Glenwood Springs, CO · Pitkin County, CO · 561 properties with county records
This page: 3 views, fetched by 2 AI engines, citations not yet checked, 0 address lookups, since 2026-10-01 (server log began then).
Pitkin 81654 is in Pitkin County, CO, part of the Glenwood Springs Metro. The typical home value in Pitkin 81654 is $2,873,156 (Zillow Home Value Index, September 2026), up 4.3% from a year earlier. Homes that sold went under contract in a median 221 days, and 0% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 16 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 81654 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Pitkin County's 5 ZIPs with a Zillow value, the middle one is $2,873,156, so 81654 sits right at the county middle. Lotvox holds county assessor records for 561 properties in 81654.
Headline value data through September 2026. Each source below carries its own date.
Is 81654 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 81654 is a balanced market. Homes went under contract in a median 221 days with 16 months of supply.
What do homes in 81654 sell for?
The typical home value in 81654 is $2,873,156 (Zillow Home Value Index, September 2026), up 4.3% in a year. County records put the median at about $378 per square foot (computed Jul 26, 2026).
Who is likely to sell in 81654?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 81654 has not passed that test yet. When it does, the score appears here.
How does 81654 compare to Pitkin County?
81654's typical value of $2,873,156 compares with a middle value of $2,873,156 across Pitkin County's 5 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 81654 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.
Not available for this ZIP — no rent or ownership-cost estimate published here.
Rent to price
Not available for this ZIP — no price-to-rent ratio published here.
47
/100
mixed
hot · balanced · prices rising year-over-year.
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 81.8% correction for affordability
DOM: 168d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)40
Supply & Demand (20%)40
Days on Market (5%)100
Moderate buyer leverage in 81654. Room to negotiate 5-10% below list. Payment burden: 147.1% of median income. A 76% price correction needed to reach 30% affordability threshold. Median days on market: 168. Renting is approximately 3505% cheaper than buying (price-to-rent ratio: 432.6).
What to Offer
Offer 5-10% below list. You have room to negotiate.
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
-47.2%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$1,515,800
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+111.9%
County-wide market — the widest, slowest signal.
Pitkin+111.9%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Housing pulse — Housing pulse could not be loaded (429).
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 Pitkin.
Aggregate median -6.1% YoY in Pitkin, CO (county), but the under-$500k tier is +14.3% — the aggregate is falling while the entry tier rises. Over the same year the under-$500k share of sales moved from 12.6% to 17.6% (+5.0pp) and the $1M+ share from 67.4% to 63.2% (-4.1pp).
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
$128k
—
24
—
METRO · Glenwood Springs, CO
$250k–$500k
$405k
$420
10
14.7%
COUNTY · Pitkin, CO
$500k–$750k
$620k
—
69
—
METRO · Glenwood Springs, CO
$750k–$1M
$825k
—
35
—
METRO · Glenwood Springs, CO
$1M–$1.5M
$1.15M
—
10
14.7%
COUNTY · Pitkin, CO
$1.5M–$2M
$1.82M
—
12
17.6%
COUNTY · Pitkin, CO
$2M+
$3.21M
—
21
30.9%
COUNTY · Pitkin, CO
All sales (the headline median)
$1.40M
$420
68
100%
COUNTY · Pitkin, CO
ZIP-level history was too thin to draw the tiers; served at county level (Pitkin, 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 81654.
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 81654→Pitkin County, COPop: 16,593
12-Month Direction
+6Stable
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 Burden
164.4%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Valuation0
+111.9%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
16 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
63/100
high_risk
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators remain stronger than national averages.
Unemployment Rate
3.3%
CO 3.8%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
6.4%
CO 9.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$100,318
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
107.5
CO 111.8US 100.3
Near national averages
Home Value (ZHVI)$2,627,961
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
