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Denver 80216 is in Denver County, CO, part of the Denver Metro. The typical home value in Denver 80216 is $344,399 (Zillow Home Value Index, September 2026), down 3.2% from a year earlier. Homes that sold went under contract in a median 71 days, and 32% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 4.8 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 80216 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Denver County's 25 ZIPs with a Zillow value, the middle one is $542,874, so 80216 sits 37% below the county middle. Typical rent is $1,910 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 4,091 properties in 80216.
Headline value data through September 2026. Each source below carries its own date.
Is 80216 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80216 is a seller's market, narrowly. Homes went under contract in a median 71 days with 4.8 months of supply.
What do homes in 80216 sell for?
The typical home value in 80216 is $344,399 (Zillow Home Value Index, September 2026), down 3.2% in a year. County records put the median at about $243 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80216?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 80216 has not passed that test yet. When it does, the score appears here.
How does 80216 compare to Denver County?
80216's typical value of $344,399 compares with a middle value of $542,874 across Denver County's 25 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80216 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
15×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Seller's Market
DOM: 105d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)100
Seller-favored market in 80216. Expect to pay at or near list price. Payment burden: 25.0% of median income. Median days on market: 105. Renting is approximately 32% cheaper than buying (price-to-rent ratio: 15.9).
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 3.2% YoY.
Turnover Index · Coming soonLotvox Turnover Index did not beat random in backtest, so no score is published.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
+13.2%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$389,800
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.
Argo ParkDunham ParkElyria ParkGlobeville Landing ParkHeron Pond/Heller/Carpio-Sanguinette ParkPark Hill Park+5 more
Trails6
Brighton Boulevard Cycle TrackDenver D2East Airlawn RoadPlatte River TrailSand Creek TrailSouth Platte River Trail
Recreation & aquatics9
American Paintball ColiseumAtherialCorePower YogaGlobeville Community HouseMountain Strong Denver Climbing and CrossFitStapleton Recreation Center+3 more
Venues & culture24
Alto GalleryBlue Silo StudiosBubble Planet - DenverDenver Public Library Bob Ragland BranchDenver Zine LibraryElyria Branch Library+18 more
Dining & cafés39
AcornBig TroubleBlue Moon Brewing CompanyButcher Block CafeButcher Block CafeCasa de Sanchez Panadería y Restaurante+33 more
Land & water4
Copeland LakeHeron PondSand CreekSouth Platte River
Getting around3
40th & Colorado41st & Fox48th & Brighton at National Western Center
Weekend range12
Barr Lake State Park · state park14 mi
Castlewood Canyon State Park · state park34 mi
Chatfield State Park · state park22 mi
Cherry Creek State Park · state park12 mi
Eldorado Canyon State Park · state park21 mi
Golden Gate Canyon · state park26 mi
Indian Peaks Wilderness · wilderness area42 mi
Mount Evans Wilderness · wilderness area38 mi
Roxborough State Park · state park24 mi
Staunton State Park · state park30 mi
Straight-line distance from the ZIP centroid (USGS PAD-US).
5,179 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
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-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 46.3% to 44.5% (-1.9pp) and the $1M+ share from 12.1% to 13.4% (+1.3pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
6 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
—
COUNTY · Denver, CO
$250k–$500k
$398k
$436
46
71.9%
ZIP
$500k–$750k
$585k
$432
529
—
COUNTY · Denver, CO
$750k–$1M
$840k
$501
287
—
COUNTY · Denver, CO
$1M–$1.5M
$1.20M
$517
185
—
COUNTY · Denver, CO
$1.5M–$2M
$1.65M
$531
44
—
COUNTY · Denver, CO
$2M+
$2.64M
$730
31
—
COUNTY · Denver, CO
All sales (the headline median)
$398k
$415
64
100%
ZIP
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 80216.
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.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 80216→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 Burden
26.1%
affordable
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
15x
neutral
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation20
+55.7%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
4.8 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
34/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.7%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
10.5%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$91,681
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)$547,039
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
