ZIP 80602 vs ZIP 80103

80602 is one of 20 ZIP codes that lie mostly in Adams County, CO.

Shaded by typical home value, it ranks 1 of the 18 with a value.

Mapped in and around 80602: 69 places to go — 28 parks & open space, 20 trails, 12 day trips.

9 school locations in 80602: 5 elementary, 3 middle, 1 high.

In alphabetical order: Brantner Elementary School, Bright Horizons Preschool, Prairie Hills Elementary School, Riverdale Ridge High School, and more on the ZIP page. Locations only — no ratings are shown here.

80103 is one of 20 ZIP codes that lie mostly in Adams County, CO — 67% of its own area is in the county.

Shaded by typical home value, it ranks 2 of the 18 with a value.

Mapped in and around 80103: 10 places to go — 6 arts & venues, 1 parks & open space, 1 dining.

2 school locations in 80103: 1 middle, 1 high.

In alphabetical order: Byers Elementary School, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 80602 was worth $259,019.

Values peaked at $696,170 in June 2022. The latest reading is −8.4% from that peak.

As of August 2026: $637,524, −1.4% over twelve months.

Start with the typical home: $637,524. Put 20% down and borrow $510,019 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,531 a month in principal and interest.

The median household here earns $146,679 a year, $12,223 a month. So the payment takes 28.9% of income — rated “stretched” (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 11.7% 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 $1,551.

In December 2020, with rates at 2.68%, it was $1,702.

By August 2026, at 6.67%, it was $3,280 — +93% since December 2020, while the home's value moved +21%.

Reported values rose +146% 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 $511,201. So the real change is +25%, not +146%.

80602: +146% since January 2000.

Adams County: +180% since January 2000.

Colorado: +199% since January 2000 — 80602 ran behind it by 53 points.

Against 476 Colorado ZIP codes, 80602 sits at the 78th percentile for affordability (price vs local income).

38th for appreciation (recent value growth); 81st for rental yield (rent vs price).

Owning the typical home costs about $4,169 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,987 a month.

Price divided by a year's rent: 17.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 80103 was worth $168,013.

Values peaked at $584,683 in June 2022. The latest reading is −5.0% from that peak.

As of August 2026: $555,364, −0.5% over twelve months.

Start with the typical home: $555,364. Put 20% down and borrow $444,291 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,076 a month in principal and interest.

The median household here earns $102,188 a year, $8,516 a month. So the payment takes 36.1% 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 10.9% 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 $1,006.

In December 2020, with rates at 2.68%, it was $1,402.

By August 2026, at 6.67%, it was $2,857 — +104% since December 2020, while the home's value moved +28%.

Reported values rose +231% 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 $331,591. So the real change is +67%, not +231%.

80103: +231% since January 2000.

Adams County: +180% since January 2000.

Colorado: +199% since January 2000 — 80103 ran ahead of it by 32 points.

Against 476 Colorado ZIP codes, 80103 sits at the 52nd percentile for affordability (price vs local income).

51st for appreciation (recent value growth); 16th for rental yield (rent vs price).

Owning the typical home costs about $3,632 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,380 a month.

Price divided by a year's rent: 33.5. 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 100 a month (Redfin, 3-month rolling data through August 2026). That is 90% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 235. That is 112% of the 2015–2019 level for the same months.

Going out — closed sales: about 73 a month. That is 75% of the 2015–2019 level for the same months. The drain is drawn 36% narrower: the share of homes for sale that sell each month is 64% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.2 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 27 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 73 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 88 — so sales ran at 83% of it, and below it in 21 of the last 24 months.

Across Adams County, builders pulled permits for 2,608 new homes in 2025.

Of those, 72% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Homes sold: about 3 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 4 — so sales ran at 75% of it, and below it in 19 of the last 24 months.

Across Adams County, builders pulled permits for 2,608 new homes in 2025.

Of those, 72% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Adams County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 16,283 moved in. Among the ten receiving the most, 14,635 moved out.

Net across those counties: +1,648 households. Beside it, homes for sale in this ZIP: 235 in June 2026.

Most arrivals came from Denver, CO (5,110 households); most departures went to Denver, CO (3,626).

County assessor records list 566 properties with a market value here. Their average assessed market value is $432,650; the typical home value is $637,524.

The assessor average sits −32.1% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 596 homes with a recorded purchase date, 5% have had the same owner for 20 years or more, and 79% changed hands in the last five.

37% are owned from a different mailing address, 18% from out of state.

This ZIP sits in Adams County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 16,283 moved in. Among the ten receiving the most, 14,635 moved out.

Net across those counties: +1,648 households. Beside it, homes for sale in this ZIP: 12 in June 2026.

Most arrivals came from Denver, CO (5,110 households); most departures went to Denver, CO (3,626).

Of 511 homes with a recorded purchase date, 16% have had the same owner for 20 years or more, and 36% changed hands in the last five.

30% are owned from a different mailing address, 3% from out of state.