Denver 80210

University Hills · Denver County, CO · 14,119 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

30affordability /100

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

Payment burden
42.2%
severe
Days on market
15
daily
Price cuts
31.4%
of active
Valuation
+13.7%
vs assessor
Look up an address
38
/100
Weak
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
25
Valuation
70
Economic health
30

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

48/ 100SellerBalancedBuyer
Balanced Market
Needs 28.9% correction for affordability
DOM: 63d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)90
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 80210. List price is roughly fair — focus on condition and value. Payment burden: 42.3% of median income. A 17% price correction needed to reach 30% affordability threshold. Median days on market: 63. Renting is approximately 168% cheaper than buying (price-to-rent ratio: 32.1).

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 1.2% YoY.

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Market snapshoteach number, once

Median price
$836,960
▾ 1.2% YoY
Days on market
15
daily · zip_data
Median rent
$2,172
ZORI
Investor score
27/100
cash-flow lens
Active listings
180
90-day

Valuation3 lenses, different anchors

vs assessor
+13.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$952,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+56.4%
County-wide market — the widest, slowest signal.
Denver+56.4%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$418
Price-to-income7.0×

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How 80210 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity89%
Supply tightness79%
Affordability22%
Investment yield19%
Appreciation46%

Affordability, supply & momentum

83SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.1 mo
Days on Market15d
Inv vs History+12.6%
Listing Density10.7/1k
Affordability — payment burden
Monthly payment (P&I)$4,228
Payment burden42.2%
Median income · ZIP$120,156
Mortgage rate6.49% · 30yr
Total monthly own$5,065
Monthly rent$2,172
Market dynamics
Price cut %31.4%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.1
Sales (90d)0
Investment analysis
Median rent$2,172
Price-to-rent32.1
Est. cap rate2.0%
Buy vs rentfavors renting

Livability

Walk score18
Transit score15
Bike score—
Places & amenities in ZIP 80210 · 102 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space17
Harvard Gulch ParkMcWilliams ParkVeterans ParkDan's GardenRosedale ParkHole HA-3+11 more
Trails12
Parking Garage to Venue FootpathSouth Columbine Street SidewalkObservatory Park Tennis Court Entrance SidewalkEast Harvard Gulch TrailObservatory Park Foot PathSouth University Boulevard Sidwalk for Newman Center+6 more
Recreation & aquatics10
Daniel L. Ritchie CenterHarvard Gulch Recreation CenterStapleton Tennis PavilionHamilton GymnasiumCoors Fitness CenterDenver Akido+4 more
Venues & culture20
Anderson Academic CommonsSwallow Hill MusicSexploratoriumRocky Mountain Conservatory TheatreDecker Branch Denver Public LibraryWoodstock West+14 more
Dining & cafés38
Starbuckslil CoffeaYemen Grill and CafeStarbucksGinza Sushi & GrillKat's Kitchen+32 more
Land & water2
Skeel ReservoirHarvard Gulch
Getting around2
University of DenverLouisiana & Pearl
Weekend range12
Cherry Creek State Park · state park7 mi
Chatfield State Park · state park15 mi
Roxborough State Park · state park17 mi
Barr Lake State Park · state park20 mi
Eldorado Canyon State Park · state park25 mi
The Bluffs at Castle Point · state park25 mi
Staunton State Park · state park27 mi
Castlewood Canyon State Park · state park27 mi
Golden Gate Canyon · state park28 mi
St. Vrain State Park · state park34 mi

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

5,368 ft above sea level elevation · USGS 3DEP9 protected / open-space parcels · USGS PAD-USDenver: incorporated/founded 1858-11-22; named after James W. Denver · Wikidata

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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Denver 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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