ZIP code 81654

ZIP 81654 is a small town in Pitkin County, Colorado, with 1,495 residents counted in the Census American Community Survey 2019-2023 ACS 5-year estimates, which places it #301 of 528 ranked by population — larger than 43% of them. The median age here is 55.1 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 81654 earn a median of $115,278 a year, 46.8% above the national figure of $78,538. Household income here is measured before tax and pooled across everyone at the address, which is why it reads higher than typical individual earnings in the same area. Poverty reaches 12.4% of residents here, below the 12.4% national rate.

The typical owner-occupied home in ZIP 81654 is valued at $865,400, 185.2% above the national figure, while median gross rent runs not published a month. The home-price-to-income ratio works out to 7.5×, 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. 80.9% 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. Rent is reported gross — contract rent plus tenant-paid utilities — which is why it runs above the advertised price on a listing for the same unit.

Home values sit at 7.5× 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 55.1 puts ZIP 81654 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.

The Census withheld gross rent for ZIP 81654 because the sample was too thin to publish at this geography. Those values were suppressed at the source, not lost in our dataset, and we do not model a replacement. Everything else on this page comes straight from the ACS 2019-2023 ACS 5-year tables.

ZIP 81654 is tabulated inside Pitkin County, Colorado, one of 7 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 81654 can be handled by a post office in a neighbouring county even though the tabulation area is filed here.

Against its own county, 81654 reports a median household income of $115,278, 12% above the $103,054 county median, and 42% above the $80,917 typical CO ZIP. Owner-occupied homes are valued at a median of $865,400, 30% below the county figure and 102% above the statewide ZIP median. Rent is reported gross — the contract amount plus tenant-paid utilities — at not published 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 81654 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 81654 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.