Indian Hills 80454

Jefferson County, CO · 765 properties · updated 7/5/2026

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

24.1%

affordable

Days on market

daily

Price cuts

0.0%

of active

Valuation

-10.3%

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: 24.1% 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 2.7% YoY.

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Market snapshoteach number, once

Median price

$688,033

▾ 2.7% YoY

Days on market

daily · zip_data

Median rent

$1,696

county avg

Investor score

24/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-10.3%

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

+69.4%

County-wide market — the widest, slowest signal.

Jefferson+69.4%

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—

Appreciation19%

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+18.6%

Listing Density11.6/1k

Affordability — payment burden

Monthly payment (P&I)$3,475

Payment burden24.1%

Median income · ZIP$173,125

Mortgage rate6.49% · 30yr

Total monthly own$4,163

Monthly rent$1,696

Market dynamics

Price cut %0.0%

Momentumcooling

LeverageBALANCED

Months of supply1.8

Sales (90d)0

Investment analysis

Median rent$1,696

Price-to-rent33.8

Est. cap rate1.8%

Buy vs rentfavors renting

Livability

Walk score11

Transit score—

Bike score—

Places & amenities in ZIP 80454 · 6 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space2

Parmalee Gulch ParkArrowhead Community Park

Venues & culture2

Indian HillsGeneva Glen Camp

Dining & cafés1

Mac Nation Cafe

Weekend range12

Staunton State Park · state park12 mi

Chatfield State Park · state park13 mi

Roxborough State Park · state park17 mi

Golden Gate Canyon · state park17 mi

Mount Evans Wilderness · wilderness area20 mi

Eldorado Canyon State Park · state park20 mi

Cherry Creek State Park · state park22 mi

Lost Creek Wilderness · wilderness area27 mi

James Peak Wilderness · wilderness area28 mi

James Peak Protection Area (National) · national conservation area30 mi

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

7,257 ft above sea level elevation · USGS 3DEP2 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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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

-7Stable

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

36%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.318x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation12

+69.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15