Colorado
Custer County
5,073 residents89 permits TTM$72,700 median HHI2 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$358,800
ACS 5-Year
Cap rate proxy
3.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.9%
HUD FMR ÷ ACS HHI
Net migration
+1.75%
IRS SOI
Permits (TTM)
89
Census BPS
Climate risk
3.9
FEMA NRI (0–100)
ZIP code breakdown2 ZIP codes
Numbers repeat across most ZIPs in this county
ZIP-level home-value data isn't published for rural areas. Federal sources (Census ACS, HUD non-metro FMR) are available at the county level only, so home-value, cap-rate, and rent-gap numbers use the county estimate for every ZIP in the county.
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 81253 | $358,800county est. | $1,170 | 3.9% | 3.4% | 12.7% |
| 81252 | $405,803 | $1,112 | 3.3% | 3.0% | 8.2% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
85.7%
Census ACS
Vacancy rate
43.7%
Census ACS
Bachelor's degree +
35.3%
Census ACS
Rent burdened
32.8%
Census ACS (>30% income)
Median age
58.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 28, 2026