80528 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
80513
80528
Opportunity
66 · Top 27%
vs67 · Top 25%
Growth
61 · Top 32%
vs62 · Top 30%
Climate
42 · Bottom 1%
vs55 · Bottom 5%
Physical resilience
66 · Top 41%
vs69 · Top 36%
Housing affordability
80 · Top 50%
vs75 · Bottom 42%
Access
99 · Top 16%
vs100 · Top 2%
Economic stability
83 · Top 7%
vs82 · Top 8%
Measured values
| Metric | 80513 | 80528 | Source period |
|---|---|---|---|
| Population | 18,271 | 24,960 | 2024 ACS 5-Year |
| Median household income | $126,726 | $130,350 | 2024 ACS 5-Year |
| Per capita income | $58,299 | $60,703 | 2024 ACS 5-Year |
| Population density | 256/sq mi | 1,352/sq mi | 2024 ACS 5-Year |
| Median home value | $600,600 | $705,000 | 2024 ACS 5-Year |
| Median gross rent | $1,804 | $1,929 | 2024 ACS 5-Year |
| Homeownership rate | 89.6% | 67.1% | 2024 ACS 5-Year |
| Unemployment rate | 3.6% | 3.6% | June 2026 |
| Employment change (year over year) | -1.3% | -1.3% | June 2026 |
| Bachelor's degree or higher | 47.1% | 65.6% | 2024 ACS 5-Year |
| Poverty rate | 4.0% | 6.1% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 127 | 1,614 | 12 months ending July 2026 |
| Permits per 1,000 residents | 10.2 | 9.5 | 12 months ending July 2026 |
| Permit change (year over year) | -25.3% | 66.9% | 12 months ending July 2026 |
| Average July high | 68°F | 87°F | 1991-2020 Normals |
| Average January low | 12°F | 14°F | 1991-2020 Normals |
| Annual precipitation | 33.9" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 12 mi | 3 mi | NASR current cycle |
| Average commute | 33.2 min | 22.8 min | 2024 ACS 5-Year |
| Median age | 42.3 | 35.7 | 2024 ACS 5-Year |
| Public schools | 5 | 7 | 2024-25 school year |
| Students per teacher | 17.94 | 17.57 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 16.3% | 18.6% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
80513
Elevated or high exposure: hail, wildfire, tornado.
80528
Elevated or high exposure: hail, wildfire, tornado.
Full profiles: 80513 — Berthoud, CO · 80528 — Fort Collins, CO · How this is calculated: methodology