80013 Colorado ZIP | Cherry Creek School District and State Park

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Market Intelligence

Aurora's 80013 zip code combines Cherry Creek School District access with Cherry Creek State Park adjacency, producing a SFR market priced $380K-$560K that outperforms neighboring Aurora zip codes by 10-15% on a price-per-square-foot basis. Cherry Creek SD's enrollment boundaries are the defining value driver — buyers who close within the district's 80013 service area gain access to schools that consistently rank in the top 15% of Colorado districts by state assessment scores. Arapahoe County's mill levy of approximately 65 mills plus Aurora's 3.75% city tax generates annual property tax of roughly $2,300-$3,200 on homes in the $380K-$560K range. Buyers relocating from Denver, Centennial, and inner Aurora neighborhoods drive demand, often trading proximity to employment for school quality and park access.

What You Need to Know

Tax Mechanics. Arapahoe County's approximately 65 mills applied at Colorado's residential assessment rate produces an effective property tax rate of roughly 0.58-0.62% in 80013 — on a $470K home, that runs $2,700-$2,900 annually. Aurora's city structure does not impose a separate municipal property tax, so the Arapahoe County mill levy is the dominant component. Cherry Creek Metropolitan District does not add a separate mill levy to most 80013 residential parcels, but buyers should confirm metro district status on specific addresses as some newer developments in the eastern portion of 80013 carry supplemental assessments of $100-$400 annually. The overall tax burden in 80013 is lower than in Denver city-county at comparable price points by approximately $600-$1,200 per year.

Structural Friction. Cherry Creek School District enrollment boundary verification is the most critical due diligence step in 80013 — the district's attendance boundaries do not perfectly align with zip code boundaries, and some parcels with 80013 postal addresses fall outside CCSD attendance zones. The Cherry Creek SD enrollment office provides address-specific school assignment confirmation, and buyers should obtain written confirmation before finalizing offers where school access is the primary motivation. Older housing stock from the 1980s-1990s in the western portion of 80013 carries typical deferred maintenance risk — roofing, HVAC, and sewer scope inspections are standard. The proximity to Cherry Creek State Park creates a reservoir view premium in some subdivisions but also triggers notice of certain wildlife management practices that are disclosed in HOA documents.

Timing. Q1 and Q2 create the strongest buyer urgency in 80013, driven by Cherry Creek SD's open enrollment deadline (typically February) and the desire of families to close before the August school start. Buyers who begin their search in December-January and target a March-April close can access the district before competing with the spring inventory surge. Cherry Creek State Park adjacency creates a secondary demand peak in late spring as outdoor-oriented buyers tour properties during optimal park conditions. Sellers who list in February-March capture both the school-enrollment urgency buyers and the general spring market demand simultaneously.

Competitive Context. Aurora 80015 (Tallyn's Reach/Saddle Rock) is the nearest comparable — slightly higher median of $450K-$680K with deeper Cherry Creek SD penetration and newer housing vintage, but at a $70K-$120K premium over 80013 entry-level. Centennial's 80016 zip offers overlapping Cherry Creek SD boundaries at $500K+ median, carrying a further premium for Centennial's master-planned community character. The 80013 value proposition is Cherry Creek SD access at the market's lowest price point within the district — buyers who prioritize school quality over housing vintage find 80013 competitive with both Aurora 80015 and Centennial 80016.

The Bottom Line

Aurora 80013 delivers Cherry Creek School District access at the most accessible price point within the district footprint, but enrollment boundary verification is non-negotiable before offer submission. Off-market activity in 80013 runs 10-15% of transactions including FSBO, estate pre-listings, and builder cancellations — CCSD-motivated sellers occasionally transact quietly through school-parent networks ahead of MLS listing.

Begin through verified specialist matching with documented closing history in this submarket. Also see verified credentials and off-market homes.

ZIP 80013's position within Aurora's $380K-$560K SFR market with Cherry Creek School District and state park proximity requires documented ZIP-level closing history. Verified through the 5% Performance Audit™ — documented closing history within 80013's submarket boundary in the trailing 12 months. One direct introduction. No competing names.

Frequently Asked Questions

Are all 80013 addresses within Cherry Creek School District boundaries?

No — Cherry Creek SD boundaries do not align perfectly with the 80013 postal boundary. Some addresses with 80013 zip codes fall within Aurora Public Schools attendance zones. Buyers must obtain address-specific school assignment confirmation from the Cherry Creek SD enrollment office before finalizing any offer where school access is the stated motivation.

What is the open enrollment deadline for Cherry Creek SD?

Cherry Creek SD's open enrollment window typically opens in November and closes in February for the following school year. Buyers who close on a CCSD-boundary property after the enrollment deadline may need to wait until the next open enrollment period for non-boundary school assignments, though in-boundary addresses carry automatic attendance rights regardless of enrollment timing.

How much of a premium does Cherry Creek SD add in 80013 versus non-CCSD Aurora?

CCSD-boundary properties in 80013 command approximately 10-15% above comparable Aurora homes in Aurora Public Schools zones at equivalent square footage and condition. On a $470K home, that premium represents $47K-$70K in additional value attributed to school district access.

Related Market Intelligence

• ZIP 80015
• ZIP 80016
• Aurora Market Guide

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