Littleton 80127 vs. 80128 in 2026: A Ken-Caryl Ranch Home Adds About $1,680 a Year

Oct 19

Quick answer: A Littleton 80127 home inside Ken-Caryl Ranch carries two yearly costs beyond its price: $996 in 2026 Master Association dues and the Metropolitan District's 15.367-mill levy, about $682 at the 80127 median of $709,691. Together that is roughly $1,680 a year, while 80128's median sits at $578,830.

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

80127 and 80128 both carry a Littleton mailing name, and the City of Littleton lists each one as only partly inside its city limits. 80127 is all Jefferson County. 80128 spans Jefferson and Arapahoe counties. Ken-Caryl Ranch's Ranch House and Community Center both carry Littleton 80127 addresses.

The question buyers bring me is about cost, not just price: once you add Ken-Caryl Ranch's dues and its district tax, is an 80127 house still the better deal? The dues and closing fees below come from the association's own pages, the levy from Jefferson County's 2025 tax authority list, and the market figures from Redfin's zipcode pages for 80127 and 80128, checked October 19, 2026. Redfin's medians cover every home type, and the DMHP searches linked here show houses from $600,000.

What does a Ken-Caryl Ranch home add each year in dues and district tax?

About $1,680 a year on a home valued at the 80127 median of $709,691: $996 in Master Association dues plus roughly $682 from the Ken-Caryl Ranch Metropolitan District levy, or about $140 a month.

The dues are the simple part. Ken-Caryl Ranch set residential dues at $83 a month starting January 1, 2026, which is $996 for the year. The district charge runs through your property tax bill instead. The Jefferson County 2025 tax authorities list shows the Ken-Caryl Ranch Metro District at 15.367 mills, and Colorado's 2025 residential rate for local-government levies like this one is 6.25%. So $709,691 x 6.25% gives an assessed value of about $44,356, and 15.367 mills on that is about $682. The county taxes the assessor's actual value, not your purchase price, so your number will differ, but each $100,000 of value adds about $96 a year from this levy alone.

Ken-Caryl Ranch Master Association dues: $83 a month, $996 a year (2026)
Ken-Caryl Ranch Metro District levy: 15.367 mills (Jefferson County, 2025)
Association transfer fee: $300, collected at closing
Association status letter and inspection fee: $200 per request

Which Ken-Caryl Ranch costs are not in that $1,680 figure?

Sub-association dues and water and sanitation fees are billed separately, so a home in one of Ken-Caryl Ranch's subassociations can cost more than the $1,680 estimate.

The association says plainly that some neighborhoods have subassociations with their own requirements, fees or services, and its dues page says water and sanitation charges go through their own providers. There are also one-time charges at the sale: the $300 transfer fee and the $200 status letter add up to $500, and your contract decides who pays them. Two more points on the district levy. The bond levy approved in 2014, which paid for Ranch House, Community Center and Dakota Lodge renovations, expired in December 2024 once the debt was repaid. In November 2024, district voters turned down Ballot Issue 6F, which would have kept two-thirds of that expiring levy for 10 years, 66% to 34%.

The 2026 math will move. Colorado's Division of Property Taxation sets the 2026 local-government residential rate at 6.80% after a 10% reduction of the first $700,000 in actual value, and I have not seen a 2026 levy for the district yet, so treat the $682 as a 2025 figure.

How do 80127 and 80128 prices compare before Ken-Caryl Ranch costs?

80128 has the lower median by about $131,000, at $578,830 against $709,691, but 80127 is cheaper per square foot, at $257 against $284, for the three months ending September 2026.

That $27 gap means a square foot in 80128 costs about 10.5% more. At $650,000, you get about 2,529 square feet in 80127 and about 2,289 in 80128, roughly 240 apart. Turn it around and the 2,529 square feet $650,000 buys in 80127 would run about $718,000 at the 80128 rate, some $68,000 more, or roughly 40 years of the $1,680 yearly charge at the 2026 dues and the 2025 levy. Square footage is only one input, though: age, lot, layout and finish can put a single listing far from either figure. Compare real homes with the Littleton 80127 houses for sale and the Littleton 80128 houses for sale, then narrow both with the Littleton houses from $600K to $800K.

80127 median sale price: $709,691, 1.4% above a year earlier
80128 median sale price: $578,830, 3.4% below a year earlier
80127 price per square foot: $257, up 2.4%
80128 price per square foot: $284, up 2.5%

Which zipcode had the quicker market over the three months ending September, 80127 or 80128?

Neither by much: 80128 posted a median of 24 days on market and 80127 posted 25, though 80127 drew more bidding, with 30.9% of sales closing above list against 16.1% in 80128.

Both sped up from a year earlier, when the medians were 37 days in 80128 and 33 in 80127. Homes sold at 99.1% of list in 80127 and 98.8% in 80128, a 0.3-point gap worth about $1,950 on a $650,000 list price. The above-list gap of 14.8 points matters more for how hard you may have to push on a well-priced 80127 house. On the other side of the ledger, 46.0% of 80128 listings took a price drop, compared with 42.3% in 80127. September volume was 165 sales in 80127 and 140 in 80128, so neither figure rests on a thin sample.

80127 homes sold above list: 30.9%, up 16.4 points
80128 homes sold above list: 16.1%, up 1.3 points
80127 listings with a price drop: 42.3%
80128 listings with a price drop: 46.0%

How do you confirm whether a Littleton address pays Ken-Caryl Ranch charges?

Check the specific address, because neither the zipcode nor the Littleton mailing name settles it: ask the seller's side for the association's status letter, then look up the property in the county records.

The Ken-Caryl Ranch realtor and title company page lists the dues, the closing fees and a neighborhood and street resource for subassociations. For any Jefferson County address, the Jefferson County Address Lookup and the Jefferson County Assessor property records search are the places to confirm which jurisdiction and tax details apply. Since 80128 also reaches into Arapahoe County, a home on that side goes through the Arapahoe County Assessor instead. I could not find a zipcode-wide HOA or metro district figure for 80128, so read each listing's HOA line and ask for the documents early. The DMHP HOA vs. no-HOA checklist for west metro homes and the Front Range buyer costs beyond price cover the questions to ask.

Which Littleton house searches fit an 80127 vs. 80128 decision?

Open the Littleton houses for sale search first, then split it by zipcode and by price band, because the yearly costs and the per-foot prices pull in different directions.

For more budget, try the Littleton houses from $800K to $1M, the Littleton houses from $1M and the Littleton 80127 houses from $1M. To widen the map, the Littleton 80123 houses for sale add Littleton's other DMHP zipcode, the Morrison 80465 houses for sale add a foothills option, and the Lakewood vs. Littleton home comparison puts Littleton up against Lakewood.

Which school district covers 80127 and 80128 homes?

80127 is entirely in Jefferson County, so start with Jeffco Public Schools, but 80128 crosses into Arapahoe County, where a different district can apply, so confirm the district and assigned schools for each home.

For a Jefferson County address, the Jeffco articulation areas lookup shows the assigned schools, and CDE SchoolView has the state's reports on any of them. For an 80128 home on the Arapahoe side, ask the county or the district before you write an offer.

Should you buy in Littleton 80127 or 80128?

Buy in 80127 if the lower per-foot price is worth about $1,680 a year in Ken-Caryl Ranch costs and a more competitive market, and buy in 80128 if a lower median and more price cuts matter more to you.

Choose 80127 if:

You want $257 per square foot, $27 under 80128
You can carry about $140 a month for Ken-Caryl Ranch dues and district tax on a median-value home
You are ready to bid, with 30.9% of sales closing above list

Choose 80128 if:

You want a median entry price near $578,830
You want room to bargain, with 46.0% of listings cutting price
You would rather check each subdivision's own HOA than join a master association

Broker view: "Ken-Caryl Ranch dues and the district levy almost never show up when buyers compare list prices. I fold them into the monthly payment first, and only then do we compare the two houses." - Nick Ahrens, eXp Realty, LLC

What this guide does not cover: condo and townhome pricing on its own, subassociation dues, water and sanitation fees, the full property tax bill for a given address, HOA fees for individual 80128 subdivisions, insurance premiums, commute times and current mortgage rates. I can pull any of those for a home you are serious about.

Sources: Redfin's 80127 and 80128 zipcode housing market pages, three months ending September 2026, checked October 19, 2026. Dues, closing fees, subassociation notes and the 2024 ballot result come from Ken-Caryl Ranch's own pages. The levy comes from Jefferson County's 2025 Tax Authorities with Mill Levy list, and the assessment rates from the Colorado Division of Property Taxation. County coverage comes from the City of Littleton's zipcode table. I did the yearly cost, per-$100,000, budget and same-size math myself.

Want to tour an 80127 house and an 80128 house on the same afternoon? Call or text 949-230-3625, or request a tour.

Frequently asked questions

How much does Ken-Caryl Ranch add to the yearly cost of a Littleton 80127 home?

About $1,680 a year on a home valued at the 80127 median of $709,691. That is $996 in 2026 Master Association dues plus about $682 from the Ken-Caryl Ranch Metropolitan District's 15.367-mill levy, figured at Colorado's 2025 local-government assessment rate of 6.25%. Sub-association dues and water and sanitation fees are extra.

Does every 80127 address pay Ken-Caryl Ranch dues?

The zipcode alone will not tell you. The City of Littleton lists TrailMark as another Postal Service name used in 80127, and Jefferson County lists a separate TrailMark Metro District at 2.072 mills. Ask for the association's status letter and run the address through the Jefferson County Address Lookup.

Is 80128 cheaper than 80127 in 2026?

On the median, yes: Redfin put 80128 at $578,830 and 80127 at $709,691 for the three months ending September 2026, about $131,000 apart. Per square foot it reverses, at $284 in 80128 against $257 in 80127.

Which zipcode sold faster, 80127 or 80128?

They were nearly tied over the three months ending September, at a median of 24 days in 80128 and 25 in 80127. The bigger split was competition: 30.9% of 80127 sales closed above list, against 16.1% in 80128.

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.

Nick Ahrens