Denver 80218

Country Club · Denver County, CO · 6,499 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

40affordability /100

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

Payment burden

36.6%

severe

Days on market

daily

Price cuts

42.1%

of active

Valuation

+130.3%

vs assessor

Look up an address

/100

Weak

cooling · seller slight · prices easing 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 18% correction for affordability

DOM: 76d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)100

Cancellation Rate (10%)50

Days on Market (5%)75

Balanced market in 80218. List price is roughly fair — focus on condition and value. Payment burden: 36.1% of median income. Median days on market: 76. Renting is approximately 131% cheaper than buying (price-to-rent ratio: 27.7).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.2% YoY.

Turnover Index · Live in this ZIPBacktest: 22.5% of later sellers were already in the top 20% (random = 20%, 151 held-out sales) · 6,039 parcels scored nightly

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

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80218" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Denver 80218 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80218?utm_source=embed&utm_medium=backlink">Denver 80218 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$489,055

▾ 2.2% YoY

Days on market

daily · zip_data

Median rent

$1,512

ZORI

Investor score

27/100

cash-flow lens

Active listings

135

90-day

Valuation3 lenses, different anchors

vs assessor

+130.3%

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

Avg assessor$1,126,100

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$418

Price-to-income6.0×

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How 80218 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity50%

Supply tightness73%

Affordability42%

Investment yield31%

Appreciation22%

Affordability, supply & momentum

67SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.1 mo

Days on Market52d

Inv vs History+11.1%

Listing Density11.5/1k

Affordability — payment burden

Monthly payment (P&I)$2,527

Payment burden36.6%

Median income · ZIP$82,925

Mortgage rate6.71% · 30yr

Total monthly own$3,016

Monthly rent$1,512

Market dynamics

Price cut %42.1%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,512

Price-to-rent27.7

Est. cap rate2.3%

Buy vs rentfavors renting

Livability

Walk score25

Transit score11

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 80218.

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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Denver County contextmacro · jobs · debt · migration

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

ZIP 80218→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