ZIP 80116 vs ZIP 80118

80116 is one of 14 ZIP codes that lie mostly in Douglas County, CO.

Shaded by typical home value, it ranks 1 of the 14 with a value.

Mapped in and around 80116: 43 places to go — 25 trails, 7 parks & open space, 7 day trips.

3 school locations in 80116: 2 elementary, 1 middle.

In alphabetical order: Cherry Valley Elementary School, Fox Hollow Elementary School, Franktown Elementary School. Locations only — no ratings are shown here.

80118 is one of 14 ZIP codes that lie mostly in Douglas County, CO.

Shaded by typical home value, it ranks 2 of the 14 with a value.

Mapped in and around 80118: 73 places to go — 30 trails, 16 arts & venues, 12 day trips.

1 school location in 80118: 1 middle.

In alphabetical order: Larkspur Elementary School. Locations only — no ratings are shown here.

In January 2000 the typical home in 80116 was worth $348,205.

Values peaked at $1,106,937 in June 2022. The latest reading is −5.3% from that peak.

As of August 2026: $1,047,767, +0.4% over twelve months.

Start with the typical home: $1,047,767. Put 20% down and borrow $838,214 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $5,804 a month in principal and interest.

The median household here earns $151,250 a year, $12,604 a month. So the payment takes 46.0% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 15.3% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $2,085.

In December 2020, with rates at 2.68%, it was $2,660.

By August 2026, at 6.67%, it was $5,390 — +103% since December 2020, while the home's value moved +28%.

Reported values rose +201% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $687,218. So the real change is +52%, not +201%.

80116: +201% since January 2000.

Douglas County: +198% since January 2000.

Colorado: +199% since January 2000 — 80116 ran ahead of it by 2 points.

Against 476 Colorado ZIP codes, 80116 sits at the 22nd percentile for affordability (price vs local income).

64th for appreciation (recent value growth); 31st for rental yield (rent vs price).

Owning the typical home costs about $6,851 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $3,172 a month.

Price divided by a year's rent: 27.5. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 80118 was worth $336,134.

Values peaked at $984,697 in June 2022. The latest reading is −4.2% from that peak.

As of August 2026: $943,747, −1.1% over twelve months.

Start with the typical home: $943,747. Put 20% down and borrow $754,998 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $5,227 a month in principal and interest.

The median household here earns $153,368 a year, $12,781 a month. So the payment takes 40.9% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 14.6% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $2,013.

In December 2020, with rates at 2.68%, it was $2,328.

By August 2026, at 6.67%, it was $4,855 — +109% since December 2020, while the home's value moved +31%.

Reported values rose +181% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $663,395. So the real change is +42%, not +181%.

80118: +181% since January 2000.

Douglas County: +198% since January 2000.

Colorado: +199% since January 2000 — 80118 ran behind it by 18 points.

Against 476 Colorado ZIP codes, 80118 sits at the 36th percentile for affordability (price vs local income).

43rd for appreciation (recent value growth); 10th for rental yield (rent vs price).

Owning the typical home costs about $6,171 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,034 a month.

Price divided by a year's rent: 38.7. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 10 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 36.

Going out — closed sales: about 8 a month.

The ladder: homes for sale ÷ monthly sales = 4.3 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 2 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 8 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 6 — so sales ran at 133% of it, and below it in 7 of the last 24 months.

Across Douglas County, builders pulled permits for 2,398 new homes in 2025.

Of those, 61% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 15 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 53.

Going out — closed sales: about 11 a month. The drain is drawn 11% narrower: the share of homes for sale that sell each month is 89% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.8 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 4 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 11 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 12 — so sales ran at 92% of it, and below it in 20 of the last 24 months.

Across Douglas County, builders pulled permits for 2,398 new homes in 2025.

Of those, 61% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Douglas County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 10,326 moved in. Among the ten receiving the most, 7,977 moved out.

Net across those counties: +2,349 households. Beside it, homes for sale in this ZIP: 36 in June 2026.

Most arrivals came from Arapahoe, CO (4,025 households); most departures went to Arapahoe, CO (2,753).

County assessor records list 1,660 properties with a market value here. Their average assessed market value is $972,437; the typical home value is $1,047,767.

The assessor average sits −7.2% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 1,606 homes with a recorded purchase date, 36% have had the same owner for 20 years or more, and 24% changed hands in the last five.

12% are owned from a different mailing address, 1% from out of state.

This ZIP sits in Douglas County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 10,326 moved in. Among the ten receiving the most, 7,977 moved out.

Net across those counties: +2,349 households. Beside it, homes for sale in this ZIP: 53 in June 2026.

Most arrivals came from Arapahoe, CO (4,025 households); most departures went to Arapahoe, CO (2,753).

County assessor records list 2,268 properties with a market value here. Their average assessed market value is $897,155; the typical home value is $943,747.

The assessor average sits −4.9% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 2,236 homes with a recorded purchase date, 27% have had the same owner for 20 years or more, and 23% changed hands in the last five.

12% are owned from a different mailing address, 2% from out of state.