ZIP 80549

80549 is one of 18 ZIP codes that lie mostly in Larimer County, CO — 95% of its own area is in the county.

Shaded by typical home value, it ranks 16 of the 17 with a value.

Mapped in and around 80549: 52 places to go — 17 trails, 10 parks & open space, 10 day trips.

3 school locations in 80549: 2 elementary, 1 high.

In alphabetical order: Eyestone Elementary School, Rice Elementary School, Wellington Middle-High School. Locations only — no ratings are shown here.

In January 2000 the typical home in 80549 was worth $166,129.

Values peaked at $496,893 in July 2022. The latest reading is −6.1% from that peak.

As of August 2026: $466,469, −0.6% over twelve months.

Start with the typical home: $466,469. Put 20% down and borrow $373,175 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,584 a month in principal and interest.

The median household here earns $103,760 a year, $8,647 a month. So the payment takes 29.9% 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 10.6% 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 $995.

In December 2020, with rates at 2.68%, it was $1,238.

By August 2026, at 6.67%, it was $2,400 — +94% since December 2020, while the home's value moved +22%.

Reported values rose +181% 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 $327,873. So the real change is +42%, not +181%.

80549: +181% since January 2000.

Larimer County: +185% since January 2000.

Colorado: +199% since January 2000 — 80549 ran behind it by 18 points.

Owning the typical home costs about $3,050 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,417 a month.

Price divided by a year's rent: 16.1. 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 28 a month (Redfin, 3-month rolling data through August 2026). That is 62% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 90.

Going out — closed sales: about 22 a month. That is 55% of the 2015–2019 level for the same months. The drain is drawn 14% narrower: the share of homes for sale that sell each month is 86% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.2 months of supply — inside 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 22 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 36 — so sales ran at 61% of it, and below it in 24 of the last 24 months.

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).

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: 90 in June 2026.

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

County assessor records list 4,358 properties with a market value here. Their average assessed market value is $472,200; the typical home value is $466,469.

The assessor average sits +1.2% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

Of 4,824 homes with a recorded purchase date, 16% have had the same owner for 20 years or more, and 28% changed hands in the last five.

22% are owned from a different mailing address, 3% from out of state.