ZIP 80642 vs ZIP 80612

80642 is one of 35 ZIP codes that lie mostly in Weld County, CO — 71% of its own area is in the county.

Shaded by typical home value, it ranks 2 of the 28 with a value.

Mapped in and around 80642: 13 places to go — 9 day trips, 3 dining, 1 arts & venues.

2 school locations in 80642: 1 elementary, 1 high.

In alphabetical order: Hudson Elementary School, Weld Re-3J Online Innovations. Locations only — no ratings are shown here.

80612 is one of 35 ZIP codes that lie mostly in Weld County, CO — 85% of its own area is in the county.

Shaded by typical home value, it ranks 3 of the 28 with a value.

Mapped in and around 80612: 9 places to go — 5 day trips, 4 arts & venues.

In January 2000 the typical home in 80642 was worth $196,635.

Values peaked at $719,743 in July 2022. The latest reading is −3.1% from that peak.

As of August 2026: $697,601, +0.1% over twelve months.

Start with the typical home: $697,601. Put 20% down and borrow $558,081 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,864 a month in principal and interest.

The median household here earns $103,389 a year, $8,616 a month. So the payment takes 44.8% 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 12.6% 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 $1,177.

In December 2020, with rates at 2.68%, it was $1,788.

By August 2026, at 6.67%, it was $3,589 — +101% since December 2020, while the home's value moved +26%.

Reported values rose +255% 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 $388,079. So the real change is +80%, not +255%.

80642: +255% since January 2000.

Weld County: +178% since January 2000.

Colorado: +199% since January 2000 — 80642 ran ahead of it by 56 points.

Owning the typical home costs about $4,562 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,323 a month.

Price divided by a year's rent: 25.0. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In November 2009 the typical home in 80612 was worth $159,364.

Values peaked at $670,461 in July 2022. The latest reading is −4.3% from that peak.

As of August 2026: $641,811, +0.4% over twelve months.

Start with the typical home: $641,811. Put 20% down and borrow $513,449 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,555 a month in principal and interest.

The median household here earns $89,182 a year, $7,432 a month. So the payment takes 47.8% 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 11.9% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in November 2009 (4.88%) the payment was $675.

In December 2020, with rates at 2.68%, it was $1,711.

By August 2026, at 6.67%, it was $3,302 — +93% since December 2020, while the home's value moved +21%.

Reported values rose +303% since November 2009.

General prices (CPI-U) rose +54% over the same span.

Divide one by the other: in August 2026 dollars, the 2009 home was worth $245,120. So the real change is +162%, not +303%.

80612: +303% since November 2009.

Weld County: +170% since November 2009.

Colorado: +136% since November 2009 — 80612 ran ahead of it by 167 points.

Owning the typical home costs about $4,197 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,539 a month.

Price divided by a year's rent: 34.8. 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 6 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 25.

Going out — closed sales: about 3 a month. The drain is drawn 58% narrower: the share of homes for sale that sell each month is 42% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 7.5 months of supply — above the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 3 more homes came on than sold each month, so inventory is growing. The basin is filling.

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

The 2015–2019 level for the same month was 7 — so sales ran at 43% of it, and below it in 23 of the last 24 months.

Across Weld County, builders pulled permits for 2,993 new homes in 2025.

Of those, 67% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Homes sold: about 1 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 0 — so sales ran at ∞% of it, and below it in 1 of the last 24 months.

Across Weld County, builders pulled permits for 2,993 new homes in 2025.

Of those, 67% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Weld County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 8,838 moved in. Among the ten receiving the most, 5,777 moved out.

Net across those counties: +3,061 households. Beside it, homes for sale in this ZIP: 25 in June 2026.

Most arrivals came from Larimer, CO (2,730 households); most departures went to Larimer, CO (2,021).

County assessor records list 703 properties with a market value here. Their average assessed market value is $484,056; the typical home value is $697,601.

The assessor average sits −30.6% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 719 homes with a recorded purchase date, 37% have had the same owner for 20 years or more, and 11% changed hands in the last five.

66% are owned from a different mailing address, 2% from out of state.

This ZIP sits in Weld County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 8,838 moved in. Among the ten receiving the most, 5,777 moved out.

Net across those counties: +3,061 households. Beside it, homes for sale in this ZIP: 8 in June 2026.

Most arrivals came from Larimer, CO (2,730 households); most departures went to Larimer, CO (2,021).

County assessor records list 156 properties with a market value here. Their average assessed market value is $381,570; the typical home value is $641,811.

The assessor average sits −40.5% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 191 homes with a recorded purchase date, 26% have had the same owner for 20 years or more, and 16% changed hands in the last five.

72% are owned from a different mailing address, 4% from out of state.