80031 Spotlight: Home Prices and Neighborhoods in South Westminster

ZIP code 80031 covers south Westminster, Colorado — established neighborhoods, newer subdivisions, and easy access to both the I-25 and US-36 corridors. If you are scouting the Denver suburbs for a home under the city-wide price point, this zip deserves a hard look. Here is what the latest market data says. This is the first post in a Monday series spotlighting a different Denver-metro zip code each week.

80031 by the numbers

Realtor.com's August 2026 data puts the 80031 median listing price at $509,500 ($252 per square foot), with median rent at $1,700 a month. That sits a touch below the city-wide Westminster median listing price of $520,000 — a small discount for buyers without leaving the city.

Redfin's recent 80031 listing data adds the selling-side picture: single-family homes average about 36 days to go pending, most sell roughly 1% below list price, and around 3 in 10 listings took a price cut in the past month. Median sale prices for the zip sit near $525,000 for single-family homes, while condos and townhomes cluster around $319,000 — a wide spread that means real choice across price points. For context, city-wide Westminster data from the same Realtor.com release shows a $520,000 median listing price, down 5.16% year over year — so 80031 is tracking just below the city mark while following the same softening trend.

Neighborhoods to know

Cotton Creek — median listing price around $510,000. Family-friendly streets feed into Cotton Creek Elementary (rated 6/10 by GreatSchools) and Westlake Middle (8/10), both assigned to recent neighborhood listings.

Stratford Lakes — median listing price around $532,500, one of the pricier pockets in the zip with newer builds and community amenities.

Northpark — median listing price around $475,000, the most approachable of the four for single-family shoppers.

Amherst — median listing price around $567,000, one of the zip's highest neighborhood medians.

Also on the Westminster map nearby: Sunset Ridge, Harris Park, Shaw Heights, and Kings Mill — each with its own price band and character.

Schools and getting around

Families get options here. GreatSchools ratings shown on recent 80031 listings include Legacy High at 10/10, Westlake Middle at 8/10, and Mandalay Middle at 7/10, with Cotton Creek Elementary and Mesa Elementary both at 6/10. Westminster Public Schools serves most of the area, with parts falling in Adams 12 and Jefferson County districts.

For commuters, the I-25 and US-36 corridors put downtown Denver about 20 minutes east and Boulder about 20 minutes west — the same central positioning that makes all of Westminster attractive to hybrid workers splitting time between offices.

Buying or selling in 80031

For buyers, the numbers point to a negotiation window: with roughly 3 in 10 listings taking a price cut in the past month and homes selling about 1% under list, asking prices are suggestions more than verdicts — but the 36-day average to pending says well-priced homes still move quickly. Tour with a pre-approval in hand and act fast when you find the right fit.

For sellers, the message is pricing discipline. The market is meeting sellers about 1% under asking, so listing at summer's peak numbers risks a price cut and extra weeks on market. A sharp list price in week one beats a slow chase all the way down.

Either way, start with where you stand: Find out what your home is worth — or Browse homes for sale in 80031. You can also browse every home for sale in Westminster, or talk to a local Westminster expert.

Market figures: Realtor.com median listing data, charts through August 2026; pending times, sale-to-list, and price-cut figures from Redfin 80031 listing pages, October 2026. School ratings via GreatSchools as shown on listings, October 2026. Neighborhood medians from Realtor.com's August 2026 Westminster neighborhood table. Prices change daily — treat these as a snapshot, not a valuation.