Aurora, CO 80016 Real Estate Market Report

ZIP Code: 80016
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the 80016 area are approximately 6.35% to 6.69%, which is higher than the sub-6% rates observed in early 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. median sold price: 749,000 — The median sold price of 749,000 is the primary indicator of market value and recent transactions; given the longer median days on market of 163, this appears to reflect pricing friction and slower sales velocity rather than rapid appreciation.

2. median sold price: 749,000 vs median listing price: 800,000 — The gap between the median sold price and median listing price suggests seller expectations are meaningfully above recent transaction levels and may require price adjustments or longer marketing windows to close; consider pricing strategies that reference the representative recent sale level to improve sale predictability.

3. median days on market: 163 and market temperature described as neutral — Extended time on market combined with a neutral market temperature suggests balanced conditions where buyers and sellers need to be realistic on price and terms; this environment may favor buyers who are prepared to transact but still accommodates sellers with realistic pricing.

4. median market rent: 2,900 and rent year-over-year trend up — Strong rental growth (rent YoY trend up) supports buy-to-rent strategies for investors focused on cash flow, while elevated interest rate pressure and the local property rate comparison (Current 30-year fixed mortgage rates in the 80016 area are approximately 6.35% to 6.69%) should be factored into financing models and holding period assumptions.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.

Aurora, CO 80016 Real Estate Market Report

ZIP Code: 80016
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the 80016 area are approximately 6.35% to 6.69%, which is higher than the sub-6% rates observed in early 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. median sold price: $370,000 anchors current market value and indicates recent transaction activity that is modestly stronger than seller asking expectations, since the median listing price: $325,000 shows a notable gap between asking and realized sale prices; this suggests pricing friction where final sales have exceeded many list prices and prices are under downward pressure year‑over‑year given the reported price trend of down.

2. median days on market: 317 signals materially slower sales velocity and suggests reduced liquidity or prolonged negotiation cycles; this long time on market may indicate increased buyer selectivity or pricing mismatch rather than immediate distress, so sellers should expect longer marketing windows and consider targeted pricing or concessions to accelerate closings.

3. median market rent: $2,195 and the rent year-over-year trend being up highlight stronger rental demand relative to purchase demand, which may make buy-to-rent strategies more attractive where cashflow assumptions are driven by rising rents, though capital costs and purchase timing should account for the broader price softness.

4. market temperature: neutral with interest rate pressure described as elevated (30-year fixed mortgage rates approximately 6.35% to 6.69% versus sub-6% earlier in 2026) indicates a balanced market that is sensitive to financing costs; neutral market temperature combined with elevated interest rate pressure suggests buyers and sellers should be cautious and price transactions with financing realities in mind.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.