Boulder 80303

Boulder South · Boulder County, CO · 8,975 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

0affordability /100

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

Payment burden

65.8%

severe

Days on market

daily

Price cuts

25.9%

of active

Valuation

+6.8%

vs assessor

Look up an address

/100

Weak

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

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 54.4% correction for affordability

DOM: 66d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)100

Valuation Gap (25%)10

Supply & Demand (20%)0

Buy vs Rent (15%)100

Cancellation Rate (10%)25

Days on Market (5%)75

Balanced market in 80303. List price is roughly fair — focus on condition and value. Payment burden: 65.3% of median income. A 46% price correction needed to reach 30% affordability threshold. Median days on market: 66. Renting is approximately 145% cheaper than buying (price-to-rent ratio: 29.4).

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.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80303" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Boulder 80303 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80303?utm_source=embed&utm_medium=backlink">Boulder 80303 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$820,623

▾ 0.2% YoY

Days on market

daily · zip_data

Median rent

$2,277

ZORI

Investor score

28/100

cash-flow lens

Active listings

110

90-day

Valuation3 lenses, different anchors

vs assessor

+6.8%

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

Avg assessor$876,300

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+62.3%

County-wide market — the widest, slowest signal.

Boulder+62.3%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$283

Price-to-income10.8×

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How 80303 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity60%

Supply tightness79%

Affordability0%

Investment yield27%

Appreciation59%

Affordability, supply & momentum

70SUPPLY

Tight MarketSupply Tightness

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

Months of Supply1.8 mo

Days on Market44d

Inv vs History+25.6%

Listing Density9.5/1k

Affordability — payment burden

Monthly payment (P&I)$4,241

Payment burden65.8%

Median income · ZIP$77,344

Mortgage rate6.71% · 30yr

Total monthly own$5,061

Monthly rent$2,277

Market dynamics

Price cut %25.9%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply1.8

Sales (90d)0

Investment analysis

Median rent$2,277

Price-to-rent29.4

Est. cap rate2.2%

Buy vs rentfavors renting

Livability

Walk score26

Transit score13

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 Boulder.

Aggregate median +0.0% YoY in this ZIP, but the under-$500k tier is -5.2% — 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 23.2% to 22.4% (-0.8pp) and the $1M+ share from 33.5% to 35.2% (+1.8pp).

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	$104k	$240	100	—	COUNTY · Boulder, CO
$250k–$500k	$382k	$442	61	21.7%	ZIP
$500k–$750k	$590k	$541	61	21.7%	ZIP
$750k–$1M	$854k	$628	58	20.6%	ZIP
$1M–$1.5M	$1.15M	$627	58	20.6%	ZIP
$1.5M–$2M	$1.70M	$633	25	8.9%	ZIP
$2M+	$2.28M	$711	16	5.7%	ZIP
All sales (the headline median)	$815k	$569	281	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.

$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$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 80303.

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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Boulder County contextmacro · jobs · debt · migration

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

ZIP 80303→Boulder County, COPop: 329,996

12-Month Direction

-10Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

37· 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 Burden27

43.6%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.274x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation9

+62.3%

overvalued

Source: Lotvox comps · Updated 2026-05-15