ZIP 80603 vs ZIP 80031

80603 is one of 20 ZIP codes that lie mostly in Adams County, CO — 54% of its own area is in the county.

Shaded by typical home value, it ranks 8 of the 18 with a value.

Mapped in and around 80603: 26 places to go — 9 day trips, 6 trails, 4 arts & venues.

3 school locations in 80603: 2 elementary, 1 high.

In alphabetical order: Lochbuie Elementary School, Meadow Ridge Elementary School, Prairie Vista Youth Service Center. Locations only — no ratings are shown here.

80031 is one of 20 ZIP codes that lie mostly in Adams County, CO — 90% of its own area is in the county.

Shaded by typical home value, it ranks 9 of the 18 with a value.

Mapped in and around 80031: 94 places to go — 39 dining, 17 parks & open space, 15 trails.

7 school locations in 80031: 1 elementary, 2 middle, 4 high.

In alphabetical order: Academy of Charter Schools, Colorado Preparatory Academy Elementary School, Colorado Preparatory Academy High School, Colorado Preparatory Academy Middle School, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 80603 was worth $193,762.

Values peaked at $565,894 in June 2022. The latest reading is −11.6% from that peak.

As of August 2026: $500,090, −2.4% over twelve months.

Start with the typical home: $500,090. Put 20% down and borrow $400,072 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,770 a month in principal and interest.

The median household here earns $112,381 a year, $9,365 a month. So the payment takes 29.6% 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 11.5% 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 $1,160.

In December 2020, with rates at 2.68%, it was $1,380.

By August 2026, at 6.67%, it was $2,573 — +86% since December 2020, while the home's value moved +17%.

Reported values rose +158% 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 $382,409. So the real change is +31%, not +158%.

80603: +158% since January 2000.

Adams County: +180% since January 2000.

Colorado: +199% since January 2000 — 80603 ran behind it by 41 points.

Against 476 Colorado ZIP codes, 80603 sits at the 75th percentile for affordability (price vs local income).

16th for appreciation (recent value growth); 93rd for rental yield (rent vs price).

Owning the typical home costs about $3,270 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $3,292 a month.

Price divided by a year's rent: 12.7. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 80031 was worth $181,837.

Values peaked at $549,345 in July 2022. The latest reading is −9.3% from that peak.

As of August 2026: $498,000, −2.2% over twelve months.

Start with the typical home: $498,000. Put 20% down and borrow $398,400 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,758 a month in principal and interest.

The median household here earns $106,244 a year, $8,854 a month. So the payment takes 31.2% 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 11.4% 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 $1,089.

In December 2020, with rates at 2.68%, it was $1,357.

By August 2026, at 6.67%, it was $2,562 — +89% since December 2020, while the home's value moved +19%.

Reported values rose +174% 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 $358,874. So the real change is +39%, not +174%.

80031: +174% since January 2000.

Adams County: +180% since January 2000.

Colorado: +199% since January 2000 — 80031 ran behind it by 25 points.

Against 476 Colorado ZIP codes, 80031 sits at the 68th percentile for affordability (price vs local income).

18th for appreciation (recent value growth); 81st for rental yield (rent vs price).

Owning the typical home costs about $3,256 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,265 a month.

Price divided by a year's rent: 18.3. 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 33 a month (Redfin, 3-month rolling data through August 2026). That is 85% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 83.

Going out — closed sales: about 25 a month. That is 65% of the 2015–2019 level for the same months. The drain is drawn 42% narrower: the share of homes for sale that sell each month is 58% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.3 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 8 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 25 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 39 — so sales ran at 64% of it, and below it in 24 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).

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 68 a month (Redfin, 3-month rolling data through August 2026). That is 78% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 166.

Going out — closed sales: about 45 a month. That is 61% of the 2015–2019 level for the same months. The drain is drawn 65% narrower: the share of homes for sale that sell each month is 35% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.7 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 23 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 45 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 68 — so sales ran at 66% of it, and below it in 24 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: 83 in June 2026.

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

County assessor records list 2,340 properties with a market value here. Their average assessed market value is $463,073; the typical home value is $500,090.

The assessor average sits −7.4% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 3,178 homes with a recorded purchase date, 22% have had the same owner for 20 years or more, and 13% changed hands in the last five.

20% are owned from a different mailing address, 3% 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: 166 in June 2026.

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

County assessor records list 1,341 properties with a market value here. Their average assessed market value is $461,666; the typical home value is $498,000.

The assessor average sits −7.3% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 1,329 homes with a recorded purchase date, 14% have had the same owner for 20 years or more, and 49% changed hands in the last five.

33% are owned from a different mailing address, 4% from out of state.