1st Advantage MortgageFor Breckenridge, CO rentals, the DSCR test compares rent to the full payment. The Census medians that frame it are $1,752 rent, $1,012,700 value and $4,186 in yearly taxes.
What the numbers say about Breckenridge
Renters who pay cash rent in Breckenridge have a median gross rent of $1,752 a month, , while owner-occupied homes carry a median value of $1,012,700.
| Indicator | Colorado | Breckenridge | Difference |
|---|---|---|---|
| Persons per household | 2.42 | 2.18 | |
| Share in 2-4 unit buildings | 4.7% | 6.8% | +45% |
| Share of homes detached | 61.4% | 27.2% | -56% |
| Long commuters, 45 min plus | 14.1% | 2.5% | -82% |
| Degree holders, age 25+ | 45.7% | 63.6% | +39% |
| Workers on their own account | 11.3% | 16.1% | +42% |
| Units sitting vacant | 8.3% | 71.5% | +762% |
| Households that rent | 33.8% | 19.8% | -41% |
| Tax as a share of home value | 0.48% | 0.41% | -14% |
| Annual property tax bill, median | $2,602 | $4,186 | +61% |
| Household income, median | $95,470 | $138,191 | +45% |
| Typical owner-occupied value | $539,400 | $1,012,700 | +88% |
| Residents (Census estimate) | 5,862,189 | 4,959 |
Renters are a minority in Breckenridge at 19.8% of households (well below the Colorado median of 34%). Expect rentals to cluster near employers, campuses or older housing. Incomes matter for rent growth: the median household earns $138,191, well above the Colorado median of $95,470, and 68% of renters are already cost-burdened at 30 percent of income or more.
Breckenridge is a small place, and Census estimates for small populations carry wide margins of error, so we leave out rent-derived ratios here and rely on local quotes and comparables.
The kind of housing in Breckenridge
Apartments and small buildings carry real weight in Breckenridge, about 57% of units, with duplexes through fourplexes at 7%. With a median build year of 1991, newer houses and townhomes set the tone, and homeowner association rules matter more than deferred maintenance.
The Census counts 71% of housing units in Breckenridge as vacant. About 56% of the housing units are classed as seasonal, recreational or occasional use, which is the footprint of a visitor economy and the reason nightly-rental rules deserve a close read.
Investor takeaways for Breckenridge
With newer homes common (median built 1991), insurers tend to be friendlier, though competing new rentals can cap rent. With renters at 20% of households, plan for a longer marketing period and a smaller tenant pool than in a renter-heavy city.
Insurance, tax and flood context for Breckenridge
Tax drag is easy to underestimate. Breckenridge owners report a median $4,186 in annual real estate taxes, well above the Colorado median of $2,602, an effective 0.41% of median home value. In rent terms, the tax bill equals roughly 20% of twelve months of median rent.
The federal National Risk Index scores Summit County relatively low for overall risk, led by avalanches (very high), landslides (relatively moderate) and lightning (relatively moderate). That is a county-level view, so check the flood map for the exact parcel.
| Hazard in Summit County, FEMA index | Level |
|---|---|
| Hail exposure | Relatively Moderate |
| Lightning exposure | Relatively Moderate |
| Landslides exposure | Relatively Moderate |
| Avalanches exposure | Very High |
| Social vulnerability score | Very Low |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
A Breckenridge landlord policy is priced on roof, age, wiring and location, and the annual premium divided by twelve lands in the payment the lender tests.
Running the numbers in Breckenridge
The quick test for Breckenridge: rent of $1,752 divided by a 1.25 ratio allows a total payment of $1,402, and subtracting $349 in monthly taxes leaves $1,053 for the loan, insurance and dues. At 1.00 the allowance is the full $1,403.
Rules a Breckenridge landlord should check
For Breckenridge, treat local rental rules as an open question to close before you offer. Ask the city and Summit County about landlord registration, inspections and short-term rental permits, and check association documents too. State tax treatment of short stays, as it applies to Breckenridge. Colorado requires a sales tax license for an owner who rents rooms or accommodations, with tax generally due on stays under 30 consecutive days, and a marketplace that collects for the owner typically covers state, local and lodging taxes, while county or city lodging filings can be separate.
Before you set the Breckenridge rent, know that Colorado caps the security deposit this way: 2 months' rent (since Aug 7, 2023) (C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)). The return clock runs 30 days from move-out in Colorado, so Breckenridge landlords should keep move-in photos and repair receipts. For Breckenridge rent levels, note that No; counties and municipalities are prohibited from enacting rent control (C.R.S. 38-12-301).
Breckenridge next to nearby cities
Of the cities listed, Boulder is the most expensive ($1,039,500 median value) and Westminster the least ($532,400); Breckenridge sits at $1,012,700.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Westminster | 38% | $2,614 | $532,400 | 115,484 | $1,882 |
| Boulder | 53% | $5,322 | $1,039,500 | 106,433 | $2,018 |
| Arvada | 25% | $3,223 | $632,600 | 122,634 | $1,888 |
| Lakewood | 42% | $2,724 | $574,400 | 156,583 | $1,806 |
| Breckenridge | 20% | $4,186 | $1,012,700 | 4,959 |
The renter base in Breckenridge
Roughly 16.1% of employed people in Breckenridge are self-employed, a base of investors and landlords for whom a rent-based loan is a practical option. Around the edges, government workers are about 17% of employment, 64% of adults hold a bachelor's degree or higher and 3% of commuters travel 45 minutes or more.
Next steps for a Breckenridge purchase
Ready to test a Breckenridge deal? Use the calculator for the ratio, then start your application or send us the scenario.
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Sources
- Census ACS profile behind the Breckenridge figures
- FEMA risk data used for Breckenridge
- Breckenridge on Wikipedia
- Breckenridge landlords: see C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)
- State rule cited for Breckenridge hosts: Colorado Department of Revenue, rooms and accommodations
Numbers for Breckenridge come from the Census Bureau's 2020 to 2024 ACS and are survey estimates. For Colorado tenant law we used RedFlagLease under CC BY 4.0 plus the linked statutes. Checked October 2026; confirm with Breckenridge or the county before you rely on any rule.
Quick file checklist
For a Breckenridge rental, request the current lease, the last tax bill and the insurance declarations page early, and confirm which utilities the tenant pays, because each one changes the monthly figure a lender compares with the rent.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
How does a lender pick the rent for a Breckenridge DSCR file?
Expect to supply a lease, or let the appraiser's rent schedule stand in for one; the Breckenridge median rent of $1,752 is context and not a substitute.
What payment can a Breckenridge rent support?
Yes, the payment includes principal, interest, taxes, insurance and association dues. At the Breckenridge median rent of $1,752, a 1.25 ratio allows about $1,402 in total payment, of which roughly $349 a month goes to median taxes.
What does Summit County charge in property tax, in practice?
The median bill is $4,186, an effective rate near 0.41%. Because Summit County may reassess at sale, use an estimate on the new price when you run the ratio.
Do DSCR lenders count short-term rental income in Breckenridge?
Possible where lender guidelines allow it, subject to Breckenridge and Summit County rules and to the building's association. Lenders usually average a year of bookings and discount the result.
What are the security deposit rules for a Colorado landlord?
The cap is stated as follows: 2 months' rent (since Aug 7, 2023). A landlord has 30 days to return the deposit. Both come from C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026).
Should I worry about hazards at a Breckenridge property?
FEMA's National Risk Index rates the county's overall natural hazard risk as relatively low. That is a county-level view, so check the FEMA flood map and an insurance quote for the exact Breckenridge address.
Should a Breckenridge rental be bought in an LLC?
Many Breckenridge investors do, though no rule forces it. The loan is secured by the property either way, and the lender will check who controls the company.