The story of this market
The typical home in ZIP 80449 sells for about $650,000, or $385 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 52 days to sell. HUD's fair market rent for a two-bedroom is $2,100 a month.
ZIP 80449 — Hartsel
The housing market in 80449 remains stable, characterized by low inventory and steady demand from both local residents and those seeking mountain lifestyle properties. Prices have seen modest year-over-year growth, though the market is constrained by limited developable land and high insurance costs related to wildfire risk. Buyers should expect a competitive environment for well-maintained homes, while sellers benefit from the area's unique recreational appeal.
This ZIP is ideal for outdoor enthusiasts, remote workers seeking mountain living, and families looking for a small-town community within reach of the Denver metro area.
Median prices moved up 4.2% year over year.
Homes spend a median of 52 days on market with 8.0 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 6.9% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 80449, Clear Creek County, CO
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the area remain low compared to the broader Denver-Aurora-Centennial metropolitan region, with property crime being the primary concern.
Schools serving the area are part of the Clear Creek School District RE-1, which generally maintains moderate performance ratings and small class sizes.
The area faces significant wildfire risk due to its mountainous terrain and forest density, leading to higher property insurance premiums and stricter mitigation requirements.
Economic momentum is driven by tourism and proximity to major ski resorts, with limited new residential development due to geographic constraints and zoning protections.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Colorado) — Statutory Agricultural Land Reclassification and Improvement Valuation: Under C.R.S. § 39-1-102(1.6)(a)(I), up to two acres of land directly underlying a residential improvement on agricultural parcels are segregated and assessed at residential rates (6.80% / 7. State (Colorado) — Senior and Disabled Veteran Property Tax Homestead Exemption: Exempts 50% of the first $200,000 of actual market value of the qualifying primary residential parcel from property taxation (a maximum actual value deduction of $100,000). State (Colorado) — Colorado Split Residential Property Tax Assessment Rate Structure: Imposes annual ad valorem property taxes determined using a bifurcated assessment rate system. Assessed Value = Actual (Market) Value × Assessment Rate. Beginning for tax years 2025/2026, residential property is assessed at 6.
Commuting to the Denver employment core typically involves a 35-45 minute drive via I-70, which is subject to heavy seasonal traffic congestion.
The area is a hub for outdoor recreation, featuring immediate access to hiking trails, mountain biking, gold-mining history tours, and proximity to world-class skiing.
The rental market is tight with high demand from seasonal workers and long-term residents, resulting in low vacancy rates and steady rent growth.
The local economy is heavily reliant on tourism, outdoor recreation, and service industries, with many residents commuting to the Denver metro area for professional employment.
Transportation is dominated by the I-70 corridor; public transit options are limited to regional bus services connecting to Denver and mountain resorts.
Development is strictly constrained by topography and environmental regulations, with current planning focused on infrastructure maintenance and historic preservation.
The Clear Creek County Assessor manages property valuations, typically conducting reappraisals on a biennial cycle.
Parcels are subject to Clear Creek School District RE-1 levies and various local fire protection district assessments.
Property insurance is significantly impacted by wildfire risk, with many carriers requiring specific fire-mitigation certifications for coverage.
Data retrieved from Census ACS and local municipal reports.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Buena Vista Whitewater Park4.816.9 mi
- The Lariat4.417.5 mi
- Spinney Mountain State Park4.510.4 mi
- Midland Tunnels4.817.5 mi
- The Slammer4.817.3 mi
- Depot & Caboose4.717.6 mi
- BV Art & Photo4.917.4 mi
- Spinney Mountain State Park4.510.4 mi
- 11 Mile Marina3.917.5 mi
- Antero Reservoir4.55.6 mi
- Antero Reservoir4.55.6 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
A major historic landmark offering tours of the region's mining history.
A historic geothermal hot springs facility serving as a primary local attraction.
Provides opportunities for whitewater rafting and fishing.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.