Real Estate Investing in Cortez, Colorado (81327)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81327 (Cortez, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 33.6% of homes vacant — above national norms.
- Higher unemployment: 8.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 36.3 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cortez, CO (81327)?
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Market Analysis: 81327 Cortez
ZIP 81327 inside Montezuma County looks affordable on the surface — median value of $458K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 81327 is substantial only for operators who understand what they are buying. A $458K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 81327 and stronger Cortez ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 81327 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Cortez:
Market Trends
Home Value History (with trend line)
📊 How Does 81327 Compare?
| Metric | 81327 | Cortez | Colorado |
|---|---|---|---|
| Home Value | $458,303 | $402,781 | $535,778 |
| 5-Year CAGR | 4.5% | 4.7% | 4.9% |
| Avg Rent | $1,053 | $1,399 | - |
| Cap Rate | 1.8% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81327 (Cortez, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $458,303 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 36.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 81327
Population: 527
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
Frequently Asked Questions
Are there empty rentals in Cortez, CO?
Vacancy in Cortez, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,053/mo.
Is Cortez in CO worth investing in?
Investors tracking Cortez, CO will find a 3.0/5 rating supported by $458K median home values and $1,053/mo rents. That profile suits long-term holders targeting measured returns.
What is the average home sale price in Cortez, CO?
Expect median prices around $458K in Cortez, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Are landlord laws favorable in Cortez, CO?
Rental owners in Cortez, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How qualified is the tenant pool in Cortez, CO?
The tenant pool in Cortez, CO is solid, supported by local employment and population fundamentals. Rents of $1,053/mo are well-absorbed by the market.
You know 81327 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81327 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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