Carbondale 81623

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

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
84.2%
severe
Days on market
23
daily
Price cuts
16.2%
of active
Valuation
-37.4%
vs assessor
Look up an address
43
/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

80/ 100SellerBalancedBuyer
Strong Buyer's Market
Needs 64.4% 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: 84.3% of median income. A 58% 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 25% 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 5.0% YoY.

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Market snapshoteach number, once

Median price
$1,368,467
▴ 5.0% YoY
Days on market
23
daily · zip_data
Median rent
$3,958
ZORI
Investor score
44/100
cash-flow lens
Active listings
80
90-day

Valuation3 lenses, different anchors

vs assessor
-37.4%
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
+117.7%
County-wide market — the widest, slowest signal.
Garfield+117.7%
Pitkin+113.4%
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

66SUPPLY
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+9.3%
Listing Density12.2/1k
Market dynamics
Price cut %16.2%
Momentumhot
LeverageSELLER SLIGHT
Months of supply4.7
Sales (90d)0
Investment analysis
Median rent$3,958
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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Garfield County contextmacro · jobs · debt · migration

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

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Nearby ZIP codes

81601
Glenwood Springs
$875,985
+3.6%
Glenwood Springs Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Garfield County