ZIP 80540

80540 is one of 18 ZIP codes that lie mostly in Boulder County, CO — 65% of its own area is in the county.

Shaded by typical home value, it ranks 6 of the 14 with a value.

Mapped in and around 80540: 128 places to go — 84 trails, 15 arts & venues, 12 day trips.

2 school locations in 80540: 1 elementary, 1 high.

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

In January 2000 the typical home in 80540 was worth $255,631.

Values peaked at $816,656 in July 2022. The latest reading is −8.5% from that peak.

As of August 2026: $747,522, −1.1% over twelve months.

Start with the typical home: $747,522. Put 20% down and borrow $598,018 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $4,141 a month in principal and interest.

The median household here earns $136,109 a year, $11,342 a month. So the payment takes 36.5% 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 12.5% 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 $1,531.

In December 2020, with rates at 2.68%, it was $1,992.

By August 2026, at 6.67%, it was $3,846 — +93% since December 2020, while the home's value moved +21%.

Reported values rose +192% 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 $504,514. So the real change is +48%, not +192%.

80540: +192% since January 2000.

Boulder County: +213% since January 2000.

Colorado: +199% since January 2000 — 80540 ran behind it by 6 points.

Against 476 Colorado ZIP codes, 80540 sits at the 50th 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 $4,888 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,694 a month.

Price divided by a year's rent: 36.8. 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 12 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 70.

Going out — closed sales: about 6 a month. The drain is drawn 70% narrower: the share of homes for sale that sell each month is 30% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 11.7 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 6 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 6 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 10 — so sales ran at 60% of it, and below it in 16 of the last 24 months.

Across Boulder County, builders pulled permits for 2,001 new homes in 2025.

Of those, 21% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Boulder County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 5,799 moved in. Among the ten receiving the most, 7,485 moved out.

Net across those counties: −1,686 households. Beside it, homes for sale in this ZIP: 70 in June 2026.

Most arrivals came from Denver, CO (1,036 households); most departures went to Weld, CO (1,534).

County assessor records list 2,591 properties with a market value here. Their average assessed market value is $688,700; the typical home value is $747,522.

The assessor average sits −7.9% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 2,658 homes with a recorded purchase date, 37% have had the same owner for 20 years or more, and 20% changed hands in the last five.

59% are owned from a different mailing address, 9% from out of state.