September 1–30, 2026 sales · What sold fast, and what to check
Morrison 80465: Friendly Hills Had 3 of the 5 Fastest Sales
80465 mixes suburban streets and mountain acreage. Three of its five fastest sales were 1970s Friendly Hills homes. A cheaper house there took 85 days.
First coverage · Morrison · 80465. We have not written about this ZIP before.
One ZIP, two different markets
This ZIP says Morrison on the mail. But none of the homes in this article are in the small town of Morrison.
Part of 80465 is suburban subdivisions near C-470. Part of it is forested mountain land; listings there mention Conifer, Aspen Park and US-285. Treat them as two markets. A two-acre lot with a well and septic is not a comp for a ranch on a cul-de-sac.
In September, 20 resale houses averaged 28.4 days to find a buyer. Half sold in 12 days or less. Nine sold within a week. The typical home closed at 99.3% of its first asking price. Across the metro, the average was 43.2 days.
DOM is the MLS days-on-market count. It roughly tracks time listed before a buyer signed a contract, but for some homes the MLS counts fewer days than the calendar shows. It does not count closing or your repair time.
Where to look and what was inside
Where: Friendly Hills, with 1970s homes near C-470, for the suburban sales. Hilldale Pines and Gemspark Estates for the two mountain homes on acreage.
Inside: Four of the five had wood-tone cabinets, oak or cherry. The one white kitchen was a mountain home.
| Home | Where | Days | Kitchen (photos show) | Floors and baths (photos show) |
|---|---|---|---|---|
| 4435 S Van Gordon Way, 1971 two-story, 3 bd / 2 ba | Friendly Hills | 1 | Oak-tone cabinets, light counters (listing: Corian), gray mosaic | Light hardwood-look main, carpet bedrooms; white shaker vanity |
| 10594 Crystal Dr, 1979 home on 2.45 acres | Hilldale Pines (mountain) | 1 | White shaker cabinets, white subway tile, dark counters (listing: soapstone) | Dark wood-look plank; large-format tile shower |
| 6283 Starlight Dr, 1976 home on 2.32 acres | Gemspark Estates (mountain) | 3 | Cherry-tone cabinets, polished stone-look counters (listing: granite) | Teal and red carpet, wood paneling; stone-wall bath |
| 4623 S Coors Way, 1977 ranch + finished basement, 3 bd / 2 ba | Friendly Hills | 3 | Oak raised-panel cabinets, gray speckled counters, black tile backsplash | Light hardwood-look living, carpet bedrooms; green-charcoal vanity |
| 4495 S Cole Ct, 1976 two-story + basement, 3 bd up / 3 ba | Friendly Hills | 5 | Cherry-tone shaker cabinets, granite-look counters, big range | Hardwood-look living; black vanity, tiled walk-in shower |
Photos show the look, not the material. Where a listing names a material, we say so.
The suburban winners: all in Friendly Hills
| Address | DOM | Original ask → close | Seller credit | Home details |
|---|---|---|---|---|
| 4435 S Van Gordon Way | 1 | $540,000 → $550,000 | none | Two-story, 3 beds, 2 baths, 1,654 sq. ft., 2-car garage, built 1971 |
| 4623 S Coors Way | 3 | $550,000 → $566,500 | $16,500 | Ranch, 3 beds, 2 baths, 1,007 sq. ft. up + 887 finished below, 1 deep garage bay, built 1977 |
| 4495 S Cole Ct | 5 | $700,000 → $695,000 | $12,500 | Two-story, 3 beds up + 2 basement rooms, 3 baths, 1,683 sq. ft. up + 636 below, 2-car garage, built 1976 |
Three of the five fastest sales in this ZIP were in one subdivision. That is the headline. Friendly Hills is a 1970s neighborhood near C-470. The listings point to Bear Creek Park and Weaver Creek Park nearby.
What they kept and what they fixed
These three houses did not get the same treatment.
- Van Gordon Way's cabinets look original-era oak-tone in the photos, though the listing calls the house "completely refreshed." Photos show light counters, a small gray mosaic backsplash and stainless appliances. The listing reports fiber-cement siding, newer windows and new mini-split systems. It sold in one day for $10,000 over asking. Listing
- Coors Way also kept oak cabinets, with gray speckled counters and a black tile backsplash. The listing reports a newer furnace and AC, refinished hardwood and new stainless appliances. Outside, there is a big covered back porch and side parking. Listing
- Cole Court got the full kitchen. Photos show cherry-tone shaker cabinets, a big commercial-style range and a pot filler. The listing calls it a "total kitchen remodel." It still asked $700,000 and closed at $695,000. Listing
Two of three have older-looking cabinets in photos. Their listings talk up siding, windows, heating and cooling, and floors instead.
In Friendly Hills, the furnace got more airtime than the cabinet doors.
One caution: Coors paid $16,500 in credits even after selling over asking. Fast and free are not the same thing.
The mountain winners: a different kind of house
Two mountain houses were among the quickest. (Four more homes in the ZIP logged 6 or 7 days; we didn't check those.) Both sit on more than two acres of forest, with wells and septic systems.
- 10594 Crystal Dr (Hilldale Pines): 1 day, $850,000 ask → $865,000. Photos show white shaker cabinets, subway tile to the ceiling and dark counters. The listing reports a generator, new siding and fire mitigation. Listing
- 6283 Starlight Dr (Gemspark Estates): 3 days, $895,000 ask → $889,000. The listing says the kitchen was remodeled. Photos also show teal carpet, red carpet and wood paneling in other rooms. It sold fast anyway. Listing
Starlight is a good reminder: mixed finishes didn't stop a fast sale up there. Land, views and access may matter more, though we can't prove it.
The cheaper house that waited 85 days
12473 W Saratoga Ave sits in Harriman Park, a suburban subdivision the listing calls southwest Littleton. It's a 1979 two-story with 5 beds and 3 baths.
It started at $635,000 and closed at $475,000, after 85 days. The listing called it an "Investor Special" with "some structural issues." Photos show an older-style kitchen and tan walls (the listing calls the kitchen updated). They don't show the structural problem itself. Listing
That's a $160,000 drop from the first price. The listing never said what the structural issue was. Read the fixer report for more slow fixers.
Who bought these homes
County deed records show all five fast homes, suburban and mountain, went to people using conventional home loans. Saratoga was different. It went to a company, an LLC, with no loan recorded.
So the Friendly Hills lessons come from homeowner purchases. The Saratoga sale is a company's price, not a homeowner comp.
What this means for your next 80465 flip
- Split the ZIP before you comp. Suburban 80465 and mountain 80465 are different markets. Never mix their days on market.
- Start in Friendly Hills. Three of the five fastest sales were 1970s houses there, closing $550,000–$695,000.
- Look at systems and siding, not just cabinets. Two fast Friendly Hills homes had older-looking cabinets. Their listings named new siding, windows, furnace or AC.
- Get structural numbers before you list. Saratoga's listing said "some structural issues" without details. It took 85 days and closed $160,000 under its first price. An engineer's letter and a bid give buyers something to price.
- Plan for credits even when it sells fast. 12 of 20 sales had credits. A typical credit was about $11,500.
Sources and method: We used every September 1–30, 2026 closed single-family resale in REcolorado for ZIP 80465, leaving out new construction. Average means the arithmetic mean. We checked listing photos and descriptions for these homes on October 14, 2026. Several fast homes were staged, so photos may look neater than an occupied house. County deed records (pulled through Elementix on October 14, 2026) show who took title and any purchase loan. "Photos show" is what we saw; "listing says" is the agent's claim.