What is the rental yield in Ptarmigan?

The gross yield in Ptarmigan is 4.3. That sits alongside pricing in line with Fraser and about 81% above Colorado. Over the past year, prices declined 8.9%, and the Red Flag score is 79, which should be weighed against the education percentile of 82.

How does Ptarmigan compare to Fraser and Colorado?

Ptarmigan is priced in line with Fraser and about 81% above Colorado. Its gross yield is 4.3, and prices are down 8.9% over the past year. The neighborhood also has walkability of 55, education in the 82nd percentile, and a Red Flag score of 79.

How walkable and school-oriented is Ptarmigan?

Ptarmigan has walkability of 55 and education in the 82nd percentile. Those scores sit alongside a gross yield of 4.3 and prices that are in line with Fraser and about 81% above Colorado. The Red Flag score is 79, indicating a higher overall risk reading.

Neighborhood

Ptarmigan

Fraser, Colorado US

Ptarmigan in Fraser, Colorado has a mixed investment profile, with pricing in line with Fraser and about 81% above Colorado, a gross yield of 4.3, and prices down 8.9% over the past year. The neighborhood combines a walkability of 55 with education in the 82nd percentile, but the Red Flag score of 79 points to elevated overall risk.

AI Summary•Updated May 2026

Area

0.06 mi²

ZIP Code

80442

County

Grand County

State

Colorado

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$937,222

YoY-8.9%

Gross Rental Yield

4.3%

Listed rent · ZORI annualized

Red Flag Index

High

79 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

82 / 100

Excellent · better than 82% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Limited

DistrictScore attractiveness · national model

Ptarmigan Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Ptarmigan, Fraser.

Unlock the Ptarmigan 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$937,222	-8.9%
Price / Sq Ft (Verified)	$494/sqft	-0.9%
Asking Rent (Median)	$3,363/mo	—
Gross Rental Yield	4.3%	—
Liquidity Score	16 / 100	Low
Homes Sold (Period)	25	-3.8%

Is Ptarmigan Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Colorado crime context.

Red Flag Breakdown

79 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Wildfire100Very High

Hail100Very High

Strong Wind80Very High

Earthquake60High

Tornado60High

Heat20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Colorado averaged 30.7 crimes and 4.8 violent per 1,000 residents (-9.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Ptarmigan's live DistrictScore metrics.

Ptarmigan Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Colorado-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

4.4 µg/m³ Meets WHO guideline+32.7% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Ptarmigan centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 3% of U.S. neighborhoods.

Colorado Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	30.7	4.8	-9.1%
2023	34.1	4.8	-6.3%
2022	36.7	5.0	+1.8%
2021	36.3	4.8	+11.4%
2020	32.6	4.2	+9.5%
2019	30.0	3.9	—

Reported at the state level — the finest official US crime aggregation; Ptarmigan inherits the Colorado figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Ptarmigan

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Ptarmigan

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

55

Somewhat Walkable

Walkability Score

1

Grocery

2

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

3

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Ptarmigan's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Ptarmigan vs Fraser vs Colorado

How Ptarmigan benchmarks against its city and state medians.

Benchmark vs City & State

In Ptarmigan, the median sale price sits in line with the median for Fraser neighborhoods and about 80% above the statewide median. Gross rental yield is 4.3%, against 4.3% for Fraser neighborhoods and 4.4% statewide. Over the past 12 months, prices fell 8.9%. Transaction liquidity sits in line with the median for Fraser neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Ptarmigan	$494/sqft	4.3%	16
Fraser	$494/sqft	4.3%	16
Colorado	$274/sqft	4.4%	37

Unlock the Ptarmigan benchmark

Compare Ptarmigan against Fraser and Colorado medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Colorado tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.52% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.40%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $0.01 per $100 (0.01%).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Colorado property-tax guidance for foreign buyers

Latest Fraser Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Ptarmigan Real Estate FAQ

Ptarmigan in Fraser, Colorado shows a mixed profile. Pricing is in line with Fraser and about 81% above Colorado, gross yield is 4.3, and prices are down 8.9% over the past year. The Red Flag score is 79, while education is in the 82nd percentile.

Neighborhoods near Ptarmigan

Compare Ptarmigan with nearby neighborhoods in Fraser.

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