ZIP 81654

81654 is one of 7 ZIP codes that lie mostly in Pitkin County, CO.

Shaded by typical home value, it ranks 3 of the 6 with a value.

Mapped in and around 81654: 48 places to go — 19 trails, 15 day trips, 12 arts & venues.

In January 2000 the typical home in 81654 was worth $639,022.

Values peaked at $2,847,047 in February 2026. The latest reading is −1.9% from that peak.

As of August 2026: $2,793,548, +4.0% over twelve months.

Start with the typical home: $2,793,548. Put 20% down and borrow $2,234,838 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $15,474 a month in principal and interest.

The median household here earns $115,278 a year, $9,607 a month. So the payment takes 161.1% of income — more than the median household earns — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 36.8% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $3,826.

In December 2020, with rates at 2.68%, it was $4,569.

By August 2026, at 6.67%, it was $14,372 — +215% since December 2020, while the home's value moved +98%.

Reported values rose +337% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $1,261,176. So the real change is +122%, not +337%.

81654: +337% since January 2000.

Pitkin County: +310% since January 2000.

Colorado: +199% since January 2000 — 81654 ran ahead of it by 139 points.

Owning the typical home costs about $18,267 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $545 a month.

Price divided by a year's rent: 427.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Homes sold: about 1 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 2 — so sales ran at 50% of it, and below it in 8 of the last 24 months.

Across Pitkin County, builders pulled permits for 36 new homes in 2025.

Of those, 100% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Pitkin County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 308 moved in. Among the ten receiving the most, 388 moved out.

Net across those counties: −80 households. Beside it, homes for sale in this ZIP: 18 in June 2026.

Most arrivals came from Eagle, CO (110 households); most departures went to Garfield, CO (163).

County assessor records list 527 properties with a market value here. Their average assessed market value is $1,515,800; the typical home value is $2,793,548.

The assessor average sits −45.7% from the market figure — an average against a typical value, so treat it as a check, not a verdict.