Market Score
0 /100
Neutral
CO · Live Data Snapshot
Colorado
Live housing, income & risk dashboard — every number is cited and refreshed weekly. Drag the calculators below for your numbers.
Median Sale Price
$0
+0.0% YoY
Median Household Income
$0
Census ACS, taxable basis
Price ÷ Income
0.0×
Unaffordable
Median Rent
$0/mo
Zillow ZORI rolled up
Days on Market
0days
Balanced
Sources: Redfin · Census ACS · FRED · FHFA · FEMA NRI
Snapshot
Neutral (Score: 43/100) Severely Overvalued (6.7x income)Median Sale Price #45/51
$617,000
+17.0% YoY
avg: $433,990
Active Inventory #41/51
29,533
avg: 22,163
Days on Market #20/51
35 days
avg: 42 days
Price Drops
33.9%
Single-Family vs. Condo
Source: Redfin (property-type breakdown)Single-Family Median #46/51
$650,000
-2.6% YoY
Condo / Co-op Median #44/51
$486,900
+3.9% YoY
SFR vs. Condo YoY Gap #9/51
-6.5%
condos outperforming SFR
DOM: SFR vs. Condo
32d / 59d
SFR / Condo
What this means: Single-family homes in Colorado are down 2.6% YoY while condos are up 3.9%.
A -6.5% gap is unusually wide — when condos drop faster than houses, association fees, insurance, and lending rules tend to be the cause, and motivated condo sellers usually follow.
Value Ratios
Median home price ÷ income / annual rentValue / Income #43/50
6.7×
severely overvalued
Value / Rent #36/50
24.5×
overpriced vs rent
Median Household Income
$92,470
U.S. Census ACS
Annual Rent (ZORI × 12)
$25,188
$2,099/mo × 12
How to read these: Value/Income 6.7× means the median home in Colorado costs 6.7× the median household income. Historically affordable markets sit around 3–4×; anything above 5× is stretched. Value/Rent 24.5× means it would take 24.5 years of gross rent to cover the price of buying. Below 15× is investor-friendly; above 25× the rents don't support the price.
Supply & Jobs
Census BPS + BLS LAUS via FREDNew Building Permits #39/50
3,299
+2.0% YoY
State Unemployment Rate
3.9%
-0.3 pts YoY
Permits are a leading indicator of new supply hitting the market in 12–18 months. State-level unemployment shifts often precede housing demand changes by a few quarters.
Rent vs. Buy
Source: Zillow ZORI rent index + Redfin priceMedian Rent (ZORI) #44/50
$2,099/mo
-1.7% YoY
Buy-vs-Rent Ratio #36/50
1.90x
PITI ÷ rent (renting cheaper)
HUD FMR (2BR)
$1,429/mo
HUD baseline
What this means: At today's median price and a 6.5% mortgage, monthly PITI in Colorado runs 1.90× the typical Zillow rent.
Renting is meaningfully cheaper than buying — owners face higher monthly carry costs than renters of the same home.
Market Pressure Signals
Derived from Redfin trendInventory vs. Long-Term Avg #45/51
+38.6%
surplus — buyer leverage
DOM vs. 24-Mo Avg #7/51
-27.3%
currently under 60 days
Long-Term Avg Inventory
21,312
over available trend
Long-Term Avg DOM
48 days
trailing 24 months
Inventory surplus: Active listings in Colorado are +38.6% above the long-term average for this market. More supply means less competition and more buyer negotiating power.
Demographics & Economics
Source: U.S. Census ACSPopulation #30/50
5,810,774
Median Household Income #42/50
$92,470
avg: $77,633
Census Median Home Value
$502,200
Homeownership Rate #16/50
66.3%
avg: 67.0%
Median Age #10/50
37.5
years (avg: 39.1)
Male : Female Ratio
1.03
more men
Married
61.1%
38.9% single/never married
Vacancy Rate #12/50
8.6%
avg: 11.0%
Price-to-Income Ratio #44/50
6.7x
avg: 5.4x
Rent Burden #45/50
31.1%
of income spent on rent (avg: 29.4%)
Affordability: The median home in Colorado costs 6.7x the median household income.
This is above the historically affordable threshold of 3-4x income, suggesting stretched affordability.
Migration Trends
Source: IRS SOI Migration Data 2021-2022Net Migration
+16,624
people moving in
Top Inbound From
1. California
2. Texas
3. Florida
4. Arizona
5. Illinois
2. Texas
3. Florida
4. Arizona
5. Illinois
Top Outbound To
1. Texas
2. California
3. Florida
4. Arizona
5. Washington
2. California
3. Florida
4. Arizona
5. Washington
Migration Signal
Slight Inflow
neutral migration impact
What this means: Colorado has relatively balanced migration, meaning population shifts are unlikely to significantly impact housing supply or demand in the near term.
Affordability Snapshot
Calculated from Redfin, FRED, NAIC, Tax FoundationIncome Needed to Buy
$157,512
at 6.48% / 20% down / 28% DTI
Median Household Income
$92,470
Affordability Gap
$-65,042
shortfall — home is a stretch
Monthly PITI
$3,675/mo
principal, interest, tax, insurance
Living Wage Estimate
$18.15/hr
single earner, basic needs
Living Wage Annual
$37,758
housing + essentials
What this means: A household in Colorado needs to earn roughly $157,512/year to afford the median $617,000 home under standard lending rules (28% debt-to-income, 20% down, 6.48% rate).
The median household falls $65,042 short — meaning most families would need to buy below the median, make a larger down payment, or have dual incomes.
Run Your Own Numbers
Drag any slider to recompute monthly PITI, total interest, and the income needed under the 28% rule against Colorado's median household income.
Real Income vs W-2 — Multi-Income Calculator
Mix W-2 wages, self-employment income (1099/Schedule C with proper SE-tax math), and VA disability — see take-home AND lender qualifying income side-by-side, recomputed in real time as you slide.
Real Income vs W-2 — Combined Tax & Qualifying Calculator
Slide W-2 wages, self-employment (1099/Schedule C), and VA disability rating to see how each income type stacks for take-home AND for lender qualifying. All math updates in real time as you move the sliders. Sources: IRS Schedule SE, VA Pamphlet 26-7, Fannie B3-3.2-01.
Tax-free monthly: $0/mo · annual: $0/yr (38 USC §5301)
Filing Status
Gross Cash Income
$92,470
W-2 + SE + tax-free disability
Total Tax
$21,676
23.4% of gross — fed $11,957 · FICA $7,074 · SE $0 · state $2,645 · local $0
Take-Home (post-tax)
$70,794
76.6% of gross — what hits your bank account
Lender Qualifying Income
$92,470
W-2 + SE (after ½-SE-tax) + disability ×1.25
W-2 wages
Gross$92,470
FICA (employee 7.65%)$7,074
Federal income tax$11,957
State + local$2,645
Take-home alone$70,794
Self-employment
Gross$0
SE tax (15.3% on net 92.35%)$0
Half SE deductible$0
Federal/state on SE-alone basis$0
Take-home (SE alone)$0
VA disability (0%)
Tax-free annual$0
Lender ×1.25 gross-up$0
Post-tax W-2 equivalent$0
Cash to bank$0
$1 of each income type — what does it net?
Why a vet's dollar is worth more: Toggle Veteran scenario or move the disability slider to see the tax-equivalent advantage. A schedular 100% VA disability rating does NOT cap your civilian or self-employed earnings. The disability compensation is supplementary income on top of any wages, business income, or investments. TDIU (Individual Unemployability) is the one exception — it has earnings limits because it pays AT the 100% rate based on unemployability rather than schedular rating. Source.
Tax math: 2025 IRS brackets (Rev. Proc. 2024-40), 2025 SSA wage base $176,100, Schedule SE 92.35% net factor. State effective rate approximated at top × 0.65 below $200k. Self-employment qualifying income approximated as gross less ½-SE-tax (per Fannie B3-3.2-01 / Freddie 5304). Veteran ×1.25 gross-up per VA Pam 26-7. None of the above is tax/legal/financial advice; verify with a CPA + your lender.
5-Year Median Price Forecast (Backtested)
Trailing-CAGR model shrunk 50/50 toward the FHFA 1991-2024 long-run anchor for Colorado, with ±1σ confidence band. Includes a 1-year hindcast so you can see how the model would have done on the last 12 months.
Colorado Median Home Price — 5-Year Forecast (Backtested)
Median nominal sale price projection using FHFA HPI 1991-2024 long-run anchor + the trailing 5-year CAGR observed in the Redfin trend below. ±1σ confidence band uses blended FHFA + observed volatility. Past performance does not guarantee future results.
Trailing 5-yr CAGR (observed)
—
Redfin 2021-06-30 → 2026-05-31
FHFA Long-Run CAGR (1991-2024)
5.60%
Anchor — FHFA All-Transactions HPI
Blended Forecast CAGR
3.71%
50/50 blend (shrinkage to long-run mean)
Annualized Volatility
7.91%
Used to size ±1σ band
| Year | Median Forecast | Low (-1σ) | High (+1σ) |
|---|---|---|---|
| +1y | $639,908 | $591,263 | $692,554 |
| +2y | $663,666 | $566,600 | $777,361 |
| +3y | $688,306 | $542,965 | $872,552 |
| +4y | $713,861 | $520,316 | $979,400 |
| +5y | $740,365 | $498,612 | $1,099,332 |
Backtest — 1-year hindcast
Hold out the last 12 months of trend, fit the model on the first 48 months, then compare to actual.
Cutoff date2025-05-31
Predicted +1yr$629,861
Actual +1yr$617,000
Error -2.04%
Inside ±1σ band? Yes
Sources: FHFA House Price Index, Redfin Data Center, FRED USSTHPI. Methodology: trailing CAGR shrunk 50/50 toward FHFA 1991-2024 long-run state CAGR (Efron–Morris empirical-Bayes shrinkage); volatility blends observed monthly-return σ with FHFA 33-year σ; confidence bands use σ_T = σ × √T (geometric Brownian motion approximation). Coastal CA / FL / NV typically run hotter than the national average; OH / WV / MI run cooler — the per-state long-run anchor reflects this. THIS IS NOT INVESTMENT ADVICE.
Live Mortgage Rates (Freddie Mac PMMS + FRED)
Today's published 30-yr / 15-yr fixed survey averages plus the 10-yr Treasury benchmark. Updated weekly from the build pipeline.
Live Mortgage Rates
Loading current rates…
Climate & Disaster Risk
FEMA NRI hazards by category for Colorado, plus NOAA climate normals + FEMA disaster-declaration history + NFIP flood-insurance burden + EPA water-quality.
Colorado Climate & Disaster Risk
FEMA National Risk Index per-state composite, with the specific hazards ranked. Pair with NOAA climate normals + FEMA disaster history + NFIP flood-insurance burden so you know what you're moving into. Sources cited inline.
Overall composite risk Relatively Moderate
FEMA score (0-100) 55.35714285714286
Expected annual loss $2,080,908,844
Hazard breakdown — worst first
Winter weather Very High
Lightning Very High
Wildfire Relatively High
Cold wave Relatively High
Hail Relatively High
Tornado Relatively Moderate
Riverine flood Relatively Moderate
Drought Relatively Moderate
Strong wind Relatively Moderate
Earthquake Relatively Low
Heat wave Relatively Low
Hurricane Not Applicable
Coastal flood Not Applicable
Climate + disaster context
Avg annual temp46.0°FNOAA
Federal disaster declarations667FEMA — 164 recent
Sources: FEMA National Risk Index, FEMA Disaster Declarations, NOAA Climate Normals, FEMA NFIP, EPA SDWIS. NRI severity tiers: Very Low / Relatively Low / Relatively Moderate / Relatively High / Very High.
Investment Property Analyzer (REI-grade)
Cap rate, NOI, cash-on-cash, DSCR, 10-yr IRR, BRRRR scenarios — recomputed live as you slide. NCREIF + IREM + Fannie Mae methodology.
Investment Property Analyzer (REI-grade)
Cap rate · NOI · Cash-on-cash · DSCR · 10-yr IRR · BRRRR — recomputed in real time as you slide. Methodology: NCREIF property index conventions, IREM operating-expense standards, Fannie Mae B3-3.1-08 rental-income underwriting, and the standard CRE textbook (Geltner et al, "Commercial Real Estate Analysis and Investments") for cap-rate / NOI / IRR formulas.
NOI / yr (Year 1)
$2,075
EGI $23,173 − OpEx $21,098
Cap rate
0.34%
NCREIF U.S. Q1 2024 multifamily ~5.0% (national)
Annual cash flow
-$35,731
-$2,978/mo before tax
Cash-on-cash return
-20.68%
Cash flow ÷ $172,760 cash invested
DSCR (lender)
0.05x
Most rental-loan lenders require ≥ 1.20-1.25
10-yr IRR
-5.52%
Levered, pre-tax, includes 3% appreciation + 3% rent growth, 8% sell costs
BRRRR scenario — Buy / Rehab / Rent / Refinance / Repeat
After-Repair Value (est.)$635,510
Cash-out refi @ 75% LTV of ARV$476,633
Cash recycled vs cash in$13,883
New DSCR after refi0.05x
New annual cash flow-$36,865
"Cash recycled" positive = you pulled MORE money out than you put in across down + rehab; effectively a $0-net BRRRR cycle. ARV uses appreciation × current value + 1.5x rehab spend (rough industry rule of thumb; actual ARV needs an as-completed appraisal).
Benchmarks for sanity-checking the numbers
- Cap rate — NCREIF NPI U.S. Q4 2024 (institutional grade): apartment ~5.0%, industrial ~5.6%, office ~6.5%, retail ~6.4%. Single-family rental average per Roofstock 2024 ~5-7% nationally; 7%+ is solid in tertiary markets, 4-5% in coastal metros.
- DSCR — Fannie Mae rental-property guidelines: 1.20+ on conventional, 1.25+ on commercial DSCR loans. Below 1.0 means the property is operating at a loss before debt service.
- Cash-on-cash — long-run REIT total return is ~8-10% nominal. Anything <6% before tax suggests heavy reliance on appreciation, not income.
- 1% rule — monthly rent ≥ 1% of purchase price is a classic screening filter (a $200k home renting for $2k/mo). Rare in coastal markets in 2025; typical screen below 0.6%.
Sources: NCREIF Property Index, IREM Income/Expense Analysis, Fannie Mae B3-3.1-08.
All math is pre-tax and operates on the user-set inputs. Real investments need a property-specific OpEx review, true rent comps, and a CPA for depreciation + 1031 exchange + cost-segregation strategies. Colorado's effective property-tax rate is pre-filled — adjust if the property is in a higher-tax county.
Rent + invest vs. buy + own (historical backtest)
If you'd invested your 20% down payment in S&P 500 or QQQM (Nasdaq 100) instead of buying, how would you have come out? Backtested across all rolling 10/15/20-year windows of actual annual returns.
Rent + invest vs. buy + own — backtested
15-yr rolling history · S&P 500Property type:
BUY + OWN
Median ending wealth $542K $331K real
Net gain on $142K upfront: $400K
Range: $542K → $542K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $617K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $1.40M $1.04M real
Net gain on $495K contributed: $907K
Range: $653K → $3.59M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $495K total.
Median wealth delta: $860K
in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
| Window | Buy wealth | Buy gain | Rent wealth | Rent gain | Wealth delta |
|---|---|---|---|---|---|
| 2011–2025 | $542K | $400K | $2.05M | $1.55M | $1.51M rent |
| 2010–2024 | $542K | $400K | $2.09M | $1.60M | $1.55M rent |
| 2009–2023 | $542K | $400K | $2.00M | $1.51M | $1.46M rent |
| 2008–2022 | $542K | $400K | $1.41M | $912K | $865K rent |
| 2007–2021 | $542K | $400K | $1.82M | $1.33M | $1.28M rent |
| 2006–2020 | $542K | $400K | $1.56M | $1.06M | $1.02M rent |
| 2005–2019 | $542K | $400K | $1.40M | $907K | $860K rent |
| 2004–2018 | $542K | $400K | $1.16M | $660K | $613K 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.
Jobs & Affordability
Sources: BLS OES 2023, Goldman Sachs/OpenAI AI estimatesJobs That Afford Median Home
50%
of 10 major occupation groups
Income Threshold
$157,512
needed to buy median home
Occupation GroupMedian SalaryCan Afford?AI Exposure
Management $125,000 Yes 28%
Computer/Math $105,000 Yes 32%
Healthcare Practitioners $82,000 Yes 15%
Architecture/Engineering $92,000 Yes 24%
Business/Financial $75,000 No 35%
Legal $95,000 Yes 44%
Education/Training $52,000 No 27%
Construction/Extraction $45,000 No 6%
Production $38,000 No 12%
Food Prep/Serving $30,000 No 5%
What this shows: Only 50% of major occupation groups in Colorado pay enough to afford the median $617,000 home.
Of the jobs that do pay enough, Management, Computer/Math, Legal face significant AI automation exposure (25%+), which could pressure wages in these fields over the next decade.
Opportunity Cost of Buying
S&P 500 avg: 10.5%/yr | Actual state appreciation | Transaction costs included20% Down Payment
$123,400
locked in home equity
If Invested (10yr)
$211,518
S&P 500 avg 10.5%/yr gain
Home Equity (10yr)
$384,099
appreciation + principal paydown
Opportunity Gap
$172,581
home equity wins over 10yr
Total 30yr Interest
$627,223
127% of loan amount
Buy Closing Costs
$18,510
~3% (title, appraisal, fees)
Sell Costs
$49,360
~8% (6% agent + 2% closing)
Total Transaction Cost
$67,870
11% of home value to buy + sell
Backtested: What If You Bought X Years Ago?
Compares actual Colorado home appreciation against investing the same 20% down payment in the S&P 500 (10.5% avg). Includes estimated principal buildup and transaction costs (3% buy + 8% sell). Based on actual state trend data where available.
PeriodHome ThenApprec.DP → S&PNet if SoldNet if RentedWinner
1yr $609,200 +1.3% $12,793 $-50,944 +$49,301 Invest
2yr $608,100 +1.5% $26,881 $-39,574 +$102,485 Invest
4yr $604,000 +2.2% $59,301 $-10,843 +$220,863 Invest
5yr $527,500 +17.0% $68,306 +$82,224 +$276,729 Invest
10yr* $416,823 +48.0% $142,894 +$287,755 +$624,445 Invest
* Estimated (trend data unavailable for this period). "Net if Sold" = appreciation + principal paid − 3% buy closing − 8% sell costs. "Net if Rented" = S&P 500 return on down payment + invested rent savings (if renting was cheaper).
Residual Income by Household Type
ScenarioIncomeAfter OwnAfter Rent
Single earner $66,578 $9,032 $44,246
Couple (dual income) $92,470 $34,924 $70,138
Family (3 kids) $106,340 $6,554 $41,768
The real trade-off: Locking $123,400 into a down payment means forgoing potential market returns of $211,518 over 10 years. You'll also pay $627,223 in interest over 30 years, and $67,870 in transaction costs just to buy and sell. The home builds equity too ($384,099), but that wealth is illiquid — you can't spend it without selling or borrowing against it. For a family with 3 kids in Colorado, childcare alone ($42,240/yr) combined with ownership costs leaves $6,554/yr for everything else. For a deeper analysis of when buying makes financial sense, read The Resale Trap.
Paycheck Reality: What You Earn vs What You Keep
2025 federal brackets + FICA · state top rate 4.4% · local avg 0.00%Required Gross (Single)
$46,091
$22.16/hr at 40hr/wk
Required Gross (MFJ)
$43,731
$21.02/hr at 40hr/wk (combined)
Take-home Floor
$37,758
Colorado's living-wage estimate (housing + RPP-adjusted essentials)
Single Effective Tax
18.1%
Fed + FICA + State + Local of gross
Where Each Dollar Goes — Single Filer at $46,091 Gross
Visual share of the dollar. Federal uses 2025 IRS brackets after standard deduction; FICA is Social Security 6.2% (capped at $176,100 in 2025) + Medicare 1.45%; state uses the top marginal rate × 0.65 effective approximation (most middle earners pay below their top bracket); local is the state's average local-income-tax rate where applicable.
Federal 7.6% ($3,492) FICA 7.7% ($3,526) State 2.9% ($1,318) Take-home 81.9% ($37,755)
What You Keep at Various Incomes — Colorado
Take-home percentages combine federal, FICA, and Colorado's state income tax. Property tax, sales tax, and benefit deductions (health insurance, 401(k)) are excluded.
Filing StatusGrossFederalFICAStateLocalTake-home
Single $50,000 7.9% 7.6% 2.9% 0.0% 81.6% ($40,783)
Single $75,000 10.8% 7.7% 2.9% 0.0% 78.7% ($59,003)
Single $100,000 13.6% 7.6% 2.9% 0.0% 75.9% ($75,876)
Single $150,000 16.8% 7.6% 2.9% 0.0% 72.7% ($108,988)
Married Filing Jointly $50,000 4.0% 7.6% 2.9% 0.0% 85.5% ($42,745)
Married Filing Jointly $75,000 6.6% 7.7% 2.9% 0.0% 82.9% ($62,194)
Married Filing Jointly $100,000 7.9% 7.6% 2.9% 0.0% 81.6% ($81,567)
Married Filing Jointly $150,000 10.8% 7.6% 2.9% 0.0% 78.7% ($118,007)
The blunt math: A single earner needs to gross $46,091 ($22.16/hr × 40hr/wk × 52wk) just to net Colorado's living-wage floor of $37,758. At Colorado's median household hourly rate of ~$44.46, that's 26 forty-hour weeks of work per year. Government takes 18.1% of every gross dollar before you see it. Married couples filing jointly with the same combined gross keep 4.4% more thanks to wider brackets and a $30,000 standard deduction (vs. $15,000 single).
Drag to See Your Own Split
Slide your gross income to see exactly how Colorado's tax stack splits between Washington, FICA, Colorado, and your take-home — in real time.
Wage-Stagnation Lens: 50 Years of Median Income
CPI-U (BLS) · Gold annual avg (LBMA / WGC) · Census ASEC Table H-5/H-6Colorado Median HH Income (Today)
$92,470
U.S. Census ACS / Current Population Survey
In 1970 Dollars (CPI-Adjusted)
$10,856
+10% vs U.S. 1970 median ($9,870)
Today's Wage in Gold Ounces
19.7 oz
at $4,700/oz
Same Wage Bought in 1970
274.2 oz
-93% gold purchasing power vs 1970
National Reference: Wage, CPI, and Gold Across 5 Decades
U.S. national median household income, CPI-U (BLS, base 1982-84=100), and annual-average gold price. The "Real (1970 $)" column shows what the year's median income equates to in 1970 purchasing power per official BLS CPI. The "Wage in Gold (oz)" column shows the same income priced in troy ounces of gold for that year — a hard-money benchmark independent of CPI methodology.
YearMedian HH IncomeCPI-UReal (1970 $)Gold $/ozWage in Gold
1970 $9,870 38.8 $9,870 $36 274.2 oz
1975 $13,719 53.8 $9,894 $161 85.2 oz
1980 $21,023 82.4 $9,899 $615 34.2 oz
1985 $27,735 107.6 $10,001 $317 87.5 oz
1990 $35,353 130.7 $10,495 $384 92.1 oz
1995 $40,611 152.4 $10,339 $384 105.8 oz
2000 $50,732 172.2 $11,431 $279 181.8 oz
2005 $56,194 195.3 $11,164 $444 126.6 oz
2010 $49,276 218.1 $8,766 $1,225 40.2 oz
2015 $56,516 237.0 $9,252 $1,160 48.7 oz
2020 $67,521 258.8 $10,123 $1,770 38.1 oz
2023 $80,610 304.7 $10,265 $1,942 41.5 oz
2024 $83,730 313.7 $10,356 $2,390 35.0 oz
2025 $86,500 322.5 $10,407 $3,050 28.4 oz
2026 $89,500 330.5 $10,507 $4,700 19.0 oz
CPI-U source: BLS, https://www.bls.gov/cpi/. Gold annual averages: World Gold Council / LBMA p.m. fix, https://www.gold.org/. Median household income: U.S. Census Bureau ASEC Table H-5/H-6, https://www.census.gov/data/tables/time-series/demo/income-poverty/historical-income-households.html. All figures rounded; verify against primary sources before quoting.
Why Two Numbers Diverge: BLS Methodology Changes Since 1980
CPI-U is not a static measure. BLS has changed how it is calculated several times since the late 1970s, and each change has lowered measured inflation. The list below catalogues the major changes with primary-source citations. The cumulative effect — per the Boskin Commission's own 1996 estimate — is that CPI under the older methodology would read 1+ percentage points higher per year sustained. ShadowStats (alternative methodology) puts the gap at 3–7 percentage points.
YearMethodology ChangeEffect on Measured Inflation
1983 Owner-equivalent rent (OER) replaces home prices for shelter BLS shifted CPI shelter from a home-purchase / mortgage-and-property-tax model to "rental equivalence" — what a homeowner would pay to rent their own home. This insulates CPI from house-price spikes and is widely cited as one of the largest single methodology changes in CPI history.
1996 Boskin Commission report; substitution / geometric-mean weighting The 1996 Boskin Commission report concluded that pre-1996 CPI overstated inflation by ~1.1 percentage points per year. BLS adopted geometric-mean weighting for many item-level CPI components in 1999, which assumes consumers substitute toward cheaper alternatives within categories.
1998 Hedonic quality adjustments expanded across multiple categories BLS expanded use of "hedonic regression" — adjusting prices for changes in product quality (e.g., a faster computer at the same nominal price is treated as a price decrease). Critics argue hedonics systematically reduce measured inflation when applied broadly; BLS defends them as more accurate per-quality measurement.
1999 Geometric mean implemented at the item-stratum level Per the Boskin recommendations, CPI item-level prices began using geometric (rather than arithmetic) means, which lowers measured inflation by approximately 0.2 percentage points per year on a sustained basis.
2002 Chained CPI (C-CPI-U) introduced as alternative measure BLS began publishing the Chained CPI (C-CPI-U), which assumes higher substitution between categories (not just within). C-CPI-U is typically 0.2–0.3 percentage points lower than CPI-U annually. The Tax Cuts and Jobs Act of 2017 switched federal tax-bracket indexing to chained CPI, slowly increasing real tax burdens over time.
The ShadowStats (alternative CPI) view: Reverting to pre-1980 / pre-1990 BLS methodology yields CPI 3–7 percentage points higher annually; under that methodology, US real wages have *declined* materially since the early 1970s rather than remained flat. Caveat: ShadowStats methodology is not endorsed by mainstream academic economists; it is presented here as an alternative perspective on the BLS methodology changes catalogued above. Direct reference: http://www.shadowstats.com/alternate_data/inflation-charts.
The blunt math for Colorado: a household earning Colorado's current median of $92,470 buys 19.7 oz of gold today. The U.S. 1970 median household income of $9,870 bought 274.2 oz that year. Priced in gold — a hard-money benchmark unaffected by CPI methodology choices — household purchasing power has fallen -93% over 54 years. By the official CPI-U measure, real wages are roughly flat (+10% vs 1970). Both numbers are correct; they reflect different choices about what a "stable" yardstick is. Performing only W-2 labor — without holding hard assets, equity, or productive capital — exposes a household to the gap between these two yardsticks. For the broader case on why W-2 income alone is structurally fragile across this kind of multi-decade arc, see The W-2 Trap.
Colorado-Specific Warnings
Local regulatory & market conditions ⚠ Metropolitan District Tax
Many Colorado subdivisions are in metropolitan districts that add 30-50+ mills to your property tax. A $500K home in a metro district can owe $3,000-$6,000/yr on top of the county rate.
⚠ Water Tap Fees
New construction in Colorado requires a water tap fee, often $15,000-$50,000+ depending on the water district. This is a one-time cost not reflected in the sale price.
Cost of Living & Safety
Sources: HUD, BEA, FBI UCRCost of Living Index #39/50
103.052
3.1% above national avg
Fair Market Rent (2BR) #34/50
$1,429/mo
avg: $1,317/mo
State Income Tax
4.40%
top marginal rate
Violent Crime Rate #43/50
492
per 100K (avg: 379)
Property Crime Rate #46/50
3180
per 100K (avg: 2250)
Murder Rate #23/50
5.0
per 100K (avg: 5.6)
Rape/Sexual Assault
60
per 100K
Burglary Rate
420
per 100K
Auto Theft Rate
530
per 100K
Suicide Rate #43/50
22.0
per 100K (avg: 17.2)
Mortgage Delinquency
1.9%
national rate (FRED)
Fair Market Rents:
Studio $1,083 |
1BR $1,161 |
2BR $1,429 |
3BR $1,861 |
4BR $2,178
Cost context: Colorado has a Regional Price Parity of 103.052 (national average = 100).
Costs are near the national average.
Household & Living Costs
Sources: KFF, NAIC, BLS CPI, EIAHealth Insurance (Single) #33/50
$1,836/yr
$153/mo (avg: $1,815)
Health Insurance (Family) #34/50
$6,240/yr
$520/mo (avg: $6,145)
Auto Insurance #42/50
$2,280/yr
$190/mo (avg: $1,955)
Vehicle Registration
$50/yr
avg annual registration fee
Groceries #39/50
$628/mo
$7,539/yr (avg: $7,094)
Natural Gas
$103/mo
$1,236/yr residential avg
Internet Service
$55/mo
broadband avg
Cell Phone Plan
$57/mo
single line avg
Childcare (Infant) #45/50
$1,378/mo
$16,536/yr (avg: $11,925)
Childcare (4-yr-old)
$1,071/mo
$12,852/yr center-based
Grand Total Living Cost
$70,591/yr
$5,883/mo housing + household
% of Median Income
76%
of $92,470 median income
Total picture: Housing is just part of the cost of living in Colorado. When you add healthcare, auto insurance, groceries, utilities, and connectivity, the full annual cost gives a more accurate picture of what it takes to live here. These numbers use statewide averages and employer-sponsored health plan employee contributions.
Cost of Ownership
Sources: NAIC, Tax Foundation, EIA, NOAAAvg Insurance Premium #44/50
$3,349/yr
homeowner insurance (avg: $2,165)
Effective Property Tax #7/50
0.55%
of assessed value (avg: 1.04%)
Est. Annual Property Tax
$3,394/yr
on median-priced home
Electricity Price #30/50
15.8¢/kWh
residential avg (avg: 17.8¢)
Avg Annual Temperature
46.0°F
climate normal
Avg Humidity #5/50
42%
arid climate (avg: 65%)
Typical Home
1,900 sqft
3bd/2ba median config
Total Annual Cost
$57,546/yr
$4,796/mo total ownership
Mortgage (P&I)
$37,361/yr
Maintenance (1.5%)
$9,255/yr
general upkeep
Est. Electricity
$1,343/yr
~706 kWh/mo avg usage
Water/Sewer/Trash
$1,608/yr
$134/mo est.
Replacement Reserves
SystemEst. CostLifespanAnnual Reserve
Roof ⚠ $24,680 15 yrs (wind/hail zone) $1,645/yr
HVAC (high SEER) $12,000 17 yrs $706/yr
Windows $30,850 20 yrs $1,543/yr
Exterior/Stucco $12,340 12 yrs $1,028/yr
Total Reserve $4,922/yr
⚠ Wind & hail zone: Colorado has elevated wind or hail risk. Expect shorter roof lifespans and potentially higher insurance deductibles for storm damage. Budget for more frequent roof inspections.
⚠ Wildfire zone: Colorado has elevated wildfire risk. Consider fire-resistant roofing, defensible space landscaping, and HVAC systems with enhanced filtration. Insurance may require additional riders.
Note: Costs are estimates based on statewide averages. Insurance, taxes, maintenance, and replacement costs vary by county, property age, and specific location. Replacement reserves assume a median-priced home. Higher-efficiency HVAC (SEER 16+) costs more upfront but reduces energy bills. For a deeper breakdown, read The Resale Trap — 380 pages on the real cost of buying, owning, and selling a home.
Trade Labor & Materials
Sources: BLS OES 2023, PPI 2020-2025 TradeMedian $/hrDay Rate (8hr)vs National Avg
Plumber $30.20 $242 +5%
Electrician $30.80 $246 +2%
HVAC Technician $28.90 $231 +5%
Roofer $22.40 $179 +2%
Carpenter $25.60 $205 +3%
Painter $21.30 $170 +3%
Materials Cost Increases (5-Year, National)
Lumber & framing +28%
Structural steel +42%
Ready-mix concrete +35%
Copper wire & pipe +48%
Asphalt shingles +38%
HVAC equipment (SEER 16+) +31%
Windows & doors +26%
Drywall & plaster +22%
Why this matters: Labor and materials make up the majority of home repair and renovation costs. When your roof, HVAC, or plumbing needs work, these are the hourly rates you'll pay. Combined with materials that have risen 22-48% in five years, even routine maintenance is significantly more expensive than it was pre-2020. For a complete breakdown of these hidden ownership costs, read The Resale Trap.
Environment & Risk
Sources: EPA, FEMA NRI, FEMA NFIPOverall Risk Rating
Relatively Moderate
EAL Score
55.4
expected annual loss index
Expected Annual Loss
$2,080,908,844
from natural hazards
earthquake
tornado
flooding
wildfire
heat Wave
cold Wave
drought
hail
winter Weather
strong Wind
lightning
Drinking Water Violations
501
EPA regulatory violations
Flood Insurance Policies
305,230
active NFIP policies
Flood Claims Filed
5,778
historical NFIP claims
Disaster Declarations
667
all-time FEMA declarations
Recent Disasters (2020+)
164
since January 2020
What water violations mean: The EPA tracks every time a public water system fails to meet federal drinking water standards through its Safe Drinking Water Information System (SDWIS). Violations fall into two categories: health-based violations mean contaminants like lead, arsenic, nitrates, or bacteria exceeded safe levels in someone's tap water; other violations include missed testing deadlines, late public notification, or treatment technique failures. Colorado has a moderate number of violations. Most are procedural, but still worth requesting your local utility's Consumer Confidence Report before buying. For street-level water quality data with stricter health guidelines than the EPA's legal limits, check the EWG Tap Water Database.
Rent vs. Own
Sources: HUD FMR, Redfin, FREDMonthly PITI (Own)
$3,675/mo
mortgage + tax + insurance
Fair Market Rent (3BR)
$1,861/mo
HUD fair market rent
Owning Costs More
$1,814/mo
premium to own vs rent
Price-to-Rent Ratio
27.6x
favors renting
Rent vs. buy: Owning the median home in Colorado costs $1,814 more per month than renting a comparable 3-bedroom. The price-to-rent ratio of 27.6x suggests renting may be more economical in the near term. The NYT threshold is 15-20x.
This summary excludes equity buildup, appreciation, tax deductions, and opportunity cost of the down payment — model those with the calculator below.
Run the full Rent vs. Buy projection (with appreciation, equity, and DP-invested portfolio) →
Market Trends
Source: Redfin (up to 5 years)Median Sale Price
Trailing 12 months
Active Inventory
Trailing 12 months
Days on Market
Trailing 12 months
Price Drop Rate
Trailing 12 months
Sale-to-List Ratio
Trailing 12 months
43
Neutral
0 50 100
Colorado Market Score: 43/100
This score reflects how buyer- or seller-friendly the Colorado market is right now, based on days on market, price cuts, sale-to-list ratio, inventory levels, year-over-year price movement, price-to-income ratio, and percentage of local jobs that can afford the median home.
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Colorado
43
NeutralMedian Price $617,000
Monthly PITI $3,675
Price-to-Income 6.7x
Mortgage Rate 6.48%
Insurance $3,349/yr
Property Tax 0.55%
Drill into Colorado
Same dataset, county and city level. Updated weekly.
Counties in Colorado (64)
- El Paso County
- Denver County
- Arapahoe County
- Jefferson County
- Adams County
- Douglas County
- Larimer County
- Weld County
- Boulder County
- Pueblo County
- Mesa County
- Broomfield County
- Garfield County
- La Plata County
- Eagle County
- Fremont County
- Montrose County
- Delta County
- Summit County
- Morgan County
- Elbert County
- Montezuma County
- Routt County
- Teller County
- Logan County
- Chaffee County
- Otero County
- Park County
- Gunnison County
- Pitkin County
- Alamosa County
- Grand County
- Las Animas County
- Archuleta County
- Moffat County
- Prowers County
- Rio Grande County
- Yuma County
- Clear Creek County
- San Miguel County
- Conejos County
- Lake County
- Kit Carson County
- Huerfano County
- Rio Blanco County
- Saguache County
- Gilpin County
- Crowley County
- Lincoln County
- Bent County
- Custer County
- Ouray County
- Washington County
- Phillips County
- Costilla County
- Baca County
- Dolores County
- Sedgwick County
- Cheyenne County
- Jackson County
- Kiowa County
- Hinsdale County
- Mineral County
- San Juan County
Top cities in Colorado (260)
- Catherine
- Avon
- Cherry Hills Village
- Edwards
- Aspen
- Pine Brook Hill
- Steamboat Springs
- El Jebel
- Columbine Valley
- Bow Mar
- Cattle Creek
- Franktown
- Tall Timber
- Snowmass Village
- Redstone
- Greenwood Village
- Castle Pines Village
- Blue River
- Pine Valley
- Mulford
- Copper Mountain
- Seven Hills
- Eldorado Springs
- Echo Hills
- Keystone
- Breckenridge
- Foxfield
- Gold Hill
- Minturn
- Sunshine
- Silverthorne
- Genesee
- Frisco
- Sierra Ridge
- St. Mary's
- Vail
- Carbondale
- Bark Ranch
- Niwot
- Carriage Club
- Louisville
- Heeney
- Sugarloaf
- Altona
- Upper Witter Gulch
- Castle Pines
- Morrison
- Paragon Estates
- Watkins
- Upper Bear Creek
- Evergreen
- Castle Pines North
- Lazy Acres
- Grand View Estates
- Chacra
- Eagle
- Mountain Meadows
- Golden
- Lyons
- Ridgway
- Boulder
- Fairmount
- The Pinery
- Kittredge
- Roxborough Park
- Floyd Hill
- Ouray
- Louviers
- St. Ann Highlands
- Todd Creek
- Stepping Stone
- Applewood
- Gypsum
- Indian Hills
- Lone Tree
- Dillon
- Nederland
- Castlewood
- Superior
- Cherry Creek
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