Watkins 80137

Arapahoe County, CO · 1,527 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

62affordability /100

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

Payment burden
23.2%
affordable
Days on market
40
daily
Price cuts
0.0%
of active
Valuation
+23.1%
vs assessor
Look up an address
55
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
16
Affordability
95
Valuation
50
Economic health
62

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

38/ 100SellerBalancedBuyer
Seller's Market
DOM: 60d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)80
Supply & Demand (20%)20
Cancellation Rate (10%)50
Days on Market (5%)60

Seller-favored market in 80137. Expect to pay at or near list price. Payment burden: 23.3% of median income. Median days on market: 60. Market appears 18% overpriced vs. assessed values.

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 4.2% YoY.

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Market snapshoteach number, once

Median price
$539,684
▾ 4.2% YoY
Days on market
40
daily · zip_data
Median rent
$1,708
county avg
Investor score
21/100
cash-flow lens
Active listings
51
90-day

Valuation3 lenses, different anchors

vs assessor
+23.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$664,297
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+63.2%
County-wide market — the widest, slowest signal.
Arapahoe+63.2%
Adams+64.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$233
Price-to-income3.8×

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How 80137 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity64%
Supply tightness81%
Affordability89%
Investment yield—
Appreciation6%

Affordability, supply & momentum

54SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.1 mo
Days on Market40d
Inv vs History+58.1%
Listing Density97.1/1k
Affordability — payment burden
Monthly payment (P&I)$2,726
Payment burden23.2%
Median income · ZIP$140,792
Mortgage rate6.49% · 30yr
Total monthly own$3,266
Monthly rent$1,708
Market dynamics
Price cut %0.0%
Momentumcooling
LeverageBALANCED
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$1,708
Price-to-rent26.3
Est. cap rate2.3%
Buy vs rentfavors renting

Livability

Walk score4
Transit score—
Bike score—
Places & amenities in ZIP 80137 · 15 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space2
Proghorn Nature AreaJewell Motocross
Trails1
Proghorn Path North
Venues & culture1
Watkins
Dining & cafés3
Lulu's InnMi Tierra Mexican FoodRicos Burritos
Land & water5
Box Elder CreekSenac CreekMunchie CreekCoal CreekPrairie Dog Draw
Getting around2
Colorado Air and Space PortColorado Department Of Transportation Aeronotics
Weekend range7
Cherry Creek Reservior / State Park · state park14 mi
Barr Lake State Park · state park17 mi
The Bluffs at Castle Point · state park27 mi
Castlewood Canyon State Park · state park27 mi
Chatfield State Park · state park30 mi
Roxborough State Park · state park31 mi
St. Vrain State Park · state park39 mi

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

5,605 ft above sea level elevation · USGS 3DEP7 protected / open-space parcels · USGS PAD-US

Place data: 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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Arapahoe 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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Nearby ZIP codes

80018
Aurora
$543,649
-2.4%
Denver Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Arapahoe County