Real Estate Investing in Cortez, Colorado (81321)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81321 (Cortez, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.0% of homes vacant — above national norms.
What’s happening in Cortez, CO (81321)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 81321 Cortez
The 81321 ZIP covers a section of Cortez that demands careful diligence. Prices near $347K look accessible, but the work to make a deal cash flow is real.
The investment case in 81321 is significant only for operators who understand what they are buying. A $347K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CO, ZIP 81321 trails on several market indicators that neighboring Montezuma County submarkets outperform. The gap is real and robust enough to shape underwriting.
The demographic picture in 81321 includes headwinds that any investor should price in. Income distribution skews lower than Cortez averages, and tenant stability requires active management.
Distressed ZIPs reward experience. notable returns are possible in 81321, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Cortez:
Property Strategy for 81321
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $282,009 | $930 | 2.4% | +6.8% | $282,009 |
| 2BR | $252,280 | $1,210 | 3.5% | +7.0% | $126,140 |
| 3BR | $350,573 | $1,610 | 3.3% | +7.4% | $116,858 |
| 4BR | $424,056 | $1,900 | 3.2% | +6.6% | $106,014 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81321 Compare?
| Metric | 81321 | Cortez | Colorado |
|---|---|---|---|
| Home Value | $347,259 | $402,781 | $535,778 |
| 5-Year CAGR | 4.8% | 4.7% | 4.9% |
| Avg Rent | $1,746 | $1,399 | - |
| Cap Rate | 3.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81321 (Cortez, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $347,259 |
| Monthly Rent | $1,746 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 81321
Population: 14,278
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 81321
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How strong are rents in Cortez, CO?
Investors in Cortez, CO typically see rents near $1,746/mo per month against $347K home values - a solid setup for rental cash flow.
What are vacancy rates like in Cortez, CO?
Vacancy in Cortez, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,746/mo.
Is Cortez in CO worth investing in?
Investors tracking Cortez, CO will find a 3.0/5 rating supported by $347K median home values and $1,746/mo rents. That profile suits long-term holders targeting predictable returns.
Is Cortez, CO landlord-friendly?
CO law landlord-friendly for landlords, and Cortez inherits those rules. Investors should still review local ordinances for rental licensing.
Are homes affordable in Cortez, CO?
Cortez, CO home values average about $347K. That price point suits investors targeting rentals with $1,746/mo in monthly income.
You know 81321 now. You don’t know where it ranks.
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