Federal Heights 80260

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

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
38.8%
severe
Days on market
15
daily
Price cuts
35.0%
of active
Valuation
+2.5%
vs assessor
Look up an address
33
/100
Weak
cooling · seller advantage · prices easing year-over-year.
Price trend
7
Affordability
25
Valuation
90
Economic health
36

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

44/ 100SellerBalancedBuyer
Balanced Market
Needs 22.7% 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 3.5% YoY.

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Market snapshoteach number, once

Median price
$402,911
▾ 3.5% YoY
Days on market
15
daily · zip_data
Median rent
$1,549
ZORI
Investor score
38/100
cash-flow lens
Active listings
69
90-day

Valuation3 lenses, different anchors

vs assessor
+2.5%
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
+64.8%
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$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 yield64%
Appreciation10%

Affordability, supply & momentum

73SUPPLY
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+15.8%
Listing Density5.6/1k
Affordability — payment burden
Monthly payment (P&I)$2,035
Payment burden38.8%
Median income · ZIP$62,929
Mortgage rate6.49% · 30yr
Total monthly own$2,438
Monthly rent$1,549
Market dynamics
Price cut %35.0%
Momentumcooling
LeverageSELLER ADVANTAGE
Months of supply4.7
Sales (90d)0
Investment analysis
Median rent$1,549
Price-to-rent21.7
Est. cap rate3.0%
Buy vs rentfavors renting

Livability

Walk score1
Transit score9
Bike score—
Places & amenities in ZIP 80260 · 44 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space11
Ruston ParkCarstens ParkJ.D. Cayton ParkPecos ParkCarmenisch ParkNorthstar Park+5 more
Trails5
Niver Creek Tributary TrailGrange Hall Creek TrailNiver Creek-88th Avenue TrailGreenway TrailNiver Creek Open Space
Recreation & aquatics6
Club Vive ActivaHighland Hills Sports ComplexWater WorldMinnow CreekThunder Bay Wave PoolLittle Bear Pond
Venues & culture2
Anythink Huron Street LibraryFederal Heights
Dining & cafés16
StarbucksApplebee'sDutch Bros. CoffeeLevel 7 GamesLaredo Taco CompanyRico Pollo+10 more
Land & water3
Farmers ditchNiver CreekLazy River Ride
Weekend range11
Barr Lake State Park · state park13 mi
Eldorado Canyon State Park · state park17 mi
Cherry Creek State Park · state park19 mi
St. Vrain State Park · state park20 mi
Golden Gate Canyon · state park24 mi
Chatfield State Park · state park26 mi
Roxborough State Park · state park29 mi
Staunton State Park · state park33 mi
Indian Peaks Wilderness · wilderness area38 mi
Mount Evans Wilderness · wilderness area39 mi

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

5,357 ft above sea level elevation · USGS 3DEP18 protected / open-space parcels · USGS PAD-US

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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