Lotvox market story
ZIP 80532
Drake, Larimer County, CO
What homes are worth, what they cost to carry, how fast they sell — one step at a time.
- Typical home value
- $561,580
- 12-month change
- −4.0%
- Payment share of income
- 73.9%
This week since 2026-10-08: Payment share of income 73.9% (was 73.0%) · Monthly P&I $3,111 (was $3,074)
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Who's going to sell in 80532 this year?
Lotvox Turnover Index
Ranking every home in 80532 by how likely it is to sell
The Lotvox Turnover Index is scored here but not published yet: a ZIP goes live only when its held-out capture beats 20% on at least 30 recorded sales.
Where
80532 in Larimer County, CO
80532 is one of 18 ZIP codes that lie mostly in Larimer County, CO.
Shaded by typical home value, it ranks 9 of the 17 with a value.
- Value rank in county
- 9 of 17
Source: U.S. Census Bureau, TIGER/Line boundaries; Zillow Home Value Index (ZHVI), Zillow Research
Local life
Around 80532
Mapped in and around 80532: 35 places to go — 21 trails, 13 day trips, 1 arts & venues.
- Places mapped
- 35
Source: USGS 3D Elevation Program; USGS Protected Areas Database of the United States (PAD-US); Wikidata (CC0); © OpenStreetMap contributors (ODbL) · data as of 2026-09-21
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What it costs
Home values
What homes are worth in 80532
In January 2000 the typical home in 80532 was worth $211,738.
Values peaked at $597,332 in August 2022. The latest reading is −6.0% from that peak.
As of August 2026: $561,580, −4.0% over twelve months.
- Typical home value
- $561,580
- 12-month change
- −4.0%
Source: Zillow Home Value Index (ZHVI), Zillow Research · data as of 2026-08-31
Housing pulse
Monthly cost vs. price
Start with the typical home: $561,580. Put 20% down and borrow $449,264 at 7.40%, the 30-year fixed average as of October 8, 2026.
That is $3,111 a month in principal and interest.
The median household here earns $50,542 a year, $4,212 a month. So the payment takes 73.9% 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 27.8% in 2000.
- Payment share of income
- 73.9%
- Monthly P&I
- $3,111
Source: Zillow Home Value Index (ZHVI), Zillow Research; Freddie Mac, 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US), retrieved from FRED®, Federal Reserve Bank of St. Louis; U.S. Census Bureau, American Community Survey 5-year estimates; Lotvox analysis (calculations on the sources above) · data as of 2026-08-31
Lotvox lens
The payment, at each month's rate
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 $1,268.
In December 2020, with rates at 2.68%, it was $1,513.
By August 2026, at 6.67%, it was $2,889 — +91% since December 2020, while the home's value moved +20%.
- Payment change since 2020
- +91%
Source: Zillow Home Value Index (ZHVI), Zillow Research; Freddie Mac, 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US), retrieved from FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Lotvox lens
Home value after inflation
Deflated with CPI-U (seasonally adjusted, FRED CPIAUCSL) to August 2026; the site's Housing pulse chart uses its own CPI series, so older months can differ slightly.
Reported values rose +165% 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 $417,887. So the real change is +34%, not +165%.
- Real change since 2000
- +34%
Source: Zillow Home Value Index (ZHVI), Zillow Research; U.S. Bureau of Labor Statistics, Consumer Price Index (CPI-U), via FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Deflated with CPI-U (seasonally adjusted, FRED CPIAUCSL) to August 2026; the site's Housing pulse chart uses its own CPI series, so older months can differ slightly.
Home values
80532 against its neighbors
80532: +165% since January 2000.
Larimer County: +185% since January 2000.
Colorado: +199% since January 2000 — 80532 ran behind it by 34 points.
- Change since 2000
- +165%
Source: Zillow Home Value Index (ZHVI), Zillow Research; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Lotvox lens
Rent or own
Owning the typical home costs about $3,672 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,716 a month.
Price divided by a year's rent: 27.3. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.
- Price-to-rent
- 27.3
Source: Zillow Home Value Index (ZHVI), Zillow Research; U.S. Census Bureau, American Community Survey 5-year estimates; Freddie Mac, 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US), retrieved from FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above)
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What's moving
New supply
Homes being permitted
Across Larimer County, builders pulled permits for 2,436 new homes in 2025.
Of those, 40% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).
- Units permitted 2025
- 2,436
Source: U.S. Census Bureau, Building Permits Survey · data as of 2025
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Who's holding, who's leaving
Housing pulse
Migration and inventory
This ZIP sits in Larimer County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 6,096 moved in. Among the ten receiving the most, 6,429 moved out.
Net across those counties: −333 households. Beside it, homes for sale in this ZIP: 1 in December 2021.
Most arrivals came from Weld, CO (2,021 households); most departures went to Weld, CO (2,730).
- Net households (top-10 flows)
- −333
Source: IRS Statistics of Income, county-to-county migration data; Redfin Data Center (market tracker data) · data as of 2021-12-01
County records
On the county rolls
County assessor records list 470 properties with a market value here. Their average assessed market value is $490,850; the typical home value is $561,580.
The assessor average sits −12.6% from the market figure — an average against a typical value, so treat it as a check, not a verdict.
- Properties on the roll
- 470
Source: County assessor and recorder public records; Zillow Home Value Index (ZHVI), Zillow Research; Lotvox analysis (calculations on the sources above)
Who's holding
How long owners in 80532 have held
Of 486 homes with a recorded purchase date, 36% have had the same owner for 20 years or more, and 24% changed hands in the last five.
89% are owned from a different mailing address, 24% from out of state.
- Held 20+ years
- 36%
- Owned from elsewhere
- 89%
Source: County assessor and recorder public records · data as of 2026-10-11
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What to do
