Carbondale 81623

Glenwood Springs, CO · Garfield County, CO · 5,372 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

0affordability /100

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

Payment burden

86.4%

severe

Days on market

daily

Price cuts

17.0%

of active

Valuation

-37.6%

vs assessor

Look up an address

/100

mixed

hot · seller slight · 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 / sellerbuyer-timing lens

Strong Buyer's Market

Needs 65.3% correction for affordability

DOM: 107d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)100

Valuation Gap (25%)80

Supply & Demand (20%)40

Buy vs Rent (15%)100

Cancellation Rate (10%)75

Days on Market (5%)100

Strong buyer leverage in 81623. If you must buy now, offer 10-15% below list price. Payment burden: 85.5% of median income. A 59% price correction needed to reach 30% affordability threshold. Median days on market: 107. Renting is approximately 140% cheaper than buying (price-to-rent ratio: 28.8). Market appears 26% overpriced vs. assessed values.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.

HOTSELLER SLIGHT

Market is running hot with fast-moving inventory. Sellers hold a slight edge. Prices up 4.6% YoY.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/81623" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Carbondale 81623 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/glenwood-springs/zip/81623?utm_source=embed&utm_medium=backlink">Carbondale 81623 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$1,373,354

▴ 4.6% YoY

Days on market

daily · zip_data

Median rent

$3,640

ZORI

Investor score

44/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-37.6%

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

Avg assessor$856,700

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+117.1%

County-wide market — the widest, slowest signal.

Garfield+117.1%

Pitkin+111.9%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$302

Price-to-income13.9×

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How 81623 ranks in CO

percentile vs all CO ZIPs

Comparative ranking not available for this ZIP.

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 Market23d

Inv vs History+8.3%

Listing Density12.2/1k

Market dynamics

Price cut %17.0%

Momentumhot

LeverageSELLER SLIGHT

Months of supply4.7

Sales (90d)0

Investment analysis

Median rent$3,640

Price-to-rent28.8

Est. cap rate2.3%

Buy vs rentfavors renting

Livability

Walk score13

Transit score12

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 recorded arms-length deed transactions in Pitkin.

Aggregate median -12.6% YoY in this ZIP, 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 17.9% (+5.3pp) and the $1M+ share from 67.4% to 62.7% (-4.7pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

3 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	14.9%	ZIP
$500k–$750k	$620k	—	69	—	METRO · Glenwood Springs, CO
$750k–$1M	$825k	—	35	—	METRO · Glenwood Springs, CO
$1M–$1.5M	$1.15M	—	10	14.9%	ZIP
$1.5M–$2M	$1.82M	—	12	17.9%	ZIP
$2M+	$3.34M	—	20	29.9%	ZIP
All sales (the headline median)	$1.30M	$420	67	100%	ZIP

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 81623.

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.

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Garfield County contextmacro · jobs · debt · migration

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

This ZIP code crosses county lines. Property data shows Garfield (90.5%) and Pitkin (9.5%). County metrics below are shown separately for each county.

Garfield (90.5%)

Pitkin (9.5%)

ZIP 81623→2 counties

12-Month Direction

+8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

32· Distressed

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 Burden14

51.5%

crisis

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.023x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation0

+117.1%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand18

4.5 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

42/100

elevated

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators remain stronger than national averages.

Unemployment Rate

Lower than most U.S. counties

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Lower than most U.S. counties

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Higher than many comparable counties

Home Value (ZHVI)$696,166

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors

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Nearby ZIP codes

Glenwood Springs Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Garfield County