Thornton 80602

Brighton East · Adams County, CO · 19,263 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

56affordability /100

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

Payment burden
26.8%
affordable
Days on market
31
daily
Price cuts
31.1%
of active
Valuation
+2%
vs assessor
Look up an address
65
/100
Stable
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
90
Economic health
56

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

38/ 100SellerBalancedBuyer
Seller's Market
DOM: 71d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)40
Supply & Demand (20%)40
Buy vs Rent (15%)50
Cancellation Rate (10%)25
Days on Market (5%)75

Seller-favored market in 80602. Expect to pay at or near list price. Payment burden: 26.8% of median income. Median days on market: 71. Renting is approximately 55% cheaper than buying (price-to-rent ratio: 18.6).

Buyer Caution

Seller's market. Be prepared to pay near list price.

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

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.2% YoY.

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Market snapshoteach number, once

Median price
$647,311
▾ 2.2% YoY
Days on market
31
daily · zip_data
Median rent
$2,907
ZORI
Investor score
51/100
cash-flow lens
Active listings
160
90-day

Valuation3 lenses, different anchors

vs assessor
+2.0%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$660,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+64.8%
County-wide market — the widest, slowest signal.
Adams+64.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$218
Price-to-income4.4×

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How 80602 ranks in CO
percentile vs all Colorado ZIPs · n=476
Market velocity74%
Supply tightness45%
Affordability78%
Investment yield81%
Appreciation27%

Affordability, supply & momentum

67SUPPLY
Tight MarketSupply Tightness

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

Months of Supply4.7 mo
Days on Market31d
Inv vs History-13.7%
Listing Density12.1/1k
Affordability — payment burden
Monthly payment (P&I)$3,270
Payment burden26.8%
Median income · ZIP$146,679
Mortgage rate6.49% · 30yr
Total monthly own$3,917
Monthly rent$2,907
Market dynamics
Price cut %31.1%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply4.7
Sales (90d)0
Investment analysis
Median rent$2,907
Price-to-rent18.6
Est. cap rate3.5%
Buy vs rentneutral

Livability

Walk score3
Transit score4
Bike score—
Places & amenities in ZIP 80602 · 75 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space27
Sintra Lewis Pointe ParkNorth Creek Farms ParkRace Street PlaygroundRiverdale Regional ParkNorthern Lights Ball FieldsBrantner Gulch OS+21 more
Trails20
Signal Ditch TrailSouth Platte River Trail120th Avenue MUPSpruce St. Access / 120th Ave MUPLakeview Tributary TrailPlains Tributary Trail+14 more
Recreation & aquatics2
Junior Olympic GymnasticsTodd Creek Golf Club
Venues & culture3
Anythink Wright FarmsKHOWRangeview Library District
Dining & cafés5
StarbucksStarbucksPizza HutDoug's DinerBlue Bay Asian Cafe
Land & water17
German Reservoir Number 1Richards ReservoirGuthrie Reservoir Number 1Ginther Reservoir Number 1Stouffer Reservoir Number 1Marshall Reservoir+11 more
Weekend range12
Barr Lake State Park · state park7 mi
St. Vrain State Park · state park15 mi
Eldorado Canyon State Park · state park22 mi
Cherry Creek State Park · state park23 mi
Golden Gate Canyon State Park · state park30 mi
Kodak · state recreation area33 mi
Boyd Lake State Park · state park34 mi
Chatfield State Park · state park34 mi
Roxborough State Park · state park37 mi
Staunton State Park · state park42 mi

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

5,195 ft above sea level elevation · USGS 3DEP29 protected / open-space parcels · USGS PAD-USThornton: incorporated/founded 1956-06-12; named after Daniel I.J. Thornton · Wikidata

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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Adams 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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