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Boulder 80304 is in Boulder County, CO, part of the Denver Metro. The typical home value in Boulder 80304 is $1,214,819 (Zillow Home Value Index, September 2026), up 3.4% from a year earlier. Homes that sold went under contract in a median 63 days, and 27% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 4.9 months of supply, sellers hold a slight edge. Lotvox scores all 10,968 homes in 80304 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 29.8% of the 94 sales that followed, against 20% by chance (scored Oct 25, 2026). Across Boulder County's 14 ZIPs with a Zillow value, the middle one is $708,304, so 80304 sits 72% above the county middle. Typical rent is $2,512 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 12,201 properties in 80304.
Headline value data through September 2026. Each source below carries its own date.
Is 80304 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80304 is a seller's market, narrowly. Homes went under contract in a median 63 days with 4.9 months of supply.
What do homes in 80304 sell for?
The typical home value in 80304 is $1,214,819 (Zillow Home Value Index, September 2026), up 3.4% in a year. County records put the median at about $328 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80304?
Lotvox's Turnover Index ranks every home in 80304 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 29.8% of later sales, against 20% by chance.
How does 80304 compare to Boulder County?
80304's typical value of $1,214,819 compares with a middle value of $708,304 across Boulder County's 14 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80304 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 80304 Boulder, CO, data through September 2026, https://lotvox.com/denver/zip/80304
Listings Flow Ladder — 80304
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 9 listings/mo
Faucet — new listings
43/mo
93% of normal (46) · normal
Basin — active listings
169
125% of normal (135) · balanced· baseline thin
Months of supply
4.9 mo
derived — not published at this grain
Drain — closed sales
34/mo
82% of normal (42)
Net — faucet minus drain
+9/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
42%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
18%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
9/mofall in the monthly rate (21%)— peak 43/mo (2026-06-30) to 34/mo now
188transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (46 new, 162 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
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
65.9%
severe
Days on market
63
daily
Price cuts
26.8%
of active
Valuation
+5.9%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
40.3×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Negotiate Hard
Needs 54.5% correction for affordability
DOM: 112d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)100
Cancellation Rate (10%)50
Days on Market (5%)100
Moderate buyer leverage in 80304. Room to negotiate 5-10% below list. Payment burden: 62.4% of median income. A 44% price correction needed to reach 30% affordability threshold. Median days on market: 112. Renting is approximately 244% cheaper than buying (price-to-rent ratio: 41.3).
What to Offer
Offer 5-10% below list. You have room to negotiate.
Market is holding steady with balanced conditions. Sellers hold a slight edge. Prices up 3.4% YoY.
Turnover Index · Live in this ZIPBacktest: 29.8% of later sellers were already in the top 20% (random = 20%, 94 held-out sales) · 10,968 parcels scored nightly
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
+5.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$1,285,900
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.
in 5,799 · out 7,485 · Boulder County, CO (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-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 -5.2% YoY in this ZIP, but the under-$500k tier is +4.0% — the aggregate is falling while the entry tier rises. Over the same year the under-$500k share of sales moved from 15.2% to 16.7% (+1.6pp) and the $1M+ share from 62.8% to 60.1% (-2.8pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$63k
$412
18
5.6%
ZIP
$250k–$500k
$343k
$541
36
11.1%
ZIP
$500k–$750k
$610k
$584
31
9.6%
ZIP
$750k–$1M
$906k
$654
44
13.6%
ZIP
$1M–$1.5M
$1.22M
$723
74
22.9%
ZIP
$1.5M–$2M
$1.73M
$851
50
15.5%
ZIP
$2M+
$2.64M
$974
70
21.7%
ZIP
All sales (the headline median)
$1.19M
$716
323
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
$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 80304.
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.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 80304→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 Burden
65.9%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
40.3x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation9
+62.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
4.9 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
38/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.6%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
11.0%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$102,772
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$727,957
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
9.3% in 2023
of owner-occupied homes have a householder 75 or older
