81403Montrose, Colorado

Area Profile

Income, jobs, climate, physical risk and development data for ZIP code 81403.

59out of 100
Area Score
Bottom 46% of 5,298 published profiles

How we calculate this

How this area ranks
OpportunityTop 41% of 6,210 published ZIP areas59
GrowthTop 15% of 5,428 published ZIP areas70
Housing affordability4793rd of 6,685 published ZIP areas65
Climate6181st of 6,789 published ZIP areas58
Physical resilience4728th of 6,709 published ZIP areas37
AccessTop 25% of 6,791 published ZIP areas97
Economic stability4630th of 6,742 published ZIP areas49
The quick read

Development activity is both elevated and accelerating — 173 housing units permitted over the past twelve months, up 18% on the prior year.

Physical-risk exposure is above the national median, driven mainly by inland flooding, earthquake and avalanche.

A major airport is 14 miles away, giving the area unusually direct access to the national air network.

At a glance

Population
12,138
2024 ACS 5-Year
Median household income
$80,893
Top 37% nationally
Density
24/sq mi
505.7 sq mi of land
Median age
50.6
2024 ACS 5-Year
City
Montrose
Colorado
Metro area
Montrose, CO
Nearest major airport
MTJ
14 mi · Montrose Rgnl
Median home value
$515,300
2024 ACS 5-Year

Jobs & opportunity

Unemployment of 3.9% is lower than 71% of the 6,544 measured US ZIP areas.

Employment fell 2.0% over the past year, to 19,334 employed residents.

35% of adults hold a four-year degree, higher than 74% of measured US ZIP areas.

MetricValueCompared with peersSource period
Median household income ±$11,671$80,893Top 37%2024 ACS 5-Year
Per capita income ±$4,346$41,675Top 35%2024 ACS 5-Year
Poverty rate10.5%Top 50%2024 ACS 5-Year
Average commute22.3 minBottom 21%2024 ACS 5-Year
Bachelor's degree or higher35.0%Top 26%2024 ACS 5-Year
Employment19,334Bottom 18%June 2026
Employment change (3 years)1.5%Top 30%June 2026
Employment change (year over year)-2.0%Bottom 18%June 2026
Labor force20,126Bottom 18%June 2026
Labor force participation55.9%Bottom 33%2024 ACS 5-Year
Unemployment change (year over year)-0.1%Bottom 43%June 2026
Unemployment rate3.9%Bottom 29%June 2026
Median household income, successive ACS releases
202120222023202481k67k
Each point is a separate five-year estimate, most recently $80,893 in the 2024 ACS 5-Year. Consecutive releases share four years of sample, so AreaProfile shows them as a record of successive estimates and does not compute a year-over-year change from them.

The Bureau of Labor Statistics does not publish labor-force data for ZIP areas. This is the figure for Montrose, CO, the city containing this ZIP code.

There are 8.9 students for every full-time teacher, fewer than in most measured places.

Public schools
1
2024-25 school year
Students per teacher
8.9
across all schools here
Math proficiency
Reading proficiency
SchoolDistrictStudentsPer teacherMathReading
Outer RangeMontrose County School District Re-1J718.9

39.4% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with rather than how the schools perform, which is why AreaProfile shows it and does not score it.

Public schools only, from the NCES Common Core of Data. Schools are placed by ZIP code, so this is which schools are in this place rather than which one a particular address is zoned for — district boundaries do not follow municipal ones, and enrollment zones change. Fully virtual schools are excluded: they enroll students from across the state while reporting one administrative address, and counting them here would describe a school population this place does not have. The assessment covers grades 3 through 8, so a high school shows no proficiency figure — a dash in those columns means the test was not given at that school, not that it performed badly. Proficiency is measured against Colorado’s own standard, so it compares cleanly within the state and only broadly against other states; AreaProfile therefore ranks it within state. The directory is current, while the proficiency figures are from the last school year with national coverage before the pandemic interrupted testing.

Housing & affordability

How it’s calculated →

Median rent of $1,369 takes 20% of median household income, below the 30% threshold at which a household is considered cost-burdened.

A median home costs 6.4 times median household income here, well above the historic benchmark, at a level conventionally described as seriously unaffordable.

Rent as a share of income
20.3%
Below the 30% cost-burdened threshold
Home price to income
6.4×
median home value ÷ median income
Median gross rent
$1,369
2024 ACS 5-Year
Median home value
$515,300
2024 ACS 5-Year
MetricValueCompared with peersSource period
Home price to income6.37Top 8%2024 ACS 5-Year
Homeownership rate82.8%Top 38%2024 ACS 5-Year
Housing units ±3325,460Top 26%2024 ACS 5-Year
Median gross rent ±$71$1,369Top 27%2024 ACS 5-Year
Median home value ±$42,559$515,300Top 12%2024 ACS 5-Year
Rent as a share of income20.3%Top 33%2024 ACS 5-Year
Vacancy rate6.8%Bottom 32%2024 ACS 5-Year

Both affordability measures come from the same ACS release as the income they are compared with, so the comparison is like for like. They describe housing cost against local earnings and are not a cost-of-living index — transport, groceries, healthcare, insurance and taxes are not included, and a place can look affordable here and still be expensive to live in for reasons this does not capture.

Growth & development

How it’s calculated →
Development Momentum
70/ 100
Top 15% of 5,428 published city profiles

An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.

At 8.2 permitted units per 1,000 residents, building activity is above the median for measured US ZIP areas.

Units permitted
173
12 months ending July 2026
Per 1,000 residents
8.2
Top 16% nationally
Year over year
+18%
vs the prior twelve months
Multifamily share
38.2%
units in 5+ unit buildings

The Building Permits Survey is not published for ZIP areas. This is the figure for Montrose, CO, the city containing this ZIP code.

Weather & climate

5 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 90°F and January a low of 16°F.

Normal annual precipitation is 8.3 inches.

0°20°40°60°80°100°JFMAMJJASOND
Solid line: normal daily high. Dashed line: normal daily low. 1991-2020 normals from NOAA station MONTROSE RGNL AP, 13.3 miles from this location.
Precipitation
JFMAMJJASOND1.2"
Normal monthly precipitation, in inches.
MetricValueSource period
Annual precipitation8.3"1991-2020 Normals
Average January low16°F1991-2020 Normals
Average July high90°F1991-2020 Normals
Comfortable months51991-2020 Normals
Seasonal temperature swing47°F1991-2020 Normals

Climate figures are thirty-year normals, not current conditions. They describe what a typical year looks like rather than what the weather is doing today.

Physical risk

37 / 100
Physical resilience

The hazards accounting for most of this area's expected annual loss are inland flooding, earthquake and avalanche.

Overall hazard risk is lower than 81% of measured US ZIP areas.

AvalancheModerate
WildfireModerate
EarthquakeElevated
Inland floodingElevated
DroughtModerate
Cold waveModerate

Low or minimal exposure: landslide, lightning, winter weather, ice storm, heat wave, strong wind, tornado, hail.

Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. ZIP values are the land-area-weighted mean of the counties the ZIP Code Tabulation Area intersects. Expected annual loss is not allocated below county level. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.

These are deaths, not offences. AreaProfile does not publish reported crime, and this is not a substitute for it — it says nothing about burglary, theft or assault.

Montrose County records 3.4 homicide deaths per 100,000 residents a year, near the middle of counties measured. The CDC does not publish this below county level.

Firearm deaths of all intents run at 22.6 per 100,000 — more than the homicide rate, because nationally most firearm deaths are suicides.

Drug overdose deaths run at 24.9 per 100,000 residents in Montrose County.

Homicide
3.4
per 100,000 residents · under 10 deaths
Firearm deaths, all intents
22.6
per 100,000 residents · under 10 deaths
Drug overdose
24.9
per 100,000 residents · under 10 deaths
Suicide
27.2
per 100,000 residents · under 10 deaths

Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides. The two columns overlap and should not be added.

Age-adjusted rates from provisional death certificate records, published by the CDC for Montrose County as a whole — these rates are not published below county level. A county can hold both a dense city centre and a suburb whose experience of it is nothing alike, so this describes the county around 81403 rather than 81403 itself. That is why AreaProfile shows these figures and does not put them in the Area Score. Where fewer than ten deaths were recorded the count is suppressed at source, and a rate built on single figures moves sharply between releases. What this measure has that reported crime does not: a death certificate is filed whether or not the local police agency submitted a return that year, so the figures stay comparable between places and over time.

What this profile does not cover

Three things people look for are missing from every AreaProfile page, and each is missing for a reason rather than by oversight. The Area Score is calculated without them and the weighting is documented on the methodology page.

Reported crime
The FBI’s Crime Data Explorer is the only source for reported offences with national coverage and a published method, and it requires an API key AreaProfile does not hold. Arrest counts, news volume and commercial “safety scores” are not substituted in the meantime. What is published above under Safety is a different measurement — deaths rather than offences, from death certificates rather than police returns — and it covers no property crime at all.
Taxes
No tax dataset has met the source admission test for coverage, transparent methodology and update cadence. Nothing here is individualized tax advice.
Full cost of living
No public source publishes one with national coverage and a documented method. Housing affordability above is computed from published rent, price and income, and excludes transport, groceries, healthcare, insurance and taxes — commuting cost in particular tends to offset suburban housing savings.

Access

6 major airports lie within 100 miles, the nearest 14 miles away.

AirportCodeDistanceLongest runway
Montrose RgnlMTJ14 mi10,000 ft
Gunnison-Crested Butte RgnlGUC56 mi9,400 ft
Grand Junction RgnlGJT64 mi9,339 ft

Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.

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Data & methodology

Used forSourceSource periodUpdated
AccessFederal Aviation Administration
Airports (NASR) — Aeronautical Data Delivery Service
NASR current cycle28-day NASR cycle
Physical riskFederal Emergency Management Agency
National Risk Index
National Risk Index December 2025 (v1.20.0)Periodic dataset versions (v1.20.0 current)
ClimateNOAA National Centers for Environmental Information
U.S. Climate Normals 1991–2020 (Monthly)
1991-2020 NormalsEvery ten years (next release follows the 2001–2030 period)
JobsU.S. Bureau of Labor Statistics
Local Area Unemployment Statistics
June 2026Monthly
DemographicsU.S. Census Bureau
Population Estimates Program
July 1, 2024 estimateAnnual (vintage released each spring)
DevelopmentU.S. Census Bureau
Building Permits Survey
12 months ending July 2026Monthly, roughly three weeks after the reference month
Demographics, Housing, Income, JobsU.S. Census Bureau
American Community Survey 5-Year Estimates (Table-Based Summary File)
2024 ACS 5-YearAnnual (5-year estimates released each December)
safetyU.S. Centers for Disease Control and Prevention, National Center for Health Statistics
Provisional county-level mortality by intent
April, 2025 to March, 2026Quarterly, with a rolling twelve-month window alongside complete calendar years
schoolsU.S. Department of Education, National Center for Education Statistics
Common Core of Data and EDFacts assessments
2024-25 school yearDirectory annually; assessment results as EDFacts releases them

Profile recalculated August 30, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology or browse every source.

81403 vs Montrose

How this ZIP area compares with Montrose as a whole. Both figures come from the same ACS release, so the comparison is like for like.

81403
Montrose
Median household income
$80,893
vs
$70,386
Per capita income
$41,675
vs
$39,045
Population density
24/sq mi
vs
1,114/sq mi
Median home value
$515,300
vs
$387,900
Median gross rent
$1,369
vs
$1,197
Homeownership rate
82.8%
vs
70.7%
Bachelor's degree or higher
35.0%
vs
33.5%
Poverty rate
10.5%
vs
11.6%
Median age
50.6
vs
47.0

Some demographic statistics use Census ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP delivery geography. See the methodology for how AreaProfile maps between them.