Federal Heights 80260

Northglenn · Adams County, CO · 5,615 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

36affordability /100

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

Payment burden

39.3%

severe

Days on market

daily

Price cuts

36.2%

of active

Valuation

+3.4%

vs assessor

Look up an address

/100

Weak

cooling · seller advantage · 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 23.7% correction for affordability

DOM: 52d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)10

Supply & Demand (20%)40

Buy vs Rent (15%)75

Cancellation Rate (10%)0

Days on Market (5%)60

Balanced market in 80260. List price is roughly fair — focus on condition and value. Payment burden: 38.9% of median income. A 10% price correction needed to reach 30% affordability threshold. Median days on market: 52. Renting is approximately 81% cheaper than buying (price-to-rent ratio: 21.7).

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

COOLINGSELLER ADVANTAGE

Market is cooling with expanding inventory. Sellers are firmly in control. Prices down 3.4% YoY.

Turnover Index · Live in this ZIPBacktest: 21.9% of later sellers were already in the top 20% (random = 20%, 32 held-out sales) · 5,359 parcels scored nightly

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

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<iframe src="https://lotvox.com/embed/zip/80260" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Federal Heights 80260 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80260?utm_source=embed&utm_medium=backlink">Federal Heights 80260 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$399,228

▾ 3.4% YoY

Days on market

daily · zip_data

Median rent

$1,498

ZORI

Investor score

38/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

+3.4%

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

Avg assessor$413,000

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+64.0%

County-wide market — the widest, slowest signal.

Adams+64.0%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$196

Price-to-income6.4×

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How 80260 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity89%

Supply tightness57%

Affordability32%

Investment yield63%

Appreciation8%

Affordability, supply & momentum

74SUPPLY

Tight MarketSupply Tightness

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

Months of Supply4.7 mo

Days on Market15d

Inv vs History+14.2%

Listing Density5.6/1k

Affordability — payment burden

Monthly payment (P&I)$2,063

Payment burden39.3%

Median income · ZIP$62,929

Mortgage rate6.71% · 30yr

Total monthly own$2,462

Monthly rent$1,498

Market dynamics

Price cut %36.2%

Momentumcooling

LeverageSELLER ADVANTAGE

Months of supply4.7

Sales (90d)0

Investment analysis

Median rent$1,498

Price-to-rent21.7

Est. cap rate3.0%

Buy vs rentfavors renting

Livability

Walk score1

Transit score9

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 Adams.

Aggregate median +1.0% YoY in Adams, CO (county), but the under-$500k tier is -0.4% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 54.1% to 52.7% (-1.4pp) and the $1M+ share from 2.8% to 2.6% (-0.2pp).

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

4 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	$180k	$212	24	18.6%	ZIP
$250k–$500k	$379k	$289	83	64.3%	ZIP
$500k–$750k	$535k	$329	22	17.1%	ZIP
$750k–$1M	$830k	$344	270	—	COUNTY · Adams, CO
$1M–$1.5M	$1.20M	$515	187	—	COUNTY · Denver, CO
$1.5M–$2M	$1.65M	$531	44	—	COUNTY · Denver, CO
$2M+	$3.64M	$641	14	—	COUNTY · Adams, CO
All sales (the headline median)	$371k	$283	129	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Adams, 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
$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 80260.

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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Adams County contextmacro · jobs · debt · migration

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

ZIP 80260→Adams County, COPop: 543,760

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· 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 Burden45

32.8%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent8

1.881x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation19

+64%

overvalued

Source: Lotvox comps · Updated 2026-05-15