Greeley, CO
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
4.76×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Colorado
- 4.95×-0.19
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
20.1%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Colorado
- 23.9%-3.8
- vs U.S.
- 23.3%-3.2
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
2.74%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Colorado
- 2.79%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+1.22%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Colorado
- 0.21%+1.00
- vs U.S.
- 0.03%+1.19
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
9.63
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Colorado
- 5.40+4.23
- vs U.S.
- 3.52+6.11
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Colorado
- 3.6%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+36.9%
homeValues.yearOverYear
+1.4%
Median home value
$444,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,238 | $14,856 | 15.9% |
| 2 BR | $1,563 | $18,756 | 20.1% |
| 3 BR | $2,174 | $26,088 | 28.0% |
Labor market direction
Unemployment
4.0%
Median household income
$93,287
What's being built
Total TTM
3,192
+35.3% YoY
Single-family
2,547
2–4 unit
39
5+ unit
606
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Weld County | 331,466 | $444,500 | $93,287 | 3,192 | +35.3% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Greeley | 331,466 | $93,287 | 4.76× | 2.74% | +36.9% | 9.63 | 4.0% |
| Fort Collins, CO | 359,363 | $91,364 | — | — | +40.6% | — | 3.4% |
| Boulder, CO | 328,658 | $102,772 | — | — | +35.7% | — | 3.4% |
| Kennewick-Richland, WA | 304,252 | $85,881 | — | — | +43.4% | — | 5.8% |
| Olympia-Lacey-Tumwater, WA | 294,272 | $93,985 | — | — | +48.9% | — | 5.0% |
| Ann Arbor, MI | 370,231 | $87,156 | — | — | +43.5% | — | 3.7% |
Where people are moving in from
Net migration
+4,034
+1.22% of population
| Origin county | Tax returns |
|---|---|
| Larimer County, CO | 3,145 |
| Adams County, CO | 2,151 |
| Boulder County, CO | 1,562 |
| Jefferson County, CO | 756 |
| Denver County, CO | 644 |
| Arapahoe County, CO | 535 |
Who lives in Greeley
- Median age
- 35
- Bachelor's+
- 32.0%
- Owner-occupancy
- 75.5%
- Vacancy rate
- 4.0%
- Rent burdened (30%+)
- 52.3%
- Median household income
- $93,287
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.