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Loveland 80538 is in Larimer County, CO, part of the Fort Collins Metro. The typical home value in Loveland 80538 is $494,939 (Zillow Home Value Index, September 2026), down 0.8% from a year earlier. Homes that sold went under contract in a median 66 days, and 31% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 3.7 months of supply, sellers hold a slight edge. Lotvox scores all 20,072 homes in 80538 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 27.0% of the 589 sales that followed, against 20% by chance (scored Oct 25, 2026). Across Larimer County's 17 ZIPs with a Zillow value, the middle one is $552,670, so 80538 sits 10% below the county middle. Typical rent is $2,017 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 21,971 properties in 80538.
Headline value data through September 2026. Each source below carries its own date.
Is 80538 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80538 is a seller's market, narrowly. Homes went under contract in a median 66 days with 3.7 months of supply.
What do homes in 80538 sell for?
The typical home value in 80538 is $494,939 (Zillow Home Value Index, September 2026), down 0.8% in a year. County records put the median at about $194 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80538?
Lotvox's Turnover Index ranks every home in 80538 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 27.0% of later sales, against 20% by chance.
How does 80538 compare to Larimer County?
80538's typical value of $494,939 compares with a middle value of $552,670 across Larimer County's 17 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80538 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.
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
Balanced Market
Needs 21.9% 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
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
+1.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$501,250
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.
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 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
$172k
$140
19
1.8%
ZIP
$250k–$500k
$430k
$301
481
45.2%
ZIP
$500k–$750k
$578k
$318
387
36.4%
ZIP
$750k–$1M
$840k
$310
87
8.2%
ZIP
$1M–$1.5M
$1.15M
$375
44
4.1%
ZIP
$1.5M–$2M
$1.67M
$684
14
1.3%
ZIP
$2M+
$3.05M
$665
32
3.0%
ZIP
All sales (the headline median)
$510k
$308
1,064
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 (5 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 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 Burden
38.4%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
20.4x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation14
+63.2%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
3.7 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
34/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.4%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
10.2%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$91,364
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$556,492
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
