Denver 80238

Stapleton / Central Park · Denver County, CO · 9,038 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

54affordability /100

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

Payment burden

28.3%

stretched

Days on market

daily

Price cuts

32.8%

of active

Valuation

+27.9%

vs assessor

Look up an address

/100

Mixed

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

Seller's Market

DOM: 54d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)40

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)60

Seller-favored market in 80238. Expect to pay at or near list price. Payment burden: 27.9% of median income. Median days on market: 54. Renting is approximately 150% cheaper than buying (price-to-rent ratio: 30.0).

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 1.6% YoY.

Turnover Index · Coming soonLotvox Turnover Index did not beat random in backtest, so no score is published.

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/80238" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Denver 80238 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80238?utm_source=embed&utm_medium=backlink">Denver 80238 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$757,723

▾ 1.6% YoY

Days on market

daily · zip_data

Median rent

$2,175

ZORI

Investor score

26/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

+27.9%

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

Avg assessor$969,500

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$281

Price-to-income4.6×

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How 80238 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity95%

Supply tightness56%

Affordability74%

Investment yield27%

Appreciation33%

Affordability, supply & momentum

71SUPPLY

Tight MarketSupply Tightness

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

Months of Supply4.7 mo

Days on Market11d

Inv vs History+14.4%

Listing Density8.4/1k

Affordability — payment burden

Monthly payment (P&I)$3,916

Payment burden28.3%

Median income · ZIP$166,191

Mortgage rate6.71% · 30yr

Total monthly own$4,673

Monthly rent$2,175

Market dynamics

Price cut %32.8%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply4.7

Sales (90d)0

Investment analysis

Median rent$2,175

Price-to-rent30.0

Est. cap rate2.2%

Buy vs rentfavors renting

Livability

Walk score9

Transit score5

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 +0.0% YoY in this ZIP, but the under-$500k tier is +7.4% — the headline median is essentially flat, so the tier move is what matters here. Over the same year the under-$500k share of sales moved from 14.5% to 15.5% (+1.0pp) and the $1M+ share from 25.5% to 23.4% (-2.0pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

1 tier 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	$215k	$225	13	4.3%	ZIP
$250k–$500k	$398k	$328	34	11.2%	ZIP
$500k–$750k	$625k	$368	85	28.1%	ZIP
$750k–$1M	$838k	$422	100	33.0%	ZIP
$1M–$1.5M	$1.18M	$433	55	18.2%	ZIP
$1.5M–$2M	$1.55M	$472	15	5.0%	ZIP
$2M+	$2.64M	$730	31	—	COUNTY · Denver, CO
All sales (the headline median)	$790k	$401	303	100%	ZIP

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
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 80238.

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 80238→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