Glenwood Springs, CO · Garfield County, CO · 5,372 properties with county records
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Carbondale 81623 is in Garfield County, CO, part of the Glenwood Springs Metro. The ZIP-wide typical value in Carbondale 81623 is $1,363,258 (Zillow Home Value Index, September 2026), up 5.1% from a year earlier. Homes that sold went under contract in a median 65 days, and 17% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 5 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 81623 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Garfield County's 7 ZIPs with a Zillow value, the middle one is $615,467, so 81623 sits 121% above the county middle. Typical rent is $4,001 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 5,372 properties in 81623.
Headline value data through September 2026. Each source below carries its own date.
Is 81623 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 81623 is a seller's market, narrowly. Homes went under contract in a median 65 days with 5 months of supply.
What do homes in 81623 sell for?
The ZIP-wide typical value in 81623 is $1,363,258 (Zillow Home Value Index, September 2026), up 5.1% in a year. County records put the median at about $302 per square foot (computed Jul 26, 2026).
Who is likely to sell in 81623?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 81623 has not passed that test yet. When it does, the score appears here.
How does 81623 compare to Garfield County?
81623's ZIP-wide typical value of $1,363,258 compares with a middle value of $615,467 across Garfield County's 7 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 81623 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.
38
/100
weak
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 / seller
buyer-timing lens
Strong Buyer's Market
Needs 67.1% 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 5.1% YoY.
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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
-37.2%
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.
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 -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.
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 Burden
91.2%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
28.4x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation0
+117.1%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
5 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
42/100
elevated
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
3.6%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0859d ago
Poverty Rate
9.1%
CO 9.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$86,172
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)$712,937
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors
