{"area":{"county":"Grand County","state":"CO","stateName":"Colorado","slug":"grand-co","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":530321},{"date":"2021-07-01","value":555828},{"date":"2021-10-01","value":570156},{"date":"2022-01-01","value":605038},{"date":"2022-04-01","value":617615},{"date":"2022-07-01","value":601500},{"date":"2022-10-01","value":597168},{"date":"2023-01-01","value":595527},{"date":"2023-04-01","value":603543},{"date":"2023-07-01","value":614414},{"date":"2023-10-01","value":615189},{"date":"2024-01-01","value":616958},{"date":"2024-04-01","value":621290},{"date":"2024-07-01","value":624427},{"date":"2024-10-01","value":628640},{"date":"2025-01-01","value":629279},{"date":"2025-04-01","value":618235},{"date":"2025-07-01","value":620150},{"date":"2025-10-01","value":618928},{"date":"2026-01-01","value":614851},{"date":"2026-04-01","value":614988}],"latest":614988,"yoy":-0.5252048169385428,"fiveYr":15.96523614942648,"sinceStart":574.3511299713806,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1844}],"latest":1844,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":88612,"population":15895,"povertyRate":7.569645783436278,"medianHomeValue":601500,"medianGrossRent":1493,"medianPropertyTax":2071},"hud":{"county":"Grand County","year":"2027","perUnit":1844,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Colorado","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":46628,"ratePer100k":387.7549017797907},"propertyCrime":{"total":238108,"ratePer100k":1980.0880190654198},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":27.8,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":3.0071389706542995,"rentCagr":3,"cashFlow":{"price":614988,"monthlyRent":1844,"grossRent":1844,"downPct":20,"ratePct":6.75,"units":1,"state":"CO","down":122997.6,"loan":491990.4,"mortgagePI":3191.0403696983503,"monthlyTax":176.29656,"taxRatePct":0.344,"taxRateSource":"Census ACS county effective rate 0.34% ($2,071 tax ÷ $601,500 ACS median), applied to current value","monthlyInsurance":379.24260000000004,"insuranceRatePct":0.74,"insuranceBasis":"Insurance: state-level estimate (CO avg 0.74%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":92.2,"egi":1751.8,"mgmtPct":10,"monthlyMgmt":184.4,"maintenancePct":5,"monthlyMaint":92.2,"capexPct":5,"monthlyCapex":92.2,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":924.3391600000001,"noi":827.4608399999998,"totalExpenses":4115.379529698351,"cashFlow":-2363.5795296983506,"annualCf":-28362.954356380207,"cocReturn":-23.059762431445986,"capRate":1.6145892407656732},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-2501.8795296983503,"delta":-138,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-2418.8995296983503,"delta":-55,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-2458.3901796983505,"delta":-95,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-2868.6987303365613,"delta":-505,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −5.1% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-2434.103126173361,"delta":-71,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-2868.6987303365613,"baselineCashFlow":-2363.5795296983506,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":3.0071389706542995,"rentCagr":3,"totalRentPaid":169554.96313738413,"totalCashOutlay":498980.4962773401,"insuranceBasis":"Insurance: state-level estimate (CO avg 0.74%/yr)","homeValueAfter":756724.7092019111,"equityBuilt":310059.0561099681,"netCostOfBuying":311919.040167372,"buyingCheaper":false,"savings":142364.07702998785},"priceToIncome":{"ratio":6.94023382837539,"price":614988,"medianIncome":88612,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.344,"countyTaxSource":"Census ACS county effective rate 0.34% ($2,071 tax ÷ $601,500 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":614988,"secondary":601500,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.02,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1844,"secondary":1493,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.24,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.02,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":601500,"high":614988}},"rent":{"label":"crosscheck","ratio":1.24,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1493,"high":1844}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 3.0%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.02,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":601500,"high":614988}},"rent":{"label":"crosscheck","ratio":1.24,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1493,"high":1844}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Grand County, CO is appreciation-driven for owning: at a 27.8x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Grand County, CO a good rental market?","a":"Tough for cash flow. At 27.8x, Grand County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Grand County?","a":"The typical home value in Grand County is about $614,988 (county-level, Census ACS & FHFA state HPI), down 0.5% year-over-year, and up 16.0% over five years."},{"q":"What is the median rent in Grand County?","a":"The typical rent in Grand County is about $1,844/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Grand County?","a":"Over a 7-year horizon, renting is cheaper in Grand County by about $142,364 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Grand County affordable for homebuyers?","a":"Grand County's median home value is 6.9x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Grand County?","a":"Grand County's effective property tax rate is about 0.34% of home value (Census ACS county effective rate 0.34% ($2,071 tax ÷ $601,500 ACS median), applied to current value), which on a $614,988 median home is roughly $176/mo."}],"takeaways":["The median home value in Grand County, CO was $614,988 as of April 2026, down 0.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Grand County, CO was $1,844/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Grand County, CO has a price-to-rent ratio of 27.8 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=grand-co","url":"https://areal.studio/functions/getCountyReport?slug=grand-co"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:14:36.548Z","homeValueBasis":"FHFA state HPI (quarterly) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":614988,"countyFmr":1844,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"CO","stateName":"Colorado","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}