Indian Hills 80454

Jefferson County, CO · 772 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

60affordability /100

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

Payment burden

24.3%

affordable

Days on market

daily

Price cuts

0.0%

of active

Valuation

-8.8%

vs assessor

Look up an address

/100

Stable

cooling · balanced · 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

Strong Seller's Market

DOM: 20d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)0

Valuation Gap (25%)25

Supply & Demand (20%)0

Cancellation Rate (10%)0

Days on Market (5%)20

Strong seller's market in 80454. Bidding wars likely — be prepared to go above list. Payment burden: 24.0% of median income. Median days on market: 20.

Buyer Caution

Expect bidding wars. Consider offering at or above list to compete.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 2.3% YoY.

Turnover Index · Coming soonLotvox Turnover Index needs 30 recorded sales before a grade is published.

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Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80454" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Indian Hills 80454 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80454?utm_source=embed&utm_medium=backlink">Indian Hills 80454 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$677,044

▾ 2.3% YoY

Days on market

daily · zip_data

Median rent

$1,861

county avg

Investor score

24/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-8.8%

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

Avg assessor$617,157

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+68.6%

County-wide market — the widest, slowest signal.

Jefferson+68.6%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$252

Price-to-income4.0×

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How 80454 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity67%

Supply tightness99%

Affordability86%

Investment yield—

Appreciation20%

Affordability, supply & momentum

72SUPPLY

Tight MarketSupply Tightness

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

Months of Supply1.8 mo

Days on Market37d

Inv vs History+20.0%

Listing Density11.6/1k

Affordability — payment burden

Monthly payment (P&I)$3,499

Payment burden24.3%

Median income · ZIP$173,125

Mortgage rate6.71% · 30yr

Total monthly own$4,176

Monthly rent$1,861

Market dynamics

Price cut %0.0%

Momentumcooling

LeverageBALANCED

Months of supply1.8

Sales (90d)0

Investment analysis

Median rent$1,861

Price-to-rent30.3

Est. cap rate2.0%

Buy vs rentfavors renting

Livability

Walk score11

Transit score—

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 Jefferson.

Aggregate median +3.0% YoY in Jefferson, CO (county), but the under-$500k tier is -1.0% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 29.5% to 26.9% (-2.6pp) and the $1M+ share from 12.8% to 14.6% (+1.8pp).

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

7 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	$204k	$247	277	—	COUNTY · Jefferson, CO
$250k–$500k	$400k	$342	2,319	—	COUNTY · Jefferson, CO
$500k–$750k	$585k	$432	534	—	COUNTY · Denver, CO
$750k–$1M	$838k	$395	1,710	—	COUNTY · Jefferson, CO
$1M–$1.5M	$1.19M	$436	888	—	COUNTY · Jefferson, CO
$1.5M–$2M	$1.67M	$523	262	—	COUNTY · Jefferson, CO
$2M+	$2.64M	$730	31	—	COUNTY · Denver, CO
All sales (the headline median)	$670k	$552	24	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Jefferson, 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
$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 80454.

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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Jefferson County contextmacro · jobs · debt · migration

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

ZIP 80454→Jefferson County, COPop: 578,437

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

35· 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 Burden40

35.9%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.278x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation13

+68.6%

overvalued

Source: Lotvox comps · Updated 2026-05-15