FairUpdated SEP 1, 2026

Denver, CO

ZIP 80247· Denver County· Denver-Aurora-Lakewood, CO· 29,453 residents· Median income $63,798· Buyer's Market

80247 · Denver, CO has a HavenScore of 56 — growth is the soft spot — population, income, and price trends point the wrong way.

At the ZIP's typical value, the estimated monthly payment takes 32% of the local median income (Zillow, US Census ACS) and runs $53 a month less than the median rent (Zillow ZORI). The buyer/seller gauge leans firmly toward buyers, and has for 7 months. Typical values moved lower over the last 90 days (Zillow ZHVI).

Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.

Zillow ZHVI peaked at $315,356 in Jul 2022; the latest value is -17.6% from that peak, 48 months on. Since January 2019 it is +8.1%. The sharpest 12-month move was -10.8%, ending Sep 2025.

Median price
$259,829
-7.71% past 12 mo
Est. monthly payment
$1,706/ mo
20% down · 30-yr fixed · 6.71% · incl. tax + insurance
CompareShare card
56
HavenScore: higher than 77% of scored ZIPs.
▲ +1 / 90d#1/126 in COBuyer Score
Rank

Ranked #3,477 of 13,130 nationally · #1,881 of 6,756 mid-size ZIPs

Switch perspective

Buyer view active — Leans harder on affordability and downside risk.

Score inputs below recompute for this view

Affordability
62/100
Growth
37/100
Risk
56/100
Momentum
61/100
Livability
72/100
Score · trailing 12 mo
48 → 56
+8 points
30-day
0
90-day
+1
1-yr
+8

Snapshot

Numbers at a glance, with a year of history under each

Median price
$259,829
down-7.7% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 29% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $259,829.
Median rent
$1,759
down-7.2% 12 mo
Typical monthly rent (Zillow ZORI, with HUD fair-market rent filling in for smaller markets).
Median rent: higher than 46% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $1,759.
Price-to-income
4.1×
Median home value divided by median household income. Under 4× has historically been comfortable; over 5× stretches most budgets.
Price-to-income: higher than 41% of scored ZIPs.
Est. monthly payment
$1,706
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Est. monthly payment: higher than 30% of scored ZIPs.
Active listings
192
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 92% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 192.
Days on market
76
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 86% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 76.
Price cuts
+31.15%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is +31.15%.
Median income
$63,798
Median household income here, from the latest US Census American Community Survey.
Population
29,453
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 29,453.
Overvaluation
+45.88%
How far today's values sit above the long-run price trend. Positive means stretched; negative means discounted versus trend.
Vacancy
6.7%
Average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
40%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.
Denial rate
21.9%
Average. Share of mortgage applications denied in this ZIP, from the latest CFPB / FFIEC HMDA disclosures.
Lending activity
13,754
originations. Mortgage originations recorded in this ZIP in the most recent HMDA reporting year. Higher counts = more active lending market.
Net migration
+2.0%
net inflow. Net migration as a share of population, from IRS SOI county-to-county migration data. Positive = more people moving in than out.
Income inflow
$61k
average. Average gross income of households moving INTO this ZIP, from IRS SOI data. Higher = ZIP attracting higher-income households.

Place

What it is like to live here, and what could flood or burn

Place profile
WalkabilityAbove-average walkability
EPA index 14.2 of 20 · EPA Smart Location Database · Jun 2021 · above 91% of scored ZIPs
Transit accessStop within a 10-minute walk
571 m to the nearest stop · EPA Smart Location Database · Jun 2021 · above 49% of scored ZIPs
Typical commuteTypical commute
22 minutes one way · US median ZIP 22 · US Census ACS · above 49% of scored ZIPs
Jobs nearbyDense employment nearby
2,170 jobs per sq mi · US Census LODES · above 85% of scored ZIPs
Physical riskRelatively Low (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 93% of scored ZIPs

Bands are each source’s own · tick marks the national median ZIP · not blended into the score

Hazard ledger · FEMA National Risk Index

Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 25 scored ZIPs in Denver County

Everyday prices · BEA Regional Price Parities

Everyday prices in the Denver metro run 6% above the US average (BEA Regional Price Parities, 2024).

Rents in the index run 47% above the US average.

$75,000 at US-average prices buys what $79,350 buys here.

Metro-level index, US = 100 · 2024 · the Denver metro, not this ZIP alone

Housing cost burden · US Census ACS
Owners spending over 50% of income13%
US median ZIP 6%
Renters spending over 30% of income55%
US median ZIP 45%

What drives the score

Five pillars, each scored 0–100

Affordability

62/100

Growth momentum

37/100

Market risk

56/100

Momentum

61/100

Livability

72/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
14.2
Transit access
Ranked against every scored ZIP·EPA Smart Location Database
570.7
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
2,169.7

See every input behind the pillars, with its value and source

Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial

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Market signals

Tailwinds and headwinds right now

Top 5 of 14 signals
Tailwinds1
  • Strong migration inflow
    +2.0% net — people moving in
Headwinds4
  • Declining prices
    -7.7% year-over-year
  • Potentially overvalued
    46% above historical price-to-income
  • Widespread price cuts
    31% of listings cutting price
  • Slow-moving market
    76 days on market — homes sitting longer
Buyer / seller gauge

Market conditions

Buyer's Market

Buyers hold the leverage. Concessions and below-asking offers are common.

-63
Strong buyerBalancedStrong seller
Trend
Heating toward seller
Gauge since Mar 2026Buyer's Market now

Cycle read. Softening: prices -7.7% over the trailing year, with the market leaning toward buyers.

Asking vs closed
Typical value (index)
$259,829
Zillow ZHVI · Sep 2026
Median sale price
$267,000
Redfin · Sep 2026
Sale-to-list
98.1%
Redfin · Sep 2026
Sold above list
17.7%
Redfin · Sep 2026

The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown.

Momentum check

What's changed in the last 90 days

🔒 Haven
Locked

Median price

——
🔒 Haven
Locked

Inventory

——
🔒 Haven
Locked

Days on market

——
🔒 Haven
Locked

Price cuts

——

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

Pulse signals unlock with Haven, plus a one-line market interpretation.

The 90-day numbers behind each tile open with Haven

Trend

Where it's been

Peak
$315,356
Jul 2022
From peak
-17.6%
48 mo ago
Since Jan 2019
+8.1%
Worst 12 mo
-10.8%
to Sep 2025
Best 12 mo
+19.0%
since 2018

Zillow ZHVI peaked at $315,356 in Jul 2022; the latest value is -17.6% from that peak, 48 months on. Since January 2019 it is +8.1%. The sharpest 12-month move was -10.8%, ending Sep 2025.

Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro

Appreciation by window

Zillow ZHVI · rank among scored ZIPs
WindowChangePer yearUS rankColorado rank
1 yeardown-7.7%-7.7%/yrHigher than 1% nationallyHigher than 1% in Colorado
3 yearsdown-14.8%-5.2%/yrHigher than 1% nationallyHigher than 1% in Colorado
5 yearsdown-2.6%-0.5%/yrHigher than 3% nationallyHigher than 1% in Colorado
10 yearsup+28.4%+2.5%/yrHigher than 4% nationallyHigher than 1% in Colorado
Since 2000up+150.1%+3.5%/yr——

Starter homes vs the top tier

Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$187,407
down-5% 5Yup+31% 10Y
Middle third
$259,829
down-3% 5Yup+28% 10Y
Top third
$436,579
up+0% 5Yup+36% 10Y

Starter homes here fell 5% in five years while top-tier homes were flat (Zillow ZHVI tiers) — the top of the market outpaced the bottom.

3-bedroom homes here run 91% above 2-bedrooms (Zillow ZHVI by bedroom); the CO median premium is 36%.

By home type · Zillow ZHVI mid tier
Single-family
$417,922
up+3% 5Y
Condo / co-op
$217,408
down-8% 5Y

Condos here are priced 48% below single-family homes (Zillow ZHVI by home type); over five years single-family rose 3% while condos fell 8%.

The historical reading — which months run highest and lowest here — opens with Haven

Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven

Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.

Price Forecast

3-month projection · 80% range

🔒 Haven
—————
3-month shown  |  6 & 12 months with Haven →
3-month
$264,740
+1.9%
80% range $260.5K–$270.4K
6-month
🔒 Haven
12-month
🔒 Haven

Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →

6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.

Zillow's own published forecast has this ZIP's typical value fall 1.5% over the twelve months from July 2026 (Zillow Home Value Forecast).

Forecasts are the model’s projection, not a prediction. Actuals will differ.

See the 6- and 12-month price ranges for this ZIP and what moves the forecast

Haven · 14-day free trial · then from $8/mo

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Monthly cost

What you'd owe each month

Est. monthly payment
$1,706/ mo

20% down · 30-yr fixed · 6.71% · tax 0.55%

Principal$180
Interest$1,162
Property tax$119
Insurance$244
Rent vs buy
Median rent
$1,759
/ mo
Own (payment)
$1,706
/ mo
Monthly gap
$53owning is at or below rent today

Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $2,934 a year (Treasury Federal Insurance Office).

Payment share of income

32%of the ZIP’s median income at the median value ($1,706/mo against $63,798 · Zillow, Freddie Mac PMMS, US Census ACS). Your own marker appears once you set an income or price in the calculator below.

Price-to-income · ZIP vs state vs US

Median home value ÷ median household income · Zillow ZHVI, US Census ACS · under 4× has historically been comfortable

Run the numbers

Your price, rate, down payment and income

Like for like: a 3-bedroom here rents for about $2,680 a month (HUD Small Area Fair Market Rent, FY2026) against a typical 3-bedroom value of $476k (Zillow ZHVI by bedroom) — a 6.8% gross rent yield.

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 20% down · ZIP median income $63,798

See the 1-, 5-, and 30-year cost of owning here

Inside: Total housing cost · Interest paid · Principal paid · Equity built

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Equity assumes flat home value; real appreciation could push it higher · Rate 6.71%

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Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 80247 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).

ZIP 81054
Las Animas
CO
48
  • Saves $145k
  • Similar commute
  • Less walkable
  • Higher hazard risk
$114,498+5.68%
ZIP 81143
Moffat
CO
55
  • Saves $127k
  • Similar commute
  • Less walkable
  • Higher hazard risk
$132,997-12.25%
ZIP 81076
Sugar City
CO
48
  • Saves $123k
  • Similar commute
  • Similar hazard risk
$137,212-10.78%
ZIP 80744
Ovid
CO
53
  • Saves $122k
  • Longer commute (+7 min)
  • Less walkable
  • Higher hazard risk
$137,501-0.27%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals
Research the restNo crime or school rating here — why. The primary sources:GreatSchools→NCES School Search→FBI Crime Data Explorer→

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