Loveland 80538

Loveland East · Larimer County, CO · 21,944 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

41affordability /100

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

Payment burden

36.7%

severe

Days on market

daily

Price cuts

30.8%

of active

Valuation

-0.4%

vs assessor

Look up an address

/100

mixed

stable · seller slight · prices easing 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 / sellerbuyer-timing lens

Balanced Market

Needs 18.3% correction for affordability

DOM: 104d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)75

Cancellation Rate (10%)0

Days on Market (5%)100

Balanced market in 80538. List price is roughly fair — focus on condition and value. Payment burden: 36.1% of median income. Median days on market: 104. Renting is approximately 69% cheaper than buying (price-to-rent ratio: 20.3).

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

STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

Turnover Index · Live in this ZIPBacktest: 27% of later sellers were already in the top 20% (random = 20%, 589 held-out sales) · 20,072 parcels scored nightly

How the score works Accuracy by ZIP Farm territory available · Tier A $299/mo

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80538" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Loveland 80538 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/fort-collins/zip/80538?utm_source=embed&utm_medium=backlink">Loveland 80538 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$503,282

▾ 1.0% YoY

Days on market

daily · zip_data

Median rent

$2,043

ZORI

Investor score

47/100

cash-flow lens

Active listings

291

90-day

Valuation3 lenses, different anchors

vs assessor

-0.4%

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

Avg assessor$501,400

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+63.2%

County-wide market — the widest, slowest signal.

Larimer+63.2%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$194

Price-to-income5.9×

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How 80538 ranks in CO

percentile vs all CO ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

66SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.0 mo

Days on Market51d

Inv vs History+9.4%

Listing Density14.2/1k

Market dynamics

Price cut %30.8%

Momentumstable

LeverageSELLER SLIGHT

Months of supply2

Sales (90d)0

Investment analysis

Median rent$2,043

Price-to-rent20.3

Est. cap rate3.2%

Buy vs rentfavors renting

Livability

Walk score3

Transit score1

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 the most recent recorded sale per property in Larimer.

Current tiers · 12 months to Apr 26floor 10 sales/tier

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$166k	$140	22	2.1%	ZIP
$250k–$500k	$430k	$301	487	45.4%	ZIP
$500k–$750k	$579k	$319	395	36.8%	ZIP
$750k–$1M	$830k	$329	79	7.4%	ZIP
$1M–$1.5M	$1.15M	$376	42	3.9%	ZIP
$1.5M–$2M	$1.67M	$684	14	1.3%	ZIP
$2M+	$3.20M	$694	34	3.2%	ZIP
All sales (the headline median)	$509k	$308	1,073	100%	ZIP

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

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 80538.

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 Apr 26 (3 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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Larimer County contextmacro · jobs · debt · migration

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

ZIP 80538→Larimer County, COPop: 374,387

12-Month Direction

-9Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

36· 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 Burden37

37.6%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.053x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation14

+63.2%

overvalued

Source: Lotvox comps · Updated 2026-05-15