The story of this market
The typical home in ZIP 81123 sells for about $183,000, or $145 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 112 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 81123 — Blanca
The housing market in 81123 remains slow with high inventory relative to sales volume, reflecting the challenges of a remote, rural market. Prices have seen modest growth, but the lack of local economic drivers and high vacancy rates continue to limit market liquidity. Investors should approach with caution due to the specialized nature of the area.
This ZIP is best suited for budget-conscious buyers or those seeking rural, off-grid lifestyles, as it presents significant challenges for traditional investors and commuters.
Median prices moved up 2.1% year over year.
Homes spend a median of 112 days on market with 16.0 months of supply — a slower-moving market.
18% of listings have cut prices · homes sell at 94% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.2% · poverty 19.0% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 81123, Costilla County CO
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the Blanca area are generally low, consistent with rural Costilla County, though property crime remains the primary concern for remote or vacant parcels.
Schools serving the area are part of the Sierra Grande School District, which faces challenges typical of small, rural districts with limited tax bases.
The area faces significant wildfire risk common to the San Luis Valley, and property insurance availability can be constrained due to these environmental factors.
Economic momentum is limited, with the local economy primarily driven by agriculture and small-scale tourism; there is minimal large-scale commercial development.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Colorado) — Statutory Agricultural Land Reclassification and Improvement Valuation: Under C.R.S. § 39-1-102(1.6)(a)(I), up to two acres of land directly underlying a residential improvement on agricultural parcels are segregated and assessed at residential rates (6.80% / 7. State (Colorado) — Senior and Disabled Veteran Property Tax Homestead Exemption: Exempts 50% of the first $200,000 of actual market value of the qualifying primary residential parcel from property taxation (a maximum actual value deduction of $100,000). State (Colorado) — Colorado Split Residential Property Tax Assessment Rate Structure: Imposes annual ad valorem property taxes determined using a bifurcated assessment rate system. Assessed Value = Actual (Market) Value × Assessment Rate. Beginning for tax years 2025/2026, residential property is assessed at 6.
Commuting is primarily by personal vehicle, with long drive times to regional employment hubs like Alamosa.
The area offers proximity to outdoor recreation including the Great Sand Dunes National Park and mountain hiking, though local amenities within the ZIP are sparse.
The rental market is characterized by low liquidity and high vacancy pressure, with limited demand from long-term tenants.
The economy is largely agrarian with a reliance on regional services in Alamosa; there are no major corporate headquarters or large-scale industrial employers.
Public transit is non-existent; the area relies entirely on highway access via US-160.
There are no major approved or under-construction commercial developments reported for this ZIP.
The Costilla County Assessor manages valuations, which are generally conservative given the rural nature of the land.
Parcels are served by the Sierra Grande School District and local fire protection districts.
Property insurance premiums are rising due to regional wildfire exposure and the difficulty of securing coverage for remote properties.
Data retrieved from Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Popular for fishing and local outdoor recreation.
Regional anchor attraction located within driving distance.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.