Lyons 80540

Boulder County, CO · 3,123 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

44affordability /100

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

Payment burden
33.8%
stretched
Days on market
125
daily
Price cuts
27.4%
of active
Valuation
-9.3%
vs assessor
Look up an address
47
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
45
Valuation
70
Economic health
44

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

49/ 100SellerBalancedBuyer
Balanced Market
Needs 11.2% correction for affordability
DOM: 156d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)100
Days on Market (5%)100

Balanced market in 80540. List price is roughly fair — focus on condition and value. Payment burden: 33.9% of median income. Median days on market: 156. Renting is approximately 212% cheaper than buying (price-to-rent ratio: 37.4).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLEBUYER ADVANTAGE

Market is holding steady with balanced conditions. Buyers have strong negotiating leverage. Prices down 1.6% YoY.

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Market snapshoteach number, once

Median price
$759,816
▾ 1.6% YoY
Days on market
125
daily · zip_data
Median rent
$1,694
ZORI
Investor score
25/100
cash-flow lens
Active listings
68
90-day

Valuation3 lenses, different anchors

vs assessor
-9.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$688,900
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+63.0%
County-wide market — the widest, slowest signal.
Boulder+63.0%
Larimer+63.7%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$222
Price-to-income5.6×

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How 80540 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity14%
Supply tightness61%
Affordability50%
Investment yield10%
Appreciation38%

Affordability, supply & momentum

43SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.0 mo
Days on Market125d
Inv vs History+32.7%
Listing Density34.1/1k
Affordability — payment burden
Monthly payment (P&I)$3,838
Payment burden33.8%
Median income · ZIP$136,109
Mortgage rate6.49% · 30yr
Total monthly own$4,598
Monthly rent$1,694
Market dynamics
Price cut %27.4%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply2
Sales (90d)0
Investment analysis
Median rent$1,694
Price-to-rent37.4
Est. cap rate1.7%
Buy vs rentfavors renting

Livability

Walk score3
Transit score—
Bike score—
Places & amenities in ZIP 80540 · 172 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space8
Button Rock PreserveRock Ledge ParkLyons Dirt Jump Bike ParkLaVern M. Johnson ParkBohn ParkRocky Mountain Botanic Gardens+2 more
Trails84
Bitterbrush TrailMiddle Saint Vrain TrailSaint Vrain Glacier TrailAntelope TrailBeaver Creek TrailSourdough Trail+78 more
Venues & culture15
Peak-to-Peak HighwayPeak-to-Peak HighwayPeak-to-Peak HighwayLyons Regional LibraryWestern Stars GalleryLyons Redstone Museum+9 more
Dining & cafés9
Mojo TaqueriaSmokin' Dave's BBQ & BrewColorado Cherry Company at LyonsJulie's Thai KitchenLa MariposaIndian Bites II+3 more
Land & water54
Lake GibraltarCannon MountainCoffintop MountainIndian Lookout MountainRalph Price ReservoirSunset Lake+48 more
Getting around1
Elk Park Ranch Airport
Weekend range12
Indian Peaks Wilderness Area · wilderness area14 mi
Rocky Mountain National Park · national park18 mi
St. Vrain State Park · state park21 mi
Eldorado Canyon State Park · state park22 mi
Boyd Lake State Park · state park24 mi
Lory State Park · state park26 mi
Golden Gate Canyon State Park · state park28 mi
Bowen Gulch Protection Area (National) · national conservation area28 mi
Comanche Peak Wilderness · wilderness area29 mi
Never Summer Wilderness · wilderness area30 mi

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

6,747 ft above sea level elevation · USGS 3DEP59 protected / open-space parcels · USGS PAD-US

Place data: NPS National Register of Historic Places · 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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Boulder 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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Nearby ZIP codes

80455
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$551,379
-3.4%
Denver Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Boulder County