ZIP code 80809

ZIP 80809 is a very small community in El Paso County, Colorado, with 892 residents counted in the Census American Community Survey 2019-2023 ACS 5-year estimates, which places it #350 of 528 ranked by population — larger than 33% of them. The median age here is 58.9 years against 39.1 nationally, a markedly older profile that usually tracks retirees staying put and younger households leaving for work. At this population the ACS sample is small, so the margin of error around every dollar figure below is wide — treat the numbers as a band, not a point, and expect them to move between annual releases without the place itself changing.

Households in ZIP 80809 earn a median of $81,210 a year, 3.4% above the national figure of $78,538. This figure covers the household, not the worker: two people on ordinary wages at one address outrank a single professional in the same table. Poverty reaches 6.9% of residents here, below the 12.4% national rate.

The typical owner-occupied home in ZIP 80809 is valued at $496,000, 63.5% above the national figure, while median gross rent runs $1,969 a month, 40% above the national figure, or roughly $23,628 across a full year. A household on the local median income would put about 29.1% of gross pay toward that rent against the federal 30% cost-burden threshold, so renting here is within the standard affordability guideline. The home-price-to-income ratio works out to 6.1×, against roughly 3.9× nationally, so buying is out of reach on local earnings alone and the ownership market leans on outside income, equity or dual high earners. 87.1% of occupied homes are owner-occupied versus 65% nationally, an owner-dominated market where rental listings are scarce and rent medians rest on a thin sample. Gross rent folds in the utilities a tenant pays separately, so it is closer to the real monthly outlay than a headline rent figure.

Home values sit at 6.1× median household income, far past the 3.9× national mark, so ownership costs here are set by something other than local wages — second homes, retirees with equity, or commuters earning elsewhere. A median age of 58.9 puts ZIP 80809 well into retirement-weighted territory, which pulls median household income down even where household wealth is high, because retirement draws are counted differently from wages.

Every value on this page is published directly by the Census for this area — nothing is modelled or interpolated. Small-area estimates still carry wider margins of error than state or national figures, so check the linked ACS tables before relying on them for lending, appraisal or legal work.

ZIP 80809 is tabulated inside El Paso County, Colorado, one of 41 ZIP areas the Census publishes for that county and 528 across Colorado. Fewer than 2,500 people are counted here, so the ZIP behaves like a village delivery route rather than a neighbourhood. County assignment on this page follows the largest share of the ZIP's land area, which matters where a delivery route crosses a county line: mail addressed to 80809 can be handled by a post office in a neighbouring county even though the tabulation area is filed here.

Against its own county, 80809 reports a median household income of $81,210, 5% below the $85,341 county median, and close to the $80,917 typical CO ZIP. Owner-occupied homes are valued at a median of $496,000, 18% above the county figure and 16% above the statewide ZIP median. Rent is reported gross — the contract amount plus tenant-paid utilities — at $1,969 a month, which is why it reads higher than the advertised rent on a listing for the same unit.

Colorado charges 2.9% statewide, and local governments overlapping 80809 may add county, city or special-district levies on top. We publish the state floor for this ZIP rather than guessing a combined figure, because ZIP boundaries and taxing-district boundaries were drawn for different purposes and do not line up.

Everything above comes from the Census Bureau American Community Survey 2019-2023 ACS 5-year estimates for this ZIP Code Tabulation Area, with sales tax rates traced to the state revenue agency. Five-year estimates pool sixty months of responses, so they are stable enough to compare 80809 with its neighbours but always trail the current year, and any value the Census suppressed for sample size is shown as unpublished rather than filled in with a model.