All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Edwards, CO
Edwards merits investigation only for buyers able to accept low current yield, a high entry price, and explicit flood underwriting; investors needing strong cash income or an easy exit should avoid it.
Median price$1315k
Median rent$3,285
Gross yield3.0%
Job growth▼ 0.5%
Composite Market ScoreRank #436 of 571 scored US market areas
Direct rental answer
How much is rent in Edwards, CO?
Zillow's metro-wide Observed Rent Index is $3,285 per month for 2026-06-30. That is up 7.93% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Edwards
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Eagle County, COFIPS 08037 | $1,640 | $1,813 | $2,379 | $2,852 | $3,688 |
The read
Why this market scores where it does
Edwards merits investigation only for buyers able to accept low current yield, a high entry price, and explicit flood underwriting; investors needing strong cash income or an easy exit should avoid it. The median home value is $1,315,337, while gross yield is 3%, leaving little rent relative to acquisition cost.
The opportunity is rent momentum: median asking rent is $3,285 and rose 7.93% year over year. That strength is not confirmed by LAUS employment, which fell 0.53%, or household flows, where net migration was -374. Strong rents therefore sit beside weaker demand signals rather than resolving them.
Buyers may have negotiating room because listings carry 6.5 months of supply and spend a median 57 days on market. The trade-off is exit risk, alongside inland-flood exposure and a 0.256% annual climate loss ratio. Property-level insurance terms and flood exposure are not published.
Frequently Asked Investor Questions
What are the current rent and yield figures?
Median asking rent is $3,285 per month, up 7.93% year over year, and gross yield is 3%.
What resale conditions are visible?
The market has 6.5 months of supply, a median 57 days on market, and a 14.36% price-drop share.
What climate exposure is identified?
Inland flood is the dominant hazard, and the annual climate loss ratio is 0.256% of building value.
Investor Quick Takeaways
Gross Yield: 3.0%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 7.93%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 12.5%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Edwards as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply6.5 mo.▲ from 5.2 mo. a year ago
Median days on market57 days▲ from 32 days a year ago
Listings with price drops14.4%▼ from 16.1% a year ago
Sale-to-list ratio96.0%2026-05-01
Home value growth▲ 2.1%Zillow ZHVI · trailing 12 months
Rent growth▲ 7.93%Zillow ZORI · trailing 12 months
Gross rental yield3.0%Rent × 12 ÷ price
Payroll job growth▼ 0.5%LAUS · 12m to 2026-05
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady38→38
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
38| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 39 | 30% | 11.70 |
| Rent trend | 91 | 25% | 22.75 |
| Affordability | 3 | 15% | 0.45 |
| Supply pressure | 6 | 15% | 0.90 |
| Climate risk | 14 | 15% | 2.10 |
| Published score | 38 | ||
Edwards, CO scoreRank #436
38Job growth39/100
LAUS employment fell 0.53% year over year -> tenant-demand underwriting should remain conservative.
Rent trend91/100
Median asking rent rose 7.93% to $3,285, but gross yield is 3% -> rent momentum has not translated into a strong income return at current values.
Affordability3/100
Price-to-income is 12.64 and rent consumes 37.87% of median income -> buyer affordability and tenant payment capacity are constrained.
Supply pressure6/100
Supply is 6.5 months and median time on market is 57 days -> buyers may gain negotiating room but should allow for a slower exit.
Climate risk14/100
Inland flood is the dominant hazard and the annual climate loss ratio is 0.256% -> insurance and property-level flood exposure require explicit underwriting.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$1315k
YoY ▲ 2.1%
ZORI Median Rent
$3,285
YoY ▲ 7.93%
Gross Rental Yield
3.0%
Rent × 12 ÷ price
$3,285 × 12 ÷ $1,315,337
Job Growth (YoY)
▼ 0.5%
LAUS payrolls
Job signal 39/100
Median Household Income
$104k
Census ACS 5-year
Rent Burden
37.9%
Annual rent ÷ household income
Price-to-Income
12.6x
Median value ÷ household income
HUD 2BR Fair Market Rent
$2,379
Market rent 138.1% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$3,285Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$1,813−$1,472 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$2,379−$906 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$2,019−$1,266 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Edwards as context, then replace market-wide evidence with the candidate property's facts.
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
300 units authorised in 2026, 50% of them in 5+ unit buildings. A meaningful share is apartments, which discount first when they lease up. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−374
2,003 in vs 2,377 out (IRS SOI)
▼ 18.7% of arriving households
Mover Income Gap
+$41,550
Arriving $140,760 vs leaving $99,210
Average AGI per tax return (IRS SOI)
Investor Purchase Share
12.5%
80 of 642 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.256% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Pitkin County · Garfield County · Denver County · Jefferson County · Arapahoe County
✓ 2,003 in − 2,377 out = -374 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Denver, CO304 arriving
- Phoenix, AZ37 arriving
- Boulder, CO33 arriving
Leading outbound markets
- Denver, CO343 leaving
- Breckenridge, CO72 leaving
- Grand Junction, CO67 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- LAUS employment fell 0.53% and net migration was -374 households, leaving rent growth without support from these demand signals.
- At a $1,315,337 median value, a 3% gross yield leaves limited income cushion before expenses.
- With 6.5 months of supply, 57 median days on market, and 14.36% price drops, resale could be slower or require concessions.
Inside this micro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
Statistical peers
Market areas that behave like Edwards
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Edwards, CO (Target) | 38 | $1315k | $3,285 | 3.0% | ▼ 0.5% |
| Jackson, WY | 43 | $1407k | $3,475 | 3.0% | ▼ 0.3% |
| Santa Cruz, CA | 44 | $1162k | $3,609 | 3.7% | ▲ 0.7% |
| Breckenridge, CO | 23 | $985k | $3,337 | 4.1% | ▼ 1.5% |
| Heber, UT | 52 | $1155k | $3,449 | 3.6% | ▲ 0.7% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |