Home › Colorado › El Paso County

El Paso County, Colorado

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
—
—
Active Inventory
3,886
Days on Market
—
Price Drops
35.2%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
—
Condo / Co-op Median
—

Buyer vs. Seller Market Indicators

Latest month — Redfin
% Sold Above List
26%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Upfront capital committed (both paths): $81K = 20% down + 3% closing on a $350K home
BUY + OWN
Median ending wealth $307K $188K real
Net gain on $81K upfront: $227K
Range: $307K → $307K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $350K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $639K $432K real
Net gain on $206K contributed: $433K
Range: $293K → $1.72M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $206K total.
Median wealth delta: $332K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$307K$227K$956K$750K$649K rent
2010–2024$307K$227K$977K$772K$670K rent
2009–2023$307K$227K$946K$740K$638K rent
2008–2022$307K$227K$626K$421K$319K rent
2007–2021$307K$227K$809K$603K$501K rent
2006–2020$307K$227K$694K$488K$387K rent
2005–2019$307K$227K$621K$415K$314K rent
2004–2018$307K$227K$512K$307K$205K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+28.1%
surplus — buyer leverage
Long-Term Avg Inventory
3,034

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+0.2%
flat — pressure building
State HPI vs. Peak
-0.3%
at or near peak peak 2025-10-01
National Mortgage Delinquency
1.86%
benchmark — 2026-04-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Getting a Mortgage Here

CFPB HMDA 2025
Applications Denied
18.9%
1.8 pts easier than Colorado
Loans Actually Made
22,428
5,217 turned down
Average Loan Made
$369,731
what lenders here actually wrote
National Denial Rate
23.4%
benchmark — all 51 states

Every lender above a size threshold has to report each application and what they did with it. The denial rate here counts only applications a lender actually ruled on — approved or denied. Files the applicant withdrew, and files closed as incomplete, are left out of both halves, so this runs higher than tables that bury them in the denominator. Compare every state and county →

Value Ratios

Median home price ÷ county median income
Median Household Income
$87,470
Census ACS B19013

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
736,008
total residents
Total Housing Units
296,753
all units, occupied + vacant
Vacancy Rate
4.6%
tight
Homeownership Rate
66.4%
of occupied units owner-occupied
Boomer Owners (65+)
18.1%
of homeowner households
Millennial / Gen-X Owners (35-54)
10.2%
of homeowner households
Pre-1949 Housing Stock
6.3%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
+2,203
gaining people (2022–2023)
Inbound Returns
20,928
37,658 people moved in
Outbound Returns
19,600
35,455 people moved out
Net Returns
+1,328
household-filer basis

Top 5 Origins (where movers came from)

  1. Arapahoe, Colorado — 808 returns
  2. Douglas, Colorado — 729 returns
  3. Denver, Colorado — 726 returns
  4. Pueblo, Colorado — 657 returns
  5. Maricopa, Arizona — 541 returns

Top 5 Destinations (where movers went)

  1. Pueblo, Colorado — 905 returns
  2. Denver, Colorado — 865 returns
  3. Douglas, Colorado — 765 returns
  4. Arapahoe, Colorado — 679 returns
  5. Maricopa, Arizona — 538 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
71,186
9.79% of pop. — moved here from outside the county
From Other States
49,348
6.79% of pop. — interstate inbound
From Abroad
5,899
moved into the county from outside the U.S.
Same House 1 Year Ago
81%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Looking for state-level data? See Colorado statewide stats →

Verify any number on this page: data sources, formulas, and cross-references →