The story of this market
The typical home in ZIP 81430 sells for about $1,657,000, or $650 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 145 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,631 a month.
ZIP 81430 — Placerville
The 81430 housing market remains characterized by high price points and low inventory, driven by strong demand for luxury mountain properties. While sales volume is modest, values have maintained steady year-over-year growth, reflecting the area's status as a premium destination.
This ZIP is best suited for affluent second-home buyers, outdoor enthusiasts, and remote workers seeking a high-amenity mountain lifestyle.
Median prices moved up 4.2% year over year.
Homes spend a median of 145 days on market with 18.0 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.1% · poverty 7.8% — a stable, low-distress 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 7.7%/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 8.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 81430, San Miguel 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 this rural mountain community are significantly lower than national and state averages, with property crime being the primary concern.
Schools serving this area are part of the Telluride or Montrose school systems, generally receiving high marks for student-teacher ratios and academic performance.
The area faces elevated wildfire risks due to dense forest cover and mountainous terrain, necessitating strict adherence to fire mitigation and insurance coverage.
Economic momentum is driven primarily by tourism, seasonal recreation, and high-end residential development, with limited industrial expansion.
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 private vehicle, with long drive times to major employment hubs in Montrose or Grand Junction.
The area is a premier destination for outdoor recreation, featuring immediate access to world-class skiing, hiking trails, fly fishing, and mountain biking.
The rental market is extremely tight with high demand for seasonal housing, leading to significant pressure from short-term rental conversions.
The local economy is heavily reliant on the tourism and hospitality sectors, supported by seasonal recreation and high-net-worth residential investment.
Transportation is limited to regional highway corridors; air travel is facilitated by the nearby Telluride Regional Airport.
Development is strictly controlled by local planning commissions to preserve the aesthetic and environmental character of the mountain landscape.
The county assessor utilizes a biennial reappraisal cycle to determine property values based on market sales data.
Parcels are subject to various special districts including fire protection, water and sanitation, and regional school districts.
Property insurance premiums are high and rising due to significant wildfire exposure and limited carrier availability in the region.
Data retrieved from data.census.gov 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.
World-class ski destination serving the region.
Extensive public lands for hiking and outdoor activities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass. Coherence hold-out: this pass's median rent ($3,200) sat outside the 0.25–4× band around San Miguel County's retained level and was not stored.