Real Estate Investing in Edwards, Colorado (81632)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81632 (Edwards, 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: 29.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 38.7 — hard to cash-flow at these prices.
What’s happening in Edwards, CO (81632)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 81632 Edwards
In practical terms, ZIP 81632 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.9M median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 81632 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CO, ZIP 81632 trails on several market indicators that neighboring Eagle County submarkets outperform. The gap is real and robust enough to shape underwriting.
Who lives in 81632 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 81632 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Edwards:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81632 Compare?
| Metric | 81632 | Edwards | Edwards, CO | Colorado |
|---|---|---|---|---|
| Home Value | $1,893,721 | $1,893,721 | N/A | $535,778 |
| 5-Year CAGR | 9.3% | 9.3% | N/A | 4.9% |
| Avg Rent | $4,075 | $4,075 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 81632 (Edwards, CO). Anonymous, moderated, never written by AI.
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Property managers serving Eagle County
Manage rentals here? List your business →Blue Sky Property Management offers rentals and property management for single-family homes, townhomes, condos, and apartments in Santa Ynez Valley, Lompoc, and Los Alamos. summary from their website
Daly Property Services specializes in landscaping design, installation, and maintenance services in Basalt, CO, serving the Roaring Fork Valley. summary from their website
Mountain Valley Property Management offers capital project management, maintenance, financial management, and technology solutions for HOA, condominium, and private home properties. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,893,721 |
| Monthly Rent | $4,075 |
| Price-to-Rent | 38.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +9.3% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 (1.7%). 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 81632
Population: 10,527
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
🎓 Schools in 81632
Schools in This ZIP Code
About Repit School Scores
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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
What is the median home value in Edwards, CO?
Homes in Edwards, CO typically sell near $1.9M. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How deep is the rental pool in Edwards, CO?
Tenant demand in Edwards, CO is solid. The local workforce $4,075/mo rents across most rental classes.
What is the smart move for investors in Edwards, CO?
Edwards, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.9M prices, $4,075/mo rents) make it a reasonable choice.
Is Edwards, CO a friendly market for rental owners?
CO law landlord-friendly for landlords, and Edwards inherits those rules. Investors should still review local ordinances for rental licensing.
Is Edwards, CO good for house hacking?
The a tougher house-hack environment in Edwards, CO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 81632 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81632 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.
How 81632 ranks in Edwards, CO
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