All-items parity
103.1
US = 100.0
Colorado (CO) | All-items parity 103.1
Colorado Cost of Living 2026
Colorado reads 103.1 on the BEA all-items price parity for 2024, against a US reading of 100.0. Housing is the swing factor: the Front Range corridor (Denver, Boulder, Colorado Springs, Fort Collins) has absorbed years of in-migration and pulls the statewide housing rents parity to 127.4 against a national 100.6. The state has a flat 4.4 percent income tax and below-average effective property tax.
All items 103.1Flat 4.4% income taxHousing rents 127.4
Median Home
$525,600
2BR rent $1,680/mo
Median Income
$82,254
Household, Census ACS
Category breakdown
The four BEA price parities vs the nation
| Category | CO index | National avg | Difference |
|---|---|---|---|
| All items | 103.1 | 100.0 | 3.1% |
| Services: housing rents | 127.4 | 100.6 | 26.6% |
| Goods | 98.7 | 99.6 | -0.9% |
| Services: utilities | 85.0 | 98.4 | -13.6% |
| Services: other | 99.6 | 100.1 | -0.5% |
U.S. Bureau of Economic Analysis publishes these four component parities and no others. There is no federal grocery, healthcare or transportation price parity, so this table shows none. Food at home sits inside Goods; medical and transport services sit inside Services: other.
Sources: BEA Regional Price Parities by state (table SARPP, 2024 reference year, released 19 February 2026), Census ACS 5-year (median income, home value), Colorado Department of Revenue (income and sales tax), EIA (electricity rates), KFF (uninsured and premium data), Zillow ZHVI.
Pros / offsets
What works in Colorado.
Flat 4.4 percent state income tax. Colorado is one of the dozen states with a flat-rate income tax. The Colorado Department of Revenue publishes the rate annually; a 2022 ballot initiative held it at 4.4 percent. There are no graduated brackets, so the math is simple but the structure is mildly regressive compared with graduated rates.
Low effective property tax. Effective property tax rate is 0.49 percent statewide per the Tax Foundation, well below the US average of about 0.9 percent. The Gallagher Amendment historically capped residential assessment ratios, although its 2020 repeal lets future rates drift upward. The 2023 Proposition HH attempted to lock in lower assessment ratios and failed at the ballot.
Below-average utilities. BEA utilities parity 85.0 against a US reading of 98.4, one of the lower readings in the country. Average residential electricity rate 14.56 cents per kWh per EIA is mid-pack, and natural gas heating in winter is a meaningful expense, but mild summers in most of the state keep cooling costs low.
TABOR refund. The Colorado Taxpayer Bill of Rights (TABOR) caps state revenue growth at population + inflation. When revenue exceeds the cap, the surplus is refunded to taxpayers. Recent years have produced TABOR refunds of $700-1,500 per filer; the size varies with each fiscal year's revenue.
Cons / drivers
Where Colorado costs more.
Front Range housing has detached from national average. BEA housing rents parity 127.4 statewide against a US reading of 100.6, and the statewide figure masks a Denver MSA above it and a Boulder MSA higher still. Median home statewide $525,600; in Boulder county the median routinely exceeds $850,000. The 2010-2024 in-migration absorbed inventory faster than construction added, with Denver permits running below the long-run national per-capita rate.
Health insurance premiums above national average. Per KFF, Colorado individual-market premiums run modestly above the US average, driven by resort-area provider costs and the rural-county network adequacy gap. The 2020 reinsurance program lowered rates meaningfully but the state still sits in the upper third nationally.
Combined sales tax 7-9 percent. 2.9 percent state plus local and special-district rates can push combined sales tax to 8-9 percent in Denver and the resort towns. Groceries are exempt; prepared food and clothing are taxed. The low state rate is misleading.
Resort and ski-county premium is extreme. The mountain counties (Pitkin, Summit, Eagle, San Miguel) are a separate housing market from the rest of the state. Median home in Aspen is north of $4 million; Vail and Telluride routinely exceed $2 million. Workforce housing shortages cap local wages and stretch household budgets.
Tax + benefit signals
Colorado tax and access overview
State income tax
4.4%
Graduated or flat
Property tax effective
0.49%
Of assessed value, annual
Sales tax (state)
2.90%
Local can add 1-4% more
Uninsured rate
6.5%
Medicaid: expanded
Metro variation
State averages mask city variation.
The statewide parity of 103.1 averages enormous regional variation. The ordering below is by housing cost, which is where Colorado metros separate:
Boulder: The most expensive metro market in the state. Median home in Boulder county $850,000+. Tight greenbelt, university premium, and concentrated tech employment.
Denver / Aurora: Median home in Denver MSA $575,000. The city has densified since 2015 but housing supply still lags demand. The Light Rail corridor and the Tech Center (Greenwood Village, Centennial) carry premium housing markets.
Fort Collins: Colorado State University drives demand. Median home around $550,000. Cheaper than Denver and Boulder but the same Front Range housing-supply dynamic applies.
Colorado Springs: Military employment (Fort Carson, Peterson Space Force Base, US Air Force Academy) anchors steady demand. Median home around $450,000.
Grand Junction (Western Slope): Median home around $400,000. Healthcare, energy, and outdoor-recreation tourism support the economy. Substantially cheaper than the Front Range despite the same state tax structure.
Pueblo: The cheapest major Colorado metro. Median home around $315,000. Industrial-heritage economy in transition.
Resort towns (Aspen, Vail, Telluride, Steamboat): A separate market from the rest of the state, driven by second-home demand and luxury tourism, with median prices several times the statewide figure.
For metro-level Regional Price Parities, the BEA publishes a separate table covering the Colorado MSAs.
Frequently Asked
Colorado cost of living, answered
What is the Colorado state income tax rate?
Flat 4.4 percent on most taxable income as of 2026, set by ballot initiative. There are no graduated brackets, so the rate applies uniformly regardless of income level. The Colorado Department of Revenue publishes the schedule each year. Federal income tax applies separately. Capital gains receive standard federal treatment with no separate state preferential rate.
What is a TABOR refund?
The Colorado Taxpayer Bill of Rights (TABOR) is a 1992 constitutional amendment that caps state revenue growth at population growth plus inflation. When state revenue exceeds the TABOR cap, the surplus is refunded to taxpayers. Recent refunds have been distributed via temporary income-tax-rate reductions, sales-tax refunds, or flat-amount payments ($700-1,500 per filer in recent years). The refund mechanism and amount vary by year.
Is Denver cheaper than San Francisco?
Yes, by a meaningful margin. At state level Colorado reads 103.1 on the BEA all-items parity against California at 110.7, and on housing rents 127.4 against 154.3. The metro gap is wider than the state gap: median home Denver $575,000 vs San Francisco $1.3 million-plus. Income taxes are lower (4.4 percent flat in Colorado vs up to 13.3 percent in California). For a tech worker relocating, the saving on housing alone often exceeds $30,000 per year on monthly mortgage payments before tax differences.
How does Colorado property tax compare to other states?
Effective rate 0.49 percent statewide per the Tax Foundation, among the lowest in the US. The Gallagher Amendment historically held residential assessment ratios low; its 2020 repeal allowed assessments to drift up over time. The 2023 Proposition HH would have locked in lower ratios but failed at the ballot. On a $525,000 median home, the annual property tax bill is roughly $2,600, well below the US average for an equivalent value.
Why is Boulder so expensive?
A combination of supply constraints (the Boulder greenbelt limits new construction outside city limits), a major research university and federal lab cluster (CU Boulder, NIST, NCAR), concentrated tech and bio employment, and high quality-of-life demand. Median home in Boulder county runs $850,000-plus; central Boulder neighborhoods exceed $1.4 million. Income data shows Boulder county median household income above $90,000, near the top of Colorado counties.
Should I move to Colorado from California or Texas?
From California, the move usually nets savings: income tax drops from up to 13.3 percent to 4.4 percent flat, housing drops 30-40 percent in equivalent metros, and property tax is materially lower. From Texas, the picture is more mixed: Colorado has higher income tax (Texas zero), similar property tax, but cheaper sales tax (Colorado 2.9 percent state vs Texas 6.25 percent state). Run the math on the calculator page with both salary and home-price inputs.
How does Colorado healthcare cost compare?
BEA publishes no healthcare price parity, so there is no federal index to quote for medical prices. What the data does show: the state has below-average physicians per capita in rural counties and resort communities, which pushes provider costs up in those markets. The 2020 reinsurance program meaningfully lowered marketplace premiums; the uninsured rate is 6.5 percent per KFF, below the US average. Medicaid expansion is in effect, which helps lower-income households.
Is Colorado good for outdoor lifestyle without the resort-county premium?
Yes, if you know where to look. The Front Range cities (Fort Collins, Boulder, Denver, Colorado Springs) all have meaningful outdoor access within 30-90 minutes drive (Rocky Mountain National Park, Pike National Forest, Pikes Peak, the Indian Peaks Wilderness). For someone working a Front Range job, weekend skiing at the destination resorts (Vail, Aspen) is expensive but Eldora Mountain (Boulder), Loveland (Idaho Springs), Arapahoe Basin, and the Front Range smaller resorts are affordable. Western Slope cities like Grand Junction offer the outdoor lifestyle at half the housing cost of Boulder, with a smaller-town economy and shorter winters than the Front Range high country.
How does Colorado school funding work given the property tax structure?
Colorado school funding is a recurring political battle because of TABOR constraints on state revenue growth combined with the residential assessment ratio that historically suppressed local school district property tax revenue. Per-pupil spending in Colorado is mid-pack nationally; districts like Cherry Creek and Boulder Valley score well on academic measures while many rural districts struggle. The 2023 Proposition HH attempted to address school funding via assessment-ratio changes but failed at the ballot. For families relocating, check the specific school district academic performance separately from the housing decision; intra-state variation is wide.