Thornton 80233

Thornton Central · Adams County, CO · 13,470 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

45affordability /100

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

Payment burden
33.5%
stretched
Days on market
13
daily
Price cuts
30.6%
of active
Valuation
-2.6%
vs assessor
Look up an address
51
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
45
Valuation
90
Economic health
45

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

36/ 100SellerBalancedBuyer
Seller's Market
Needs 10.4% correction for affordability
DOM: 34d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)75
Cancellation Rate (10%)0
Days on Market (5%)40

Seller-favored market in 80233. Expect to pay at or near list price. Payment burden: 33.5% of median income. Median days on market: 34. Renting is approximately 85% cheaper than buying (price-to-rent ratio: 22.2).

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 2.9% YoY.

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Market snapshoteach number, once

Median price
$470,176
▾ 2.9% YoY
Days on market
13
daily · zip_data
Median rent
$1,762
ZORI
Investor score
37/100
cash-flow lens
Active listings
66
90-day

Valuation3 lenses, different anchors

vs assessor
-2.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$458,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+64.8%
County-wide market — the widest, slowest signal.
Adams+64.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$210
Price-to-income5.5×

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How 80233 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity92%
Supply tightness75%
Affordability52%
Investment yield60%
Appreciation15%

Affordability, supply & momentum

76SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply4.7 mo
Days on Market13d
Inv vs History+3.9%
Listing Density3.8/1k
Affordability — payment burden
Monthly payment (P&I)$2,375
Payment burden33.5%
Median income · ZIP$85,132
Mortgage rate6.49% · 30yr
Total monthly own$2,845
Monthly rent$1,762
Market dynamics
Price cut %30.6%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply4.7
Sales (90d)0
Investment analysis
Median rent$1,762
Price-to-rent22.2
Est. cap rate2.9%
Buy vs rentfavors renting

Livability

Walk score3
Transit score6
Bike score—
Places & amenities in ZIP 80233 · 124 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space36
Margaret W. Carpenter Park & Open SpaceWyco ParkBrookshire ParkWalton Heath ParkRiverdale ParkStonehocker Park+30 more
Trails21
104th MUPColorado Blvd MUPSouth Platte River TrailGreenwayFarmers High Line Canal TrailGrange Hall Creek Trail+15 more
Recreation & aquatics10
Rocky Mountain Sports CenterAnytime FitnessVASA FitnessPowerhouse Gym - ThorntonKiwanis PoolNorthglenn Recreation Center+4 more
Venues & culture4
AmphitheatreThorntonNorthglennThede Farmhouse
Dining & cafés39
Cafe RioStarbucksOlive GardenStarbucksStarbucksStarbucks+33 more
Land & water12
Nott LakeBrewer ReservoirFarmers Highline CanalWebster LakeColo Agri CanalUnion Ditch+6 more
Getting around1
Northglenn & 112th
Weekend range12
Barr Lake State Park · state park9 mi
St. Vrain State Park · state park19 mi
Cherry Creek State Park · state park19 mi
Eldorado Canyon State Park · state park19 mi
Golden Gate Canyon · state park27 mi
Chatfield State Park · state park29 mi
Roxborough State Park · state park32 mi
Staunton State Park · state park37 mi
Boyd Lake State Park · state park38 mi
Kodak · state recreation area38 mi

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

5,201 ft above sea level elevation · USGS 3DEP21 protected / open-space parcels · USGS PAD-USThornton: incorporated/founded 1956-06-12; named after Daniel I.J. Thornton · Wikidata

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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Adams 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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