Denver 80206

Cherry Creek · Denver County, CO · 9,144 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

16affordability /100

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

Payment burden

51.6%

severe

Days on market

daily

Price cuts

33.1%

of active

Valuation

+23.5%

vs assessor

Look up an address

/100

Weak

stable · seller slight · prices rising 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 41.9% correction for affordability

DOM: 60d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)100

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)60

Balanced market in 80206. List price is roughly fair — focus on condition and value. Payment burden: 51.4% of median income. A 32% price correction needed to reach 30% affordability threshold. Median days on market: 60. 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: 25.8% of later sellers were already in the top 20% (random = 20%, 244 held-out sales) · 8,559 parcels scored nightly

How the score works Accuracy by ZIP Farm territory available · Tier B $199/mo

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<iframe src="https://lotvox.com/embed/zip/80206" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Denver 80206 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80206?utm_source=embed&utm_medium=backlink">Denver 80206 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$850,722

▴ 1.3% YoY

Days on market

daily · zip_data

Median rent

$1,894

ZORI

Investor score

28/100

cash-flow lens

Active listings

165

90-day

Valuation3 lenses, different anchors

vs assessor

+23.5%

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

Avg assessor$1,050,900

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+55.7%

County-wide market — the widest, slowest signal.

Denver+55.7%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$434

Price-to-income8.4×

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How 80206 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity77%

Supply tightness81%

Affordability11%

Investment yield10%

Appreciation70%

Affordability, supply & momentum

75SUPPLY

Severe TightnessSupply Tightness

Very tight supply — well-priced homes attract multiple offers within days.

Months of Supply2.1 mo

Days on Market27d

Inv vs History+22.4%

Listing Density11.8/1k

Affordability — payment burden

Monthly payment (P&I)$4,396

Payment burden51.6%

Median income · ZIP$102,248

Mortgage rate6.71% · 30yr

Total monthly own$5,247

Monthly rent$1,894

Market dynamics

Price cut %33.1%

Momentumstable

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,894

Price-to-rent39.1

Est. cap rate1.7%

Buy vs rentfavors renting

Livability

Walk score20

Transit score16

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 Denver.

Aggregate median +2.5% YoY in Denver, CO (county), but the under-$500k tier is +1.3% — both the aggregate and the entry tier are rising. Over the same year the under-$500k share of sales moved from 46.4% to 44.3% (-2.0pp) and the $1M+ share from 12.1% to 13.4% (+1.3pp).

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	5.0%	COUNTY · Denver, CO
$250k–$500k	$405k	$345	767	39.4%	COUNTY · Denver, CO
$500k–$750k	$585k	$432	534	27.4%	COUNTY · Denver, CO
$750k–$1M	$840k	$501	289	14.8%	COUNTY · Denver, CO
$1M–$1.5M	$1.20M	$515	187	9.6%	COUNTY · Denver, CO
$1.5M–$2M	$1.65M	$531	44	2.3%	COUNTY · Denver, CO
$2M+	$2.64M	$730	31	1.6%	COUNTY · Denver, CO
All sales (the headline median)	$531k	$427	1,949	100%	COUNTY · Denver, CO

ZIP-level history was too thin to draw the tiers; served at county 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 80206.

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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Video analysisrestored

What's the 80206 Denver, CO Housing Market Like? | Lotvox

ZIP 80206 in Denver, CO sits at elevation 5372 feet, mapping 92 parcels across high-altitude Colorado terrain.

Market score 34 rates Weak with stable momentum and slight seller leverage; price trend scores 55 while affordability hits 10.

Median price $860k equals $434 per square foot, up 0.2 percent year-over-year with 27 days on market and 165 active listings.

Assessor value averages $1,050,900 against current pricing creating a 22.2 percent gap; appreciation sits at the 66th percentile statewide.

Income of $102,248 faces severe burden at 51 percent; monthly payment runs $4344 versus rent at $1831 with just 2.1 months supply.

Denver County posts economic health score 16 with investment yield at the 10th percentile compared to broader Colorado benchmarks.

Five water features include Four Towers Pool and Monet Pool alongside Cherry Creek winding through low-slung 1990s-2000s suburban neighborhoods with greenways.

Nineteen parks anchor the area including Denver Botanic Gardens and Cheesman Park Esplanade; six trails like Cherry Creek Trail connect open spaces.

Four rec facilities serve residents including Carla Madison Recreation Center plus VIVE Float Studio and PH7 Pilates for wellness routines.

Seven venues feature Sie FilmCenter and Bluebird Theater while 40 dining spots include The Goods Neighborhood Kitchen and The Tattered Cover bookstore.

Twelve destinations lie within range; Cherry Creek State Park sits 9 miles out, Barr Lake 16 miles, and Roxborough State Park reaches 20 miles away.

Denver was founded in 1858 and named after James W. Denver, growing into a city of 715522 residents on the high plains.

Explore full market data for ZIP 80206 Denver at lotvox.com/denver/zip/80206.

Denver County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 80206→Denver County, COPop: 728,309

12-Month Direction

-16Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

39· 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 Burden39

36.7%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.076x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation20

+55.7%

overvalued

Source: Lotvox comps · Updated 2026-05-15