1st Advantage MortgageGreeley is a CO market where the rent-to-payment ratio decides the loan. Median rent is $1,388, median home value is $402,500 and 39% of households rent.
Greeley rents, values and tenants
For Greeley, the latest five-year ACS shows a median gross rent of $1,388 (about 21% below the Colorado median of $1,761) and a median owner-occupied value of $402,500 (well below the Colorado median of $539,400). Put the two medians together and Greeley shows a gross yield of 4.1%, a lean ratio that leaves little room for taxes, insurance and dues. Because the rent number covers apartments as well as houses, expect single-family rentals to land above or below it.
| Indicator | Colorado | Greeley | Difference |
|---|---|---|---|
| Households that rent | 33.8% | 39.1% | +16% |
| Tax as a share of home value | 0.48% | 0.46% | -6% |
| Household income, median | $95,470 | $69,881 | -27% |
| Typical owner-occupied value | $539,400 | $402,500 | -25% |
| Persons per household | 2.42 | 2.68 | |
| Share in 2-4 unit buildings | 4.7% | 9.7% | +107% |
| Share of homes detached | 61.4% | 57.1% | -7% |
| Long commuters, 45 min plus | 14.1% | 17.8% | +26% |
| Degree holders, age 25+ | 45.7% | 27.8% | -39% |
| Workers on their own account | 11.3% | 9.5% | -16% |
| Renters paying 30%+ of income | 52.9% | 59.9% | +13% |
| Units sitting vacant | 8.3% | 5.3% | -36% |
| Typical construction year | 1988 | 1985 | |
| Annual rent divided by value | 3.9% | 4.1% | +6% |
| Residents (Census estimate) | 5,862,189 | 110,806 |
Roughly 39.1% of occupied housing in Greeley is rented, about 16% above the Colorado median of 34%. Median household income is $69,881, well below the Colorado median of $95,470, and 60% of renter households pay 30 percent or more of income on rent.
Property types and condition in Greeley
By structure type, Greeley is 57% detached, 10% in two to four unit buildings and 13% in five to 19 unit buildings, with manufactured homes at 5%. The median structure went up in 1985, so request ages for the roof, HVAC and water heater on any rental you consider.
Vacancy is a quiet driver of rent. 5% of homes are vacant citywide and 6.3% of the rental inventory was listed for rent when the Census surveyed.
Reading Greeley as an investor
A gross yield of 4.1% means Greeley is a market where purchase prices run ahead of rent, so a 1.0 ratio generally takes a larger down payment or a property priced below the local median. Median build year 1985 puts the typical Greeley rental in its second set of major systems. Renters are 39% of households, which gives investors a real tenant base to market to.
The payment side of the Greeley ratio
In Greeley the median tax bill for an owner-occupied home is $1,832, or about 0.46% of value (Colorado overall: 0.48%). That bill is well below the Colorado median of $2,602. At the median rent that tax bill takes roughly 11% of a year's rent before insurance, dues or interest.
County-level hazard data from FEMA (National Risk Index 1.20) shows Weld County with relatively moderate overall risk and hail (relatively high), cold waves (relatively high) and tornadoes (relatively high) at the top of the list.
| Hazard in Weld County, FEMA index | Level |
|---|---|
| Strong wind exposure | Relatively High |
| Tornadoes exposure | Relatively High |
| Cold waves exposure | Relatively High |
| Hail exposure | Relatively High |
| Social vulnerability score | Very Low |
| Annualized loss estimate | Relatively Moderate |
| Composite risk | Relatively Moderate |
Many investors meet insurance too late, so get a quote tied to the Greeley property's roof age and flood zone before you waive your inspection period.
The ratio in Greeley dollars
Take the median rent ($1,388), subtract median taxes spread over twelve months ($153), and you have $1,235 of room at a 1.00 ratio. A lender asking for 1.25 cuts that to $958. Real quotes for the address decide the rest.
Legal checks before a Greeley purchase
Before you underwrite a Greeley rental, confirm with city hall and Weld County whether landlords must register, pass an inspection or hold a permit, especially for stays under 30 days, because those rules can change what income a lender will count. Guests who book by the night in Greeley are taxed under state law as follows. 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.
On deposits, Colorado law (C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)) says: 2 months' rent (since Aug 7, 2023). That figure belongs in your Greeley pro forma as cash you hold, never as rent. Plan for a 30 day return window on any Greeley deposit once the tenant moves out. Rent increases in Colorado: No; counties and municipalities are prohibited from enacting rent control (C.R.S. 38-12-301).
Greeley next to nearby cities
Prices in the comparison range from $479,000 in Loveland to $577,900 in Fort Collins, with Greeley at $402,500.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Thornton | 29% | $2,911 | $517,500 | 144,187 | $1,895 |
| Longmont | 38% | $2,940 | $572,800 | 99,406 | $1,816 |
| Fort Collins | 48% | $2,875 | $577,900 | 170,229 | $1,690 |
| Loveland | 38% | $2,302 | $479,000 | 78,410 | $1,730 |
| Greeley | 39% | $1,832 | $402,500 | 110,806 | $1,388 |
The renter base in Greeley
Roughly 9.5% of employed people in Greeley are self-employed, a base of investors and landlords for whom a rent-based loan is a practical option. Three more data points: government workers are about 16% of employment, 28% of adults hold a bachelor's degree or higher and 18% of commuters travel 45 minutes or more.
Among the employers recorded for Greeley for 2023: JBS USA, Banner Health / North Colorado Medical Center, Greeley-Evans School District 6, Weld County and University of Northern Colorado. Those payrolls shape which neighborhoods lease fastest. Colleges tied to Greeley include University of Northern Colorado and Aims Community College, and campus-adjacent streets often rent to students and staff on a school-year rhythm. Wikipedia's entry for Greeley notes air service through Greeley Municipal Airport and Greeley-Weld County Airport, a practical point for tenants and owners alike.
Taking a Greeley deal to a lender
Gather the lease or rent estimate, the tax estimate and an insurance quote for the Greeley address, check them in the calculator, and begin your application or get a quote first.
More Colorado markets
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- Every market we cover
Where these facts come from
- State rule cited for Greeley hosts: Colorado Department of Revenue, rooms and accommodations
- U.S. Census Bureau data for Greeley
- FEMA National Risk Index
- Wikipedia: Greeley, Colorado
- Deposit statute: C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)
Numbers for Greeley come from the Census Bureau's 2020 to 2024 ACS and are survey estimates. Colorado landlord-tenant summaries draw on the RedFlagLease dataset (CC BY 4.0) and the statutes linked above. Reviewed in October 2026, with no promise that rules have stayed put.
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 Greeley DSCR file?
It comes from a lease or from the market rent in the appraisal, whichever the program uses. Against that, the Greeley median is $1,388.
How is the DSCR figure built for a Greeley property?
Taxes, insurance and dues are inside the payment the lender tests. Run $1,388 through a 1.25 ratio and the ceiling is about $1,110; subtract $153 for median taxes and $958 remains.
How high are property taxes in Greeley?
Typical owners pay $1,832, or 0.46% of home value, with Colorado overall at 0.48%. Do not assume the seller's bill carries over to you.
Do DSCR lenders count short-term rental income in Greeley?
Where lender guidelines allow it, yes, with platform history or a market projection. First confirm that Greeley and any HOA permit stays under 30 days, and that you can register for Colorado lodging tax.
When must a Greeley landlord return a deposit?
Colorado limits deposits this way: 2 months' rent (since Aug 7, 2023). Return is due within 30 days after the tenant leaves. The governing section is C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026).
What does FEMA say about hazard risk near Greeley?
FEMA's National Risk Index rates the county's overall natural hazard risk as relatively moderate. That is a county-level view, so check the FEMA flood map and an insurance quote for the exact Greeley address.
Do I need an LLC to buy a rental in Greeley?
Not required. An LLC borrower is routine for investor programs, with entity paperwork and a guaranty. Form the company before you go under contract in Greeley.