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Greeley 80634 is in Weld County, CO, part of the Greeley Metro. The typical home value in Greeley 80634 is $440,487 (Zillow Home Value Index, September 2026), down 1.3% from a year earlier. Homes that sold went under contract in a median 65 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 4.3 months of supply, sellers hold a slight edge. Lotvox scores all 17,796 homes in 80634 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 23.4% of the 367 sales that followed, against 20% by chance (scored Oct 25, 2026). Across Weld County's 29 ZIPs with a Zillow value, the middle one is $499,413, so 80634 sits 12% below the county middle. Typical rent is $1,563 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 19,068 properties in 80634.
Headline value data through September 2026. Each source below carries its own date.
Is 80634 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80634 is a seller's market, narrowly. Homes went under contract in a median 65 days with 4.3 months of supply.
What do homes in 80634 sell for?
The typical home value in 80634 is $440,487 (Zillow Home Value Index, September 2026), down 1.3% in a year. County records put the median at about $137 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80634?
Lotvox's Turnover Index ranks every home in 80634 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 23.4% of later sales, against 20% by chance.
How does 80634 compare to Weld County?
80634's typical value of $440,487 compares with a middle value of $499,413 across Weld County's 29 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80634 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 14% correction for affordability
DOM: 75d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)75
Cancellation Rate (10%)25
Days on Market (5%)75
Balanced market in 80634. List price is roughly fair — focus on condition and value. Payment burden: 32.8% of median income. Median days on market: 75. Renting is approximately 97% cheaper than buying (price-to-rent ratio: 23.6).
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. Prices down 1.3% YoY.
Turnover Index · Live in this ZIPBacktest: 23.4% of later sellers were already in the top 20% (random = 20%, 367 held-out sales) · 17,796 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$434,774
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.
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 Weld.
Aggregate median +2.2% YoY in Weld, CO (county), but the under-$500k tier is -2.4% — the rise is mix shift, not appreciation. Over the same year the under-$500k share of sales moved from 12.9% to 17.8% (+4.9pp) and the $1M+ share from 10.2% to 11.5% (+1.4pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
5 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row. 2 tiers had too few sales at every level and are left blank rather than estimated.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$250k–$500k
$422k
$336
80
16.2%
COUNTY · Weld, CO
$500k–$750k
$633k
$354
208
42.0%
COUNTY · Weld, CO
$750k–$1M
$850k
$324
142
28.7%
COUNTY · Weld, CO
$1M–$1.5M
$1.14M
$394
39
7.9%
COUNTY · Weld, CO
$1.5M–$2M
$1.70M
$513
13
2.6%
COUNTY · Weld, CO
$2M+
—
—
—
—
fewer than 10 sales at zip, county and metro level
All sales (the headline median)
$695k
$349
495
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.
$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 80634.
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.
ZIP 80634→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 Burden
34.9%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
23.5x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation16
+68.1%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
4.3 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
32/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
5.0%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0855d ago
Poverty Rate
9.1%
CO 9.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$93,287
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)$497,294
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
