ZIP 80016

80016 is one of 17 ZIP codes that lie mostly in Arapahoe County, CO — 95% of its own area is in the county.

Shaded by typical home value, it ranks 2 of the 17 with a value.

Mapped in and around 80016: 172 places to go — 47 parks & open space, 40 trails, 39 dining.

13 school locations in 80016: 6 elementary, 5 middle, 2 high.

In alphabetical order: Altitude Elementary School, Black Forest Hills Elementary School, Buffalo Trail Elementary School, Cherokee Trail High School, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 80016 was worth $295,918.

Values peaked at $786,539 in June 2022. The latest reading is −6.6% from that peak.

As of August 2026: $734,711, −0.6% over twelve months.

Start with the typical home: $734,711. Put 20% down and borrow $587,769 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $4,070 a month in principal and interest.

The median household here earns $148,421 a year, $12,368 a month. So the payment takes 32.9% 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 13.3% 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 $1,772.

In December 2020, with rates at 2.68%, it was $1,906.

By August 2026, at 6.67%, it was $3,780 — +98% since December 2020, while the home's value moved +25%.

Reported values rose +148% 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 $584,025. So the real change is +26%, not +148%.

80016: +148% since January 2000.

Arapahoe County: +187% since January 2000.

Colorado: +199% since January 2000 — 80016 ran behind it by 50 points.

Against 476 Colorado ZIP codes, 80016 sits at the 62nd percentile for affordability (price vs local income).

51st for appreciation (recent value growth); 23rd for rental yield (rent vs price).

Owning the typical home costs about $4,804 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,030 a month.

Price divided by a year's rent: 30.2. 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 103 a month (Redfin, 3-month rolling data through August 2026). That is 65% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 272. That is 80% of the 2015–2019 level for the same months.

Going out — closed sales: about 86 a month. That is 60% of the 2015–2019 level for the same months. The drain is drawn 28% narrower: the share of homes for sale that sell each month is 72% 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 17 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 86 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 118 — so sales ran at 73% of it, and below it in 24 of the last 24 months.

Across Arapahoe County, builders pulled permits for 3,599 new homes in 2025.

Of those, 48% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Arapahoe County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 18,928 moved in. Among the ten receiving the most, 20,192 moved out.

Net across those counties: −1,264 households. Beside it, homes for sale in this ZIP: 272 in June 2026.

Most arrivals came from Denver, CO (8,748 households); most departures went to Denver, CO (7,829).

County assessor records list 2,373 properties with a market value here. Their average assessed market value is $768,243; the typical home value is $734,711.

The assessor average sits +4.6% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 20,601 homes with a recorded purchase date, 9% have had the same owner for 20 years or more, and 35% changed hands in the last five.

11% are owned from a different mailing address, 3% from out of state.