Lakewood 80227 vs. 80228 in 2026: About $8,450 vs. $11,050 Under a $650K List Price

Quick answer: On a $650,000 list price, Redfin's sale-to-list figures for the three months ending September 2026 work out to about $8,450 under list in Lakewood 80227 (98.7%) and about $11,050 under in 80228 (98.3%). More than half of the listings in each zipcode cut price first: 54.0% and 50.9%.

By Nick Ahrens, Colorado real estate broker license FA.100104470, eXp Realty, LLC

The question I hear most from buyers looking at Lakewood 80227 and 80228 is how far under the asking price a reasonable offer can go. The two zipcodes sit side by side in DMHP's Lakewood searches and their median prices are $132,711 apart, so it is fair to ask whether the pricier one also leaves more room to negotiate.

The market figures below come from Redfin's 80227 and 80228 zipcode pages, checked October 20, 2026, for the three months ending September 2026. They cover every home type in each zipcode, while the DMHP zipcode searches linked here show houses from $600,000.

How far under list did Lakewood 80227 and 80228 homes sell over the three months ending September 2026?

Not far in either one: Redfin's sale-to-list figure was 98.7% in 80227 and 98.3% in 80228, so on a $650,000 list price the typical sale landed about $8,450 under in 80227 and about $11,050 under in 80228.

That is a $2,600 difference on a $650,000 house, real money but not a different market. In 80228 the figure slipped 0.5 point from a year earlier, while in 80227 it rose 0.1 point, so 80228 sellers gave up slightly more than a year ago and 80227 sellers held about steady. Redfin's summary rounds it to about 1% below list in 80227 and about 2% below in 80228. Both medians dipped too, down 2.4% in 80227 and 4.9% in 80228. To see what is listed near that price, open the Lakewood 80227 houses for sale and the Lakewood 80228 houses for sale, then narrow to the Lakewood houses from $600K to $800K.

• 80227 sale-to-list: 98.7%, up 0.1 point from a year earlier
• 80228 sale-to-list: 98.3%, down 0.5 point from a year earlier
• On a $650,000 list price: about $641,550 in 80227 and about $638,950 in 80228
• Median sale price: $532,094 in 80227 and $664,805 in 80228
• Median price per square foot: $258 in 80227 and $279 in 80228

Why does sale-to-list understate the discount on a home that already cut its price?

Because Redfin measures each sale against the final list price, a home that cut its price and then sold at 98.7% of the new number can still be about 5% under what the seller first asked.

Redfin's metric definitions describe the ratio as a comparison with the final list price, while its price-drop share counts for-sale homes that dropped below their original asking price. Say a house comes on at $675,000, cuts to $650,000 after a few slow weeks and sells at 98.7% of that new price. The sale price is $641,550, which the sale-to-list figure records as 1.3% under list. Measured from the first asking price, it is $33,450 under, or about 95.0% of the original ask. That is an illustration, not a sale I am reporting, but it is why I read the price history on every listing before we pick a number.

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How many 80227 and 80228 listings cut their price, and how many still sold above list?

More than half cut in both zipcodes, 54.0% of 80227 listings and 50.9% of 80228 listings, yet 16.0% of 80227 sales and 14.6% of 80228 sales still closed above list.

Price drops climbed 7.3 points in 80227 and 7.1 points in 80228 from a year earlier, while sales above list rose 1.8 points in 80227 and fell 4.8 points in 80228. Together they are the real story for a buyer. The well-priced house still draws a crowd, and Redfin says hot homes here sell for around list and go pending in about 7 days in 80227 and about 9 days in 80228. The overpriced house sits, cuts and then sells near its new price. Median days on market were close, 25 against 26, and 80228 sped up from 31 a year earlier while 80227 barely moved from 26.

• Listings with a price drop: 54.0% in 80227 and 50.9% in 80228
• Sold above list: 16.0% in 80227 and 14.6% in 80228
• Median days on market: 25 in 80227 and 26 in 80228
• Redfin Compete Score: 78 in 80227 and 76 in 80228, both rated very competitive

What can a seller credit cover on a conventional loan, and how large can it be?

On a conventional loan sold to Fannie Mae for a primary home, a seller can credit up to 3%, 6% or 9% of the lower of price or appraised value, depending on your loan-to-value ratio, which on $650,000 is $19,500, $39,000 or $58,500.

With less than 10% down, the cap is 3%. With 10% to just under 25% down, it is 6%, and with 25% or more down, it is 9%. Fannie Mae's interested party contributions rules allow those credits toward your closing costs and prepaids, and toward HOA assessments for up to 12 months after closing. The credit cannot be larger than your actual closing costs without the extra being deducted from the price when your lender figures loan-to-value, and a seller-paid rate buydown counts toward the same cap. When a seller wants to protect the headline price, I look at asking for a credit instead of a deeper cut, and we check it with your lender before we sign. FHA, VA and other loan types set their own limits. The Front Range buyer costs checklist lists what those closing costs usually include, and the HOA vs. no-HOA checklist for west metro homes covers the dues questions to ask.

Is every 80227 or 80228 address inside Lakewood city limits?

No: in the Census Bureau's 2020 boundaries, about 76.7% of the land in 80227 is inside Lakewood, 14.4% is in the City and County of Denver and 8.9% is outside any city or town, while 80228 has about 91.8% of its land in Lakewood and 7.8% outside any city or town.

A small slice of 80228, about 0.4% of its land, falls inside the Town of Morrison. The zipcode-to-county file places 80228 entirely in Jefferson County, while 80227 splits about 85.6% Jefferson County and 14.4% Denver County. These are shares of land, not of homes, and annexations since 2020 can move the lines. The county and city decide part of the property tax bill and which services and permits apply, so they belong in the price talk too. It is also why the Lakewood houses for sale search filters by city, while the zipcode searches filter by zipcode, so one house can show up in one and not the other.

For a Jefferson County address, run the Jefferson County Address Lookup and then open the parcel in the Jefferson County Assessor property records search. For an address in the Denver part of 80227, use the Denver property search. The boundary shares come from the zipcode-to-place and zipcode-to-county files on the Census Bureau's 2020 relationship files page.

Which Lakewood house searches fit a $650,000 offer in 80227 or 80228?

Start with the two zipcode searches and the Lakewood $600K to $800K band linked above, since a $650,000 offer sits inside that band, then widen to the searches below.

The Lakewood houses from $800K to $1M and the Lakewood houses from $1M cover the city's upper tiers, and the Lakewood 80228 houses from $1M cover the upper end of 80228 on its own. Next door, the Lakewood 80232 houses for sale and the Lakewood 80226 houses for sale use the same $600,000 floor. The Front Range houses from $600K to $800K drop the city and zipcode filter, and the Lakewood vs. Littleton home comparison compares Lakewood with Littleton if you want to look past these two zipcodes.

Which school district finder applies to 80227 and 80228 homes?

Use the Jeffco articulation areas lookup for Jefferson County addresses and the Denver Public Schools boundary page for the Denver part of 80227, then confirm the schools for the exact address.

The Jeffco articulation areas lookup shows the schools tied to a Jefferson County address, the Denver Public Schools boundary schools page covers Denver addresses, and CDE SchoolView has the state's reports on any school. Because 80227 crosses a county line, confirm the district for each house before you tour it.

Should you shop 80227 or 80228 if you want room to negotiate?

Shop 80228 if you want slightly more room under list on average and a market where sellers gave up a bit more than a year earlier, and shop 80227 if you want a lower price point and can live with a sale-to-list figure that held about steady.

Choose 80227 if:

• You want a lower median sale price, at $532,094
• You are watching for cuts, with 54.0% of listings dropping price
• You are open to a Denver County address, which covers about 14.4% of its land

Choose 80228 if:

• You want the deeper average discount, at 98.3% of list
• You want a market where sales above list fell 4.8 points
• You want a zipcode that sits entirely in Jefferson County

Broker view: "In 80227 and 80228 the average discount is small, so I don't open with a big number off a fresh, well-priced listing. Where I push is on the house that has already cut once or sat past the median days, and on credits toward closing costs, which can do more for your cash at closing than the same dollars off the price." - Nick Ahrens, eXp Realty, LLC

What this guide does not cover: condo and townhome results on their own, offer terms such as inspection and appraisal deadlines, current mortgage rates and buydown pricing, HOA and metro district fees for specific subdivisions, the property tax bill for a given address and insurance premiums. Ask me and I will pull them for any house on your list.

Sources: Redfin's 80227 and 80228 zipcode housing market pages, three months ending September 2026, checked October 20, 2026, and Redfin's data center metric definitions. Seller credit limits come from Fannie Mae's Selling Guide topic on interested party contributions. Land and county shares come from the Census Bureau's 2020 zipcode-to-county and zipcode-to-place relationship files. Search filters come from the DMHP Lakewood search pages. I did the list-price, credit and land-share math myself.

Want a second opinion on an offer in 80227 or 80228? Call or text 949-230-3625, or request a tour.

Frequently asked questions

How far under list did homes sell in Lakewood 80227 vs. 80228 in 2026?

Close to list in both. Redfin's sale-to-list figure for the three months ending September 2026 was 98.7% in 80227 and 98.3% in 80228, which works out to about $8,450 and $11,050 under a $650,000 list price.

Does the sale-to-list figure count price cuts made before the sale?

No. Redfin divides each sale price by the home's final list price, so a cut made while the home sat on the market does not show up as a discount. Over the same three months, 54.0% of 80227 listings and 50.9% of 80228 listings had a price drop.

How large a seller credit can a conventional loan allow on a $650,000 Lakewood home?

Under Fannie Mae's limits for a primary home, up to 3% ($19,500) with less than 10% down, 6% ($39,000) with 10% to just under 25% down and 9% ($58,500) with 25% or more down. The limit uses the lower of price or appraised value, and the credit cannot exceed your closing costs. Other loan types have their own caps, so confirm yours with your lender.

Is every 80227 address inside Lakewood city limits?

No. In the Census Bureau's 2020 boundary files, about 76.7% of the land in 80227 is inside Lakewood, 14.4% is inside the City and County of Denver and 8.9% is outside any city or town. Check each address with the county before you write an offer.

Nick Ahrens is a Colorado real estate broker (license FA.100104470) with eXp Realty, LLC, helping buyers and sellers across Denver's west metro. Call or text 949-230-3625, or request a tour.