Mead 80542

Weld County, CO · 1,584 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

56affordability /100

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

Payment burden

27%

affordable

Days on market

daily

Price cuts

40.7%

of active

Valuation

-0.8%

vs assessor

Look up an address

/100

mixed

cooling · balanced · 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

Seller's Market

DOM: 59d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)40

Cancellation Rate (10%)100

Days on Market (5%)60

Seller-favored market in 80542. Expect to pay at or near list price. Payment burden: 26.6% of median income. Median days on market: 59.

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 3.6% YoY.

Turnover Index · Coming soonLotvox Turnover Index needs 30 recorded sales before a grade is published.

How the score works Accuracy by ZIP Farm territory available · Tier C $99/mo

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80542" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Mead 80542 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/greeley/zip/80542?utm_source=embed&utm_medium=backlink">Mead 80542 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$554,158

▾ 3.6% YoY

Days on market

daily · zip_data

Median rent

$1,539

county avg

Investor score

21/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-0.8%

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

Avg assessor$549,613

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+68.1%

County-wide market — the widest, slowest signal.

Weld+68.1%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$160

Price-to-income4.4×

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How 80542 ranks in CO

percentile vs all CO ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

42SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply4.7 mo

Days on Market42d

Inv vs History+43.6%

Listing Density28.2/1k

Market dynamics

Price cut %40.7%

Momentumcooling

LeverageBALANCED

Months of supply4.7

Sales (90d)0

Investment analysis

Median rent$1,539

Price-to-rent30.0

Est. cap rate2.0%

Buy vs rentfavors renting

Livability

Walk score—

Transit score—

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 Weld.

Aggregate median +2.0% YoY in Weld, CO (county), but the under-$500k tier is -1.7% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 13.0% to 17.2% (+4.2pp) and the $1M+ share from 9.9% to 12.0% (+2.1pp).

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

6 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row. 1 tier had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$228k	$329	10	1.9%	COUNTY · Weld, CO
$250k–$500k	$422k	$336	80	15.3%	COUNTY · Weld, CO
$500k–$750k	$635k	$354	214	40.8%	COUNTY · Weld, CO
$750k–$1M	$850k	$331	157	30.0%	COUNTY · Weld, CO
$1M–$1.5M	$1.14M	$405	43	8.2%	COUNTY · Weld, CO
$1.5M–$2M	$1.68M	$507	14	2.7%	COUNTY · Weld, CO
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level
All sales (the headline median)	$700k	$351	524	100%	COUNTY · Weld, CO

ZIP-level history was too thin to draw the tiers; served at county level (Weld, CO), by quarter.

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
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 80542.

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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Weld County contextmacro · jobs · debt · migration

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

ZIP 80542→Weld County, COPop: 369,880

12-Month Direction

-5Stable

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 Burden45

32.9%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.034x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation16

+68.1%

overvalued

Source: Lotvox comps · Updated 2026-05-15