi
Straight-line distance from the ZIP centroid (USGS PAD-US).
Denver County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
This ZIP code crosses county lines. Property data shows Jefferson (48.8%), Denver (26.6%) and Arapahoe (24.6%). County metrics below are shown separately for each county.
Jefferson (48.8%)
Denver (26.6%)
Arapahoe (24.6%)
ZIP 80123→3 counties
12-Month Direction
-7Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
35· 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 Burden40
36%
severe
Source: Lotvox · Updated 2026-05-15
Buy vs Rent0
2.318x
rent advantage
Source: Lotvox · Updated 2026-05-15
Valuation12
+69.4%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand3
2.4 mo
balanced
Source: Lotvox MLS · Updated 2026-05-15
Insurance Risk
33/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators remain stronger than national averages.
Unemployment Rate
3.4%
CO 3.8%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0540d ago
Poverty Rate
7.4%
CO 9.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$107,800
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)$620,939
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors
