Boulder County, CO

At county level, Boulder’s decision tension is a softer price backdrop against positive asking-rent growth, leaving cash-flow buyers to test carrying costs and resale-liquidity buyers cautious. Zillow’s 2026-06 median home value of $727,688 was down 2.07% year over year; FHFA’s 2025 repeat-transaction HPI was down 0.10%. These are differently dated, differently constructed series: the HPI corroborates direction, but is not a home value and cannot be combined with Zillow into an appreciation rate.

The measured median asking rent is $2,297 monthly, and the stated gross yield is 3.79% before costs; rent increased year over year. HUD’s two-bedroom FMR is $2,124 monthly, a payment standard rather than an estimate of asking rent, so it cannot replace market rent in yield work. The effective property-tax rate is 0.53%, with median annual tax of $3,998. Net yield cannot be determined because operating expenses, vacancy, insurance and financing terms are not published.

Realtor.com’s MLS listing-market evidence shows median listing price down 4.14% year over year, fewer active listings, a 51-day median marketing time, and a 21.17% price-reduced share. Those are asking-price, visible-supply, marketing-time and seller-concession measures, not closed sales or standalone proof of buyer demand. The annual QCEW workplace series shows covered employment declining while average weekly wages rose; Professional and business services is the largest disclosed private supersector by employment. Tax-return migration is net outbound, though movers in report higher average income than movers out. Investors represented 8.79% of 3,321 purchase mortgages, showing some non-owner competition but not its property-type or neighborhood focus.

Modeled climate loss equals 0.16% of building value annually, and inland flood is the dominant hazard; this county-level ratio cannot establish parcel exposure or dollar loss. The combined price, rent, tax and hazard evidence supports a property-by-property screen, not a countywide cash-flow conclusion. Flood-zone status, insurance quotes, operating costs, vacancy, lease terms, sale transactions and property condition are not published in this record; without them, an underwriter cannot determine net income, resale execution or flood-cost exposure.